Agenda item

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

The Head of Housing Services addressed the committee and highlighted the following:

-       Performance on voids is starting to turn following significant work on the backlog of properties. Three contractors have been procured to deal with major voids, allowing the internal team to focus on minor voids. The overarching KPI is void rent loss which has come down to 2.6% in December, from 2.71% in November.

-       Whilst voids are also measured through an average relet time KPI, as properties are only included once work is completed, this KPI will worsen as more voids are returned to a lettable standard as the backlog is worked throguh.

-       Whilst for a variety of reasons void numbers are naturally constantly moving, minor and major void works have been completed on 245 properties in 2025. There was a significant shift since September with the overall number of lettings outweighing terminations. There has been a challenge in recent months following the handover of the council’s biggest new build development in Regency Village, as this has increased internal tenant transfers. This has been a positive development but has led to increased voids.

-       Current void numbers stand at 122 properties – 65 are major voids (requiring kitchen and bathroom replacements, plastering, full redecoration, new heating systems etc.), 59 of which are currently with contractors. 43 are minor voids being managed by the internal team. The remaining 14 voids have recently been returned and are awaiting inspection.

-       Tenancy management are working closely with the housing options team to allow voids to be brought forwards as a priority if they match the requirements for an emergency housing case.

-       The rent collection KPI is performing ahead of target thanks to a proactive approach and the additional support provided to tenants, for example by the Benefits and Money Advice service. Currently rent collection is £265k ahead of target.

The committee’s discussion raised the following points:

-       It was requested that the new development at Regency Village (also known as Manor Road Swindon Village) be included separately in the next report if there are further delays. These properties are being allocated through the homeseekerplus system and will be a mix of transfers and new tenants. This has an impact on the existing resource.

-       A jump in ASB cases was noted for November. Officers are not aware of any changes in reporting during this time that would have impacted these figures. Reasons for this change will be investigated and an update provided to the committee.

-       As experienced by other councils with retained council housing, there are challenges relating to skills shortages. Contractors are also struggling with certain trades. Currently there are a number of vacancies, including four multi-skilled roles and two electricians. Many skills wish to be self-employed and currently not seeing large numbers of school leavers joining trades. The council is investing through apprenticeship and are working closely with Gloucestershire College. Would like to bring more apprentices in but need to ensure resources are in place to support them. Also working closely with HR to ensure that the great working conditions  and pension schemes are highlighted during recruitment.

-       As agreed at the last meeting the Chair has written to MPs for Cheltenham and Tewkesbury in relation to the issues with tenants falling into arrears due to Universal Credit. He will follow this up with them.