Agenda item

To present the findings from the HRA stock condition surveys (report of the Assistant Director – Housing enclosed).

Consideration was given to the report of the Assistant Director – Housing which presented the findings from the HRA stock condition surveys.

The Head of Housing Investment and Development presented the report.

The Regulator of Social Housing (RSH) mandated through the Consumer Standards that Registered Providers must have an accurate, up to date and evidenced understanding of the condition of their homes.  The data must be used to ensure the provision of good quality, well maintained and safe homes for tenants.

To date, 90.33% of the HRA stock had been surveyed and the surveys had taken place between October 2024 and January 2026 (the data from these formed the basis of the report), but since then efforts were still being made to access more properties and numbers would therefore have increased slightly.  The target to survey 100% of stock was still retained

The surveys had provided a vast amount of primary data which had been interrogated and analysed and had already been used to inform future strategies and planned investment programmes.

A continuous programme of property surveys would be in place to ensure data remained up to date.

At the point of writing the report, 3,467 homes had had a full survey.  The surveys included a full condition survey, Decent Homes assessment, Housing Health and Safety Rating System survey (HHSRS) and, where necessary, an energy assessment where an EPC certificate was due.

The report included a table at section 3.1 showing Survey Representation by Location, and a table at section 3.2 showing Survey Representation by Archetype.

Detailed analysis of the survey findings was provided at Appendix 1.  It indicated that most components (55%) were achieving their expected lifespan with only 1.1% requiring replacement earlier.  44% of components were expected to surpass their expected lifespan.  The results also indicated that property type and location did not affect component wear or life expectancy.

The survey assessed for Decent Homes compliance, hazards and energy assessments.

The information had been used to inform the HRA Business Plan and Asset Management Strategy approved by Council in January 2026.  The plan determined that the Housing Revenue Account was sustainable over the 30-year period based on the assumptions regarding future costs.

The 2026/27 property specific planned improvements programme was being developed using the latest stock condition data to ensure investment was targeted appropriately.

The Regulator required the Authority to keep its records up to date and it would therefore continue to survey its stock.  The Regulators Code of Practice advised that providers should have a five-year rolling programme of stock condition surveys, some needed more frequent surveys.  The regularity of surveys would be determined from information received around areas such as regularity of repairs requests or recurring problems at properties.

A new contractor to undertake the surveys would be identified during 2026 as the current contract was coming to an end.

Detailed analysis of the stock condition survey was provided within Appendix A to the report.

Members considered the report and the following points were raised:

·       Members asked why some properties had not been accessible for survey and whether reasons had been identified.

o   The Head of Housing Investment and Delivery responded that despite repeated attempts to arrange appointments, no clear trend had emerged regarding tenants’ reluctance to allow access. Officers confirmed that 99.92% of properties had been accessed for heating servicing in the last 12 months, indicating access was usually achievable. Tenants continued to be contacted and tenancy audits were being used to prioritise those homes still requiring survey.

·       Members queried the length of time a stock condition survey appointment took and whether tenancy agreements permitted access.

o   The Head of Housing Investment and Delivery advised that surveys typically took around an hour, depending on property type, and that tenancy agreements required tenants to provide reasonable access for such inspections.

·       Members raised concerns about the need to use stronger measures to gain access, including injunctions.

o   The Head of Housing Investment and Delivery explained that injunctions were generally sought only for essential safety checks and that the Council was continuing to work with tenants before escalating to legal action.

·       Members agreed that officers should have their support to use all available means to ensure full access where necessary.

·       Members asked about the cost of injunctions and whether these costs could be passed to tenants.

o   The Head of Housing Investment and Delivery advised that the Council would bear the initial cost, with court fees alone of approximately £377 per injunction, and confirmation was required regarding whether any portion could be recharged.

·       Members raised the issue of tenants struggling to maintain gardens and external areas and asked whether surveys could include an assessment of grounds – often inability to maintain external areas was linked to maintenance of internal spaces.

o   The Head of Housing Investment and Delivery confirmed that tenancy audits already observed such issues and that external aspects could be inspected even where internal access was not possible.

·       Members queried whether future surveys would be undertaken internally or externally.

o   The Head of Housing Investment and Delivery confirmed that a new external contractor would be appointed in 2026 to undertake ongoing surveys as the current contract was due to end.

·       Members asked whether tenants’ preference for a contractor able to undertake full surveys could be accommodated.

o   The Head of Housing Investment and Delivery confirmed this was possible and that the procurement process would specify the ability to carry out Decent Homes, HHSRS, EPC and condition surveys in a single visit.

AGREED:

That the findings from the stock condition surveys and the strategy for using and maintaining data be noted, and that the Panels comments above be fed back to Cabinet including specifically:

·       That members support officers using all available means to ensure full access to the Council’s properties, where necessary.