Agenda item

To provide Cabinet with an overview of the findings of the initial housing stock condition surveys (report of the Assistant Director – Housing enclosed).

Consideration was given to the report of the Assistant Director – Housing which provided Cabinet with an overview of the findings of the initial housing stock condition surveys.

The Portfolio Holder – Strategic and Operational Housing presented the report.

The Regulator of Social Housing adopted a co-regulatory approach, holding Councillors responsible for ensuring that the Council, in its role as a registered provider of social housing, was meeting the outcomes of consumer standards.

As Portfolio Holder for Strategic and Operational Housing, she attended Housing Compliance Clinic and scrutinised the service's performance. However, it was crucial that members also thoroughly scrutinised performance to ensure the council’s homes were safe and properly maintained.

This, and the next two items were being presented to Cabinet for their consideration prior to Performance Monitoring Panel to allow Performance Monitoring Panel to consider Cabinet’s observations as part of scrutiny. This approach was also taken for the HRA Governance Framework last year.

The report informed Cabinet of the interim findings of a comprehensive programme of stock condition surveys conducted on all residential properties managed by the Council. The primary objective of these surveys was to gather up-to-date data on the condition of building components, Housing Health and Safety Rating System (HHSRS) assessments, energy audits, and routine repairs.

These surveys had been strategically scheduled during the winter months to gain a thorough understanding of property conditions under challenging weather circumstances. Over 55% of the stock surveys, which equated to 2,133 properties, had been successfully completed. The first round of access attempts was expected to be completed by the second quarter of 2025/2026. It was important to note that the number of surveys due for completion was a dynamic figure, influenced by Right to Buy sales and acquisitions.

Upon receipt, the data was analysed, with urgent prioritisation given to properties identified as having severe risks. To date, 13 such properties had been identified, 11 had had works completed and 2 were in progress. This data was being calibrated against existing data to ensure that accurate and up-to-date reports continued to be presented at the Housing Compliance Clinic and through performance metrics at the Performance Monitoring Panel. Additionally, this data was informing the drafting of the HRA Business Plan and Asset Management Strategy, which would be presented to members as part of the budget setting for 2026/2027.

Consideration was given to the report and the following issues were raised:

• With regard to damp, condensation and mould what had been identified to date and were there any concerns for the Authority?
  • The Portfolio Holder responded that there were concerns around damp, condensation and mould. From the stock condition surveys that had been completed so far, 6 category 1 (severe) cases had been identified, 4 of which had had remedial work undertaken and 2 were still in progress. Previously, the service had focussed on reactive cases and it was important going forward that it was proactive as well as reactive. The completed stock condition surveys would provide the foundation for reliable data which would then allow analysis and focussed remedial work to be undertaken. There was some work to be done however, there were plans in place and working with tenants would again be an important part of the process.
  • The Housing Property and Repairs Manager reiterated what the Portfolio Holder had said and also added that all were aware of Awaab’s Law which covered not only damp, condensation and mould but all the aspects covered by HHSRS. (Identified with the stock condition data.)

·       When would details of the data analysis be available, in order to identify common points that caused particular problems?

·       Following on from a discussion at a recent meeting of the Policy Development Panel, and with reference to section 7.4 of the Cabinet report, what was the current status of the bid under the Warm Homes scheme to address Energy Performance?

·       Was there any hesitancy from tenants to have the survey undertaken?

·       What was the position regarding the remaining 45% of houses that had not yet been surveyed?

·       The Government had set a very ambitious target of bringing EPC rates to a C rating – was this viable?

DECISION:

1)    That the report be noted;

2)    That Cabinet’s observations and comments on the work underway to survey all residential council homes and associated assets be noted in the minutes;

3)    That Cabinet’s observations and comments, and the report be considered by the Performance Monitoring Panel as part of the scrutiny process

(Other options considered:

·       Do nothing – To not consider information presented regarding the stock condition survey findings.  Cabinet is responsible for ensuring that the Council, in its role as a registered provider, is meeting the regulatory standards set.  This option is not recommended;

·       To not receive any information prior to Performance Monitoring Panel.  This is not recommended as it is beneficial for Cabinet to have considered this information prior to Performance Monitoring Panel scrutinising the performance;

Reasons for decision:

·       To ensure that Cabinet is fully informed of the progress and findings to date towards ensuring that the Council has robust data on the condition of its homes).