Housing policies, strategies, reports and standards

Background

In September 2024 the council secured a partial closure order on a property following complaints of ASB and county lines drug activity. There were also violent incidents causing injuries to visitors as well as weapons and aggressive dogs within the property.

Partnership response

• Landlord Services - spoke with the tenant on numerous occasions offering support and advising her of the risks to her tenancy if the ASB and criminal activity continued - she was served with a Community Protection Notice and issued with a notice of seeking possession. When these interventions failed, Landlord Services applied to court for a partial closure order and issued possession proceedings on mandatory grounds
• Northants Police - carried out numerous visits to the property, executed warrants and arrested occupants - they supported the application for the partial closure order by supplying extensive intelligence and statements detailing the effect the activity was having on the local residents
• Housing Solutions - gave advice to the tenant when she was advised that she was in fear of reprisals and expressed that she wanted to be housed in another county

Outcomes

The property was secured, and the tenant left the area. This provided much needed respite to the neighbouring community who had become very fearful of the activity taking place at the address.

Learning / Good practice

This case demonstrates effective partnership working to improve the quality of life for our residents.

Background

In July 2025 the council secured possession of an introductory tenancy due to the tenant and his visitors engaging in ASB and criminal activity.

The tenant had been living at the property as temporary accommodation but began causing issues for neighbouring residents when he became an introductory tenant.

There were issues with noise and cannabis odour, and he disengaged with his support provider.

A neighbouring resident was badly injured when he was attacked with a glass bottle by a person attending a party at the tenant’s address.

Northants Police executed a Misuse of Drugs Act warrant and arrested the tenant and another male on suspicion of possession with intent to supply class A drugs.

Partnership response

• Landlord Services - visited the tenant on several occasions and advised him of the risks to his tenancy if the issues with noise and cannabis odour continued - as a result of the violent incident and drugs raid, he was served with a Notice of Termination and is due to be evicted - the tenant is currently in prison
• Northants Police - acted on intelligence shared with them by Landlord Services to execute the Misuse of Drugs Act warrant and provided statements in support of the possession application

Outcomes

The property is secure and there is no further nuisance taking place at the address.

Learning / Good practice

This case demonstrates that it is necessary to take action that is proportionate to the issues being experienced by the neighbouring residents.

Background

In August 2025 we received complaints from residents in the block that a cohort of violent drug users were regularly visiting 3 flats and causing nuisance in the communal areas.

Residents reported that the individuals were drinking and using drugs in the stairwells as well as fighting, urinating and causing damage.

Needles were being discarded in the communal area and there was blood on the stairs and landings following a fight.

Partnership response

• Landlord Services - checked the communal doors and put up posters reminding residents about block security - the 3 tenants who were admitting the group to the block were visited at home and reminded of their conditions of their tenancy - 2 were referred to the cuckooing forum due to concerns that they may be being exploited
• Northants Police - carried out additional patrols in the area and shared intelligence with the council
• Cuckooing forum - discussed the 2 referrals and concluded that the 2 tenants were not victims of cuckooing and that a robust response was needed for the perpetrators of the behaviour who are known to cause issues elsewhere

Outcomes

• HASBAG - to hear this case with a view to seeking sanctions such as CBO’s on the group to prevent them causing nuisance and committing crimes in the area
• Landlord Services - have maintained contact with the victims who confirm that there has been a reduction in the nuisance behaviour, and the 3 tenants have not been allowing the group into the block

Learning / Good practice

The case demonstrates that a joint response to ASB can positively impact issues for residents improving their quality of life.

Background

In September 2025 we received complaints from a resident that their neighbour was storing household rubbish inappropriately in communal areas. Landlord Services cleared the rubbish in response to the report. However, a second complaint was received about rubbish accumulations as well as a cannabis odour. Landlord Services contacted the tenant advising them that further complaints had been received.

This resulted in the tenant being captured on the neighbours CCTV being highly abusive and threatening towards the neighbour.

The resident reported this to the police who attended the incident but despite viewing some of the CCTV did not confirm to the resident that they would be taking any action.

Partnership response

• Landlord Services - viewed the CCTV footage and contacted the police advising them that in their view the matter required further investigation - Landlord Services served the tenant with a Community Protection Warning (CPW) - a referral was made to Northamptonshire Children’s Trust expressing concerns for the tenant’s young child in the light of the person’s highly aggressive behaviour towards his neighbour and his subsequent contact with council officers
• Northants Police - got back in touch with the resident and are currently reviewing the CCTV to determine if any crimes have been committed

Outcomes

• Landlord Services - visited the block and found that the rubbish had been cleared
• Northants Police - will share the outcome of their investigation to enable Landlord Services to take appropriate action under the terms of the tenancy

Learning / Good practice

The case demonstrates that a joint response to ASB can positively impact issues for residents improving their quality of life.

Background

This referral came from the Community Occupational Therapy (COT) service following concerns about a tenant with chronic health conditions who was at risk of falls due to a stepped shower cubicle. The tenant lived in a ground floor council flat but struggled with personal care because of mobility limitations and the height of the shower step. The risk of accident and hospital admission was high without suitable adaptations.

Partnership response

The COT referral was passed to Housing Management Services, who carried out an adaptation appraisal to confirm the suitability of the property and the tenant’s needs. The case was then progressed to Housing Maintenance team for delivery.

Key actions included:

• Housing management liaised directly with the tenant to confirm needs, collect paperwork, and keep them updated on timescales
• An adaptation appraisal confirmed that a level access shower and grab rails were the most appropriate intervention for the property
• The Housing Maintenance team co-ordinated contractors and worked with COT colleagues to ensure works met the recommended specification
• Timescales were monitored through joint follow-up between housing, COT, and housing maintenance to ensure delivery without unnecessary delay

Outcomes

• A level access shower and grab rails were installed within the agreed timeframe
• The tenant was able to manage personal care independently and safely, reducing the risk of falls
• Risks of hospital admission and loss of independence were significantly reduced
• The tenant reported improved confidence in daily living and was able to sustain their tenancy with greater independence

Learning / Good practice

This case demonstrates the importance of joint working between key teams in delivering timely aids and adaptations. Early intervention and clear communication across teams ensured risks were reduced and the tenant was able to remain safely in their home.

Background

This referral came from the housing income officer. The tenants had recently moved into their first council tenancy from a private landlord due to disability-related needs. They required support with welfare benefits, financial stability, and tenancy management. Mrs A has Parkinson’s disease and required additional care support, while Mr A was coping but identified risks if Mrs A’s health deteriorated. The household also had limited digital access and were reliant on support from adult children living nearby.

Partnership response

A Financial Inclusion and Support Officer (FISO) co-ordinated tailored support, recognising the household’s diverse needs and vulnerabilities. This included partnership work with Benefits, Council Tax, GP Services, and the Income team:

• Tenancy audit completed to confirm household circumstances, support networks, and health needs
• Housing benefit and council tax reduction reinstated after suspension, preventing arrears escalation
• Attendance allowance successfully claimed for Mrs A at the enhanced rate to reflect her disability
• Severe Mental Impairment (SMI) application supported and submitted via GP, resulting in a council tax discount
• Carer’s allowance (underlying entitlement) awarded to Mr A, which also generated a carer premium on HB/CTR
• Flexible communication methods used (text, calls, home visits) to ensure accessibility given health and digital limitations

Outcomes

• Attendance allowance awarded at the enhanced rate from May 2025
• Underlying entitlement to carer’s allowance awarded, generating additional benefit entitlement
• SMI discount applied, reducing council tax liability
• Rent arrears of £382.24 cleared, with the account moving into credit
• Total financial improvement for the household: approximately £981.96 per month and £2,314.20 in backdated and one-off awards
• Household confidence increased in managing their tenancy, with ongoing support in place should needs change

Learning / Good practice

This case highlights the importance of tailoring housing services to meet diverse needs, particularly for households with long-term health conditions, caring responsibilities, and financial vulnerability. Early, proactive intervention prevented arrears escalation, safeguarded income, and promoted tenancy stability. Close partnership working ensured the tenants were not disadvantaged due to disability, digital exclusion, or complex benefit entitlements.

Background

This referral came from the housing income officer. The tenant, an older resident, had recently lost her husband. Her housing benefit had ended, and she had not returned the new application form, believing the claim would continue automatically. Rent arrears were rising towards £1,000 by the time she was referred. She was also struggling with mobility, had increasing health needs, and required additional support around financial management and daily living.

Partnership response

A Financial Inclusion and Support Officer (FISO) co-ordinated a tailored support package to address the tenant’s diverse needs and vulnerabilities.

• Housing benefit and council tax reduction claim completed online, with backdating requested
• Attendance allowance claim supported, recognising health and care needs
• Pension credit claim submitted once eligibility was confirmed, leading to further benefit increases
• Tenancy review completed to assess household circumstances
• Age Well referral made for an assessment of daily living aids - this resulted in a shower seat and additional adaptations being provided to improve safety and independence at home

Outcomes

• Housing benefit and council tax reduction reinstated and increased, fully covering rent and council tax
• Attendance allowance awarded at the enhanced rate (£110.40 per week)
• Pension credit awarded and backdated, moving the tenant onto guaranteed credit
• Rent arrears of £792.66 cleared to nil
• Aids and adaptations installed in the home, supporting independence and reducing falls risk
• Total financial improvement: approximately £1,321.52 per month and £3,468.15 in backdated and one-off awards

Learning / Good practice

This case demonstrates the importance of early referral and proactive engagement when tenants experience bereavement or significant life changes. Tailored support ensured the tenant was not disadvantaged by complex benefit rules, health needs, or digital exclusion. By addressing both financial and wellbeing needs, the intervention not only sustained the tenancy but also enhanced quality of life. Effective partnership working between housing, benefits, health services, and Age Well ensured holistic outcomes for a vulnerable tenant.