U.N. – INTERNATIONAL YEAR OF CO-OPERATIVES – 2012
TO CELEBRATE NORWICH CITY COUNCIL ARE ATTEMPTING TO RE-POSSESS THE 3 HOUSES WE HAVE RENTED FROM THEM FOR 27 YEARS.
Willow Housing Co-operative is a small Housing Association in Norwich Established 1984
2012
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1. MISSION STATEMENT
2. THE WILLOW ETHOS
3. HOUSING CO-OPERATIVES
4. WILLOW HOUSING POLICY
5. STRUCTURE
6. LOCAL HOUSING ALLOWANCE
7. LICENSING
8. EDUCATION, TRAINING AND SUPPORT
9. HELPING VULNERABLE PEOPLE
10.C.R.B. CHECK
11. EQUAL OPPS POLICY
12. HEALTH AND SAFETY POLICY
13. GREEN ISSUES
14. RECYCLING
15. WARNINGS
16. PETS
17. AN END NOTE
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ABOUT
Willow Housing Co-op is :-
A group of people who have got together to meet their own housing needs.
Willow was formed 28 years ago when THE RULES were introduced.
There is no landlord as such but you have to be responsible and follow these rules.
As a group we rent 8 houses to live in, 3 from N.C.C. and 5 from the private sector.
When you move into a room in one of the houses you become a member of the group, and are expected to Co-operate with other members for your own housing needs.
Everybody meets at regular house meetings where issues are discussed by the Member-Tenants.
The Group is managed by a Management Committee consisting of Treasurer, Chairman and Secretary.
These positions on the Management Committee are voluntary and open to any members who wish to take on the responsibility of the role.
The Co-op also employs 1 part time member of staff as Housing Manager; he is an Honorary Member responsible to the Management committee.
The Housing Manager is responsible for the day to day running of the Co-operative, has access to all areas and his obstruction will not be tolerated..
The Management Committee and Housing Manager have put together a HANDBOOK (2003) and a LICENCE AGREEMENT (June 2007) both these documents have been amended and minuted by the group at house meetings.
You need to familiarise yourself with the Rules, Handbook and Licence Agreement to understand what you are a part of.
You should attend house meetings to understand the workings of the Housing Co-operative.
Read your Licence Agreement :-
Your landlord is Willow Housing Co-operative, your rent is £60.00 p/w plus £3.18 towards TV and Council Tax.
You are renting one room only
You do not have an Assured Shorthold Tenancy as you are renting a room under an Excluded Licence this means we do not need to seek a court order to terminate your licence agreement.
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1. MISSION STATEMENT
“TO PROVIDE HOMES FOR THOSE IN HOUSING NEED FOR PEOPLE WHO WISH TO OR ARE PREPARED TO LIVE IN AND CONTRIBUTE TO A CO-OPERATIVE ENVIRONMENT”
We are proud to be a Housing Co-operative, and follow the principles of the Co-operative movement; we are the first Housing Co-op in Norwich (Est. 1984) we are a social enterprise as well as a business and add diversity to local housing options.
Co-operatives are not simply about providing housing; they are about “empowering people”. We house people from a variety of backgrounds and usually contain a cross-section of people with differing skills and abilities.
Our members help and support each other and acquire a range of experiences through their involvement. They are often surprised by the level of control they can affect in the management of the Co-op and this level of commitment properly nurtured leads to responsibility in other areas of their lives.
Willow Housing is authorised and regulated by the Financial Services Authority.
Est Dec 1984 Reg No 24513R
Members of the Confederation of Co-operative Housing and Co-operatives-UK
Supporters of Child-line and the NSPCC
This document and the ideas within, remain the intellectual property of the Willow Housing Co-operative. Please reference any usage.
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2. WILLOW HOUSING ETHOS
We are different from most other types of accommodation, we are not a hostel, nor are we a charity or a care organisation – we are a Co-operative.
This means that when you join you take on the same (equal) responsibilities as all the other members. If there is a problem within the house with fixtures or fittings, then it is as much up to you to fix it as anyone else. Willow will pay for these things but there is no ‘Landlord’ to do it for you, you essentially become your own Landlord.
It is down to the members of each house to look after that house and help improve it.
As a Co-operative we have regular meetings, which you should attend, at these meetings we deal with the Co-operatives business and you can raise any issues that you may have. Or an emergency meeting can be called in 24 hours by notifying the secretary.
Prospective members are accepted without prejudice on a 3 month trial basis review-able monthly and will only be voted in unanimously as a full Co-op member at a house meeting.
By taking a room in one of the Co-op houses you are signing up to the Co-op ethos you accept the Co-op ideals and agree to work in a Co-operative manner. You must familiarise yourself with the Co-op handbook.
The Co-operatives only revenue is from our rent and as we run on a shoestring budget your highest priority, as a member is to pay your rent. We do not ask for a deposit but this leaves us vulnerable to people leaving and owing us money; this is why we ask for payments of rent to be made direct to Willow. If just one member stops paying their rent then this impacts on all the other members, the finances really are that tight. Recently we have had to ask for rent 4 weeks in advance.
You must notify the Treasurer of any changes in your Local Housing Allowance and arrange Direct Debits to pay rent if you are working.
Failure to accept this ethos and act in such a manner will result in non-acceptance into the Co-op, and the prospective members subsequent return back to the agency they came from.
There are 3 post-holders within the Co-operative :-
Treasurer – Peter Shaman 07891 803396
Secretary – Inmaculada Pinzon 01603 660513
Chairman – Paul Fowler 01603 442036
And 3 further positions:-
Housing Manager – Peter Shaman 07952 583594
H&S Officer 1 – Paul Garner (4 HMO’s) 07789 601728.
H&S Officer 2 -(Trainee) Simon Tedds (3 Flats) 01603 632243.
We currently manage 27 rooms in 8 properties
A 4 bed on Grosvenor rd.
A 2 bed on Bowthorpe rd.
A 4 bed on Clarkson rd.
A 3 bed on Suffolk Square.
A 4 bed on Birkbeck rd.
A 3 bed on Heathgate.
A 4 bed on Shorncliffe Ave.
And a 2nd 3 bed on Heathgate.
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3. HOUSING CO-OPERATIVES
A Housing Co-operative IS A SMALL HOUSING ASSOCIATION, run along Co-operative principles; this means that decisions are made directly by the people who are affected by those decisions. Housing Co-operatives provide a way for people to share in the management of property and live in it at affordable rent levels, as opposed to rent levels designed to generate profit for an individual or company. They are an alternative to home ownership in the traditional sense or renting in the private sector.
Willow is about ordinary people within a household managing their own homes, and giving them control of their own lives, many have never been in such a position. New Co-operators are often surprised by the level of responsibility they can take on, and this level of responsibility, properly nurtured through appropriate training and support, leads to responsibility in other areas of their lives. Active Co-operators can acquire a range of skills through their involvement in the management of the Co-operative.
THE CO-OPERATIVE VALUES
Co-operatives are registered as a friendly society (Tolpuddle Martyrs 1834) and are organised with reference to the following values:
• Self-help
• Self-responsibility
• Democracy
• Equality
• Equity (fairness)
• Solidarity
Definition
A co-operative is an autonomous association of persons united voluntarily to meet their common economic, social and cultural needs and aspirations through a jointly owned and democratically controlled enterprise.
Values
Co-operatives are based on the values of responsibility, democracy, equality, equity, and solidarity. In the tradition of their founders, co-operative members believe in the ethical values of honesty, openness, social responsibility, and caring for others.
THE CO-OPERATIVE PRINCIPLES
The 7 Co-operative principles (Rochdale Pioneers 1844) are guidelines by which co-ops put their values into practice.
1) Voluntary and open membership
Co-operatives are voluntary organisations, open to all persons able to use their services and willing to accept the responsibilities of membership, without gender, social, racial, political, or religious discrimination.
2). Democratic member control
Co-ops are democratic organisations controlled by their members, who actively participate in setting their policies and making decisions. All members who carry out a role on behalf of the Co-op are accountable to the membership of the Co-op.
Co-op members have equal voting rights. (one member, one vote)
3). Member economic participation
Members contribute equitably to, and democratically control, the capital of their Co-op. That capital is usually the common property of the Co-op. Members usually receive limited compensation, if any, on capital subscribed as a condition of membership.
4). Autonomy and independence
Co-ops are autonomous, self-help organisations controlled by their members. If they enter into agreements with other organisations, including governments, or raise capital from external sources, they do so on terms that ensures democratic control by their members and maintain their Co-op autonomy.
5). Education, training and information
Co-operatives provide education and training for their members, elected representatives, managers, and employees, so they can contribute effectively to the development of their co-operatives. They inform the general public, particularly young people and opinion leaders, about the nature and benefits of co-operation.
6). Co-operation amongst Co-ops
Co-operatives serve their members most effectively and strengthen the co-operative movement by working together through local, national, regional, and international structures.
7). Concern for community
Co-operatives work for the sustainable development of their communities through policies approved by their members.
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4. WILLOW HOUSING POLICY
Willow was originally set up in 1984 to meet the needs of single mothers and their children. This did develop over the years, and to conform to Norwich City Councils Homelessness Strategy and Allocations Scheme we were concentrating on single homeless people who registered with Norwich City Council for housing.
We did begin taking nominees from N.C.C. and then the CAPS team (NCC’s approved referral agency) but we now operate our own waiting list for prospective members and are currently moving back towards housing families.
3 properties are therefore now housing families.
Membership of Willow Housing Co-operative is voluntary and available (without artificial restrictions based on any political, social, racial or religious discrimination) to all persons who can make use of its services and who are willing to accept the responsibilities of membership.
Prospective members are selected on the basis of who has the greatest housing need of those applying and can show commitment to participate in co-operative business.
All members must co-operate with other occupants to maintain a mutually acceptable living environment.
All members must ensure that they or any visitors to the dwelling do not commit any acts of harassment to any other person. “Harassment” includes (But is not limited to):
Violence or threats of violence.
Abusive or insulting words or behaviour.
Damage or threats of damage to property.
Writing threatening abusive or insulting letters or graffiti.
Any act or omission calculated to interfere with the peace and comfort of any other person or to inconvenience any other person.
Further reading:- Willow Rules.
We accept D.H.S.S.
We do not require a reference.
We do not ask for a deposit.
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5. STRUCTURE
A Co-operative consists of it’s members – all tenants are members and should meet at General Meetings. One member one vote. Any member may nominate themselves for a position on the Management Committee.
The General Meeting
General Meetings are held several times a year with an Annual General Meeting each December.
We currently have General Meetings every month, and accurate records and Minutes are kept of all meetings.
The main area of responsibility at an G.M. is to decide on policy, constitutional issues and new members.
The Annual General Meeting
The A.G.M. shall be held at the close of our financial year. (December)
At the A.G.M. we shall:-
Consider the frequency of general meetings during the coming year.
Consider the annual report on the business of the Co-operative during the previous financial year.
Receive the accounts and balance sheet for the previous year.
Reappoint a Management Committee
Reappoint an Auditor.
The Management Committee.
Members of the Management Committee are elected at the Annual General Meeting.
There are 3 positions available – Chairman, Treasurer and Secretary.
The committee, on advice and recommendations received from outside agencies, professionals and staff, together with members at G.M.s decide operational matters.
Housing Manager
The day to day running of the Co-operative is by a part time Housing Manager, who answers to its Management Committee and consults with other agencies to deliver its services. They may be present in the property on a daily basis, they are an officer of Willow Housing and must not be hindered in their duties, they will have access to all areas, but your privacy will be respected at all times as far as possible.
He is an Honorary Member and does not vote at meetings – to avoid any conflict of interests.
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6. LOCAL HOUSING ALLOWANCE
There has been a change from Housing Benefit to the lower rate of Local Housing Allowance, this is normally paid directly to the tenant.
Most of our tenants may not be instantly ready to manage their own affairs (No bank account, Alcohol, gambling, other debt or addiction problems) and while recovering from the trauma of homelessness payment will be asked for direct from H.B.O.
Despite this tenants are still occasionally being paid direct until HBO let them keep 8 weeks rent arrears. We have submitted formal complaints which have also been ignored and we have further complained to the Ombudsman to no avail.
All financial incentives for private sector landlords to house homeless people have been removed by the change from Housing Benefit to L.H.A.
Due to the nature and fragility of the Co-op all licensees must arrange Standing Orders to include “top up” to be paid direct to Willow Housing.
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7. LICENSING
A new licence agreement was introduced in June 2007 and has been updated over the past few years.
All new members are under licence. This is an “Excluded Licence” and means we have no obligation to seek a court order to evict you from the house.
Further reading:- Licence Agreement.
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8. EDUCATION, TRAINING AND SUPPORT
During our evolution we have met many people and organisations that have offered their help and support. In future we plan to use the resources available to organisations like us and participate in training courses.
We have designated a member to make sure we are aware of all current regulations regarding the running of the Co-operative and housing matters in general.
We have initially identified several courses we wish members to attend.
We realise that to achieve our aims we shall require a substantial amount of professional advice and guidance. We shall be seeking further people to help us in specific areas when required.
We would like to thank the following people for their continued support :-
1) Sally Kelly. – The Guild. – Matters concerning the running of the Co-op.
2) John Ward. – Price Bailey– Accounts and financial returns.
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9. HELPING VULNERABLE PEOPLE
As a Co-operative we feel we are an excellent stepping stone for homeless people and a unique asset for Norwich. Willow differs from other providers of accommodation in that it tries to work effectively as a social organisation to creates a sense of solidarity amongst its members. It enables them to exercise collective and democratic control over the economic activity of the Co-operative and the homes they live in. People have the support of the other members in all aspects of life.
Willow sees itself as a medium-term housing solution between homelessness and more secure independent accommodation.
Many of the factors that can cause homelessness and vulnerability today are not new, but others are less obvious, for example skill deficiencies and technology related vulnerability. We believe vulnerable people should have as much control as possible over the circumstance that is making them vulnerable. We now have an office with computer and internet access. The office will have reference material and we shall develop a library of useful information and a list of useful contacts. We can offer access to information, advice, guidance and of course the moral support and experience of the other members.
We are mindful that some problems require professional assistance and we help and support members with this, however having no support workers we do not cater for people with serious drink or mental health problems.
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10. CRIMINAL RECORDS CHECK
To provide an extra level of service to our members and demonstrate our commitment and responsibility to the protection of vulnerable adults, Staff will undergo a Standard Criminal Records Disclosure to contain details of all convictions on the PNC.
Further reading:- CRB Check.Doc
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11. EQUAL OPPORTUNITIES POLICY
We shall maintain a consistent awareness of all prejudices and their implications for us all as individuals and as part of the Housing Co-operative.
We shall work toward the elimination of discrimination based on race, ethnic origin, nationality, gender, disability, sexual orientation, age, class, appearance, religion, previous debts, unrelated criminal convictions, or any other matter, which causes any person to be treated with injustice.
A person or group of people applying for housing, a job or for any other contracts with the Co-operative will be accepted on suitability and will not be treated less favourably because of any of the above.
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12. HEALTH AND SAFETY POLICY
The Co-operative recognises its duty to ensure the health, safety and welfare of its members, employees and anyone doing work for the Co-operative.
RESPONSIBILITIES
The ultimate responsibility for health and safety decisions rests with the Co-operative and will be dealt with at General Meetings. The day-to-day responsibility implementation and monitoring will be with a designated member, who will act as the Health and Safety Coordinator.
RISK ASSESSMENT
Our Health and Safety Coordinator performs annual fire and risk assessments on all properties in June. Gas servicing is carried out annually around September and Ace Fire carry out fire equipment checks in March.
FIRE SAFETY AND SMOKING
We have undertaken the responsibility for fire safety.
All HMOs now comply to current legislation and are in accordance with the standards of fitness under section 352 of the Housing Act 1985.
There is a Dry powder extinguisher and a fire blanket in the kitchen of each property and also a Foam extinguisher on the upstairs landing.
These fire extinguishers are checked regularly and serviced once a year.
(They cost £35.00 to refill, are not a toy and should only be used in an emergency.)
We have suitable smoke alarms which are interlinked and mains supplied.
We have appointed the following company to supply and service our fire protection equipment and advise us of any changes in legislation.
Ace Fire, 14 Concorde Road, Vulcan Road Industrial Estate, Norwich, Norfolk.
We have also produced a leaflet of safety advice for our members and make sure all new members are aware of fire safety and what to do if fire breaks out.
Gas Certification is produced annually (by a Corgi registered fitter) a copy of the certificate is left at each property and a second copy with our H&S Officer.
Paul G is the current Health, Safety / Fire assessment officer.
Further reading:- The Dangers of Fire.Doc
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13. GREEN ISSUES
Willow was founded in 1984 by a group of people who wanted a more social form of housing, and one of their main priorities was to make Willow as ecologically and environmentally friendly as possible. This is a tradition that still continues, and we still consider environmental issues important both as a business and as individuals
We have identified possible ways of making the houses more energy efficient (Eg loft insulation, water treatment, Wind and Solar power) but as Co-operative funds are limited, we shall be seeking advice and funds from other agencies.
We encourage our members to be energy efficient, not to waste water and to recycle all waste materials.
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14. RECYCLING
We take this very seriously and warnings will be given for a failure to re-cycle.
PLASTICS PAPER AND CANS
Members must use Norwich City Councils blue bin re-cycling scheme, which is available to all properties.
GLASS
Members must use Norwich City Councils green box re-cycling scheme, which is available to all properties.
GREEN WASTE
We provide a composter for each house and Norwich City Council provide a food waste recycling scheme.
TEXTILES
Members are encouraged to give old clothes to other members, take them to a charity shop or one of the textile banks provided by the Salvation Army.
HOUSEHOLD WASTE
Remaining (LANDFILL) waste should be placed in black bin bags and wheelie bins provided by N.C.C.
Work it out !! Do not put cans, bottles and paper in the landfill bin – when it can be re-cycled in the other bins…
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15. WARNINGS
Verbal warnings. When a post-holder or long standing tenant tells you there is a problem and something needs doing about it, this is considered a verbal warning.
Written warnings. When a post-holder sends you a letter saying “this is a written warning” guess what? – It’s a written warning.
These are short life warnings and will last for 2 months before expiring. (This does mean you could have one every month – but that is not encouraged)
Three warnings within 2 months will result in termination of your license agreement. –
Its not Baseball but 3 strikes and your out !
P.S. most warnings are over rent arrears or disturbance due to noise.
“Dont pay = can’t stay”
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16. PETS
Only half of our properties are suitable for pets :-
A 2 bed on Bowthorpe rd.
A 4 bed on Clarkson rd.
A 4 bed on Shorncliffe Ave.
And a ground floor 3 bed on Heathgate.
Pets will not be tolerated at other properties and tenants will be asked to move.
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17. AN END NOTE
The current financial crisis has added to the homeless situation, re-possessions are on the increase and Britain also has a housing shortage. This combination of events has pushed up the price of accommodation resulting in many people at least once in their lives experiencing homelessness. This often happens after the breakdown of a relationship, the end of a work contract, an illness or a detrimental change in financial circumstances.
For many people the homelessness experience is about survival on a basic level.
There is a known order in these survival needs:- Food, Shelter, Family, Tribe and finally Society. If these basic human needs are not met by society there is often a decline in an individual and possible depression and solace in drink or drugs.
We would like to catch people before a habit becomes a physical dependency thus avoiding the resulting mental trauma that this brings
By providing accommodation, a sense of community and incentives for involvement in a democracy we can help people back into the society they felt ignored, rejected or disillusioned by.
An individual can feel strength from the synergy involved in being part of a Co-op, empowered due to finally having some control over their lives, and possibly inspired to move on and do something different.
People are taken at face value and sign a Temporary Accommodation Agreement; a serious breach of this agreement will result in instant eviction.
Occasionally people do enter Willow Housing without a sense of their own rules, and fail to work within ours, they will be given warnings but if they fail to act in a Co-operative manner they do not belong within a Co-op and will be told to leave.
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