At South Somerset Homes, we are committed to working within communities to create safe and attractive environments for people to live in.  This leaflet explains what we are doing to prevent anti-social behaviour and the options available if you are experiencing problems due to anti-social behaviour.

Introduction

South Somerset Homes tenants have told their landlord that dealing with nuisance and anti social behaviour is an important issue for them. This is reflected in the policy and methods that SSH will adopt in tackling anti social behaviour.

What is Anti Social Behaviour?

Anti social behaviour is defined as conduct which

• Is capable of causing nuisance or annoyance to any person; and
• Directly or indirectly relates to or affects the housing management functions of South Somerset Homes; or
• Consists of or involves using or threatening to use housing accommodation owned or managed by South Somerset Homes for an unlawful purpose.

A list of examples of anti social behaviour includes :

• noise nuisance
• intimidation and harassment
• the fouling of public areas
• aggressive and threatening language and behaviour
• actual violence against people
• damage or threat of damage to property
• hate behaviour that targets members of identified groups because of their perceived differences
• using housing accommodation to sell drugs, or for other unlawful purposes
• writing graffiti and in particular graffiti which is abusive, threatening or insulting.

Preventing Anti Social Behaviour

South Somerset Homes is committed to investing in the communities of South Somerset and working with other agencies in initiatives that help prevent ASB. Such initiatives include:

Acceptable Behaviour Contracts

SSH has been very successful in using Acceptable Behaviour Contracts (ABCs) in dealing with anti social behaviour involving young people. SSH has set up over 70 ABCs and this has seen dramatic improvements in ASB on some estates. All members of the family attend the interview together with the local housing officer and police officer. As well as exploring the reasons for the behaviour, discussing the complaints and getting everyone to sign up for acceptable behaviour in the future, the needs of the family are also identified and support, advice and details of positive activities for young people are given to the family.

Police Community Support Officers or Neighbourhood Wardens

SSH contributes towards the costs of Neighbourhood Wardens in Yeovil as part of our commitment to reducing crime and anti social behaviour.

Multi Agency Working

SSH worked closely with the Police, local authority (particular Community Safety Officers) as part of crime reduction and community safety partnerships. In the St John's Road area of Yeovil a crime reduction initiative centred on a large sheltered housing scheme and was developed by SSH in conjunction with the Police, and local authority. The project won a national award for its partnership approach and contribution to reducing crime.

Taking Action Against Anti Social Behaviour

The action that South Somerset Homes will take depends on the severity and the type of anti social behaviour. We will start by talking to people who are causing problems and may propose mediation as a way forward.

Mediation is a process where someone helps people in dispute to reach an agreement that is acceptable to everyone. Mediators help people identify the problem, explore solutions and reach agreement. Mediation needs to be considered at an early stage. SSH uses the independent services of Mediation Somerset.

If talking through the problem does not help, or is not appropriate, then SSH will issue warnings to perpetrators or enter into more formal contractual arrangements such as Acceptable Behaviour Contracts (ABCs), which as described above, have proved very effective for young people.

Finally, SSH will use legal actions and has successfully achieved injunctions and repossession (as a last resort). In conjunction with other agencies, Anti Social Behaviour Orders (ASBOs) have been obtained. An injunction is a court order compelling a person to do something or not to do something. If the injunction is ignored, the person subject to the order can be imprisoned, fined or reprimanded by the District Judge. Injunctions are used to control behaviour and can be used when there is violence or threat of violence, harassment and noise nuisance.

Possession proceedings leading to eviction would only be sought as a last resort after we have considered other means of resolving the problem. However, in cases of serious anti social behaviour where a tenant, a member of their family, visitor or lodger has behaved in an anti social way in the property or nearby, SSH may apply to court for possession of the property. If the Company is not successful in an outright possession order then the court may propose a demoted tenancy whereby a less secure tenancy is provided which would enable the Company to seek possession should the tenant continue with anti social behaviour. In the last year, 8 tenants have been evicted by SSH for anti social behaviour.

Anti Social Behaviour Orders are legally enforceable orders issued by the Magistrates' Court and prevent the perpetrator of anti social behaviour from entering particular locations or behaving in a particular way. If the person subject to an order breaks its terms and conditions, then they may be fined and/or imprisoned. Examples where an ASBO may be sought include abusive and threatening language, harassment and drink and drug related nuisance.

Reporting Anti Social Behaviour

A tenant who is experiencing nuisance or ASB should in the first instance contact their housing officer. If tenants do not know the name of their housing officer, then they should contact the office for further information or access www.ssh.co.uk. Reports of anti social behaviour can be made over the telephone, in person or in writing (including email).

Besides reporting ASB to SSH, the complainant may need to notify other agencies. For example incidents involving violence and other criminal offences need to be reported to the Police. In cases of noise nuisance it may be helpful to report the nuisance to the Council (Environmental Health Department).

Processing the Complaint

If the complaint is in writing then SSH will acknowledge it within 3 days with details of who is dealing with the case and initial arrangements for investigating the matter. If the complaint was reported on the telephone or in person to the housing officer, then this would have been confirmed at the time of the discussion. The housing officer will keep the tenant informed of progress relating to the complaint. The complainant's view will be taken into account in deciding what action will be taken. All complaints will be documented and monitored.

Supporting the Complainant and Witnesses

Those making complaints about anti social behaviour will be supported by SSH and support will be provided in a number of ways appropriate to the situation and the needs of the complainant. These could include access to counselling services and other agencies that are able to give additional practical, specialist or emotional support and advice. Protection measures such as alarms and new locks will also be considered. In serious cases, the offer of temporary or even permanent re-housing can be considered.

Racial and other Harassment and Domestic Violence

Harassment for reasons of race, age, gender or other reasons would be considered anti social behaviour. SSH has a specific racial harassment policy and procedure.

Domestic violence committed by a tenant or family member or visitors, which falls within the definition of ASB will be treated seriously in terms of support to victims as well as action against perpetrators.

Confidentiality

SSH has a confidentiality policy and will treat all information provided by complainants with care and full regard to those individuals.

For more information please call 01935 404500 or email corporate@ssh.co.uk

Download the ASB Summary Policy/Procedure Leaflet

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