hello R&T
The scheme is to promote & enshrine a very high standard of management and encourage landlords to outline that in the AST.If it's not in the AST you can't rely on ASBeh to get unruly tenants out!
The Council's motive is reducing anti-social behaviour at the source in poorly managed rented properties. Firstly tenants have to know the ground rules before they sign up and landlords have to set high expectations [ground rules]and enforce them when neccessary.Just two unruly households on one street makes life unbearable for normal residents & lead to voids when word gets about. Then everyone loses out & reputations are lost.
When that ASBeh question was posed to me I said my precautions for prevention are ....that tenants are in no doubt what ASBeh is and so if neccessary I would refer/hold the tenants or occupants to the tenancy agreement that the tenants signed. The AST includes a Complaints Procedure to model fair treatment should a complaint arise.
My AST'S have a special section on ASBeh, stating what the Law says it is, this is broken down so tenants know; what it actually means for them, what they must NOT do to others [ or say to others] and what the consequences of their actions will literally bring down on them.
To emphasize the breadth and depth of the Tenancy,I can say that preventatively, the neighbours on either side of each of my properties have my 24/7 contact details and for the sake of the wider community, these are also displayed in the front window on a small bright sticker.
The Law describes ASBeh and I include my own regarding... respect for others, the neighbourhood and others property [this includes my house contents] and rubbish left piled for others to shift.A very big no-no!
In this way I as landlord 'set the standard for a peaceful household'. The text of the AST is bold & frank leaving nothing to chance. When i do the veiwings this high standard is explained with an aside of "the neighbours and I don't stand for loud abusive shouting and screaming or a lack of respect to others- this tenancy is not for you if you like arguments or punch-ups".
Further to this, I'm on first name terms with the ASBeh Officer for M6,his contact details are on the tenancy and behind the front door.
So in answer to your question... I rely on my published systems and procedures for preventing ASBeh AND i follow them when rubbish looks like it's piling up. No rowdiness has ever occured in my houses in M6 and tenants are very happy that i promote & demand a quiet and stable tenancy.
Council Officers are very pleased that I proactively manage my properties and plan for every worse case scenario around ASBeh.
This over 9 years has made the nearest neighbours to my Salford properties, appreciative of firm management and [not always so willing] respectful tenants.
Bit convoluted ..what I'm trying to say is prevention of ASBeh [from the landlord] is the only solution as their careless vetting may have provoked the unsettling situation in the first place.
Maureen
