PRIORITY ASSISTANCE POLICY

Homeswest generally allocates housing to applicants in the order in which they apply. This queue’ order is termed the waiting list. How long an applicant will wait depends upon the area and type of accommodation required. Waiting times vary in different areas and for different accommodation types within the same area, depending on the demand from applicants and the amount of rental stock which Homeswest maintains in a given area.

An applicant with an urgent housing need which cannot be met by waiting for an offer of accommodation through the usual wait turn’ process may make application for assistance on a priority basis. This means that they by-pass the wait turn process and will be offered accommodation as soon as possible, after approval has been granted, depending upon the applicants special needs.

While every effort will be made to locate accommodation for a priority applicant which is of their most preferred location and accommodation choices, given the limited time available this is not always possible. Applicants must be prepared to compromise in their choice. This may mean that an applicant will be made a valid offer of accommodation outside his/her zone of choice, but which fulfils the eligibility criteria and needs of the applicant. An applicant declining such an offer without a valid reason will be removed from the priority list.

Areas of high demand (areas for which Homeswest has either many applicants or limited rental stock - or both).

In order to be able to allocate a property to any applicant, Homeswest is dependent upon a vacancy occurring. In areas of high demand, there is a low turnover of housing stock and few vacancies, and it is therefore difficult for Homeswest to provide assistance in these areas within a reasonable timeframe, regardless of the critical housing need of an applicant. Homeswest is also cognizant of the needs of applicants who have reached their turn on the waiting list, and a balance must be maintained to ensure these applicants are not penalised by remaining on the waiting list for longer than acceptable periods. Therefore, properties must be carefully allocated to maintain a consistency, fairness and balance between the competing needs of applicants on both the waiting list and the priority list.

Where an applicant for priority assistance applies for an area of high demand, this situation can usually be resolved by allocating a property in another suburb as close as possible to the general locality requested which, while not the applicant’s most preferred choice, will resolve their housing problem.

However, there are some locations, particularly in country areas which experience critical demand and which do not have nearby areas to serve as an alternative. The allocation of priority housing in such an area would be extremely limited and approval for priority assistance would be granted only to those applicants able to substantiate their claim to having the most critical housing need. Therefore, while Homeswest may acknowledge an applicant’s requirement for housing, the request for priority may be declined in favour of other applicants who have provided proof of a more critical need, which cannot be met by any alternative available options.

Where such situations occur, Homeswest will ensure that all available options and alternative areas are examined with the applicantwho has been declined priority assistance, including the availability of accommodation in other regions and branches.

Assessment of a priority application

In assessing an Applicant’s priority housing need, consideration should be given to other housing alternatives available to the Applicant are considered. In some situations the use of the Department of Housing and Works Bond Assistance Loan (BAL) to assist in securing private rental premises may be considered an alternative option to priority assistance. As some families, in particular Indigenous people or those with special needs, experience difficulties in accessing private rental accommodation, the Department will not request written evidence that an applicant cannot find private accommodation. In the case of large families or applicants with special needs it is acknowledged that BAL and private rental is not necessarily an alternative. Other options which may be considered viable are sharing with friends or relatives whilst awaiting an offer of accommodation. Applicants whose applications are listed on a priority basis and who make other housing arrangements whilst awaiting an offer of accommodation will have their circumstances reassessed for retention on the priority list. Applicants who are receiving assistance through the Supported Accommodation Assistance Program (SAAP) will be given every consideration for a priority listing for rental housing and if already listed under priority criteria, will retain that listing.

Examples of situations which may contribute to an urgent housing need include medical conditions in which the medical condition is being caused or aggravated by the applicants existing housing, domestic violence and racial harassment. Any claims must be substantiated by documentation from medical practitioners or community or governmental agencies.

Applicants with a Disability - where significant housing modifications are required - See HOUSING FOR PEOPLE WITH DISABILITIES.

The past tenancy history of an applicant and a debt to Homeswest are also factors in assessing an applicant for priority assistance and issues such as a debt and/or previous breaches of tenancy must be addressed to Homeswest’s satisfaction, before the application will be considered. (See ELIGIBILITY POLICY relating to Further Assistance.)

Applicants in a crisis situation requiring immediate accommodation are not eligible for priority assistance. Priority assistance is not crisis accommodation, but assistance ahead of turn on the waiting list. Applicants requiring crisis accommodation will be assisted with emergency accommodation (see EMERGENCY HOUSING POLICY) if available. Otherwise Homeswest staff will assist the applicant in locating agencies offering crisis accommodation. Once the immediate crisis is resolved, applicants may apply for priority assistance and will be assessed in the same manner as all priority applicants. Being accommodated in crisis or emergency accommodation does not give an applicant automatic precedence over other priority applicants. A person in crisis needs to be removed from the crisis situation and given the opportunity to then look at all options for long-term housing. This may include such alternatives as renting privately with bond and/or rental assistance; taking legal action to retain a joint ownership property, or moving into shared accommodation with a relative or friend.

Accommodation allocated on a priority basis is considered to be secure and long term and an applicant will not be transferred to alternate Homeswest accommodation at a later date unless he/she is eligible. (See Wait turn Transfer and Priority Transfer Policies).

Where Domestic Violence is a factor, see also FAMILY AND DOMESTIC VIOLENCE POLICY.

Criteria for priority assistance

An applicant for priority assistance must be eligible for assistance in relation to all Homeswest’s eligibility criteria, but have an urgent housing need and no other viable housing options, but public rental housing.

An applicant with a poor tenancy history including debts, property standards and anti social behaviour are to have their application referred to the Regional Manager, Assistant Regional Manager, Manager Rental Service, Manager Customer Service or Area Manager for a decision under the Discretionary Decision Making Policy

1.1 Examples:

Medical condition which is being caused or aggravated by applicant’s existing housing.
Medical condition urgently requiring treatment not available in the area where the applicant currently resides and where there is no reasonable access to public transport.
Domestic Violence. (Refer to Domestic Violence Policy)
Where child abuse has occurred, which requires relocation of the family to avoid the perpetrator or to assist the recovery of the traumatised child.
Where an applicant requires accommodation in order to take a child out of care (to reunite child/children with family) or where the fostering of a child/children limits housing options.
Harassment.
Employment -- where it is demonstrated employment has been obtained in another town or zone this may be grounds for transfer subject to income eligibility. Within the metropolitan area a transfer may be considered but will depend on the location of employment and access to transport and where commuting is not a viable option.
Homelessness (Definition – as per the Homeless Taskforce) Primary – someone sleeping rough i.e. in the park, under bridges is considered grounds for priority assistance.

Secondary are those in crisis accommodation or staying with friends/relatives. Tertiary where people are living in insecure accommodation such as boarding houses, caravan parks or rooming houses (Secondary and Tertiary homelessness are considered as part of the priority assessment process)

1.2 Where an applicant applies for a country town, which is experiencing high demand and has no towns nearby to serve as an alternative, they may not be considered eligible for priority assistance. Priority assistance may be limited to current residents only. Example:

Persons moving from an area with reasonable access to housing, to a country town with high demands from the local population and low turnover of property may not be eligible for priority assistance.
An applicant who disposes of property in the south of the state and moves to a northwest town, i.e. Broome, Karratha & Port

	Hedland for reasons of better climate and lifestyle, without health or other urgent reasons for the move, may not be eligible for priority assistance.
General Conditions 2. An application for priority assistance is made on the standard application form and must be accompanied by documentary proof of claims of urgent housing need.	2 Doctors or paramedical certificates detailing medical condition and reason why present accommodation unsuitable. Support letters from community or government agencies. Police reports.
3. Applicants for priority assistance may nominate their most preferred location.	3.1 Exception: Country areas of high demand, which have no nearby towns with available accommodation (see 1.2 and Preamble). 3.2 Homeswest may be unable to offer accommodation in the areas or accommodation type of preferred choice.
4. All applicants for priority assistance must be interviewed as soon as possible following receipt of the application. The interview must be documented in writing and a copy retained on the applicant’s file.	4.1 This is to ensure that: Claims are verified. A full assessment of needs can be made. Alternative housing options are to be examined and discussed with the applicant An applicant is to be provided with the Applying for Priority Housing Assistance brochure on the Priority Assistance guidelines, timeframes and what constitutes a valid offer. This will assist the applicant in making a more informed decision on priority assistance. Decisions to take no longer than 2 working days. 4.2 The interview may be undertaken by telephone, in a Homeswest office, or the applicant’s home.
5. The listing date for a priority application is the date that the application received approval and priority status was granted.
6. An applicant’s priority status and listing date may be portable and transferred to an area for which priority assistance was not approved. This will be at the discretion of the Regional Manager for the region where the applicant wishes to reside.	6.1 Application for change of zone preference is to be at the discretion of the Regional Manager for the region the applicant wishes to reside. Consideration is to be given to the reason why the applicant wishes to change zone i.e. family support and/or support services– refer to 1.2 for examples on areas of high demand.

	6.2 A wait turn listing date is portable and can be transferred throughout the state (See WAITING LIST MANAGEMENT POLICY
Time Frame for Assistance 7. An applicant for priority assistance will be offered accommodation as soon as possible after priority status being approved, depending upon the applicant’s special needs.	7.1 Applicants are to have their application for priority assistance reviewed after three (3) months if no valid offer of accommodation has been made. Applicants may be reassessed after three (3) months to determine their needs are still valid for priority assistance. 7.2 Applicants escaping domestic violence may be assisted ahead of turn.
8. If the area nominated is one of high demand, Homeswest will canvass the applicant’s most preferred choices. If there are no vacancies within a suitable time, Homeswest will make an allocation, which is the closest; available to the applicant’s nominated choices.
Valid Offer of Accommodation on a Priority Basis. 9. A valid offer of accommodation is one that meets the applicant’s critical need for housing but may not be of the most preferred zone.	9.1 Allocation must be within the applicant’s entitlement.
Decline of an Offer of Accommodation on a Priority Basis. 10. An applicant for priority assistance declining a valid offer of accommodation which is consistent with their most preferred choices as stated on the application form, will lose their priority status, be withdrawn from the waiting list and have to re apply for further assistance.	10.1 Applicant will be withdrawn from the waiting list.
11. An applicant for priority assistance declining a valid offer of accommodation which is not consistent with their most preferred choices as stated on the application form, will be returned to the waiting list and made another offer of accommodation when their turn for an offer of accommodation has been reached.	11.1 They will be returned to the ‘wait turn’ list. 11.2 This is not applicable to a tenant applying for Priority Transfer unless the applicant is eligible for a Wait Turn transfer (see Wait Turn Policy). If the applicant is not eligible for a Wait Turn transfer their application will be withdrawn.
12. An applicant declining an invalid offer of accommodation will be made another offer as soon as suitable accommodation becomes available.	12.1 An invalid offer of accommodation is one for, which there is a genuine reason as to why the property is unsuitable, and Homeswest accepts this reason. Example: A property with stairs offered to an applicant with a medical problem, which makes the climbing of stairs dangerous.

Applicants with a prior debt to Homeswest or previous breaches of tenancy. 13. The conditions relating to an applicant for priority assistance with a debt to Homeswest or a record of previous breaches of tenancy are the same as for applicants for wait turn assistance.	13.1 See ELIGIBILITY POLICY – Further Assistance (General and Debt) and Bankruptcy Policy.
Inter Regional Priority Applicants 14. The region in which the applicant wishes to be housed makes a priority assessment.	14.1 An inter regional applicant is one who makes application for assistance in a region different to the one in which he/she wishes to be housed. Example: An applicant making application to be housed in the Bunbury Region, but making the application through the Fremantle office. 14.2 The region receiving the application will make an assessment of the applicant’s circumstances and will recommend an outcome. But the region in which the applicant is applying to be housed makes the final decision regarding the status of the application. In the example above the Fremantle Region will undertake the assessment and make a recommendation, but the Bunbury Region is responsible for making the final decision.
15. Where inter regional priority assistance is requested, all assistance must be given to the applicant by both regions concerned to ensure that the application is treated with the speed and efficiency necessary for priority assistance.	15.1 Liaison between the two regions must be facilitated to ensure that there is no delay and that the applicant is not disadvantaged because of the involvement of two regions. E.g.. Use of phone, fax, e-mail.
16. The region in which the applicant is applying to be housed is responsible for advising the applicant of the outcome of the application.	16.1 Using the above example, it is the responsibility of the Bunbury Region to advise the applicant of the outcome. 16.2 Appeals -see 18 to 18.1
Appealing of a decision regarding a priority application. 17. Any adverse decision made regarding an application for priority assistance is appealable through Homeswest Appeals Mechanism.	17.1 See HOMESWEST APPEALS MECHANISM.

18. Any appeal regarding an inter regional priority application must be made to the region in which the applicant wished to be housed.	18.1 If an applicant applied to be housed in the Bunbury region, but made application to the Fremantle Region, any appeal is to be made to the Bunbury Region.
Priority Transfer General 19. All conditions relating to priority assistance are applicable to an applicant for priority transfer with additional conditions relating to their status as current Homeswest tenants.	19.1 See special conditions relating to a priority transfer.
20. A Homeswest tenant may make application for a transfer to alternate Homeswest accommodation, where there is an urgent change of circumstances which necessitates moving to a different location or accommodation type.	20.1 See 1.1 for examples. 20.2 Transfers on a wait turn basis are available in certain circumstances - see Wait Turn Transfer Policy.
21. An increase in family size may be a valid reason for a priority transfer to larger accommodation.	21.1 Families wishing to accommodate migrants with assurances of support or asylum seekers are not entitled to increase their bedroom entitlement.
22. A property inspection must be undertaken before a transfer application is approved.	22.1 A property inspection is performed to check that property standards are acceptable and to estimate Tenant Liability.
23. A tenant who is no longer eligible for Homeswest assistance is not eligible for a priority transfer.	23.1 See TENANT ELIGIBILITY POLICY.
Tenants vacating before a transfer is received. 24. Transfer applications are withdrawn should a tenant vacate before receiving a transfer. The listing date for the transfer can not be used as a listing date in any future application for assistance.
25. Tenants approved for a priority transfer may formally vacate their tenancy and retain their priority listing date.	25.1 Such tenants must formally vacate their property and find alternate accommodation until an offer of accommodation is made by Homeswest. See also FAMILY AND DOMESTIC VIOLENCE POLICY. 25.2 Homeswest must be satisfied that: The tenant genuinely believes their safety is at risk if they remain in the property; and The only available option is to move out. If Homeswest is not satisfied of the above then the tenant may lose their priority listing date. 25.3 Homeswest must be advised of a contact address and/or telephone number.

Transfer Costs 26. Any costs associated with a priority transfer are to be borne by the tenant.	26.1 Tenant to be advised of costs: Two weeks assessed rent in advance for the new accommodation. Bond Accrual payments where applicable. (See BOND ACCRUAL POLICY 3.2) Established tenant liability on current property Water consumption costs for current property Stamp Duty where applicable Property improvements will be considered.
Rental payments 27. All tenants transferring to alternate accommodation will have their rent assessed at the same percentage rate as in the previous tenancy.	27.1 (See RENT TO INCOME POLICY). 27.2 There will be no change in rental assessment for tenants transferring at Homeswest’s request.
Priority Transfer at Homeswest’s Request. 28. Homeswest will facilitate the transfer of any tenant requested to move in the interests of the department and will pay all reasonable transfer costs.	28.1 Example where tenants may be requested to transfer by Homeswest: To make way for redevelopment.
29. Rental Charge – See Priority Policy 27.2