Home magazine, issue 19

General Enquiries North 020 8314 7997 | South 020 8314 7991

HomeNews about your Council home

Be prepared for the Welfare Reforms

Housing Matters: Your home, your view

Back to work opportunities

ISSUE 19 | NOVEMBER 2012

Communal repairs online Be safe: Get gas checked Do it online

£30k for your projects

Community Investment Programme

Shortlisted for Most Effective Partnership

NFA Awards 2012

Do the Housing Matters survey and go into the draw to win one of 3 prizes of £50

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www.lewishamhomes.org.uk

Inside

Christmas opening hours and dates for your diary

Our residents improved their local community thanks to funding

Getting back to work can change your life

Hate crime and dogs. An Antisocial behaviour officer’s typical day

04Do the Housing Matters survey and go into the draw to win one of 3 prizes of £50

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6 OF THE BEST!

1513Resident Board Member Peter Batten

What do you consider the top priorities for Lewisham Homes’ success?Lewisham Homes must continue to engage with its residents to understand their wider needs. Understanding and meeting these needs is a top priority.

And the biggest challenges?The two main challenges are continuing to improve the services it offers to residents, whilst also completing the Major Works Programme. This is a big challenge, especially when budgets are tight.

What are your hopes for our residents?I want them to be able to say that they are proud of their homes, that they feel safe in their neighbourhoods, and to tell their friends and families that Lewisham is a good place to live.

Home Editor Louisa FalaDeputy Editor Rosie GrovesDesigner Maria Halouva

WEBSITEWeb Editor Pam O’Connor

www.lewishamhomes.org.uk 0800 028 2 028 [email protected]

60 seconds with...

OUR MISSION To deliver great housing services for thriving neighbourhoods.

We are removing satellites in communal blocks10

Home

CoverOn the

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General Enquiries 0800 028 2 028 | 020 8613 4000

Helping residents out of debt

In the spotlight

The Credit Union and Lewisham Homes helped me with my rent arrears, which really worried me. Getting a loan through them really took the pressure off.

- *Rosie from Forest Hill

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The Government is making huge changes to the benefits system. These changes can affect how much Housing Benefit you receive and how you receive it.

Welfare Ref rm: It’s c ming ready r n t

Over the next few months, we will be contacting all residents likely to be affected by the reforms. Contact your Income Officer. 0800 028 2 028 press 2

UNDER OCCUPATIONHow many bedrooms do you have?If you are of working age and receive Housing Benefit, from April 2013 your Housing Benefit payments could be reduced by up to 25% if you are deemed as having more bedrooms than you need.

UNIVERSAL CREDITDo you need a bank account?Phased in from October 2013 Housing Benefit will no longer be paid direct to Lewisham Homes. Instead you will receive monthly payments called Universal Credit (this will include an allowance for Housing Benefit) directly into your bank account. You will have to budget your rent, bills and spending. Call us to pay your rent by direct debit and take the hassle out of the process. Lewisham Plus Credit Union can help you set up a bank account.

HOUSING BENEFIT CAPDo you receive more than £500 a week in benefits?If your household is unemployed, from April 2013 the amount of benefit you receive will be capped at the average earnings of a working household - on average £500 per week for couples and £350 per week for single adults with no children.

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STICK ME ON YOUR FRIDGE… Our Takeaway Top Tips leaflet enclosed with Home offers helpful advice to make your cash go further.

Lewisham Homes’ resident, *Rosie from Forest Hill, suddenly found her finances spiralling out of control when she lost her job. The mum-of- two started to fall behind with her rent and her arrears soon mounted up to over £1,300.

Instead of going to a loan shark Rosie* called her Income Officer, Ade Fetuga, for help. Ade arranged a loan through the ‘Homesavers’ scheme run by Lewisham Plus Credit Union and referred her instantly. *Real name withheld

Lewisham Plus Credit Union 020 8778 4738 [email protected]

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BRIEFS A closer look at caretaking

DID YOU KNOW? We’re still looking for members for the Residents’ Scrutiny Committee 020 8613 7660

[email protected]

CHRISTMAS OPENING HOURSOur offices will be closed from 5pm on 24 December 2012, reopening 10am 2 January 2013. We will be operating a phone service during office hours (9am-5pm). Only emergency repairs will be made during this time.

0800 028 2 028 press 1 or 020 8613 4000

AFFORDABLE INSURANCEInsure your belongings against theft, fire, vandalism and burst pipes with an inexpensive scheme run by Lewisham Council. You could get insurance for as little as 92p per week.

0800 028 2 028 hold the line for Customer Services

FIGHTING THE FLY TIPPERSFly tipping is a criminal offence. Offenders can receive an on-the-spot fine of £75 or prosecution (with a maximum prison sentence of five years) and a fine of up to £50,000. We work with Lewisham Council to prosecute anyone caught fly tipping.

020 8314 7171 to report fly tipping

TO OWN, OR NOT TO OWN? We have set up a dedicated Right to Buy team to provide information on the practicalities, costs and responsibilities of home ownership as well as supporting you through the actual purchase of your home. Contact the Right to Buy team.

0800 028 2 028 press 5

Why does the Caretaking Service attract the most complaints among residents? What could be done to improve this situation? Are standards too low, or expectations too high?

I am one of a small group of tenants and leaseholders that recently started an investigation into the negative perception of Lewisham Homes’ Caretaking Service. The Area Panel made the decision to focus on the Caretaking Service as this is one of the areas that residents are most dissatisfied with. The Scrutiny Committee will be looking at meeting minutes and scrutinising how the caretaking team trains its staff as well as how it communicates with its customers.

A new framework introduced this year means that social housing is regulated differently. Instead of a government body being responsible for ensuring landlords like Lewisham Homes provide acceptable standards of service, it is now down to residents to scrutinise and regulate service delivery.

The first step is to put in a request for

information from the Caretaking team, which can be anything from training manuals to email responses.

Once we’ve reviewed this information, we’ll carry out additional testing to see if it matches the reality experienced by residents. This could involve commissioning resident mystery shoppers, shadowing caretakers or their managers, carrying out our own inspections, or interviewing staff or residents about their experiences.

We will present our report to the board of Lewisham Homes.

If you would like to be involved, contact us to register your interest.

020 8613 7660 getinvolved@ lewishamhomes.org.uk

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The Scrutiny Committee will be looking at meeting minutes and scrutinising how the Caretaking team trains its staff.

- by leaseholder Helena Russell, Resident Scrutiny Committee member


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The fund gives residents the opportunity to apply for a grant of up to £5,000 to improve their local area.In June a panel of residents approved 11 projects totalling £30,000. So far the following projects have been delivered:

✔ Somerville and Kender Estates - School’s Out for Summer programme

✔ Honor Oak - Mini-Olympics event ✔ Hazel Grove - Carnival in partnership with the local ward assemblies

✔ Somerville Community Garden - new plants and pots

MINI-OLYMPIC FUN ON HONOR OAKOver 400 residents turned out to watch the first Honor Oak Mini-Olympics on 15 September. The event received £3,500 from the CICF and aimed to bring the community together through sport and fitness activities. Events included the 100m road race, football, basketball, Zumba dancing, assault courses and zorbing.

SOMERVILLE IN BLOOM Keen gardeners on the Somerville Estate introduced new plants to their community garden thanks to £500 of funding from the CICF. The garden, developed as part of the Resident Led Programme in 2009, has been tended by a dedicated team of volunteers from Somerville TRA. The funding covered the purchase of new larger plants which completed the original garden design.

£30,000 to fund community projects

020 8613 7660

The Community Improvement Competitive Fund (CICF) was set-up in 2010 as part of the Residents’ Business Plan.

[email protected]

DID YOU KNOW… If you are a LewIsham based professional, artist or tradesperson you can swap your skills

www.localskillsswap.com

Honor Oak residents got into the London 2012 spirit with a Zumba dance off at the Mini Olympics.

Young resident at the Honor Oak Mini Olympics

“The Honor Oak Mini Olympics was a great success, bringing our community together and really showing the best of our estate. Everyone enjoyed the event and we can’t wait to hold more events next year!”

- Tanika Lothian, Chair of Honor Oak TRA

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Track communal repairs onlineFollowing a recent survey, residents spoke to us about wanting to be able to track the progress of communal repairs to their blocks. We have now introduced an online communal repairs webpage, where you can view:

Technical and general building repairs. The description and progress of the communal repair and, the cost of the completed work.

Register www.lewishamhomes.org

We know that repairs is our residents’ number one priority and have made a number of improvements recently based on residents’ feedback.

Reduce moisture, reduce condensationCondensation is a common problem in most households and is caused by too much moisture in the atmosphere and a lack of ventilation. If left unchecked, condensation can lead to dampness and mould growth in your home. You are responsible for repairing, removing and preventing condensation.

DID YOU KNOW? If you’re worried about being able to pay your rent your Income Officer can help you

0800 028 2 028 press 2 to book an appointment.

0800 028 2 028 press 1

Activity Water moisture

A bath or shower

2 pints (1.14 litres)

Washing dishes in the sink


Two people at home for 16 hours


Cooking and using a kettle


Drying clothes indoors


We want all residents to be satisfied with the repair they receive. We’re rolling out a new telephone automated system during November that will contact you straight after your repair is complete.

Repairs roundup

Are you satisfied? Press 1 if you ARE happy Press 3 if you are NOT happy You’ll be automatically connected to the repairs contact centre. They will discuss the problem with you and agree how we can resolve it as quickly and efficiently as possible.

Hygrometers measure condensation and alert residents to when they need to increase ventilation.

0800 028 2 028 press 1

We’ve produced a FREE advice guide to control condensation and remove mould growth in your home.

Click to watch our short condensation video!

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Top tips for staying gas safeFaulty gas appliances can give off poisonous carbon monoxide. It can’t be seen or smelt, but it can kill.

1. 2.

3. 4.

Gas checks We have a legal duty to make sure that all our appliances are checked every year by properly qualified gas engineers. Tenants also have a duty under their ‘Conditions of Tenancy’ to allow our staff into their homes to carry out the checks.

Who carries out the servicing? We employ two contractors, T-Brown (south) and Quality Heating Services (north) to carry out gas servicing in our properties. They’ll write to you to arrange an appointment.

I’m not receiving any gas, what should I do? Check that your meter hasn’t been switched off and that you’ve money on your gas meter. If your gas supply is faulty then you may have to contact your gas supplier.

I’m a leaseholder, what am I responsible for? The Health and Safety Executive have recently prosecuted private landlords in Lewisham who failed to maintain gas appliances in their properties properly.

As a landlord you must:� Repair and maintain gas

pipework, flues and appliances in safe condition.

� Ensure an annual gas safety check on each appliance and flue.

� Keep a record of each safety check.

WHO’S WHO? GAS TEAM

MATTHEW QUEENGas Engineer

Quality Heating Services

MALCOLM TOWNSENDGas Manager

Lewisham Homes

DAVID JARMYNGas Quality InspectorGas Advisory Service

ANDY WRIGHTGas Engineer

T-Brown

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KEEP WARM THIS WINTER… Download our Keep Warm Keep Well leaflet for over 60s www.lewishamhomes.org.uk

TIPSTOP

If you suspect a gas leak:

Call National Grid’s Gas Emergency. 0800 111 999

Open all the doors and windows.

Shut off the gas supply at the meter control valve.

If you’re a leaseholder and need gas servicing:Our gas contractors, T-Brown and Quality Heating, offer gas servicing to resident leaseholders and landlords who are subletting their property.

T-Brown (South of Borough) 020 8786 1200 www.tbrownheating.co.uk

QHS (North of Borough) 01494 795000 www.quality-heating.co.uk

In October the Council sent a newsletter (pictured right) on Housing Matters to all residents to explain what this programme is about and how it could affect you. In a nutshell, we don’t have enough money to do everything we want to do.

Option one Option two

What about resident control?

Lewisham Homes already has tenants on its management board, but they are not in the majority.

Tenants would not be involved in direct decision making and the Council would need to decide on a new approach to engaging with tenants.

WilI I still have the Right to Buy my home?

Under these options, you would continue to have the Right to Buy.

Will my tenancy rights change?

Under these options, Lewisham Council remains the landlord and rents would be set as they currently are now - according to central government’s rent formula.

What happens to my rent?

Under these options, Lewisham Council remains the landlord and tenants retain all their existing tenancy rights.

I am a leaseholder. How will the options affect me?

You would continue to be a leaseholder of Lewisham Council.

your home, your view

To continue to improve all tenants’ homes to the Lewisham Homes Standard in the next four years. To improve estates and areas around your homes with better security, play areas, landscaping etc. To increase the supply of affordable housing - progress the thousands of new homes already in the planning pipeline, seek to build at least 250 new homes over the next five years. To provide better housing for older people - make sure all our sheltered schemes meet tenants’ needs and provide a new extra care housing scheme.

Have a look at our table for a breakdown of how each option will affect residents

What are the Council’s priorities for improving housing?

How much can we invest in homes and environments?

Under these options Lewisham Council will be able to access funding up to £44 million which is the most the Government will allow the Council to borrow.

Missed out on the newsletter? Contact us. 020 8613 7650 communications@

lewishamhomes.org.uk

Option three

Tenants would have a greater say than at present, which could include voting rights on key decisions.

Would depend on the existing housing association’s tenant participation structures, but tenants could have a number of places on the management board.

Option four

Rent levels would be protected for five years. After five years, for existing tenants, rents would usually stay in accordance with central government’s rent formula. Residents could influence the level of rents as they have would have more control.

Rent levels would be protected for five years. After five years, for existing tenants, rents would stay in accordance with central government’s the rent formula.

Under these options, Lewisham Council would no longer be the landlord as the ownership of your homes would be transferred to a new landlord. Existing tenants would have key rights protected, either in law or through transfer negotiation.

Under these options, Lewisham Council would no longer be the landlord as the ownership of your homes would be transferred to a new landlord. Existing tenants transferring would have this right protected including the discount level and it would be called a ‘Preserved Right to Buy’.

There will be no changes to the contents of your lease but you would have a new landlord.

The Tenant Participation Advisory Service (TPAS) has been appointed by Lewisham Homes tenant representatives to provide accurate and unbiased information and advice to all tenants and leaseholders about Lewisham Council’s proposals for the future of your homes. Contact TPAS for more information.

0800 731 1619 [email protected]

What are the options and why are they being considered?

The Council could continue to be your landlord and Lewisham Homes could continue to manage your home.

Option one

The Council could transfer ownership to a new ‘resident-led’ organisation that would own and manage your home. If this were to happen, then it could mean that residents would have greater say than at present.

The Council could transfer ownership to an existing housing association that will own and manage your home.

Option three Option four

The Council could continue to be your landlord and would manage your home directly, instead of Lewisham Homes.

Option two

Under these options Lewisham Council will be able to access funding up to £44 million which is the most the Government will allow the Council to borrow.

Options three and four will enable access to at least £129 million which is the amount of money the Council estimates is needed to provide good quality affordable homes in pleasant environments for all that need them.

How do the numbers stack up?The Government limits how much the Council can borrow against its housing. The most it will let the Council borrow is £44 million. That’s a lot of money. But it is a long way short of what the Council estimates is needed to provide good quality affordable homes in pleasant environments for all that need them. That would cost around £129 million - a gap of £85 million.

The Council has choices to make about how to spend the money it is allowed to borrow, and whether to consider other options that would bring in more money to spend on Lewisham’s housing. That is why the Council is talking to residents now. It wants your views before it makes these important choices.

Options three and four will enable access to at least £129 million which is the amount of money the Council estimates is needed to provide good quality affordable homes in pleasant environments for all that need them.

Your view is important, complete the survey (enclosed with this magazine) and you can win one of three prizes of £50.

Do the survey and win!


www.lewisham.gov.uk/housingmatters


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DID YOU KNOW? You can like our facebook page www.facebook.com/lewishamhomes

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Since our online campaign launched in July 119 residents have signed up to access their rent and service charge accounts via the website. Why not join them?

Registering for this service is quick and simple. You will receive a pin number allowing you to view your accounts and update your personal details. Sign up now www.lewishamhomes.org

Having an external satellite dish or aerial is a breach of your tenancy and can pose health and safety risks. We are now removing them from blocks but don’t worry, you’ll still be able to watch all your favourite shows.

How will I get TV without an outside aerial or dish?Your home has an Integrated Reception System (IRS). Through this you’ll be able to receive digital terrestrial (Freeview) and satellite (Sky) reception.

I have more than one set top box and subscription.If you have Sky+, Sky multi-room or Freesat we’ll install new cabling to provide the same services that you have currently.

What do I need to do next?We’ll be writing to all residents that are part of this programme. You’ll receive a questionnaire asking you how you’d like to continue watching TV and a handy information leaflet.

Satellite dishes and aerial installation to blocks is a breach of the tenancy agreement and lease.

0800 028 2 028 or 020 8613 4000 ask for the Mechanical and Electrical team.

Doing it online anytime Keeping you in the pictureDo you live in a large block? Your satellite dishes are being removed and replaced with IRS (see below).

This means more of our residents will benefit from improvements to their homes and local environment, with the programme continuing to 2016.

New areas for 2012/2013 benefitting from improvements include Honor Oak, Forest Hill, Blackheath and New Cross; and all properties will be subject to a survey to see what works (if any) will be carried out.

Whilst the funding is good news, it does fall short of our original funding bid of £126 million. We will continue to work with our residents, the council and other stakeholders to identify future sources of funding, to ensure all our residents live in good quality homes.

Yes to Major Works funding In September the Government confirmed £95million for our Major Works Programme.

What Lewisham Homes does: Dealing with antisocial behaviour Collecting rent and service charges Tenancy issues Cleaning and maintaining estates Leaseholder issues Letting and management of garages Major works Resident involvement and consultation Gas servicing and repairs to tenants’ homes and communal areas

Dealing with empty properties and unauthorised occupation

Right to Buy applications Complaints about Lewisham Homes service

What Lewisham Council does: Monitoring Lewisham Homes Abandoned vehicles Homelessness Housing benefit New housing developments Allocation of properties Setting the rent Sheltered housing support Street cleaning Roads and lighting Green space maintenance Pest control Graffiti (not in communal areas) Bulky household waste removal


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Do you know a resident who has gone above and beyond to help the community? Then nominate them for a TPAS award. Send their details to us by 21 December

[email protected]

Who does what?Lewisham Homes was set up as an Arms Length Management Organisation on 22 January 2007. It is responsible for managing Council housing services for your home on behalf of Lewisham Council. The Council is still your landlord.

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Through the Residents’ Business Plan you wanted dog nuisance addressed and responsible dog ownership promoted.

You said you wanted to be able to view communal repairs online.

Our Antisocial Behaviour team organised multiple Dog Day events throughout the year with the help of the Dogs Trust. Residents received free micro-chipping, advice, dog goodie bags and were able to run their dog on an agility course.

We now give details of technical and general building repairs happening to your block on line. You can also view a description of the communal repair; the progress of the repair; and the cost of the completed work.

Being a responsible dog owner


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DID YOU KNOW... You can pay your rent by text. www.lewisham.gov.uk for more information.

NOVEMBERStreet Dance: Girls 10-16yearsEvery Thursday until 20 December 4.45pm-6.15pm. Activities Studio, Deptford Green School SE14 6LU

Lewisham Homes Board meetingTuesday 27 November. Our Board meetings are open to the public. Holbeach Housing Office, Catford SE6 4TW

DECEMBERDIY repairs trainingTuesday 4 December

MITIE work club Thursday 6 December, 10am-1pm 2000 Action Community Centre, Deptford SE8 3PG

Area Panel meeting Tuesday 11 December, 6.30pm-9pm Civic Suite, 1 Catford Rd SE6 4RU

DIY repairs trainingThursday 13 December

Breyer work clubThursday 20 December, 10am-1pm Catford Library SE6 4RU

JANUARYFootball training: 8-15years 2, 3 and 4 January, 10am-3pm Sydenham Wells Park, Well Park Rd, SE26 4RD

MITIE work club Thursday 3 January, 10am-1pm 2000 Action Community Centre, Deptford SE8 3PG

High-5: Meet the trainerTuesday 14 January, 11am-12.30noon

Breyer work clubThursday 17 January, 10am-1pm Catford Library SE6 4RU

High-5 Employability CourseTuesdays and Thursday, 11am-3pm 22 January-28 February

Lewisham Homes Board meetingTuesday 29 January. Our Board meetings are open to the public. Holbeach Housing Office, Catford SE6 4TW

FEBRUARYDIY repairs trainingThursday 5 February

MITIE work club Thursday 7 February, 10am-1pm 2000 Action Community Centre, Deptford SE8 3PG

Breyer work clubThursday 21 February, 10am-1pm Catford Library SE6 4RU

Register for any of these events 020 8613 7660 getinvolved@ lewishamhomes.org.uk

calendar

New year, new plans

The Residents’ Business Plan (RBP) for 2013-14 is well underway. Our initial survey asked residents to tell us what’s going well and how we could improve our services.

Your responses have now been sorted into themes and presented back to our three service improvement groups in October. Residents decided which ones to prioritise for the 2013-14 Residents’ Business Plan.

020 8613 7660 www.lewishamhomes.org.uk/rbp

An update on the Residents’ Business Plan 2013-14.

GET ON BOARD WITH US!

We’re looking for resident Board members. To find out more please contact our Governance Manager, Nicola Clarke.

020 8613 7542 nicola.clarke@ lewishamhomes.org.uk

87%NUMBER GAME

18 young people from Lewisham have been taken on as apprentices in plastering, painting and business administration.

24residents have graduated from the High-5 employability skills course so far.

109residents have attended our monthly work clubs this year.

12residents have returned to employment or training since graduating from the High-5 course.

305days of work experience for local residents have been delivered by both contractors.

3residents have secured full time jobs with Breyer and MITIE.

Pascale White previously worked in retail, but with no other professional work experience was finding it difficult to make any definite career plans for her future.

After attending a work club, she secured a work experience placement with MITIE as an adminstrative assistant, which provided her with the chance to develop new office-based skills.

Back to work initiatives

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DID YOU KNOW? We’ve had such an outstanding group of apprentices from last year that some are staying on with us!

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Find out more about initiatives that support and encourage residents back to work, and opportunities for young people.


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Investing in our community

You may remember Renee Robinson from a previous edition of Home magazine. Since completing the High-5 intensive employment course a year ago she has gone on to complete work experience at Lewisham Homes, a Resident Liaison Officer Apprenticeship with Breyer and now has a permanent housing role. Well done Renee! Check out our calendar for High-5 session details.


From High-5 to high flying

For year 2012/13

“It’s a completely different lifestyle to when you are not working and looking for a job, which becomes a full-time job in itself. This has changed everything for me.”

- Pascale White, Resident

“High-5 gives you the tools to find a job. The people there are genuine and accessible. They help you move your life on.”

- Renee Robinson, Resident


How are we doing?

Antisocial Behaviour team score silverThe Antisocial Behaviour (ASB) team has been awarded the Community Animal Welfare Footprint - Silver Award by the RSPCA for their work in the Responsible Dog Ownership (RDO) campaign.

The ASB team have held seven Dog Day events throughout the year.

The team were trained on how to implant micro-chips in pets - a service provided to residents for free at the Dog Day events. They drew up the

RDO Agreement for owners with a history of nuisance dogs.

The award has shown the impact the RDO campaign has had on animal welfare this past year as well as improving owner’s responsibility for their dogs.

The team is very proud of their achievement and look forward to continuing their good work around RDO with an eye on getting the Gold Award next year.

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A huge thank you for holding this event and for the opportunity to have my dog chipped and neutered. As a pensioner I cannot afford to pay for that so I am truly grateful.

- Julia Donovan, Chair of Evelyn TRA

Visit www.lewishamhomes.org.uk to see our full performance report!

PERFORMANCE INDICATOR

CUSTOMER CARE

% repairs calls answered within 15 seconds% resident complaints closed/resolved within target time

Satisfaction with repairs service

ESTATE SERVICES% estates meeting required inspection standard

REPAIRS% emergency repairs completed on time% urgent repairs completed on time% routine repairs completed on time% repairs completed on first visit

COLLECTING RENT% rent collected (excluding arrears)

TENANCY MANAGEMENTTotal number of evictionsAverage time to re-let empty properties

How we did last year

(11/12) *

97%

88%

93%

93%

100%100%100%98%

99%

8423 days

How we’re doing now (12/13) *

90%

65%

93%

86%

100%100%100%98%

98%

3917 days

2012/13 Target

96%

90%

95%

92%

99%99%99%95%

99%

Not set23 days

Are we on target?

N/A

Are we improving compared to

last year?

N/A

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* Performance between April 2011 to March 2012 * Performance based on year-to-date from April 2012 to September 2012

* Results have been rounded to the nearest whole number


We went on the road with Ronald Albert, ASB Officer. His daily work could include dealing with instances of domestic abuse, harassment, issues around dangerous dogs or drugs.

9amMy first stop is a block of flats where there was a disturbance at the weekend. I distribute a letter to the all the neighbours appealing for witnesses. We rely on residents to report antisocial behaviour so we can take appropriate action and offer support.

11amI get a call from a resident who’s got an issue with dogs fouling on her estate. My team deal with all dog related nuisances so I make an appointment to meet her. I speak to the dog owner too and warn them that they’re breaching their tenancy agreement by not cleaning up after their dog. If the problem continues I’ll be forced to take legal action such as seeking an injunction to remove the dog permanently.

1pmA colleague from the Tenancy team wants to speak about a noise nuisance case. Since April, the Tenancy team deals with noise nuisance, but ASB officers are available to assist if the case is complex or legal action is required.

3.30pmI speak to a few residents to update

them on the progress of their cases - for severe cases we’ll do this every two weeks. There’s a case I’m going to close so I go to visit the complainant to talk about the actions I’ve taken and make sure they aren’t experiencing any more nuisance.

5.30pmSometimes we stay late to meet with residents after they finish work. Tonight I’m meeting someone who is complaining of harassment from his neighbours. We support those who have been affected and work with other agencies to make sure they get the help they need.

One of these agencies is Lewisham Action for Mediation Project (LAMP), who we use to arrange mediation between neighbours who are not getting on. I head there next for my last meeting of the day.

0800 028 2 028 press 4

working day diarywith Ronald Albert

The Antisocial Behaviour (ASB) team works to help residents feel safe and secure in and around their homes. This can mean dealing with incidents where there is evidence of violence or criminal activity in properties.

FIND OUT ABOUT JOB OPPORTUNITIES… Follow us on twitter www.twitter.com/lewishamhomes

Ronald Albert and Christopher Richardson from the ASB team advise a resident about being a Responsible Dog Owner. Below, dogs on the agility course at Crossfields Estate.

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Lewisham Homes Contacts

One call does it all...

0800 028 2 028Calling 020 8613 4000 may be

cheaper from a mobile

Repairs | Gas | Rent | Antisocial behaviour

Caretaking | Leasehold Services | Tenancy


Open 9am-5pm weekdays except Wednesdays 10am-5pm Holbeach Housing Office

9 Holbeach Road, Catford, London

SE6 4TW

Pepys Housing Office1a Eddystone Tower,

Oxestalls Road, Deptford, London SE8 3QU

Home Park Housing Office 129 Winchfield Road,

Sydenham, London SE26 5TH

Open 9am-4.30pm weekdays except Wednesdays 10am-1pmHonor Oak Housing Office

Spalding House, Turnham Road,

London SE4 2HT

Open 10am-1pm Wednesdays only

Home magazine, issue 19

Documents

housing benefit payments

housing benefit capdo

housing matters survey

great housing services

lewisham homes success

diaryour residents

bank account

welfare reformshousing