Agenda item

Andrew Rowe, Assistant Director Housing; Lorraine Lorini, Head of Housing Standards; and Carl Doolan, Head of Housing Management & Landlord Services, provided an update on housing and community centres, explaining the context and progress since the introduction of new consumer standards for social housing.

Key points highlighted by officers include the below.

·        The new consumer standards introduced by Government require higher housing quality and management standards.

·        Following a self-assessment, a self-referral was made to the regulator, acknowledging non-compliance and setting out an improvement plan. An improvement board meets monthly, alongside regular engagement with the regulator. Seven workstreams underpin the improvement plan: governance, stock quality, safety and compliance, understanding tenants’ needs, repairs and maintenance, safe neighbourhoods, and fair allocation and tenancy management.

·        Repair numbers have doubled due to higher standards and survey findings.

·        Significant work has been done to harmonise policies following local government reorganisation. IT systems are being consolidated into a single system.

·        A learning and development strategy is in place to meet new qualification requirements for senior managers.

·        A stock condition survey is underway and the aim is to have covered 50% of homes by March 2026 and 100% by September 2026.

·        Safety plans have been approved for the main health and safety risks. Fire risk assessments are now 100% complete and asbestos compliance is ongoing.

·        Financial implications for the Housing Revenue Account (HRA) business plan are being monitored.

·        Service charges remain inconsistent across former districts and will be reviewed.

·        A sheltered housing stock review is ongoing and this will inform future provision.

·        Community centres funded by the HRA are treated as council buildings and this creates cost pressures.

·        Initial safety compliance issues at community centres have been addressed and the stock condition reports have been completed.

·        Usage of community centres varies significantly. Potential options include increasing community use, hosting council services, or considering redevelopment for housing in the long term.

·        Engagement with community centre management committees, parish councils, and stakeholders will continue through November and December, with wider consultation and potential asset transfer discussions from 2026 onwards.

·        No decisions have been taken regarding community centres and proposals will ensure buildings remain safe while in operation.

The following key points were raised in the discussion.

·        Members asked about retrofit challenges. Officers confirmed funding is available but contractor capacity is a constraint. Eight principal contractors have been onboarded, and some funding supports skills development for in-house teams. Work prioritisation is based on property condition.

·        Questions were raised about empty homes and lettable standards. Officers explained that all homes will meet EPC C by 2030 and asbestos will be removed. Empty homes fall into three categories: minor hazards, significant hazards, and major capital works. Current void rates are around 4%, with a target of 2.5%. Category 1 voids cost about £15,000 to repair, with Category 2 costing £27,000, and Category 3 costing up to £50,000. It is the aim to improve over 1600 homes by 2028. The ALIGN framework should enable returning 10 properties per week to allocations.

·        Members suggested displaying information in empty property windows to reduce public queries. Officers noted security concerns but agreed to consider options.

·        Questions on allocations and three-way swaps were raised and officers confirmed that there has been no policy change.

·        Members raised service charge inconsistencies and grounds maintenance costs. Officers confirmed a review is underway to ensure fairness and alignment with tenant responsibilities.

·        Members welcomed engagement on community centres and stressed the need for more prescriptive arrangements with management committees to maximise community benefit. Suggestions included rationalising timetables and using centres for advice and support services.

·        Positive feedback was given for the housing team’s response to a recent major fire, which required rehousing multiple households.

Resolved

a)     That the update is noted.