HOUSING FOR PEOPLE WITH DISABILITIES

For assessment under this policy, for Homeswest’s purposes a person with a disability is defined as:

any person with an intellectual, psychiatric, cognitive, neurological, sensory or physical impairment that is permanent or likely to be permanent, which impacts on the housing needs of that person in terms of housing design, amenity level or proximity to appropriate medical and support services.

The principals underlying Homeswest’s policy for housing people with disabilities include:

people with disabilities have ready access to a range of low cost housing options;
people with disabilities have access to appropriately designed and located housing which meets the individual’s needs
the needs of people with disabilities should be understood and acknowledged by all Homeswest staff.

This policy acknowledges there are a number of constraints faced by people with disabilities in accessing housing including:

lack of accessible housing
the cost of modifications
additional costs of living expenses (e.g.. Transport, delivery of goods etc)
the need for support services.

Co-ordinator Disability and Seniors Services

Housing Options for People with Disabilities
The Department offers a number of housing programs , including mainstream rental housing, along with a number of community housing programs that are managed by the Community Housing Branch of the Department of Housing and Works.

Some of these options are specifically for people with disabilities, such as the Community Disability Housing Program (CDHP) and the Access Home Loan scheme.

More information about all these programs is available at our webpage, www.dhw.wa.gov.au or contact your nearest Homeswest office.

1. Mainstream Public Rental Housing

To be assisted under this program applicants must meet:

Homeswest eligibility criteria; and
Have a current application listed on Homeswest’s waiting list either on a wait turn or priority basis.

The mainstream public housing option is most suitable for people with:

Limited or no accommodation support needs; or
Individuals who can directly manage their own supports; and/or who can manage a high level of independence by obtaining support provided by others
People with disabilities who are living with their families who provide a majority of their support requirements.

Applicants need to have legal capacity or a substitute arrangement and have an understanding of the responsibilities and obligations of a direct tenancy arrangement.

Please note: Homeswest does not deliver or fund services for the provision of care or support for tenants

2. Community Disability Housing Program

This program is available to people who need support to achieve and sustain a degree of independent living within the community and to achieve this independence require ongoing funded support services/ and or accommodation support packages. Under this program the Department works closely with the Disability Services Commission (DSC) and Department of Health (DOH), Division of Mental Health who refer funded applicants on an annual allocation basis (where support is funded by those agencies).

The Department of Housing and Works provides the housing, which includes single independent units, shared group-homes, cluster units and other contemporary housing models. Other agencies such as DSC and DOH fund the support services or contract with non-government organisations to deliver the services. Eligibility criteria applies (Refer to the Eligibility Policy).

The housing is provided to a non-government organisation or regional housing association who manage the accommodation for their clients. This arrangement is secured under a head lease agreement between the organisation and the Community Housing Branch.

This program is managed by the Community Housing Branch and is available State wide.Enquiries can be directed to the Manager Community Housing or Coordinator Disability and Seniors Services. More information is available at the Department of Housing and Works website: www.dhw.wa.gov.au

3. Access Home Loan Scheme (home ownership)

The Access Home Loan Scheme is a shared-equity loan, structured to assist people with disabilities to buy or build their own home or modify an existing home to meet their disability needs. The Department will own an equity share in the home, until such time the applicant can buy the remaining share.

To be eligible applicants must meet the Department’s definition of disability (see below in ‘Eligibility for Homeswest Assistance, 1.2) and have an income that is within the income limits set by Homeswest. Other borrowing criteria must be satisfied and applicants will need to have sufficient financial resources and sufficient income to repay a home loan.

Enquiries can be directed to the Manager Access Home Loans. More information is available at our website www.dhw.wa.gov.au

Eligibility for Homeswest Assistance

1. Applicants must conform to the usual Homeswest eligibility criteria, apart from income, to be eligible for assistance.

1.1 See also ELIGIBILITY POLICY.

Cash Asset Limit for People with Disabilities
2. The cash asset limit for people with disabilities is $100,000. This cash asset limit is subject to a number of conditions.

Cash asset is defined as lump sum cash or investment, which is easily accessible to a person to be used for any purpose. Cash may be received in a number of ways including inheritance, compensation payout, gift or savings. Please see compensible application criteria.
Those who require to live in supported accommodation such as group homes or cluster strata title developments for the purpose of sharing accommodation supports, provided through the Community Disability Housing Program, are exempt from Cash Asset Limit.

Where the Department of Housing and Works is satisfied that a person with a disability or a member of their household have sufficient cash assets to purchase a home in their preferred area which would meet their disability needs, they will not be eligible for rental assistance from the Department of Housing and Works. A referral may be made to Home Finance Branch for assistance through the Access Home Loan Scheme for people with disabilities.

2.1 Cash or investment which is invested in a trust account for the sole purpose of purchasing care needs and/or generating an income will be deducted from the cash asset amount to determine the assessable cash asset limit.
2.2 All applicants with a disability, who have in excess of $100,000, will have their application referred to the Manager Customer Service or Regional Manager for assessment for eligibility. Difficult assessments are to be referred to the Disability Services Coordinator.
2.3 Cash assets may be reduced by deducting any care cost and/or amount invested for the sole purpose of generating an income. Such cash asset must be invested in a trust managed account by a trustee or supported accommodation service for the sole purpose of purchasing care to enable independent living because of the level of disability.
2.4 The assessable income is not to be reduced to a level less than the current Disability Support Payment for the purpose of setting rent.
2.5 All decisions regarding eligibility based on cash asset limit can also be appealed, subject to appeal conditions.
2.6 Where the cash asset appears to be sufficient to meet the accommodation needs of a person with a disability, the person must advise in writing why the funds are insufficient to meet their housing needs. Accepted reasons may include:

The area they need to live is too expensive for them to purchase and their cash asset is insufficient.
Funds are invested in a long-term superannuating fund for the sole purpose of generating an income.
Funds are invested with a trustee or accommodation support provider for the purpose of purchasing care

Privacy and Confidentiality

3. Applicants who have a disability are entitled to confidentiality regarding their circumstances, privacy in any contact or contract with Homeswest and sensitivity from Homeswest officers.

3.1 Applicants may:

Have a friend or advocate during any contact with Homeswest;

Have a support agency act on their behalf.

Eligibility

4. Any person with a disability, which is permanent or likely to be permanent, and which impacts on their housing needs may be assisted under this policy.

4.1 The nature of the disability may be intellectual, psychiatric, HIV/AIDS, cognitive, neurological, sensory or physical.

Consideration to be given to War Veterans whose needs may be somewhat different and more complex. Information should be sought from the applicant’s doctor and application then referred to the Departments Occupational Therapist for assessment on specific housing requirements and needs.

4.2 The person with a disability may require housing which is special in its design, within close proximity to appropriate services or meets the person’s requirements for support.

4.3 The applicant must supply written medical or paramedical evidence, which confirms the nature of the disability, and it’s permanency or probable permanency. It must also state how the disability affects the applicant’s housing needs.

4.4 Applicants with a minimum of three hours support each week may be assisted through the Community Disability Housing Program (CDHP). A support agency acting on their behalf may apply directly to the Community Housing Branch for access to this program or through the Disability Services Commission or the Mental Health Division of HDWA.
4.5 Applicants with a disability shall complete the Individual Housing Requirement form for mainstream public housing.
4.6 Applicants requiring CDHP assistance should contact their support-sponsoring agency to access this program.
4.7 In country areas the Regional Manager or Assistant Regional Manager, is responsible for the co-ordination of mainstream rental housing services for people with disabilities. CDHP applicants will be assisted by the Community Housing Branch.

Homeswest Disability Allowance

5. Tenants or household members with disabilities who are in receipt of either a wage or salary are entitled to a Disability Allowance from Homeswest.

5.1 For those tenants or household members in receipt of Centrelink Disability Support Pension no further proof is required.

For other people with a disability whose income is only wages or salary then medical or paramedical documentation to be provided by either:

Doctor
Specialist
Occupational Therapist
Hospital or support organisation

Discretion should be applied where the tenant has supplied a disability report as part of their application for assistance for public housing.

5.2 Where the person with a disability is in paid employment an allowance of $50 is deducted from weekly income when assessing rent.

5.3 The assessable income is not to be reduced to a level less than the current Disability Support Payment for the purpose of setting rent.

Income Eligibility

6. Accommodation will only be offered which is in keeping with the medical/paramedical advice the applicant has provided.

6.1 Refer to Allocation Policy.

	6.4 compensible applicants (those who derive all or part of their income from the interest on compensation payouts) will be assisted provided their yearly income assessment, less cost of care for their disability, does not exceed Homeswest income limits. Applicants in this category would need to produce documentary evidence of their daily/yearly care costs from a reputable care agency, and all income evidence, for assessment. 6.5 Limits - See ELIGIBILITY POLICY.
Rent Assessment 7. Rent assessment will be consistent with general Homeswest policy. (See RENT TO INCOME POLICY).	7.1 Rent will be calculated on 100% of assessable income of tenant, partner and co-tenants and any non-dependent householder, including live-in carer. 7.2 Where the equivalent of full-time care is shared between 2 or more carers, rent will be assessed on the average assessable income of the carers.
Priority Assistance 8. Applicants with a disability allocated housing that requires extensive modifications to an existing Homeswest property, or where the Department is to purpose build a mobility house, will be assessed as priority.	8.1 Purpose built mobility dwellings are provided to those applicants that Homeswest is unable to accommodate in existing housing stock with or without modifications.
9. Applicants with a disability who do not require extensive modifications to existing housing or purpose built housing should be advised they are eligible to apply for priority assistance.	9.1 An application for priority assistance will be assessed in accordance with existing policy. (See PRIORITY ASSISTANCE POLICY).
Bedroom Allocation 10. Generally, bedroom and bathroom allocations will be consistent with policy, however discretion will be exercised according to the individual’s needs.	10.1 A single person with a disability who requires a live-in carer or future live in carer is to be allocated a two-bedroom property. Flexibility will be required where there is a need for additional space for storage or equipment. 10.2 Where there is a need for additional space for storage or equipment relating to the disability, this will be considered in consultation with the Department’s Occupational Therapist.

	10.3 The need for an additional bathroom or toilet will be assessed on an individual case by case basis and in consultation with the Department’s Occupational Therapist.
Exclusive Use 11. All properties that have been fully converted or purpose built to meet the needs of a person with a disability are to be used exclusively for customers with special needs.	11.1 Accommodation which has been purpose built for a person with a severe physical disability and which subsequently becomes permanently vacant, should be allocated to a person with similar needs. 11.2 The decline of any valid offer will be assessed at the discretion of the Regional Office in consultation with the Disability Services Co-ordinator. 11.3 If there is no applicant with a disability appropriate to the vacated property, the accommodation may be let on a three month lease at the discretion of the Manager Rental Services (or equivalent), or otherwise utilised for three months. 11.4 Where the person with a disability no longer resides in a purpose built or extensively modified property, the remaining householders may remain in the property for up to 12 months before they will be required to transfer subject to eligibility. Remaining householders will be dealt with sensitively.
Ducted Air Conditioning 12. Tenants with a disability causing the loss of ability to control body temperature, may provide and install ducted air-conditioning to their tenancy at their own expense.	12.1 The air-conditioning unit will be installed according to manufacturer’s specifications and will comply with Homeswest’s policy on non-standard items (Maintenance Policy). 12.2 Installation must be undertaken by a qualified installer and at no cost to Homeswest. 12.3 The tenant or agency renting the property is to be responsible for all operating costs and maintenance. 12.4 Where the tenant vacates the property with ducted air conditioning the property is to be allocated to a person with a similar type of disability. If Homeswest is unable to locate a client with similar disability needs Homeswest policy on mobility vacants to apply (i.e. 3 months tenancies to non-disabled persons).

12.5 Homeswest will not reimburse the tenant for any of the cost associated with the purchase or installation of the ducted air conditioning unit either during the tenancy or following vacation.

12.6 The ducted air conditioning unit must be left in good repair and operational when the tenant vacates the property. Any repairs required to return it to satisfactory condition will be charged to the vacating tenant as tenant liability.

Transfer Application

13 Tenants who have a disability may apply for transfer to other accommodation under the general Transfer Policy provided suitable accommodation exists in the area of their choice and they meet the criteria for transfer.

13.1 Any transfer application from a person already accommodated in an extensively modified or purpose built property will be assessed on a case by case basis according to need. Regard must be given to the suitability of the existing accommodation in meeting the person’s needs, i.e. Building design, proximity to appropriate services, or the need for support services.

13.2 See TRANSFER policy for criteria for transfer.