Winter 2015 Bron Afon Community Housing Edition 21
Community News
Repairs What you must do and what we must do
Super Surgery is back! Come and chat to us on 16 February
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“In my own words...”
Winter 2015 Bron Afon Community Housing Edition 21
Community News
Changing lives
Natalie Pold, 27, is a member of Go Girls. She went with some of them to volunteer at the Zhordina orphanage in Belarus last October.
Hello We know that a lot of people couldn’t reach us by phone when we had a problem with our systems back in December. Everything is back to normal now but I want to say sorry if this caused you any problems and thank you for bearing with us during that time. You may remember back in 2008, when your home transferred to us from Torfaen Council, we sent you a copy of our Offer Document. This set out our commitments to you as your new landlord. We have met the majority of these commitments but some are still outstanding. The table on page 7 tells you about some of the things we have left to do and how we are getting on. As part of your tenancy agreement, there are certain repairs which are our responsibility and some which are yours. Pages 8 and 9 give an outline of these responsibilities. You can find more details on our website: www.bronafon.org.uk. Our Super Surgery returns on Monday 16 February. Please come along if you can make it. It’s your chance to tell us what you think of our services and help us to improve them. Duncan Forbes chief executive
Got a story?
A taster of
what’s inside Tŷ Cyfle p4 Repairs responsibility p8-9 Shared housing
“I heard about Go Girls while I was on Bron Afon’s Own 2 Feet scheme about a year and a half ago. I was nervous about joining Go Girls at first - I’d never really got on with other girls before but taking part in sessions about issues like safer relationships, women in the workplace and equalities meant that I could relate to what they were talking about. Finding out that other young women were in similar situations and had gone through the same sort of things made me realise that it wasn’t just me and that I could do something with my life.
Would you be willing to appear on TV, radio or in a newspaper or magazine? The media often contact us for housing-related case studies, so we are looking for tenants we can call on (often at short notice) to take part in interviews.
p12
If you are interested, please email Vicki Morgan-Curtis, communications and marketing officer: vicki.morgan-curtis@bronafon.org.uk.
“Go Girls gave me the confidence to put myself forward for the trip to Belarus. It’s the furthest place I’ve been to and the longest time I’ve ever been away from home. Helping to bring some joy and happiness to the children was an amazing experience. It was like I was meant to be there.
Thanks very much.
A fyddech cystal a gofyn os hoffech unrhyw ran o’n gwybodaeth yn Gymraeg, Gallwch wneud hynny drwy ymweld â ni neu ysgrifennu atom yn y cyfeiriad isod neu drwy ffonio 01633 620 111. Os yw’n well gennych siarad â ni drwy gyfrwng y Gymraeg gallwn drefnu i siaradwr Cymraeg fod yn bresennol mewn apwyntiad. Page 2
/bronafon /bronafon /bronafonvideos Cover Stars: Tŷ Cyfle tenant, Jamie-Lee Brooks, with Maria Harper, community housing manager
“I didn’t cry when I left Belarus because I’m determined to go back. I can honestly say it’s given my life some purpose.” Would you like to find out more about the Go Girls? Call Maria Jones, youth project development manager, on 01633 620 111 or Freephone 0800 111 42 42. Like our Facebook page /gogirlswales Follow us on Twitter /gogirlswales You can also check out our short video, “What Go Girls Means To Me”, on
/bronafonvideos
Page 3
New home, new life Jamie-Lee Brooks, 18, moved into Tŷ Cyfle last November and loves it! Jamie said, “It’s lovely here to be honest. It’s the fact that it’s mine - a fully-furnished flat! “My neighbours are new friends and the support I’ve had from Bron Afon, especially from Maria Harper and Donna Marsh, has been brilliant.” Tŷ Cyfle was officially opened last December by Lesley Griffiths, AM, Minister for Communities and Tackling Poverty. You can see a short video featuring Jamie-Lee talking about the Minister’s visit on You Tube. Go to: /bronafonvideos Find out more about living at Tŷ Cyfle on our website: www.bronafon.org.uk
A big thank you to all the contractors who
donated items to help us transform the building at Tŷ Cyfle: Bamford Doors - main and rear door Entrotech - door entry system Nationwide Windows - all windows SPS Envirowall - external rendering at reduced cost Robert Price - cookers and hobs Central Networks and Technologies - installing WiFi service
Return of the
Super Surgery
Last year’s Super Surgery was such a success that we’re holding another one on Monday 16 February from 5pm-7pm at our office in Llantarnam. It’s an opportunity for you to speak to staff face to face from across Bron Afon. You can discuss any matters that are important to you, such as: • getting help with your finances • planning a community garden • talking about repairs • becoming a volunteer finding out about our support services • • reporting anti social behaviour
No topic is too big or too small, so come along and talk to our friendly and helpful teams. A children’s activity corner will also be available and we can provide you with transport. If you need either of these, please call Jennifer Brankley, community involvement officer, on 01633 620 111 or Freephone 0800 111 42 42. Page 4
Helping you to get credit Do you pay your rent on time? Have you had problems buying items like a fridge or furniture because of a poor credit score? We are looking at joining a scheme which will make it easier for tenants with a good track record of paying their rent to get things like a bank account, mobile phone contract, insurance, low interest loan and hire purchase products. For more information, please contact Ryan Dorrian, money solutions assistant manager on 01633 620 111 or Freephone 0800 111 42 42 and select option 2.
Paying your rent - what to do if you’re struggling Your rent should be a priority. If you don’t pay, you could risk getting into debt and being evicted, so please let us know straightaway if you are finding it difficult. Call us on 01633 620 111 or Freephone 0800 111 42 42 and select option 2.
The real cost of payday loans We know that when times are tight, many people who are struggling are tempted to turn to payday loans. This is an expensive way of getting short-term money. Many payday loan companies are unregulated, which means they can charge very high interest rates, charges and other fees. You could end up getting into serious debt if you got a payday loan. Be wary of payday loan brokers Payday loan brokers offer to find you the best deals but are not lenders themselves. They charge fees and interest for their services, which can be more than the cost of the loan. Your details may also be passed onto other brokers and there is no guarantee that you will get a loan. Cheaper ways to get a loan Gateway Credit Union has a branch in Pontypool. They offer safe, easy savings accounts and loans on fair terms for people in Torfaen. You can contact them on 01495 742 500 or email: info@gatewaycu.co.uk Moneyline Cymru has a branch in Cwmbran. They help people on low incomes to access more affordable financial products such as loans, credit cards, insurance and savings accounts. Give them a call on 01633 977 123. Page 5
How we are doing
Our commitments to you -
It’s important that we show you how we are performing. All the information here is based on Bron Afon’s work from July 1 - September 30 last year.
When Bron Afon took over the ownership, management and improvement of your home from Torfaen council, we set out our commitments to you in an Offer Document. We have achieved quite a lot but some things are still outstanding.
what’s left for us to do
Rents • O ur arrears were £938,365 on 15 September (an improvement on the previous six months).
Lot 1: Fencing
Lot 2: Hard Landscaping
Lot 3: Small Works Builder
Commitment
Bron Afon will invest around £500 million in your homes by 2038. Fitting aids and adaptations for tenants with a disability and/or mobility need.
Empty homes •W e took on average 52.53 days to rent out a home from June to September. • O ver the last six months we have done 24 lettings where the keys were handed in and a new tenant moved in on the same day.
Increasing quality checks after repairs have been carried out. Community teams and community action planning with tenants, residents and other local partners.
We have reorganised our Community Housing service to make sure our work becomes more community-based. We are introducing new ways for local people to get involved in what we do.
Lot 5: Garages and Car Ports
Lot 6: Environmental Projects and Major Works
External environmental work.
Complaints • 9 5% of our complaints were settled at first contact with us.
Each repair cost
£164.00 on average
Up to now, we have invested approximately £156 million in tenants’ homes. We are the only Wales-based social landlord to have our own in-house occupational therapists, surveyors and trades teams. They carry out full Lot 7: Project and adaptations from assessment to finishing building Major Works Landscaping work within approximately 32 days. We spend around £1.3 million each year to pay for this service. Up to 2012, we spent over £10million on improvements to shared areas and plan to spend £8 million up to 2017. The areas include car parks, play areas, paths, drains and roads, which are owned by us. We are meeting our commitments for checking the quality of gas and electricity repairs. We have agreed a plan to improve other areas.
Lot 4: Small Works Landscape
Repairs •W e fixed 92.51% of repairs the first time we visited a home. • Each repair cost an average of £164.00. • From July - September, the average time it took to finish a job was 22.09 days.
What we are doing to make it happen
Tenant incentive scheme for all tenants We have set up a Task and Finish group with our who are up to date with their rent. Membership Committee and Youth Forum to see if we want to have a scheme of our own. Customer service Our Customer Services Team have the skills improvements - making to answer most queries themselves and have it easier to access increased the ways you can contact us, such as services. email, Facebook and Twitter. Development of a This is part of a review which we are working on Sounding Board with our Membership Committee at the moment. a pool of people who help to check the quality of our services. Tenant and repairs handbooks. We are updating the current tenant handbook and are working on a repairs handbook. We are aiming to produce both of them this year.
Part-furnished tenancies We are reviewing a scheme which, for a weekly fee, offers Page 6
essential items of furniture to help single people and families set up home. We’ll have more news on this over the next few months, so keep an eye out for more details.
Page 7
Repairs - who does what?
As a tenant you are responsible for:
A pull-out and keep guide
Outside your home
Here is an outline of what repairs Bron Afon will do and what repairs you are expected to do as a tenant. You can find more details about general repairs information on our website: www.bronafon.org.uk
• t he care and upkeep of your garden, hedges and trees within the boundary of your home and outdoor area. • c leaning leaves and garden waste from drains and gulleys. • door numbers, door bells and draught excluders.
Bron Afon will repair and maintain:
Inside your home
Outside your home
• broken / smashed glass in your doors and window. • hat and coat rails. • removing kitchen units to install your own appliances. • keeping the interior of your home in reasonable decorative order.
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• •
the structure and outside of your home within your boundary. This includes roofs, walls, floors, ceilings, window frames, outside doors, drains, gutters, outside pipes, chimneys and chimney stacks. • p aths and steps leading to your front and back doors built by us or Torfaen Council. • any garage, shed or outbuilding built by us or Torfaen Council. • a ny shared areas around your home that belong to us. This includes any stairs, lifts, landings, lights and entrance areas. clothes lines provided by us in shared areas. halls, paving, shared gardens, parking areas and rubbish chutes. • door-entry systems and intercoms that we own. • airbricks and ventilators.
•
Inside your home
Plumbing, heating and electrical
• loft insulation. • loose or detached staircase banisters or handrails. • defective timber flooring or stair treads that are a safety risk. • i nternal walls, skirting boards, doors and door frames, door
•
• leaks from a water pipe, tank, toilet or cistern. • e lectrical wiring, gas and water pipes. This includes ceiling • Page 8
• sink plugs and chains in the kitchen and bathroom. • c learing blocked toilets/wash basins/baths/kitchen sinks unless
jambs, thresholds, floors and ceilings. This does not include painting and decorating. • k itchen and bathroom fittings installed by us or Torfaen Council. This includes basins, sinks, toilets baths and extractor fans. any items we charge you for in a furnished tenancy package excluding gifted items such as white goods.
Plumbing, heating and electrical
roses, lamp holders, sockets and switches. fires, heating equipment and water-heating equipment.
This means you have to do things like repainting and hanging wall paper, filling plaster cracks on walls and ceilings, repainting door frames, architraves and skirting. The exception to this is when Bron Afon has carried out work to your home. • adjusting doors when laying carpets and floor coverings. • c urtains, blinds and curtain tracks and net hooks unless they are included in a furnished tenancy package. r eplacing and cleaning loose floor coverings and fitted carpets unless they are included in a furnished tenancy package. • shelving that has not been fitted by Bron Afon. • replacing locks, lost keys and key fobs.
• • •
the blockage is caused by defective plumbing or drains. • r emoving and replacing radiators when you are decorating your home. • r eplacing fuses other than those in the main fuse box and resetting circuit breakers or trip switches. • electrical plugs and leads to your own appliances. • your own heating appliances. • y our own cooker, fridge and kitchen appliances including disconnecting and reconnecting. c hanging light bulbs, including kitchen and bathroom lighbulbs, fluorescent light tubes and starters. r egularly testing any smoke alarms and carbon monoxide detectors and replacing their batteries. Also changing batteries in your heating thermostat control. tv aerials and satellite dishes. Page 9
Aspire News
Connect & Create
We welcome some new faces to the Aspire family Dafydd Hellard, Linda Brooks and Ryan Parry, employability and volunteering officers. Dafydd, Linda and Ryan are the newest members of Aspire’s Connect & Create team, which helps people aged 16 plus to gain more confidence, skills and experience through:
• volunteering opportunities at Bron Afon • hands-on learning in areas like trades, beauty and sport • job searches, cv writing, filling out application forms and interview training • g etting on line and using computers to apply for things like Universal Credit, •
Homeseeker and using Facebook, Twitter giving volunteer support to families with children aged between 4 and 11 years of age.
Linda said: “The work we’re doing is all about giving people an opportunity to make their lives better through things like learning new skills, improving their chances of finding work and making new friends. “It’s an exciting time for us and we’re looking for volunteers to get involved, so if you have a few hours to spare each week, get in touch because we’d love to hear from you.” Fancy becoming a volunteer? Give the team a call on 01633 620 111 or Freephone 0800 111 42 42.
Cyd Cymru - Wales Together
Help us to help bees
You could get cheaper energy bills by signing up to Cyd Cymru. It’s a scheme funded by Welsh Government to help households in Wales save money by switching their energy supplier. It’s free to register with the scheme and you decide whether or not you want to switch. To find out more and to register your details on line, go to: www.cydcymru-energy.com or call 0800 093 5902 by Sunday 1 March.
Do you know of any areas that could be planted up with bee-friendly flowers and plants? We want to create more wildflower areas across our land. To find out more, call Steve Caddy, community environmental team leader, on 01633 620 110 or Freephone 0800 111 42 42.
Estate inspections
- have a say in improving where you live
Easy peasy! Our new digital kiosks make it quick and simple to get on line More and more services are based on the internet, from filling in benefit forms to applying for housing. Along with Torfaen Council, we are encouraging tenants and Torfaen residents to get on line by using our digital kiosks. They have touch screens, which are just like the ones on a smartphone or tablet. Anyone with basic computer skills can use them. They are based in a private booth and there is a telephone so that you can call for help if you get stuck using the kiosk. Why not give one a go? They are open Monday to Friday at: • TVA/Citizen Advice Bureau, Church View, Blaenavon (10am-3.30pm) • The Power Station, Blenheim Rd, St. Dials, Cwmbran w(9.30am-4pm) • Civic Centre, Pontypool (9am -5pm) • Track 2, Shop 2, Church Avenue, Trevethin (9.30am-4pm) Page 10
Our Community Housing teams regularly meet up with residents to walk around local areas to find out what needs to be done to make them better places. Why not come along and give us your views about things like rubbish, repairs that need doing or ideas for Page 11 general improvements? Our website has details of inspections coming up. Go to: www.bronafon.org.uk/events to find out more.
Shared housing is nothing new Why we are changing some of our properties into shared homes
What’s occurring
Membership Committee news
on the Board? At one point or another in their lives, a lot of people will have lived in shared accommodation - for example, as a student or with friends and colleagues so having a home like this is nothing new.
There is a shortage of housing in Torfaen for single people under the age of 35. This, along with the impact of benefit changes, means that it is important for us to do what we can to provide homes for single people. Shared housing - some facts • T o bid for this type of housing, you will need an active Homeseeker application and be between the ages of 16 and 35. Visit www.torfaenhomeseeker.org.uk for more information and details of vacancies. • H omes will have individual bedrooms with lockable doors and a shared bathroom, kitchen and lounge. Tenants
•
•
•
will have shared lockable doors to the building. W e will carry out pre tenancy visits. If you are successful, you will have a session with us to help you understand what to expect and to see if you are suitable for living in this kind of housing. E very tenant will sign an individual tenancy agreement, which is similar to the normal tenancy agreements we use but will have some added requirements, including agreed house rules. E very tenant will be equally responsible to keep the property and any outside space in a good condition. Tenants will also be jointly responsible for utilities.
What we’re doing to keep our storm drains clear Following the very bad weather we had early last year, some of our surveyors have been busy marking all the storm drains that belong to Bron Afon. This is part of our plan to keep a record of all the storm drains we own so that it will be easier for us to identify them if you report a blocked one to us.
with Dorothy Morland and Joan Brown, members
Patrick Harkness, Bron Afon Board
It’s been a privilege to have been chair of the Board for the last few months and to see the incredible variety of activities of members, staff, volunteers and our partners are doing to support our tenants and communities. The Board now has 12 members and we welcome three new faces: Andrew Lawrence, chair of the Board, David Michael will chair the Audit and Ethics Committee and we also welcome Steve Traynor, who is a tenant and member of Bron Afon. We’d like to congratulate our Go Girls Project, which works with young women to develop their confidence and well-being. They were finalists at the UK Housing Awards last November and won awards for Campaign of the Year and People’s Choice. Their amazing trip to help out at an orphanage in Belarus was one of the highlights of last year. Now we have finished work to bring our homes up to the Welsh Housing Quality Standard, our priorities are to develop and improve our services and support communities in Torfaen. There are big challenges ahead, such as welfare reform and cuts to public services and also some really exciting opportunities. We look forward to sharing news and listening to your views of our progress on these. With all good wishes. Patrick Harkness Bron Afon Board
Firstly, we’d like to say that it has been great to welcome back several members of the committee following periods of ill health. We are so glad that they are much better. We are now looking forward to a review of our Membership and how Bron Afon can involve more people in shaping its services, so there will be lots of exciting challenges and changes in 2015. We are still trying to shake the view that we are still the Council by another name and we will continue to send positive messages about what Bron Afon does across our communities. Last year, we set up a Scrutiny Team to help us make sure that tenants, residents and staff were receiving the best service and Bron Afon was running as efficiently and as effectively as possible. The team has now settled into its role and are carrying out various projects suggested by all areas of the business. Just like us, they are always pleased to hear from anyone who would like to join them, so why not get in touch if you are interested. If you would like further information on becoming involved with Bron Afon, you can contact any of the Community Involvement Team, or you can arrange to come along and observe one of our meetings. Give us a call on 01633 620 110 / Freephone 0800 111 42 42 or message us on /bronafon or /bronafon
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...News in brief...News in brief...News in brief...News in brief...News in brief....
News in brief
• • • • •
Blaenavon Leg Club based at Blaenavon Constitutional Club, provides treatment for all types of leg wounds from 10am-2pm every Tuesday. For more information, call 01495 790 244. The Garnsychan Partnership offers a range of services, including a lunch club for people aged 50 years and over. Every Tuesday, 12 noon at The Millennium Hall, Garndiffaith. Call 01495 774 453. Circulate furniture recycling. Unwanted furniture, electrical items and other household goods collected. Call 01495 793 187. The Veg Box. Fresh boxes of veg or fruit delivered to your door or workplace. Call 01495 774 453. Grow Wild has thousands of free seed kits for people to share in groups such as activity clubs, societies, work places, schools and neighbourhoods to turn unloved spaces into wildlife-friendly, wild flower areas. There are 6,000 free kits up for grabs in Wales. All you need to do to register on behalf of your group/s is fill in Grow Wild’s simple, two-minute form at www.growwilduk.com/register-seed-kit Say No to 0870 is a website which shows you how to avoid 0844 and 0870 type numbers and save on call charges. Go to www.saynoto0870.com to find out more. Torfaen Council have a nappy collecting service for those who need it. Call 01495 762 200 for more information.
• •
An hour with … Joan Shipham Joan has lived in the same house in Blaenavon for 91 years! Joan moved into the house in 1923, when she was two years and four months old. At the time, she lived with her mum, dad, two brothers and her sister. “My brothers used to tease the life out of me,” said Joan. They were always up to no good, like tying knots in my hair but we were a nice little family. “I left school at 15 and a half and went to Snatchwood Training School for 6 months. Later on during the war, I met Alf, my husband, in Girlings factory where I was working as a machinist. Alf was the best bricklayer in the valley! When we came to live with my parents after we were married, Alf built a 31 foot long garage for the car. Bad weather smashed it and the car up onto the mountain during one winter.” Joan does all her own painting and decorating. “You name it, I’ll do it. I’ve still got it up there, and that’s the main thing!” “The area has changed over the years. I remember my mum chatting with the neighbours on the front step till one o'clock in the morning. You don’t see your neighbours so much now, it’s a shame. I have always loved living in Blaenavon - I wouldn’t want to live anywhere else.”
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Have you got a similar story to tell about where you live? We’d love to hear it. Contact Joshua Gardner, communications advisor, on 01633 620 111 / Freephone 0800 111 42 42 or email joshua.gardner@bronafon.org.uk
Summer
Just for Leaseholders Many thanks to everyone who came to our meeting last October. We will be writing to all our leaseholders to let them know when the next meeting will take place. Meet our new team We are really pleased to introduce two new leasehold officers to our team. Kevin Fuller and Wendie Smith will work with Simon McCracken, our housing solutions manager, to help and advise you about any leasehold issues you may have. Talk to us
• Call us on 01633 620 111 or Freephone 0800 111 42 42
• We can visit you at home • Come and see us at our office • Email us: leasehold@bronafon.org.uk • Message us on Facebook:
/bronafon
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left to right Kevin, Wendie and Simon
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Retirement housing is great! “Good old-fashioned community spirit” That’s how Judith Leek, 67, describes where she lives. “We were given a lifeline when we applied for retirement housing. “My husband and I feel very secure and we don’t have to worry about repairs, which has made life a lot easier for us. “It was hard to adjust at first but that soon wore off as we found we have very caring neighbours; people to talk to and get on with. There’s always someone around to help us through the bad times and the good times - it’s a lovely feeling. At the same time, if you don’t feel like company, you don’t have to join in. Photo credit: John Gray
“It’s good, old-fashioned community spirit and we love it here.”
We visited Trostrey in Cwmbran to find out what some of the residents think about living in retirement housing. “Nice atmosphere, nice people.” Gwyn Powell, 74. “We are one big family. If I won a load of money, I’d still stay here.” Dorothy Shorthouse, 92. “Everyone helps each other and the social life is good.” Alan Gardner, 65. “It’s living here that keeps us so young!” Iris Thompson, 85. Want to know more about living in retirement housing? Give us a call on 01633 620 111 or Freephone 0800 111 42 42.
Afon Retirement Forum
Are you over 55 and living in Torfaen? Do you think that age is just a number? If so, why not come along to Afon Retirement Forum? We meet every two months to discuss things that are important to us. Our next meeting is on Tuesday 24 March, 10am to 12 noon (venue to be arranged). For more information, please contact Tanya Aicardi, community involvement officer, on 01633 620 111 or Freephone 0800 111 42 42. Winter 2015 Bron Afon Community Housing Edition 21