Agenda item

Report of the Director of Housing Management and the Director of

Property Services.

The DMC is asked to discuss and comment on the sections of the consolidated report that are of particular interest to members during the meeting.

The September consolidated Housing Services report was compiled following feedback from DMC members at recent meetings and arising from specific requests from DMC chairs during their April agenda setting with the Cabinet Member. It includes Housing Management & Property Services performance and other requested reports.

Consideration was given to a report of the Director of Housing and the Director of Property Services.

The Landlord Services Manager introduced the report.

The Cabinet Member for Better Homes advised the meeting that a recent Government consultation had sought feedback from social housing providers and tenants on a proposed rent cap in 2023/24 of 3% 5% or 7%. The proposal, if implemented, would override the rent standard which permits a raise of CPI plus 1%. Currently inflation was at 10%. The Housing Revenue Account was valued at £200 million, so inflation at 10% meant there would be a £20 million shortfall.

The meeting was informed that in order to minimise raising service charges, efficiency savings would have to be realised, major works would need to be reduced and services cuts would be required. However, this would create problems in the future, as without regular maintenance programmes, repairs would become more expensive.

Further advice would be sought from officers and more detail would be provided to the DMC at the next meeting.

The Cabinet Member for Better Homes assured DMC Members that the Council would give residents as much help as possible, within the limits of its powers.

The following information was provided in response to questions:

·      Service charges, including community heating, would remain the same for the rest of the financial year, as these charges had already been set.

·      Information had been circulated to residents, which included advice on the financial support that was available to residents.

·      Previously, targeted support advice was given to residents, however due to the emerging cost of living crisis concerned residents had been asked to contact the council, as such a new phone line had been set up.

·      There was a team of advisers who had specialist knowledge in the financial support that was available to residents.

·      This financial support did not always come from the Council’s budget, as alternative support options were available to residents.

The information provided in the report was noted.

Danny Waite, Head of Repairs and Operations, gave the meeting an overview of the report, highlighting that work had continued on improving online services. Telephone was still the predominant way residents reported repairs, however alternative methods were becoming more popular and soon WhatsApp would be available.

The meeting was informed that the number of repairs had continued to increase, compared to previous years, possibly due to more residents spending more time at home because of increased home and hybrid working arrangements.

Responding to a question, the Head of Repairs and Operations stated if resource challenges continued to be an issue, work would be undertaken to make sure that repairs were carried out as efficiently and effectively as possible. For example, a leak team had been set up to specifically target repairs that involved leaks, as, if these kinds of repairs were not addressed swiftly they often led to more serious problems.

Information was sought on the tendering process for the fire safety works that were due to be undertaken. The Landlord Services Manager advised that he would obtain this information from relevant Officers and circulate.

ACTION: Landlord Services Manager

The Landlord Services Manager introduced the report giving a general overview of progress of the CCTV installation project, which had continued to progress. DMC Members were reminded that they were welcome to go on estate walk abouts and discuss CCTV needs.

It was noted that the data presented in the report used the old ward boundaries, which had changed in May 2022. It was requested that the ward boundaries be updated in future reports.

ACTION: Head of Security/ Landlord Services Manager

The information provided in the report was noted.

The Landlord Services Manager advised that work had continued on the Traffic Management Orders and a more detailed update would be provided at the next meeting.

The Landlord Services Manager introduced the report, highlighting that the team structure in Landlord Services was changing, and two focused rent teams were to be trailed alongside eight housing neighbourhood teams. The trial was in response to the implications that arose due to Covid and increasing rent arrears, and was due to start imminently.

The Landlord Services Manager advised that there would also be a large-scale tenant visiting programme, which would give a better picture of how residents were living as certain things were not picked up on over phone and email. Responding to a question the Head of Housing Transformation advised that the visits would be well rounded, and provide an opportunity to look at residents’ wellbeing, repairs and other tenancy or local issues. In response to a follow up question, the Head of Housing Transformation confirmed that visits would also provide an opportunity to obtain next of kin details.

The meeting noted that 51% of residents in rent arrears were on Universal Credit and questioned whether the Government is aware of this and if any action would be taken to support those on Universal Credit who were in rent arrears. The Landlord Services Manager explained that this was an area that the new rent team would focus on, and resources would be targeted into helping those in rent arrears. When home visits were undertaken, these concerns would be discussed with residents, as appropriate. 

Oliver Jones, Head of Green Spaces, introduced the report, providing a brief overview of the key information.

The meeting noted that lots of new trees had been planted on estates and a DMC Member noted that the residents on the Peckwater Estate had been fully involved in this process and helped choose the trees and where they would go. However, some estates had not been as involved in the process and it was noted that information on how to maintain and care for the trees had not been forthcoming. In future it was hoped that each TRA would be able to be more involved in this process.

ACTION: Head of Open Spaces

Responding to a question, Officers advised that trees were inspected every three years and work was carried out as appropriate, but ad hoc work was undertaken if a report was received. However, there was a shortage of tree surgeons and officers in London, which was creating issues with carrying out works.

A DMC Member advised that there had been suspected tree root damage to their property. The Head of Green Spaces noted that the service was aware of this issue but requested that the DMC Member send further detail via email.

The information provided in the report was noted.

The information provided in the report was noted.

The Landlord Services Manager introduced the report and invited the meeting to nominate two DMC Members to go through the recruitment process for the role.

Stanton La Foucade, Tenant Participation Co-ordinator, advised that the recruitment process required potential applicants to submit an application. A shortlisting activity would take place, and then a round of interviews with the most suitable candidates.

Several DMC Members expressed interest in the role and Jane McWilliams was nominated by the DMC to apply for the role. Other DMC Members were asked to consider the role and put themselves forward if they wished.