Tackling anti social behaviour

Anti-social behaviour (ASB) is any activity that impacts other people in a negative way and has a negative impact on resident's quality of life in and around their homes. Anti-social behaviour could be caused by both residents and non-residents, affecting both. 

Examples of anti-social behaviour include:

• noise nuisance
• aggressive and threatening language and behaviour
• actual violence against people and property
• hate behaviour which targets members of identified groups because of their perceived differences. 

Supporting tenants to address anti-social behaviour 

The licence holder and/or his manager have a responsibility to ensure their tenants behave in a considerate manner. There are Selective landlord licensing conditions attached to the selective landlord licence which must be adhered to. Including some specific conditions regarding anti-social behaviour. 

The licence holder and/or his manager should share their contact details and an emergency telephone number with the tenant and their neighbours. 

Reactive action should be your immediate response to incidents of alleged anti-social behaviour either from your neighbours or directed to your neighbours. 

The following guidance provides a tiered approach to help and support licence holders and managing agents respond to allegations of ASB from their tenants. 

Step 1 - inform 

• Inform your tenants that you have received a complaint regarding their behaviour 
• A person cannot be expected to change their behaviour if they do not know that it's offending others. 
• Inform your tenants they are breaching the terms and conditions of their tenancy agreement.
• Remind tenants that they will need a reference when they leave their tenancy (even if they are buying a property).
• You do not have to confront a tenant in person. Call or write to the tenant. 

Step 2 - get support

• Contact us and we can discuss what steps you have taken so far. We may ask for evidence of correspondence sent to the tenant. 
• Arrange a meeting with your tenants and any other relevant organisations to discuss the ongoing problems. 
• You could support your tenants in signing an Acceptable Behaviour Agreement (ABA). This makes it very clear to your tenants what the problems are, what is expected of them and what the consequences of further complaints will be, including possible eviction). 
• Always support whichever organisation is dealing with the case. Provide copies of tenancy agreement and written details of any complaints you have received since the start of the tenancy. 
• Give us your full cooperation to reduce or prevent ASB at your properties. 

Step 3 - get tough

• Consider ending the tenancy by serving a notice and gaining a possession order against your tenants if they fail to comply. 
• It's your property and the tenants are your responsibility. You must enforce all aspects of the tenancy agreement. Remember, you are not expected to act alone and there are many agencies available to support you. All direction must come from you. 
• As a licence holder or/and managing agent, you must not allow anti-social behaviour to go unchecked. This will not only affect residents' property prices, rent levels and possibly your reputation as a landlord. 

Failure to take action could result in you breaching your licence conditions.