The following guidance is given to Unipol tenants and Unipol are happy for you to share this guidance with your tenants.

 Anti-social Behaviour

Anti-social behaviour is a general term which refers to behaviour which adversely affects the health, safety or well being of other tenants. In the context of student housing, this can include vandalism, setting off fire alarms, abusive behaviour, excessive noise, dumping rubbish or tampering with the health and safety equipment in a house, flat or development. Anti-social behaviour may be perpetrated by a friend of a tenant but tenants are responsible for the behaviour of anyone brought into a property.

As this is a wide ranging term, the options available and method for dealing with the problem will vary depending on the nature and extent of the behaviour. It is often found that someone who is responsible for one of these activities may be demonstrating other aspects of anti-social behaviour to other tenants.

It is important when dealing with anti-social behaviour that all tenants work together to deal with the problem. Behaviour which may appear amusing at first can soon be seen as anti-social when it occurs in the middle of exam time, or when work deadlines loom.

In order for any action to be taken, it is necessary to gather evidence against the perpetrators of this behaviour. The biggest source of such evidence is other tenants and it is important to give first hand information in writing of:

• What you saw occur
• Who was involved
• When it happened
• Any witnesses
• Any details reported to the Police

Damage to health and safety or fire equipment extremely seriously and this behaviour can result in students being summoned to a disciplinary hearing at their institution and can be suspended or permanently excluded from their course. Landlords may involve the police where vandalism has occurred and may also involve the fire authorities over damage to fire systems and equipment. A criminal record is not something that anyone would want on their CV. In some cases, landlords may not involve the police and to resolve the situation will seek an apology, to anyone that has suffered because of your actions, and payment to repair any damage.

Options available to students are:

• Make a formal complaint to college or University.
• Report criminal activity to the police (including vandalism).
• Encourage other tenants to provide evidence, particularly witness statements.
• Help to promote zero tolerance on damage to fire or other safety equipment.
• Landlords may sometimes move a tenant who is suffering from anti-social behaviour and has made a written complaint to them– but most landlords prefer to deal with the anti-social tenant who may be affecting lots of people.

If you feel that the behaviour is due in whole or part to your sex, race or sexuality- it may fall under different procedures within your college or University.

In certain cases a tenant may feel that more formal action needs to be investigated by your institution. Please read below regarding the procedure which may take place.

Formal Action:

There are complaint’s procedures or student codes of behaviour operated by the Universities and Colleges and you can only make complaints against staff or students from the institution. The procedures are often complicated although may have an informal track to them to resolve less serious issues.

Your college or university will also have a harassment procedure for students being harassed by other students or staff.

If the matter involves criminal activity, you must report it to the police.

To commence formal proceedings you will usually need to have evidence. This may include statements from witnesses so it is important that you keep detailed logs, and notes.

Key tips

Obtain copies of the complaints procedures for the college

Keep detailed logs and notes including dates, times, witnesses and facts You may need help and support through any formal process. 

Top-tips for being a considerate flat-mate.

Noise

We can all do our bit in helping to reduce noise nuisance to others. Of course, some noise is unavoidable but there are lots of simple ways to avoid disturbing others. Read on to find out how you can be a ‘top’ house-mate…

• Try to reduce the effect of noise from your TV and Stereo by moving them away from your neighbour’s walls. If you live with people beneath you, raise your TV, stereo and speakers off the floor. Top Tip If you can hear your music from outside the room, so can everyone else! Consider headphones and observe the time in which you are playing your music, remember there is legislation which stipulates what times noise can be made and your tenancy agreement will include not being a nuisance to neighbours.
• Try to keep the volume of your TV and music as low as possible. Set your hi-fi bass control at a low level- the bass beat can be particularly irritating.
• If you play a musical instrument, consider practising it at a reasonable time and not early in the morning or during the late evening or night when the noise could be most disruptive. Top Tip Speak to neighbours & flat-mates to advise them when you are likely to practise an instrument. Respect their concerns; you may decide to agree on certain days or times.
• Warn your neighbours if you are going to make unavoidable noise- having a party for example. Its considerate to inform them face to face, giving them plenty of notice.
• Be aware of others when returning home late at night, close doors quietly, remove shoes and refrain from shouting.

Top tips to help improve communication in the house  

Disputes often start over a small issue. It is best to try and resolve disputes at an early stage to prevent problems from escalating. The tips below should help resolve disputes at an early stage.

• If you are responsible for the utility bills (check your tenancy agreement) share the costs between you. Tenants of a property are jointly responsible for the cost of the energy they use. The names of all tenants in the property should be given to the utility companies as soon as you move in. Top Tip It’s only fair to contribute to your share of the bills. Discuss this early on and agree how all bills will be paid. Budget plans often work well- speak to your supplier.
• Share the chores. Tenants of a property are jointly responsible for the cleaning of the communal areas in the house. It’s important to keep these areas in a reasonable standard as Unipol carry out inspections throughout the year. All tenants can have their deposits deducted if properties are left unclean. Top Tip Draw up a cleaning rota or an agreement which includes everyone (Unipol can assist with this). If some of you leave the accommodation before the end- date of the tenancy, hang on to your keys and agree a day for you all to return to clean the house together.
• Have a chat with your flat-mate before you get angry or upset. If you or your flat-mate have been drinking, it may be better to wait until the next day and calmly and politely explain the problem you experienced. Top Tip Remain calm and friendly. Do not threaten to retaliate or wait until you are at the end of your tether. Do not be ashamed to say how much it has upset you or be afraid to make your own views clear.
• Think about having a house meeting. Having everyone together at one time is a good idea to help restore communication. Be open to listening, expressing feelings and compromising. Do not assume that the first solutions you come up with will be the best. Be reasonable – if your neighbour offers to make concessions, see if you can do the same. Top Tip Unipol can help with arranging a house meeting. Prepare some issues you wish to raise in advance. Think about how you would like the situation to be in the future and keep to issues that are currently relevant.
• And finally, all households will suffer the normal stresses & strains of its busy occupants at some point. People have different views about levels of cleanliness, expectations and different lifestyles. If you are a good communicator, are willing to listen, you have the chance that it will be a happier house for all concerned.

Help for Students

Universities, Colleges and Students Unions offer a lot of help and assistant to students and provide services including Counselling, debt management advice, assistance with accessing hardship funds and  housing advice.  Landlords may find it helpful to point their students in the direction of this assistance if they feel it appropriate.

In addidtion there are a number of other sources of help:

• Leeds Community Anti-social Behaviour Team (LCC)
• West Yorkshire Police - you can also contact your Police Student liaison officer by emailing twsi@westyorkshire.pnn.police.uk
• Leeds City Council - from their search engine, insert “Anti social behaviour”
• For investigation of serious noise complaints, Leeds City Council provides a night time and weekend service. Day Time: 0113 2476284 Night time: 0113 2407361
• Leeds Community Mediation Service offers a range of services including help to neighbours in conflict
• Victim Support is the independent charity which helps people cope with the effects of crime.