We will take account of:

• The extent and nature of the works – would it be unsafe or seriously disruptive for you, or more difficult for the contractors, if you remain in your home while the works are carried out?
• The time that the works programme will take.
• Whether the completed property will still be suitable for your household.
• Is the work repair only, or does it include, or solely comprise, improvements – e.g. modernisation, upgrading or enlargement.
• Is the property to be redeveloped – e.g. demolished, stripped out, re-built or converted into a different type of property.

We will always take into consideration your reasonable wishes for moving or for transferring temporarily or permanently.

If the work is to be done while you remain at home, we would try not to cause too much disturbance.

If the work is so extensive that you have to move, we will provide suitable temporary or permanent accommodation.

If you remain at home during the works we may make you an ex-gratia payment, to compensate you for any serious inconvenience.

If you have to move out temporarily and return to your home when the works are complete we will help you by paying a ‘disturbance allowance’ to cover the expenses of your move. This:

• Applies to both a temporary move out and the return move, or to a single move to alternative permanent accommodation.
• Is payable regardless of the type of agreement you hold, or the time you have lived there.
• Covers reasonable costs arising directly from the need to move.
• Physical removal costs.
• Disconnection and reconnection costs, e.g. phone, cooker, washing machine etc, redirection of post.
• Essential unpaid time off work to arrange move.
• Additional costs: adapting or replacing carpets and curtains, different school uniforms, disability adaptations, redecoration. These are normally paid for permanent moves only.

If the move must be permanent, then in certain circumstances we would also pay ‘Home Loss Allowance’. The legal rules for claiming Home Loss Allowance are:

• You must have been a tenant (i.e. not a hostel licensee) of the property for at least a year before the permanent move.
• Orwell will not allow you to move back into your former home or
• The property is so substantially re-built or changed to a different type of property that it cannot be regarded as your former home.
• The works include re-development or improvement.

If the works are ‘repair only’ you will usually be able to move back in. The law does not require Home Loss payments for permanent moves following repair works. However if you cannot return, Orwell would consider making a voluntary ‘Home Loss’ payment.

Statutory Home Loss allowance do change from time to time so it is best to check any amounts with your Housing Officer.

Some of these payments are required by law while others are made voluntarily by Orwell.

• You would need to provide evidence of your relevant and reasonable costs to claim Disturbance Allowance. We will provide full information about what costs may be eligible before you move.
• You should claim as soon as possible after the move or, for compensation, after the works are completed. We will provide a claim form.
• If you are in rent arrears or owe other amounts to Orwell, we reserve the right to pay part or all of any agreed Compensation, Disturbance Allowance and voluntary Home Loss payment towards the debt. We may ask you to agree to us treating statutory Home Loss allowance in the same way, but cannot require this.
• If you disagree with the amount payable, and it is a statutory rather than a voluntary payment, you can appeal to a body called the Lands Tribunal.

The table overleaf illustrates the normal entitlements for tenants.

Type of work	Opportunity to return	Home loss (If one year’s tenancy)	Removal, reconnection, unpaid	Furnishings School uniforms Disabled adaptations Re-decoration
Improvement	NO	YES	YES	YES
Improvement	YES	NO	YES	NO
Conversion	NO	YES	YES	YES
Conversion	YES	NO	YES	NO
Demolition	NO	YES	YES	YES
Major repairs	YES	NO	YES	NO
Major repairs	NO	YES	YES	YES