Description Of Services

The overall aim of housing policy is to ensure that incentives are provided to enable people, who can afford to do so, to provide housing for themselves while those who cannot afford to do so will have access to social housing or income support to rent private housing.

"A Plan for Social Housing" was published in 1991. It introduced a range of specific measures and schemes for local authorities to provide a response to housing needs. The provisions of the plan were updated and extended in May 1995 in the housing policy document "Social Housing - the Way Ahead". 2007 saw the publication of the latest national policy statement "Building Sustainable Communities".

The following range of housing services is provided by Kilrush Town Council:

• Building and maintenance of houses;
• Housing applications, housing allocations, transfer applications; rent assessment and collection;
• Tenant Purchase Schemes;
• Estate Management;

Building/Acquisition And Repair Of Houses

Kilrush Town Council has approximately 176 rented properties in its ownership. Each year a number of new houses are either constructed or acquired while a number of houses are sold to existing tenants under the Tenant Purchase Scheme.

An Assessment of Housing Needs is carried out by the Council every three years to establish housing requirements in the functional area in accordance with Section 9 of the Housing Act 1988. This assessment forms the basis for allocation of housing starts by the Department of the Environment, Heritage and Local Government. The actual number of houses built or acquired depends on two allocations received annually from the Department of the Environment, Heritage and Local Government. The "capital allocation" is the budget for the year and is the maximum amount which the Council is allowed to spend during the year under its Housing Programme. The "new starts allocation" is the number of houses which the Council may commence building or may purchase during the year.

Under Part VIII of the Local Government (Planning and Development) Regulations 2001 the Council is obliged to give public notice of its intention to carry out certain development including the building of houses. The plans must be made available for public inspection for one month, following which a further 14 days must be allowed to enable interested parties to make submissions regarding the proposal. A report on the proposal and dealing with the submissions made (if any) must then be brought to the Council for consideration at a subsequent meeting.

Local Authority housing schemes in Kilrush are generally designed by consultant architects engaged by the Council for this work. Contracts are awarded for house construction in accordance with tendering procedures.

Extensions to Local Authority houses in lieu of rehousing

Where a housing applicant is an existing tenant of the Local Authority but existing accommodation is overcrowded an extension to the existing accommodation may be provided in lieu of re-housing.

Extension/Alteration of Local Authority Houses for disabled persons

In cases where a disabled member of a household resident in a Local Authority house requires extra accommodation or alteration of existing accommodation to meet his/her needs the Council may carry out such work, or may offer alternative accommodation more suited to the persons needs.

Remedial Works Scheme

The Remedial Works Scheme allows the Local Authority to completely renovate a scheme of Local Authority houses, providing up to date facilities in previously substandard accommodation.

Housing Maintenance

The tenants' responsibility to maintain the property in good condition is included in the standard "Tenancy Agreement" which is signed at the commencement of a tenancy. Kilrush Town Council also has responsibility to make repairs and respond to maintenance requests.

Application For Rented Local Authority Housing

To apply for Local Authority housing it is necessary to complete an application form which can be obtained along with full details at the reception of the Town Hall, Kilrush. Transfer applications in writing from existing tenants will also be considered where the house is unfit or overcrowded. Lettings are made in accordance with the Scheme of Letting Priorities adopted by the Council under Section 11 of the Housing Act 1988.

In assessing whether or not an applicant is qualified for Local Authority housing the following factors will be taken into consideration:

• Suitability and adequacy of existing accommodation,
• Medical circumstances,
• Applicant's family circumstances,
• Household income,
• Length of time since application was made and eligibility established.
• Garda record

Reports are sought from the Mid Western Health Board Environmental Health Officer and are considered where eligibility for housing is claimed on medical/compassionate grounds. A referral to An Garda Siochana is also made in every case, in line with Kilrush Town Council's policy "Tenancy Management Policy including combatting anti-social behaviour". The Council's technical staff may also be requested to submit a report on the condition of existing accommodation and a visit by the Housing Officer or other designated officer may also be made. Decisions on housing applications are made by the Director of Service in consultation with the Town Clerk.

As vacancies arise, they are allocated in order of priority. The tenancy agreement sets out the conditions applying to the tenancy and must be signed by each tenant before occupancy. Joint Tenancy Agreements will be entered into where couples are being allocated a tenancy.

Rent on local authority dwellings

Rents on all houses let by the Council are calculated in accordance with the Differential Rent Scheme which is subject to annual review. Rents are calculated as a proportion of the assessable household income in accordance with a graded scale which includes allowances for children together with a contribution from any subsidiary earners in the household. The scheme sets maximum and minimum rents.

Kilrush Town Council gives tenants the following options in relation to methods of paying rent or tenant purchase annuities:

• Weekly payment to the Revenue Collector,
• Payment at Cash Office, Kilrush Town Council, Civic Offices, Market Square, Kilrush,
• Payment through bank,
• An Post Household Budget Scheme for tenants in receipt of certain social welfare payments,
• Deduction from salary/wages where appropriate.

Kilrush Town Council has adopted a policy on arrears management and this is implemented. It is based upon due process and client assistance principles.

Tenant Purchase Schemes

Tenants in Local Authority housing for at least one year may apply to purchase the house rented by them. The price of the house will be the market value as determined by the Local Authority less discounts for years of tenancy as provided for the in the relevant Tenant Purchase Scheme approved by the Department of the Environment, Heritage and Local Government. The Council will engage local valuers to place valuations on its houses the subject of Tenant Purchase applications. The purchaser may fund the purchase by way of mortgage or from own resources. The valuation of the property may be contested by the purchaser on production of a certificate from a certified valuer. Kilrush Town Council may refuse a tenant purchase application application on the grounds of anti-social behaviour, as set out in the Housing Miscellaneous Provisions Act, 1997.

Estate Management

Kilrush Town Council welcomes tenant participation in management of its housing estates. Where Residents Associations have been set up in some Council housing estates the Council will work through these associations. Every effort is made to encourage Residents Groups to form themselves into Residents Associations and administrative expertise consistent with resources is available to them from The Council to aid this.

Classess Of Records Held

• Applications for housing.
• Housing Officer's Reports.
• Environmental Health Officer's Reports.
• Assessment of Existing Accommodation.
• Income Details.
• Rent payment history.
• Reports from Various Agencies.
• Revenue Collectors Reports.
• Plans, costings, tenders (relating to provision of housing).
• Notifications to Local Authority of allocations.
• Maintenance records including as constructed drawings.
• Statistical information.
• Returns on housing needs, allocations, etc.
• Financial records of housing operations.
• Technical reports on properties.
• Statements of Policy.
• Differential Rent Scheme.
• Tenant Purchase Scheme.