We understand that anti-social behaviour can have a big impact on quality of life in local neighbourhoods.
We want all our residents to enjoy their home in peace, without disturbance from neighbours or others living nearby.
We work with the police and other agencies to offer help and support, and to take action if anti-social behaviour persists.
Our tenancy agreements clearly set out what is expected from our tenants and we will also take action if the agreement is breached and offers of help are ignored.
Below you can find out more information about what you can expect from us if you have any problems with anti-social behaviour.
You can also download our full statement and summary of how we deal with ASB here.
What is anti-social behaviour?
The Housing Act 1996 gives the following legal definition of behaviour, which is not acceptable:
• Conduct which is capable of causing nuisance or annoyance to any person and directly or indirectly affects the housing management functions of a relevant landlord
• Conduct, which consists of or involves using or threatening to use housing accommodation owned or managed by a relevant landlord for an unlawful purpose.
Cross Keys Homes’ tenancy agreement also set out conditions in relation to behaviour.
The sorts of behaviour that Cross Keys Homes’ anti-social behaviour team can deal with as a breach of the tenancy agreement are:
|• Serious noise nuisance (such as persistent loud music, showing, parties)||• Violence including domestic violence / abuse|
|• Intimidation or harassment||• Alcohol related nuisance|
|• Threatening language or behaviour||• Any form of hate crime|
|• Immoral use of the home (such as using, manufacturing or selling drugs in the home)|
Cross Keys Homes accepts that some behaviour may cause disturbance to others but can be reasonably expected within our daily lives. The following behaviour is not therefore considered to be a breach of the tenancy agreement:
|• Noise transference between properties (such as children playing or crying; banging)||• Children playing in the garden|
|• Children falling out||• Occasional barbeques|
Our commitment to tackling ASB
We recognise that in order to provide a quality housing service, and homes where people want to live, we must be effective in tackling the problems caused by anti-social behaviour.
The anti-social behaviour team will demonstrate actions that we will not tolerate anti-social behaviour and will make this absolutely clear to existing tenants and to any person who is seeking a tenancy with us.
We will use all the powers available contained within the Anti-Social Behaviour Act 2003 and the Housing Act 1996 in order to control anti-social behaviour and to ensure that bad behaviour is not allowed to affect the quality of life of people in the community.
The anti-social behaviour team has also signed the government's Respect Standard for Housing Management to help tackle unacceptable behaviour and to help improve residents' quality of life.
The agenda is built around six core commitments which together will help to promote respect for others and tackle causes of anti-social behaviour.
- Accountability, leadership and commitment
- Enpowering and reassuring residents
- Prevention and early intervention
- Tailored services for residents with support for victims and witnesses
- Protecting communities through swift enforcement
- Support to tackle the causes of anti-social behaviour
Every report of anti-social behaviour will be quickly and formally acknowledged, and an investigation will begin within five days or 24-hours if the matter is serious, and or involves violence or racial harassment. We will work closely with all partner agencies to ensure that tenants are given every opportunity to seek positive interventions to address anti-social behaviour. This is particularly important where young people are involved.
We will seek to offer a non-confrontational approach to resolving anti-social behaviour by involving the Mediation Service for some neighbour nuisance. However, where the matter is serious, involving bad behaviour, violence or racial harassment of any sort, action against perpetrators will include injunctions, eviction proceedings, demotion of tenancy, and anti-social behaviour orders. Witnesses who come forward will be supported at all times.
Our tenants’ views will be sought at the end of the process to see how satisfied they were with the way their complaint was handled.
We are committed to the prevention of anti-social behaviour by offering effective early intervention strategies.
Cross Keys Homes uses ‘starter tenancies’ in some cases which lasts for a year and can be extended by a further six months if there is anti-social behaviour. The ‘starter tenancy’ for one year gives the tenant time to show that they can behave well in their property and control the behaviour of others living in or visiting it. If there is poor behaviour the process for ending the tenancy is much simpler than for other tenants with more secure tenancies.
Cross Keys Homes also uses other positive interventions to prevent and tackle anti-social behaviour:
• Referrals to Peterborough mediation service
• Home visits and interviews to intervene early and challenge poor behaviour
• Referrals to CKH Specialist Intervention team for floating support
• Use of Acceptable Behaviour Contracts (ABC’s)
• Referrals to drug and alcohol services, mental health services and social care to address the underlying causes of poor behaviour
• Partnership working with the Safer Peterborough Partnership, including case review groups to agree multi-agency actions plans to support vulnerable witnesses and tackle perpetrators.
Taking positive action
Whether by telephone, in person or by any other form of correspondence, all reports of anti-social behaviour will be acknowledged within three days and an investigation by a named manager will begin within 10 days. If the matter is racially motivated or involves violence then this will be investigated within 24 hours.
Absolute Possession Ground - evictions
Following new legislation from the Anti-Social Behaviour, Crime and Policing Act 2014, known as 'Absolute Possession Ground', the court must now grant housing association's possession if certain criminal activity has found to be committed within the locality of the perpetrator's home. This has given us more power to evict those who do not follow their tenancy at an earlier stage and provide an effective resolution to those affected by certain anti-social behaviour problems.
Supporting witnesses is key to any investigation and our anti-social behaviour team has been established to offer support to witnesses. We have produced a leaflet called Supporting witnesses for your information.
Cases involving hate crime based on race, religion, disability and sexuality
Any reported cases involving either a racially, religion, disability or sexuality motivated hate crime, or incident where the victim believes or perceives it to be hate crime motivated, will be investigated using the joint protocol called ‘True Vision’.
This is a victim centred approach; co-ordinated by joint agencies including the police and the local authority hate crime co-ordinator. For more information, visit: www.report-it.org.uk
You can also see our separate Hate Crime Policy
Victims of domestic violence
We accept that victims of domestic violence fall within the scope of anti-social behaviour legislation and the victim will be supported at all times, by the involvement of the police family unit and us.
Actions which can be used to tackle anti-social behaviour
We will use a variety of methods to resolve anti-social behaviour, depending upon the type, severity and circumstances involved.
The Anti-Social Behaviour, Crime and Policing Act 2014 has brought in a new, additional measure for people who have been victims of repeated anti-social behaviour known as the 'Community Trigger'.
The Community Trigger makes it easier for a victim or someone acting on their behalf to ask all the agencies involved in their case to review what action they took, or could have taken, if they are not satisfied with the original outcome. To find out more information visit: www.peterborough.gov.uk/safer_peterborough/priorities/anti_social_behaviour.aspx
Reporting ASB Online Form
You can use the form below to easily report any anti-social behaviour and we will get back to you as soon as we can.
Are you being affected by anti-social behaviour?
To report ASB quickly from your phone, simply text ASB followed by the problem to 60066
Call us to report ASB on 01733 385065 during office hours or 01733 385099 out-of-office hours.
Another option is to fill in the simple form at the bottom of this page.