Agenda item

Objective: To provide the committee with key performance information relating to voids, arrears, day to day repairs, ASB and property compliance.

The Director of Governance, Housing and Communities presented the report to the committee and provided the following updates:

-       There are now five outstanding properties in relation to gas compliance, as one property has been handed back where the gas has been capped. There is no particular cause for concern with the remaining properties.

-       At the time the report was written there were 15 actions relating to the installation of windows. This is now down to eight, with one property in each of the eight blocks waiting to be completed. Although three properties have been completed in each block, the action cannot be closed until the remaining properties are fitted. The delay in installation is due to a lack of access to the properties, so the usual no access procedure is being followed to gain access.

-       Further detail around the stock condition surveys has been included in the report, including a breakdown of how many have been completed and what kind of archetypes. Future reports will also include data around the Decent Homes Standard compliance. Currently operating at 2.3% of homes not meeting the Decent Homes Standard, which relates to 108 properties. 77 of these relate to thermal comfort, and 31 relate to component failures, normally a kitchen or bathroom that needs replacing.

The committee’s discussion raised the following points:

-       Three high risk compartmentation issues were due to be completed on the 24 November but have been delayed due to contractor issues. Assurance has been given by the contractor that it will be signed off by the end of the month.

-       The components listed in the report are generally kitchens or bathrooms with an element that cause them to not meet the Decent Homes Standard. An early draft of the 5-year planned maintenance programme has now been produced. Officers will compare properties that do not meet the Decent Homes Standard against this plan to identify when it is scheduled for replacement and decide whether to reschedule it to an earlier point.

-       Thermal comfort essentially relates to whether a house is too hot or too cold due to physical issues with the property. For example, due to window draughts, lack of draught excluders or over insulation.

-       It is unlikely that 100% of stock condition surveys will have been completed by December. Currently trying to gain access to outstanding properties but this is a long process and has not yet been tested whether the court will allow forced access. Suspect that the courts will not allow forced access. Continuing to try new methods to carry out surveys, for example by carrying them out at the same time as responding to requested repairs.

-       All social housing providers have been targeted with achieving EPC C or above by 2030. Energy Performance Certificate (EPC) reviews were taken out of the stock condition surveys to speed up the process. Aiming to provide details of properties EPC rating in future reports as the data is now available on the system. Already retrofitting properties which are below EPC C in an ongoing decarbonisation programme using Wave 3 funding from the government. This will also resolve some of the thermal comfort issues identified.

-       Point 1.3.1 refers to one high-risk fire action awaiting determination on costs. Whilst it feels like this should be an easy decision it can be a significant cost. For example, internal compartmentation work can be in the hundreds of thousands of pounds range. The work will be carried out regardless of the cost, but it will need to be scheduled as part of the capital programme of works which is currently being discussed. Also need to ensure that contractors have priced the work to be compliant with the procurement process. Whenever a high-risk action is identified mitigations are put in place to minimise any risk and ensure tenants are protected whilst corrections are carried out, for example by changing evacuation procedures. However, they will continue to be listed as high-risk despite the mitigations in place to ensure the correct focus remains.

-       The data from the stock condition surveys is being used to generate a future planned maintenance programme which will cover at least the next five years. This will be consulted on with both tenants and leaseholders, to ensure they are aware of what is coming down the line. It will not be possible to confirm how much things are going to cost at the consultation stage, particularly for the work scheduled for later years of the programme, but it should give an idea of what work is expected. There will always have to be some flexibility to the programme as elements such as roofs could fail unexpectedly and work will need to be reprioritised within the budget. It will be vital to keep tenants and leaseholders updated when these changes occur and be clear when delayed work will be completed. Accept that this is something that has failed in the past but that is being improved.

-       Understand that changes can be very concerning for leaseholders. The Head of Housing Services will be bringing forward a policy around section 20s in early 2026 to clarify how the process works. Leaseholders will be consulted on this policy. The process will also be helped by having a planned maintenance programme providing clearer insight into anticipated costs. Whilst this may change due to urgent works appearing, the council will accommodate leaseholders experiencing financial challenges through the various options available.

-       Legally new leaseholders are provided with section 125 notices which commits the council to the work detailed. Anything additional added cannot be charged to the leaseholder. However, this is only for new leaseholders. During private sales the purchasing solicitor can request information on what work should be anticipated from the Technical and Investment team.

-       Good to see that significant progress has been made around the stock condition surveys, which has been a significant concern. It was also highlighted that the surveyors have been very positive about the council’s responsiveness to issues being identified. Pass on thanks of the committee to officers for the tremendous amount of work that has been carried out since housing has been brought back in-house. Enables the council to make tenants aware this is about their homes, and making sure that things are being done to improve them and make them better. Thank staff for understanding how important tenants are, and embracing this improvement journey.