AFF is increasingly being approached by families who need advice on housing in civvy street; whether it is accessing social housing, exploring options for civilian housing or using FHTB to help with a house purchase. Below is a range of topics based on the questions families have come to us with. If you have any other questions not covered here, contact AFF at firstname.lastname@example.org.
Will I get social housing?
Leaving SFA as a divorced spouse/separated civil partner
Improved social housing support for Service personnel and their families
Leaving the Army? The Joint Service Housing Advice Office can give housing advice
The MOD Referral Scheme - another way to get social housing
LAUNCHPAD: a perfect transition solution
Looking to settle in Scotland? Military Matters can help
Forces Help to Buy - a home loan scheme for Service personnel
Applying for a mortgage: have you been disadvantaged by being in the military?
Selling your own property - Have you thought about Capital Gains?
The Cotswold Centre - a temporary housing solution
Community self builds
Social housing is very scarce and most councils having long waiting lists – the Armed Forces Covenant means that you will not be disadvantaged by not having a local connection, however, it will NOT mean that you get to the top of the list.
If you have more than £16,000, most councils will not consider you for social housing so, if you have been made redundant, left with a medical discharge payment or at the end of Service with a pension and lump sum, you need to look at alternatives. Read more
Even if you are at the top of the list, it could still be years before you get a house; it is worth remembering that, if you leave SFA and are homeless, the council will have a duty of care to put a roof over your head. However, this may be a hostel or B&B which isn’t ideal for a family.
As soon as you know you are leaving (or even if you are just considering it in the future), it is worth finding out all the options open to you – contact JSHAO for more information.Back to top
AFF is aware that many councils no longer consider divorced spouses/separated civil partners to be part of the Armed Forces community and don’t give them the leeway on a local connection which they give to Serving personnel when they leave. Read more
Whilst we never think that a marriage will end in divorce, it is worthwhile considering having your name down on the social housing register for where you would settle if this did happen (close to family so that you have a local connection etc.). The earlier you register, the longer you will have been on the list should the worst happen. AFF has spoken to several local councils about the best way to apply for social housing and the advice they give is to:
- Phone them as your first action – do it as soon as you know you need help and don’t leave it until the last minute; the more time you give them the more ability they will have to help you by your deadline date.
- Make sure that when you contact them you let them know that you are a separating Forces family,
- Let them know if you have any special circumstances e.g. medical, schooling/public exams etc.
- Let them know if you are leaving due to domestic violence
- Let them know if you have a reason for not having a local connection anywhere (e.g. child of a Forces family or if you grew up in care)
- Remember that social housing is very scarce so think carefully before refusing an offer (especially if you are homeless) as the council may consider that they have carried out their duty of care to you and remove you from the list.
AFF has written a brief and is lobbying to get recently divorced spouses/ separated civil partners to be included in the Armed Forces Covenant's definition of family. We are also asking individual councils to change their policy to reflect the needs of this vulnerable group; click here for the AFF brief.
If you are experiencing issues accessing social housing as a result of the above, contact AFF at email@example.com.Back to top
Local councils all have different criteria to get onto their housing register but if one of those is the need for a local connection, they cannot refuse to register you if you have left the Armed Forces within the last five years. Read more
If you have any trouble getting a council to accept you because they say you don’t have a local connection, AFF would like to know about it – please email details to firstname.lastname@example.orgBack to top
The Joint Services Housing Advice Office (JSHAO) provides advice and guidance, to you and your serving soldier, about housing options when making the transition to civilian life. They also provide information and advice if you remain in Service accommodation beyond the last day of your soldier’s Service. Read more
Once your soldier is a veteran, and out of Service accommodation, you are responsible for sourcing your own housing, either by purchasing your own home or by renting accommodation privately or via Local Authorities.
At this stage, if you contact JSHAO for information you will be signposted to your Local Authority housing department or an appropriate veteran’s agency.
Sourcing civilian housing can take a considerable amount of time so make sure that you start planning well in advance of your leaving date.
For more information about this service, please contact the JSHAO:
Joint Service Housing Advice Office
Floor 1 Zone 1,
Advice Line: 01252 787574 Mil: 92444 7574
Unlike local Authority policies, the scheme is beneficial because it does not demand that you have a local connection with the area in which you are applying.
You may apply for a reasonable number of areas by listing the locations or counties in which you would like to live. However, the scheme is wholly dependent on the goodwill of Housing Associations, and it is reliant on their provision of vacant properties in which they are unable to fill.
As a result of this, The Joint Service Housing Advice Office (JSHAO) and the Referral Scheme cannot estimate how many offers they might receive.
All applicants are strongly encouraged to consider alternative housing options as there are no guarantees of being housed through the scheme. Read More
Applicants must be Armed Forces personnel within six months of their discharge date and currently occupying Service Accommodation.
Applications for the Scheme can be accepted from Service Leavers, married or single, and from separated spouses living in married quarters or hostel accommodation provided by SSAFA Forces Help and the Services Cotswold Centre.
It is important to note that while personnel in Single Living Accommodation (SLA) are eligible until six months post discharge date, those in Service Families Accommodation (SFA) are eligible until they leave that Service property.
Do Not Apply:
If you are married ex-Service or Single and beyond the six months after your discharge date.
If you own or part-own a property or are privately renting, you will not be considered for housing through the Scheme.
If you have sufficient capital to buy a property you are unlikely to be housed. Pensions and expected gratuities will also be taken into account when processing your application.
Completing an Application Form
If you are eligible, you will need to complete an application form. This form can be downloaded from the MOD website. To ensure your application is processed quickly and without complications, ensure that you include all the relevant information required. Further requirement details are available when you download your application.
Your application will be acknowledged in writing and you will be added to the database for consideration when properties become available. Each property offer is assessed by its appropriate allocation such as family size, location etc. with the most eligible and highly prioritised applicants details being forwarded to the Housing Association.
Be aware that applicants are restricted to one offer through the scheme.
For more information call 01252 787574 (mil: 92444 7574) or email AWS-JSHAO-Mailbox@mod.uk
You need to include evidence of the date on which you are required to leave your Service Accommodation:
SFA occupants – a copy of my ‘Notice to Vacate’ or ‘Certificate of Cessation of Entitlement to Occupy’ (provided by DIO Service Delivery Accommodation within six months of discharge)
SLA occupants – a copy of my MOD Form 1166 (available from Unit Admin Office)
Overseas applicants – a copy of my ‘Certificate of Cessation of Entitlement to Occupy’ (available from the Station Staff Officer)
Applicants following marital separation – a copy of my ‘Notice to Vacate’ or ‘Certificate of Cessation of Right to Occupy’ (provided by Defence Estates at the start of the 93 day notice period)
Unlike Local Authority policies, the Scheme is beneficial because it does not demand that you have a local connection with the area for which you are applying.
You may apply for a (reasonable) number of areas by listing the locations or counties where you would like to live. A member of the team will then get in contact to discuss the options available in those areas. You are not restricted by where you now live, where your family live or where you will work.
Single Service leavers and couples without children may also find it difficult to access housing provided by the Council.
On the MOD Referral Scheme, singles and couples are just as likely to be housed as families because applicants are chosen by their suitability for the type of property offered by the Housing Association.
The JSHAO and the MOD Referral Scheme have no housing stock, no internal connections with Local Authorities and unfortunately there is no guarantee that applicants will be housed through the Scheme.
All applicants are strongly advised to contact their local authority and consider alternative housing options, in addition to applying for the Scheme, in order to maximise the chances of being housed. The scheme attempts to provide another route into Social Housing, not replace such actions as directly contacting local authorities.
Service leavers with families, and separated spouses with children, may also wish to contact the Services Cotswold Centre, which offers temporary accommodation.
Information, advice and hostel accommodation is also available from SSAFA Forces Help. Single Service Leavers should contact SPACES (Single Persons Accommodation Centre for the Ex-Services), who may also be able to help. Details for these Associations can be found on our website.
Additionally, for those who would benefit from adapted and sheltered (both supported and unsupported) accommodation, this type of housing is accessible through the Scheme. Please contact JSHAO on 01252 787574 (Mil: 92444 7574) or email AWS-JSHAO-Mailbox@mod.uk.Back to top
If you are looking to settle in the Newcastle area upon leaving the Army, then Avondale House could be the solution.
It provides the perfect environment for a responsible transition to civilian life, especially as public and private sector organisations in Newcastle are helping resident veterans and their families to find jobs, houses, training and other support, as required. Click here for further information.Back to top
Military Matters is a specialist housing advice project that is open to all members of the Army community: serving, veterans and family.
The service they offer is available free of charge to anyone interested in living in Scotland. Read more
Their focus is Scotland simply because they are funded by the Scottish Government and Poppyscotland but you don’t have to currently live in Scotland to use their service.
Their small team of Housing Advice workers spend time getting to know your individual circumstances and then produce a tailored advice report which provides information and guidance on what options you may wish to consider, and also the options that may not be suitable.
The focus is very much about home ownership rather than social renting, and for that reason, the team know about current incentives such as the Forces Help to Buy (FHTB) scheme and the Scottish Governments Low Cost Initiative for First Time Buyers (LIFT) Schemes.
They do still work closely with colleagues in the veteran’s social housing sector, so if this is something that suits your circumstances, they can help to signpost you to the right place. Visit their website for more information, or give them a call on 0131 247 1400.Back to top
Forces Help to Buy (FHTB), a £200m scheme to help Service personnel who want to buy their first home, was launched in 2014. Read more
- From April 2014 the scheme will be trialled for 3 years. It offers Regular personnel loans of up to 50% salary, capped at £25,000, interest-free and repayable over a 10-year period.
- It is taxable and soldiers should seek advice on the impact this will have on their monthly income.
- The scheme aims to address low levels of home ownership in the Armed Forces, overcoming the disadvantages that mobility brings in line with the principles of the Armed Forces Covenant. It supports greater lifestyle choice and retention of personnel.
FAQ's on FHTB
1. Who can apply for FHTB?
In general, Forces Help to Buy will be available to Regular personnel who wish to buy their own home regardless of your marital status or the length of your current engagement.
2. Can you apply if you already own a home?
Forces Help to Buy is intended to support those who want to buy a first home but can’t afford to, therefore it will not be available to the majority of existing homeowners (exceptions can be made on a case by case basis where the existing home is not suitable for the family’s needs).
3. Can you let the home you buy with FHTB?
In general, you will be expected to live in the property you have bought with the loan if it is within reasonable travelling distance from the place of work.
4. Can I take the loan and still live in Service Family Accommodation?
If personnel are posted within reasonable travel distance then they will be expected to live in the property. Should they be posted away from this location for service reasons then SFA will be available at the normal rates.
5. Will Reservists be able to take out a FHTB loan?
No. Regular service places a greater mobility requirement on Service personnel. This scheme is designed to address this disadvantage, in line with the principles of the Armed Forces Covenant, and is only open to Regular personnel.
6. How much can I borrow?
You can borrow up to 50% of your current annual salary, capped at £25k.
7. Do I have to pay it back before I leave Service?
Yes - The normal terms of the loan will be ten years. Those who leave Service during this period will need to make arrangements for early repayment.
8. Why has this scheme been launched?
We know that high mobility and Regular deployments mean that many personnel have delayed buying a home - and some experience difficulty when accessing credit. Initiatives like FHTB and MoneyForce are developed based on feedback you provided in the NEM consultation and delivering on the Covenant pledge to address disadvantage caused by Service.
9. Is this the same as the Home Purchase Incentive (HPI) briefed under NEM?
The feedback on HPI has been very positive and the Secretary of State has heard your views and launched an early trial scheme.
10. What about the other elements of the HPI scheme?
Work hasn’t stopped on other NEM proposals – this scheme launched early as you told us you wanted more help now.
11. Why are you still gathering our views on NEM / HPI?
Your views count. The Secretary of State has delivered a trial scheme to give the extra support what you wanted as soon as practically possible. Your views are still needed to design the scheme rules and to inform future decisions.
12. So are you getting rid of SLA and SFA?
No. SLA and SFA will remain available to those who need it.
13. Can I buy with someone else (outside of the Service) using this scheme?
Yes. The scheme will be open to those entering into joint home ownership.
14. How will you evaluate the pilot?
The scheme will be evaluated using a combination of established methods of data analysis and feedback from personnel.
15. Can I use this scheme to pay off my existing mortgage?
No. FHTB is intended to support those who want to buy a first home but can’t afford to, therefore it cannot be used to pay off an existing mortgage.
16. Why has the loan been set at 50% of salary?
The level of loan has to be linked to your ability to repay. Experience has shown that 50% of salary is the right amount to ensure repayments are affordable and mortgage lenders don’t lower the amount they will lend you.
17. Can I take this loan and still use the Chancellor’s Help to Buy scheme?
Yes. This scheme can be used alongside the other Help to Buy schemes.
As part of the consultation on the Armed Forces Covenant, AFF has recently been included in discussions with ministers regarding improving access for Service personnel to housing, both private and social, for those leaving the Services or for those who simply do not wish to live in military provided accommodation. Read more
The Housing Minister, Grant Schapps, said; '.......until now we've had a mad situation where living on a base or serving abroad has disadvantaged people in the Armed Forces applying for a mortgage. So the Government will also be working with credit reference agencies and Royal Mail to ensure that this is no longer the case.'
AFF would like to hear from families who have experienced difficulties in obtaining a mortgage because of a poor credit history due to credit reference agencies failing to recognise BFPO addresses abroad, or because of constant changes of address on posting. Please email your feedback to AFF at email@example.comBack to top
Several families have approached AFF, concerned that they are looking to sell a property that the non-serving spouse bought prior to their marriage and will have to pay Capital Gains Tax (CGT) on any profit. Read more
AFF is not a financial advisor and we strongly recommend that anyone selling a property talks to their local Tax Office to get advice which relates to their specific situation. Having contacted HMRC for clarification, the basic principle is laid out below:
When a property is sold, any profit made is called Capital Gains and, over a certain threshold, is taxable. Dependent on the owner’s circumstances, certain reliefs may be given to reduce the amount of tax payable.
HMRC has confirmed that if the owner has to move to live in “job-related accommodation” in order to be with the serving spouse that they will not lose their entitlement to Private Residence Relief (PRR).
PRR means that, so long as it has been your only home and that you have only used it as your home, that you will pay no CGT. However, if you have rented your house out then this period of time will be taken into consideration in the calculations.
Note: According to HMRC advice, signing a license to occupy means that SFA/SSFA is not in fact a 'residence' for PRR purposes at all, and if that is the case and the owner has no further residences other than the property he/she owns, then it will not be necessary to nominate that property as the main residence for PRR purposes.
So, if you have lived in SFA, own a house that you intended to move back into at some time, and have never let it out, and sell it, you will pay no CGT. If you have let it out, if you own more than one property or if you have privately rented at any time then these factors will affect your relief and you may have some CGT to pay.
If you have any doubts, contact your local Tax Office for more information.Back to top
Whether or not a member of the Armed Forces lives at home with their parents is a matter for the local authority (LA) to decide based on all the available facts. Read more
It may be that someone living in SLA is treated as living at home but equally SLA can be treated as a permanent home.
Adult children judged by the LA to be living permanently in SLA are not treated as living at home with their parents during periods of deployment.
If the LA decides that the permanent home is with the parents, and the parents receive Housing Benefit (HB), then they would be subject to a non-dependent deduction which could extinguish HB entitlement.
This is because all working non-dependants are expected to contribute to their living expenses and there is no exception for Armed Forces personnel unless they are deployed on operations.
AFF has investigated the changes to Housing Benefit Regulations and whether Army families face any disadvantage in comparison to other families.
Unfortunately, there was not enough evidence to determine the overall impact on Army families and state our view on this issue.
We therefore encourage families affected by the changes, or with their own view on this matter, to contact us at firstname.lastname@example.org
The points which AFF has considered in this argument:
- The publicised amendments for families of serving personnel assist only a small minority of families. These could include Reservists or those who choose not to live in Single Living Accommodation (SLA) because their parents live nearby. This was poorly communicated to families.
- All parents have difficult choices to make about downsizing once their children move away from home. This applies should you own your own home, rent privately or claim Housing Benefit.
- Families might face financial difficulties if Housing Benefit is reduced due to under occupancy and a room is retained for their soldier.
- Should serving personnel contribute to the family finances, then they would effectively be paying twice for accommodation.
- Social housing is scarce. Where families are able to downsize to smaller properties, this could increase the availability of suitable social housing for those families leaving the Services.
- Whilst there has been considerable upgrading of SLA, some serving personnel do not have a room of their own and instead share multiple occupancy rooms. It could be unfair to judge this accommodation as a permanent home. DIO recognise there is still much work to do to upgrade SLA.
- Special consideration might be required for families until personnel have successfully completed Phase 1 and 2 Training.
- There is clearly disparity across areas, as Local Authorities have the final decision whether a soldier’s home is classed as with his parents or in SLA.
Update Feb 2014: AFF has been made aware that some Army families have been successful in overturning the initial decision of local authorities relating to Housing Benefit at tribunal.
This has resulted in Armed Forces personnel being included in the calculation of the number of persons occupying the property. Click here to read about one Army family’s success with an appeal.
If you have been the subject of emergency evacuation from overseas or you are in transit between postings, retiring, or you have welfare housing issues; the Services Cotswold Centre at Corsham provides a secure, affordable, place to stay. Visit the Services Cotswold Centre information on the GOV.UK website.Back to top
Having trouble accessing social or civilian housing? Prepared to work hard with a group of like-minded people to build your own home? For more information on the Community Self Build Agency, go to www.communityselfbuildagency.org.uk.
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