Agenda item

To consider the Council’s Housing Landlord Strategy 2024-2026 (report of the Assistant Director - Housing enclosed).

Consideration was given to the report of the Assistant Director – Housing, which asked members to consider the Council’s Housing Landlord Strategy 2024-2026.

The Assistant Director – Housing and the Housing Transformation Manager were in attendance for the item.

The Housing Transformation Manager introduced the report which set out the approach the Council intended to take with delivery of its Landlord Services over the next two years. The following documents were appended to the report:

• Appendix A was the Housing Landlord Strategy 2024-2026;
• Appendix B was the Housing Landlord Transformation and Improvement Programme Mandate;
• Consultation Responses were detailed at Appendix C; and
• The Equality Impact Assessment was at Appendix D.

The Assistant Director – Housing endorsed the strategy and stated that it supported the transition from being a reactive to a pro-active landlord.

Members considered the report and made the following comments:

• Members noted that a number of Housing policies would be coming forward in the next two years as a result of the new legislation, and that these were being prioritised according to need, and queried:
  • The allocated budget for this process; and
  • The timescale for completion of the HRA Business Plan.
    • The Housing Transformation Manager responded that:
      • A budget was currently in place for staffing only;
      • Where work was recommended to the Transformation Board, approval would be sought for an associated budget; and
      • Quotations for the HRA Business Plan had been requested.

• Members asked how the strategy contributed to the Council’s ‘green’ agenda.
  • The Housing Transformation Manager stated that:
    • The strategy and mandate included reference to:
      • Commitment of the council to improve the energy efficiency and performance of properties;
      • Green Home Grants that had been awarded from the Department for Levelling Up, Housing and Communities (DLUC) to improve the condition of properties; and
      • Minimum Energy Performance Certificate (EPC) standard for all council housing stock.

• Members queried the action that would be taken if residents were reluctant to accept required improvements to the building, for example, removal of coal fires for greener alternatives.
  • The Housing Transformation Manager responded that:
    • Work would be undertaken with residents to understand the reasons for resistance to the changes, for example, where residents preferred electric to gas appliances for medical reasons, a move could look to be facilitated to a property that could accommodate this; and
    • Ultimately, where a reasonable approach was not forthcoming, the council had the power to enforce changes so that the property met the legal standards;
  • The Assistant Director – Housing stated that:
    • The council’s ongoing Decent Homes Programme had reduced the amount of goal fired/solid fuel heating systems in council owned properties and further reductions would be seen when systems were due to be replaced;
    • A whole house retro-fit approach was taken in respect of improvements for the green agenda. In these cases, a Tenant Liaison Officer worked with tenants to understand concerns and assist with the transition and implementation of the legislative measures; and
    • The council had not yet needed to take ‘last resort’ enforcement action in order for works to be completed however there was a responsibility to ensure that all properties met legal standards and therefore all options would be considered.

• Members asked for the per centage of council owned properties which did not meet the Decent Homes Standard, and whether air source heat pumps were being installed.
  • The Housing Transformation Manager confirmed that:
    • 3 per cent of housing did not meet the standard and works were ongoing to reduce this further; and
    • Over 400 air source heat pumps had been installed and there was an ongoing programme of work dependent upon the age and type of property. Solid fuel systems were being phased out, and electric storage heating systems would be phased out in due course.

• Members queried whether the installation of woodburning stoves was legally acceptable.
  • The Assistant Director – Housing responded that:
    • The installation of woodburning stoves was not permitted in SHDC housing stock; and
    • Regarding installation in private dwellings, this would be investigated and reported to members after the meeting.

• Members referred to point 5.8.2 of the report in respect of tenant engagement and asked if future engagement would be targeted at those who had requested it, or whether a wider approach would be taken.
  • The Housing Transformation Manager responded that:
    • The Tenant Census undertaken in 2023 garnered a 70 per cent response rate; of this:
      • 17 per cent wanted to be more involved;
      • 66 per cent wished to be more informed; of this:
        • 54 per cent wanted to be more informed about investment in their homes;
        • 46 per cent about home safety;
        • 42 per cent about how the neighbourhood was looked after;
        • 39 per cent regarding availability of financial support; and
        • 23 per cent about how the council spent their rent;
    • Engagement would initially be made with the cohort of tenants who stated they wished to be more involved in certain topics, but the team would reach out to all tenants;
    • Focus groups were to be established which would be based on the experiences of tenants;
    • The communication methods to reach out to tenants would be broad and tailored to profiled contact preferences; and
    • As a result of the new regulations, SHDC as landlord would be required to publish an annual report which included information such as: feedback and action taken from tenant satisfaction surveys, and transparency of how rent income was spent over the year.

• Members noted that the council did not currently have a Tenant Handbook and queried the information that tenants received.
  • The Housing Transformation Manager responded that:
    • All new tenants received:
      • A copy of the Terms and Conditions 2019 and documentation of the handbook;
      • In addition to the Tenancy Agreement, tenants received a document which included a summary of their rights and responsibilities;
    • Relevant documentation was sent to tenants at the point of need, for example, a Hints and Tips booklet was available where an enquiry had been submitted for a mutual exchange;
    • Customer Services had copies of documents which could be posted or emailed at the point of enquiry; and
    • Information on the dedicated ‘tenants website’ was regularly updated however information would also be available as a hard copy. The method of communication would be based on the preference of the tenant.

• Members asked how regularly properties were inspected.
  • The Housing Transformation Manager responded that:
    • Where a new tenant was in place, relevant properties were inspected three times during the first twelve months of the tenancy;
    • New tenants were subject to an introductory trial tenancy where tenants needed to demonstrate compliance to the terms and conditions. The trial period could be extended or the tenancy agreement could be terminated subject to a court decision;
    • Annual estate inspections were conducted and further visits where issues were identified ;
    • Ad hoc home visits were prompted by information received from tenants, neighbours and other agencies; and
    • The Cost of Living team supported tenants where relevant issues according to personal circumstances had been identified.

• Members queried whether Nene Court sheltered housing was regularly checked.
  • The Housing Transformation Manager responded that:
    • The Nene Court site was visited weekly by Housing Officers at ‘meet and greet’ sessions held in the Community Centre;
    • Residents had a Lifeline pull chord system which was connected to a telecare agency 24 hours per day; and
    • An individual situation referred to at the meeting would be investigated and any information reported back to the member.
  • The Assistant Director – Housing added that:
    • Revised proposals regarding future delivery of the sheltered housing service, which aimed to address many of the issues identified during a review, would be coming forward in the near future.

• Members asked whether properties were required to meet a minimum standard prior to letting.
  • The Housing Transformation Manager responded that:
    • The voids standard was published in the Tenant’s section of the SHDC website under the Repairs Policy and the link would be forwarded to members; and
    • The ‘void’ standard would be reviewed towards the end of the financial year and this would involve tenants.

• Members acknowledged the large volume of policies needed to meet the requirements of the new legislation and asked whether this would be completed within the stated two-year period.
  • The Housing Transformation Manager expressed confidence that the timescale was realistic. Work had been prioritised according to risk and a schedule of work was being mapped out for the following year in association with Housing Managers.

AGREED:

Following consideration of the Housing Landlord Strategy by the Policy Development Panel:

a)    That the comments of the Panel be noted; and

b)    That the Panel recommended the Housing Landlord Strategy to Cabinet for adoption.