Gwarediadau Eiddo (Cyfres yr Agenda 2)
(pynciau i Grwpiau Tenantiaid eu trafod â'u landlord)
Cefndir i'r Agenda
Mae rhai grwpiau tenantiaid wedi gofyn inni am eitemau agenda amserol / sesiynau briffio pwnc i'w grŵp tenantiaid eu trafod â'u landlord. Mae TPAS Cymru wedi creu cyfres friffio yr ydym yn ei galw’n ‘Agenda’ sy’n darparu grwpiau tenantiaid efo trosolwg o bwnc ac yn awgrymu cwestiynau y gallech eu gofyn, wrth i chi ymgysylltu â’ch landlord. Bydd y briff hwn yn canolbwyntio ar y canlynol:
Gwarediadau Eiddo
Weithiau bydd landlordiaid yn nodi eiddo nad ydyn nhw ei eisiau mwyach neu nad ydyn nhw'n cyd-fynd â'u strategaeth; felly, maen nhw'n ceisio ei werthu. Fel arfer maent yn dod o fewn un o'r ystyriaethau hyn:
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Anodd ei osod,
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Methu uwchraddio i Safon Ansawdd Tai Cymru neu fod yn rhy gostus i'w gynnal
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Maent yn eiddo nad ydynt yn ‘diriogaeth graidd’ i’r landlord hwnnw ei wasanaethu a’i gynnal
Ar ôl 2019, nid oedd angen caniatâd Llywodraeth Cymru bellach ar landlordiaid cymdeithasol Cymru i werthu unrhyw ran o’u tai. I fod yn onest, nid ydym wedi clywed am unrhyw faterion go iawn hyd yma yng Nghymru, ond mae ychydig o landlordiaid cymdeithasol Cymru wedi sôn wrth TPAS Cymru eu bod yn bwriadu cael gwared ar gartrefi unigol nad ydyn nhw'n gweddu i'w cynlluniau ar gyfer y dyfodol. Nid oes llawer o bwynt bod yn landlord eiddo lle nad oes neb eisiau byw, neu ni ellir eu huwchraddio'n economaidd i'r safon y maent am ei darparu.
Fodd bynnag, mae'n fater llawer mwy yn Lloegr, gyda rhai landlordiaid yn cyfnewid / gwerthu blociau sylweddol o dai. Er enghraifft, yn ddiweddar fe werthodd un landlord 154 o gartrefi i landlord arall gyda thenantiaid yn byw ynddynt. Beirniadwyd Landlord arall am werthu nifer o flociau tai gwarchod i gwmni buddsoddi ariannol. Mae'r mater mwy hwn yn Lloegr (a'r Alban) yn peri pryder i ni.
O fy mhrofiad i, mae'n ymddangos bod yr hyn sy'n digwydd yn Lloegr yn dod i Gymru yn y pen draw. Hefyd, gallai’r agenda dad-garbonio (gwneud cartrefi yn llawer mwy effeithlon o ran ynni), olygu y gallai rhai landlordiaid geisio cael gwared ar eiddo ‘anodd eu trwsio’. Felly, byddai TPAS Cymru yn annog tenantiaid i geisio cyd-gynhyrchu ac egluro polisi a chanllawiau eich landlord nawr. Dylai hyn sicrhau bod unrhyw warediadau yn y dyfodol yn cael eu gwneud yn foesegol ac yn unol â phwrpas cymdeithasol y sector.
Cwestiynau i grwpiau tenantiaid eu gofyn:
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Beth yw polisi eich landlord ar gyfer gwerthu eiddo? Oes ganddyn nhw bolisi?
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Os felly, a ymgynghorwyd â thenantiaid arno?
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A wnaeth y Bwrdd drafod a llofnodi'r polisi?
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Os oes polisi, a yw'n cynnwys manylion am:
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Pa feini prawf maen nhw'n eu defnyddio ar gyfer nodi gwarediadau posib?
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A yw'n glir ac yn dryloyw ynghylch y rhesymeg dros y gwerthiant?
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Pa ymgynghori / cyfathrebu / rhybudd fydd yn digwydd gyda thrigolion a rhanddeiliaid lleol?
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A fyddent yn gwerthu eiddo gyda thenant yn byw ynddo?
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A ydyn nhw'n cytuno gyntaf i geisio gwerthu'r eiddo i gymdeithas dai arall, awdurdod lleol neu sefydliad cymunedol, gwirfoddol neu elusennol lleol?
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Lle nad yw hyn yn bosibl, a fydd yn archwilio opsiynau amgen gan gynnwys trosglwyddo asedau cymunedol neu eu trosi'n ased cymunedol.
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A ydyn nhw'n cytuno mai'r dewis olaf fydd gwerthu ar y farchnad agored, gan atodi amodau i sicrhau bod yr eiddo a'i ddeiliaid yn bresenoldeb cadarnhaol yn yr ardal?
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Beth sy'n digwydd i unrhyw arian a godir?
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Beth yw'r broses ar gyfer adolygu'r polisi a beth yw'r broses ymgysylltu â thenantiaid ar gyfer gwneud diwygiadau?
Gobeithio bod yr Agenda hwn wedi bod o ddiddordeb.
Rhowch wybod i ni beth yw eich barn am gyfres Yr Agenda ac os ydych chi wedi gwneud unrhyw beth gwahanol o ganlyniad i hyn neu unrhyw un o'r sesiynau briffio rydyn ni wedi'u cynhyrchu.
Noddwyr Llais Tenantiaid
Mae'r Agenda yn rhan o raglen o waith yn edrych i ymhelaethu llais tenantiaid. Rydym yn ddiolchgar iawn i Grŵp Pobl sy'n noddi ein gwaith llais tenantiaid.
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)
Hoffem hefyd ddiolch i Lywodraeth Cymru am rhan-gyllido TPAS Cymru fel sefydliad ac i Tai Cymru a’r Gorllewin am y prif nawdd trwy gydol y flwyddyn.
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)