SPRING
2013
housing news The newsletter for Link tenants
Bedroom Tax are you awake?
Inside: • Welfare reform update • Quids In supplement • Repairs Service Standards review • Free Summer Tenant Trip • New Complaints booklet
www.linkhousing.org.uk
Welfare Reform How we are helping tenants
hello from the editor Welcome to Housing News. We hope you like its new look. We have worked hard to refresh the layout and make it bigger and bolder. Thanks to those who helped us with the changes. To go with the new look we think a new name is in order. If you have any suggestions on what the new name should be then please get in touch. Inside, you will find a copy of ‘Quids In’ – a magazine which provides lots of information on spending, saving, borrowing and earning – as well as a copy of our new Complaints booklet. If you have any feedback on the articles, or suggestions about topics we could cover, then either call Leah Webb on 08451 400100 or email getinvolved@linkhaltd.co.uk
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Welfare Reform will have a significant impact on Link and many of our tenants. To help you through these changes we have: ● Visited Link tenants who have been identified as having one or more “spare bedrooms” to provide advice on their options. ● Met with MSPs to make them aware of the impact that Welfare Reform will have on our business and your lives. ● Raised our concerns with the Department for Work and Pensions about how they plan to implement Welfare Reform changes.
● Supported the Scottish Federation of Housing Associations (SFHA) who are campaigning on behalf of Housing Associations across Scotland on many areas of Welfare Reform, including the “Bedroom Tax” and Direct Payments. ● Issued a Tenants’ Reference Guide and carried out surveys to profile our tenants circumstances and needs. We will be working hard over the next few months to ensure we participate in any further opportunities to campaign, raise awareness and assist our tenants through the changes. If you think you may be affected in any way by Welfare Reform please call us on 08451 400 100 or 0330 303 0013.
Remember: to claim Universal Credit you must have a bank account. Post office accounts will no longer accept benefits. You will also have to claim for benefits online. We are looking into ways in which we can support tenants to do this.
08451 400 100 or 0330 303 0013 or csc@linkhaltd.co.uk
The following stories are examples of ways you could be affected by the changes to the benefits system: Lone Parent Debbie is a full time single mum to three girls aged 12, nine and four. As she does not work, Debbie receives Child Benefit, Child Tax Credit, Council Tax Reduction, Housing Benefit and Income Support. When her youngest daughter turns five, Debbie will lose her entitlement to Income Support and she will have to claim Jobseekers Allowance and attend regular work focused meetings at the Job Centre and look for a job. From 2014/2015 onwards, Debbie will have to claim Universal Credit (which will replace Income Support, Child Tax Credit and Housing Benefit) and will get one single payment paid directly to her in arrears each month. This means that Debbie will be responsible for paying her rent herself as the housing element of the benefit will no longer be directly paid to her landlord.
Extra Bedroom (Under occupancy) Richard (18) lives alone in a two bedroom flat. He is currently looking for work and claims Jobseekers Allowance (JSA) and also receives Housing Benefit and Council Tax Reduction. From April 1 2013, Richard will be classed as ‘under-occupying’ his property as he lives alone. He will be responsible for paying 14% of his eligible rent (£70), which means he will have to pay £9.80 a week from his JSA towards it. If he is unable to pay this, Richard may have to consider moving to a smaller property. After October 2013, Richard may have to apply online for Universal Credit (which will replace JSA and Housing Benefit). He will then receive his benefits directly each month, including his housing costs, which he will be responsible for paying to his landlord himself.
Personal Independence Payments Annette, 55, has been receiving Disability Living Allowance (DLA) for the last two-and-a-half years. She was awarded DLA high rate mobility (£77.45 per week) and low rate care (£20.55 per week) for three years. This is due to end in October 2013 at which time Annette will have to reapply for the benefit. Personal Independence Payments (PIP) replace DLA for renewal claims in October 2013 so Annette will therefore have to claim for PIP. Annette will have to complete a new application and undergo a medical assessment for PIP. There is a possibility that Annette may lose her benefit due to PIP being assessed in the same manner as ESA (points system). If Annette fails the medical she can appeal this decision, but she faces being without the benefit until the appeal is heard. Once the appeal is heard she will receive the benefit backdated. Should the appeal be unsuccessful, however, she will not receive any payment and, unless her circumstances have worsened, will not be eligible to reapply for six months. The appeal could also take anything up to a year to be heard, which would see Annette without her disability income for this period. NOTE: PIP is being implemented in Scotland in June 2013, so anyone making a claim from that date will have to claim PIP instead of DLA.
www.linkhousing.org.uk
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Under-occupying otherwise known as the ‘Bedroom Tax’ If you receive Housing Benefit, and you live in a property with one or more “spare bedrooms”, you will be affected by the new under-occupancy rules (known as the ‘Bedroom Tax’). This will only apply to tenants who claim Housing Benefit and are of working age.
have two or more extra bedrooms it will be reduced by 25%. This means there will be a shortfall in your rent which you pay for yourself. The Department for Work and Pensions (DWP) states that:
If you have one extra bedroom in your home, your eligible rent will be reduced by 14% and if you
The UK Government has announced that there will be some relaxations to these rules
● children under 16, of the same sex, will be expected to share a bedroom ● children under 10 years, of different sexes, are expected to share.
including a room allowance for foster carers, armed forces personnel, and severely disabled children. Link welcomed the news and we are contacting all tenants this may affect. Following consultation with tenants, we will not be changing our occupancy standards to the DWP standards. If tenants choose to under-occupy and can pay the difference that is their choice to do so. We will make any tenants aware if they will be affected by the under-occupancy rules at the time a property is being allocated.
The table below shows some sample rents and how much your eligible rent will be reduced: Monthly rent example
£285.15
£334.54
£350.11
£408.93
If you have one extra bedroom your eligible rent is reduced by 14%: Per week
£9.21
£10.81
£11.31
£13.21
Per month
£39.92
£46.84
£49.02
£57.25
Per year
£479.06
£562.04
£588.19
£686.99
If you have two or more extra bedrooms your eligible rent is reduced by 25%: Per week
£16.45
£19.30
£20.20
£23.59
Per month
£71.29
£83.64
£87.53
£102.23
Per year
£855.46
£1,003.63
£1,050.33
£1,226.78
If you require any more information, please contact your Housing Officer or Link’s Customer Service Centre on 08451 400 100 or 0330 303 0013.
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08451 400 100 or 0330 303 0013 or csc@linkhaltd.co.uk
DISCRETIONARY HOUSING PAYMENT: Sally and John claim Housing Benefit and live in a three bedroom house with their two sons Adam (age 15) and Sam (age nine). Although Adam and Sam have their own bedrooms, Sally and John are classed as ‘under-occupying’ their property as Adam is required to share a room with Sam. This means their eligible rent will be cut by 14% until Adam turns 16. As Adam is within six months of the under occupancy age limit, Sally and John may be eligible to apply for a Discretionary Housing Payment (DHP) to cover the under occupancy charge of 14% until Adam turns 16 and therefore entitled to his own bedroom. To apply for a DHP contact your local council.
Let’s talk a bout…
Welfare Ref ‘The Cost!’ orm: Satu
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When and W hat
11.00am: Browse th e Interactive (Open throug Exhibitio community hout the day: Various n -based serv stan ice s and their ds hosted by 11:30am: partners) Welfare Ri (Interactiveghts Talk talk on Welf are Reform 12noon: and its impl ‘The Cost’ ications) (A short play about Welfar 1.00pm: e Reform) Community & Falkirk Co Safety Talk (Interac uncil’s Conf tiv lict Resolutioe talk by Central Scot 2.00pm: land Police n Service) Don’t Give Fi re a Ho m (Interactive talk by Cente ra l Sc otland Fire 3.00pm: & Rescue Se Close rvice) FREE thro ughout the • Entry day! • Crèche Fa • Refreshm cilities ents
Prize Draw
WIN£50
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Drawn at 1, uchers 2 & 3pm
AN
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Downsize and get transfer priority! Tenants who wish to downsize to a smaller property will be given the highest priority for transfer. In addition, Link may be able to offer you up to £300 to help with moving costs. If you want more information about downsizing then call us on 08451 400 100 or 0330 303 0013 to apply for a transfer pass. This offer is for a limited first come, first served basis and is for anyone who wishes to downsize (whether on Housing Benefit or not).
www.linkhousing.org.uk
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Scrutiny panel Services in the spotlight Link tenants are setting up a new panel which will work to monitor and improve the services we provide. The panel will work with staff to get the best service possible and to check, from a tenant’s perspective, that Link is meeting the Charter responsibilities. The Scottish Social Housing Charter sets out the outcomes and standards that all tenants should expect from their landlord. The panel will be able to raise concerns about performance, discuss improvement plans and will provide regular updates in future tenants newsletters.
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Tenant participation strategy review Tenant participation allows tenants to have a direct influence on how their housing services are being delivered. Our tenant participation strategy is being reviewed this year and it will give tenants a chance to determine what our priorities for tenant participation should be for the next three years. We will be holding a series of meetings and events to discuss key issues with tenants such as topics for tenant led inspection, scrutiny panel development, training and support, outcomes for tenant participation, methods to encourage participation and how local tenants groups are supported. If you would like to join the scrutiny panel or the tenant participation register, please contact Leah Webb, Tenant Liaison Officer, on 08451 400 100 or 0330 303 0013 or email getinvolved@linkhaltd.co.uk
08451 400 100 or 0330 303 0013 or csc@linkhaltd.co.uk
FREE Annual Link tenant family trip
Friday 19 July M&Ds Theme Park, Strathclyde Country Park, Motherwell Following successful trips to Edinburgh Zoo and Blairdrummond Safari Park, we are once again organising a trip for Link tenants and their families. This year the destination is M&Ds Theme Park, Strathclyde Country Park, Motherwell. The park has lots of activities such as an Amazonia indoor rainforest, a softplay area and theme park rides for all ages. Transport will be provided from Edinburgh, Cumbernauld, Falkirk and Glasgow plus other pick up points as requested. We will arrange access to the park, tickets for the rides and provide lunch. To apply for your FREE tickets complete the slip below and send it to: Eleanor Henderson, Freepost RRBB-XKJB-EHRZ, Link Housing Association Ltd, Watling House, Callendar Business Park, Falkirk, FK1 1XR. As the trip is extremely popular places are on a first come first served basis. We will let you know if you have secured a place.
Name.............................................................................................................................................................. Address.......................................................................................................................................................... ...................................................................................................................................................................... Telephone ...................................................................................................................................................... Number of adult tickets requested ................................................................................................................ Number of child tickets requested ................................................................................................................
www.linkhousing.org.uk
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Save the date
Tenant groups in action
Tenant Conference Saturday 12 October at ‘The Lighthouse’ Glasgow The Link tenant conference will this year be held at ‘The Lighthouse’ in Glasgow – the home of the museum of architecture and design in Scotland. There will be a range of workshops to take part in including Welfare Reform advice about getting online, support with employability, tenant scrutiny, mystery shopping and the Scottish Social Housing Charter. More details will be available in the Summer newsletter but as usual the conference will be an informative and fun day out!
Link Edinburgh tenants are working with Edinburgh Tenants Federation to set up a new group to represent the views of Housing Association tenants. Tenants and staff recently carried out estate walkabouts in Carrickstone, Cumbernauld. Residents at McIntyre Avenue, Larbert, are organising an event as part of the Big Lunch http://www.thebiglunch.com/ Allendar Road, Bearsden, organised a litter pick and Easter Egg hunt as part of the Keep Scotland Beautiful campaign. Barnton Residents Association, Buccleuch Street Residents Association, Oatlands Development Trust and Shortlees Tenants and Residents Association all held their AGMs. Link tenants are involved in the Neighbourhood Management Board and Breakfast Club at Hillhouse, Hamilton. New Petersburn Partnership has organised a monthly clean up and litter pick for Petersburn Park. Oatlands Community Resource Centre has organised a minibus to shops for local residents. Oatlands Development Trust successfully bid for £250,000 towards a playpark. Green Dog Walkers campaigns have been set up in Falkirk and Denny.
If you are interested in organising an estate walkabout, litter pick, community fun day or trip for your area get involved by contacting Leah Webb, Tenant Liaison Officer, on 08451 400 100 or 0330 303 0013 or emailing getinvolved@linkhaltd.co.uk
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08451 400 100 or 0330 303 0013 or csc@linkhaltd.co.uk
New homes coming soon We are due to complete two new developments over the next few months. These affordable housing developments will have homes for rent and for sale. The homes for rent will be classed as ‘Intermediate Rent’. These are aimed at working households on a short assured tenancy basis with a security deposit payable. The homes for sale will be available under ‘Shared Equity’. This allows you to buy a home at between 60% and 80% of the full purchase price and hold an equivalent equity stake in the property with the Scottish Government holding the remaining equity stake. You have the right to buy out the remaining equity after one year.
Carradale Crescent, Broadwood, Cumbernauld Intermediate Rent: Shared Equity for Sale:
3 x 3 Bedroom Terraced Houses 3 x 2 Bedroom Flats 3 x 3 Bedroom Terraced Houses 3 x 2 Bedroom Flats
These homes are scheduled to be completed in August 2013
Greendykes, Craigmillar, Edinburgh Intermediate Rent:
6 x 2 Bedroom Terraced Houses
These homes are scheduled to be completed in November 2013
AVAILABLE NOW Kings Place, Craigmillar, Edinburgh Intermediate Rent:
One Bedroom Flats Rent £428.66 PCM Two Bedroom Flats Rent £518.26 PCM
Shared Equity for Sale:
One Bedroom Flats Priced from £57,000 Two Bedroom Flats Prices from £69,000 (prices based on 60% Equity Purchase)
For more information on these homes please contact our dedicated team on 08451 550019 or email: LIFT@Linkhaltd.co.uk
www.linkhousing.org.uk
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Your Right to Repair All Link tenants have the right to have small urgent repairs carried out within a given timescale. This is called the Right to Repair. All tenants are given a copy of the guide to Right to Repair in their tenancy pack. The scheme covers certain repairs up to the value of £350. These repairs are known as ‘qualifying’ repairs. Some examples include: ● unsafe power or lighting sockets or electrical fittings ● loss or part loss of electric power or water supply or gas supply ● a blocked flue to an open fire or boiler; ● external windows, doors or locks which are not secure; ● loss or part loss of space or water heating (if no alternative heating is available); ● toilets which do not flush (if there is no other toilet in the house) Please note this is not a full list – please contact us for the list see Scottish Government website or you can access the guide at: http://www.scotland.gov.uk/Resource/Doc/ 46737/0028749.pdf When you report a repair, Link will let you know whether it is our responsibility to repair and if it is a qualifying repair under the Right to Repair scheme. We may need to inspect your home to find out whether the repair is a qualifying repair or not. Repairs must be carried out within specific timescales. If Link does not carry out the repair then you have the right to organise an alternative contractor. We can provide a list of contractors or a copy of the guide. For more information speak to our Repairs Team on 08451 400 100 option 2.
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08451 400 100 or 0330 303 0013 or csc@linkhaltd.co.uk
Repairs Service Targets and Standards We recently carried out a consultation with tenants on our repairs service which focused on how we identify individual tenants’ needs, how we prioritise works and how appointments are used to deliver an effective service. During the consultation, new response targets were agreed and came into force on 1 April 2013: Response category
Response targets
Emergency
4 hours
Urgent
3 days
Routine
10 days
These response targets will be applied by our current external contractors and by our new in house trades team. It was also highlighted during the consultation that there was a number of areas in which we could improve such as communication, lack of feedback and repeat visits or appointments not being offered. We are working hard to make sure these areas are being addressed and will work to identify the needs of individual tenants so we can prioritise repair requests within mutually agreed timescales. If it suits the tenant better we can arrange an appointment outwith the response targets. For repairs where materials required are not ‘off the shelf’ and it will take longer than the response target to obtain these materials, appropriate temporary repairs will be completed within the required category target. Tenants will be advised of this and a further appointment will be made with the tenant to complete the work when the material has been sourced.
We are setting up a Tenants Repairs Panel in the central area to ensure tenants are involved in developing the new service. If you are interested in joining, contact Leah Webb, Tenant Liaison Officer on 08451 400 100 or getinvolved@linkhaltd.co.uk
www.linkhousing.org.uk
LINK SAYS NO TO DRUG DEALING! DRUGS
We have recently evicted a tenant from their home for drug dealing. By committing a serious criminal offence, the tenant breached a tenancy condition which states that tenants, their household members, lodgers, friends and visitors are forbidden from criminal and antisocial activities. As the tenant breached their agreement, they were liable for eviction. We began legal proceedings once they had been convicted of drug dealing within the vicinity of the home. Link worked with partnership agencies to gather evidence to support the case for eviction. Link takes a tough stance against tenants who commit criminal or anti-social acts in or around any of our properties. Evicting tenants from their homes is not something that we do lightly, but in this case we had to take the strongest possible action to protect neighbouring families.
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New complaints procedure As of 1 April 2013, there are some fundamental changes to the way we handle customer complaints. In line with other Scottish Housing Associations, we have signed up to the Scottish Public Sector Ombudsman’s Model Complaints Handling Procedure. This procedure simplifies and speeds up the complaints process for customers. It will also help Link to learn from complaints and, where appropriate, make changes to our services. Now all complaints about our services will be dealt with in the same way. If you need to make a complaint you can call us on 08451 400100 / 0330 303 0013, write to us at Link Group Ltd, Watling House, Callendar Business Park, Falkirk, FK1 1XR, email us on csc@linkhaltd.co.uk or via our website at www.linkhousing.org.uk The new procedure has two stages:
1 Frontline Resolution
2 Investigation
Our aim is to resolve the complaint quickly and as close to the point of service delivery as possible. Unless there are exceptional circumstances, we will give you our response to your complaint within five working days or less. The response will most likely be given by a member of front line staff. If you are still dissatisfied, you can ask to escalate your complaint to stage 2.
We will discuss your complaint with you to understand why you remain dissatisfied and also to find out what outcome you are looking for to resolve the complaint. We will give you a full response within 20 working days or less. If you are still dissatisfied, you can ask the Scottish Public Sector Ombudsman to look at your complaint. You can write to them at:
You will have a received a copy of our ‘Complaints: what you need to know’ booklet with this newsletter.
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Scottish Public Sector Ombudsman FREEPOST EH641 Edinburgh EH3 OBR 0800 377 7330 www.spso.org.uk
08451 400 100 or 0330 303 0013 or csc@linkhaltd.co.uk
Investors in Diversity Link is continuing its effort to ensure that our services are open to all people irrespective of their background or personal circumstances. We are working towards being an Investor in Diversity which means that we get advice and guidance on how to make sure our services and policies do not discriminate. We are already a member of Happy to Translate which means we have the tools to help people where English is not their first language.
Link supporting young people with work experience Link has offered work placement opportunities as part of the Scottish Government’s Community Jobs Scotland (CJS) programme over the past two years. At present we have 19 trainees on a 26 week placement which offers young people (aged 16-19) who have limited experience within the workplace the opportunity to gain experience in areas such as administration, housing support, sheltered housing, care and support, trade and technical skills.
08451 559 559
08451 559 559
08451 559 559
08451 559 559
08451 559 559
W przypadku, ze tutejsza informacja bedzie potrzeba w innej wersji n.p. duzy druk, kaseta audio, lub w innym jezyku, prosze sie sontaktowac z nami pod numerem 08451 559 559.
We have also been able to offer SVQ’s in business administration to trainees who are interested in completing this qualification. As well as providing on-the-job training and coaching, Link also offers trainees the chance to increase their personal development by working with a mentor. A mentor is a Link employee who can provide support and guidance to the trainee in relation to any goals they would like to achieve whilst employed with Link. Feedback from 10 individuals who completed the 26 week placement in summer 2012 has been positive with four trainees securing employment and two trainees accessing further education. All our work placements available through the Community Jobs Fund are advertised on our website at www.linkhousing.org.uk/careers
‘I felt very welcome and part of the team very quickly – I am enjoying working with Link.’ Chris Henderson, trainee
www.linkhousing.org.uk
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Silver Bairns Group
Sheltered news CASTINGS HOUSE, FALKIRK Residents have set up a new committee (photo right). Resident Jim Allen (photo below right) has an art exhibition of his work at Falkirk Town Hall from 3-17 June 2013.
Jim said: ‘I’ve always liked painting, but took it up more seriously after some ill health, and got myself some £2 oil paints from Falkirk market. I do landscapes from memory and have done a few portraits of other residents and given them paintings for their houses. I am delighted to have the exhibition – it has taken me 70 years and now I’ve done it.’ Residents attend the Silver Bairns group each week to take part in activities such as exercise and computer classes.
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08451 400 100 or 0330 303 0013 or csc@linkhaltd.co.uk
ALBANY COURT, DENNY A series of cake decorating and card making classes have been a great success! Resident Jean McGregor was the winner of the ‘Great Albany Bake Off’. Our photo shows Amy McKay, Sheltered Housing Manager, presenting Jean with her prize.
PEEL COURT, CAMBUSLANG The committee successfully received £3150 funding from Awards for All towards for bus outings, live entertainment, computer, kitchen equipment and garden accessories and £400 from South Lanarkshire Council towards computer equipment.
CLADDENS COURT Residents enjoy a range of craft classes, including card making.
BEN LUI Silver Surfer classes are being set up to encourage residents to learn computer skills.
Rita Kirby, Eleanor Cunningham (Glenpark Gardens) and Liz Kerr (Balmore) have all completed the Money Mentoring course and can now offer advice on budgeting.
Food Hygiene courses arranged in April for both tenants and staff. These courses allow tenants, who complete the training, to organise their own coffee mornings and use the catering facilities at the weekend.
Older People’s Day – 1 October 2013 We are looking for your ideas for activities, events or fundraising to celebrate the achievements and contributions that older people make to our society. Speak to your Sheltered Housing Officer if you have any ideas on how we can celebrate older people’s day.
www.linkhousing.org.uk
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Get set grow Home Contents Insurance Since November 2012, 46 Link tenants have taken out home contents insurance with THiS tenants contents. One Link tenant said, “I switched to THiS and it has saved me a lot of money each month. I recommended it to my neighbours and encourage more tenants to get a quote.” With policies starting from as little as £1.02 (over 60s) or £1.33 (under 60s) each fortnight you can cover the contents of your home for fire, theft, water damage and other household risks. For free advice call 08451 601 7007 or speak to your Housing Officer. Congratulations to Anne Whyte who completed the THiS wordsearch in the last edition of Housing News and won £25 store vouchers.
Congratulations to Louise Keenan, Falkirk, and Alexander Robb, Dalmuir, who won £50 M&S vouchers. They completed our customer satisfaction survey which we send to residents in our new developments 12 months after they move in.
Gardening competition 2013 We know that lots of our tenants take pride in their gardens and make a great job of brightening up our estates. Once again we are looking for the green fingered amongst you to submit entries for our gardening competition. Any Link tenant can enter their garden, balcony, allotment or communal area into the competition. To submit an entry: • post your photo on Link’s Facebook page • email them to getinvolved@linkhaltd.co.uk • post them to Eleanor Henderson, Freepost RRBB-XKJBEHRZ, Link Housing Association Ltd, Watling House, Callendar Business Park, Falkirk, FK1 1XR. Please make sure you include your name and address so we can contact you if you are a winner. Entries should be submitted by 31 October 2013. 1st place is £50 B&Q vouchers, 2nd place is £25 B&Q vouchers.
Emergency contact numbers for when the office is closed For repairs to all new boiler or central heating systems that are LESS than 12 months old, please call the number shown on the front of your boiler. If no number is shown, call Devine Energy on 0131 660 2299 For repairs to central heating systems MORE than 12 months old, call Saltire on 08451 400 100 pressing Option 5 If you have any other emergency repairs:
Call Morrisons on 01698 403146 if you live in Argyll & Bute, Clackmannanshire, East Renfrewshire, East Ayrshire, East Dunbartonshire, Falkirk, Glasgow, Inverclyde, North Lanarkshire, Perth & Kinross, Renfrewshire, South Ayrshire, South Lanarkshire, Stirling or West Dunbartonshire Call R3 on 03000 999 247 if you live in the Borders, Edinburgh, East Lothian, Fife, Midlothian or West Lothian Call Lochaber HA on 01397 702530 (Fort William) or Skye & Lochalsh HA on 01478 612035 (Kyle of Lochalsh) if you live in the Highlands
Link will produce this information on request in Braille, Audio Tape, Large Print and Community Languages. To find out more, please telephone the Customer Service Centre on 08451 400 100. Link Housing Association Limited is a company registered in Scotland. Company registration number SC216300. Registered Office: Link House, 2C New Mart Road, Edinburgh EH14 1RL. Part of the Link group. © LinkGroup Ltd 2013.
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08451 400 100 or 0330 303 0013 or csc@linkhaltd.co.uk