Agenda item

To present the report of the Head of Housing Services.

The report of the Head of Housing Services incorporating a draft Housing Revenue Account Asset Management Strategy (AMS) for 2018 to 2023 was presented for the Committee’s consideration.

The Housing Technical Services Manager reported that the strategy defines the Housing Service’s approach to managing the Housing Revenue Account assets; one of its main aims is to support the service’s annual business plan. The strategy is focused on three key themes in relation to stock investment in order to continue to meet the requirements of the Welsh Housing Quality Standards (WHQS); active asset management in order to improve the performance of properties which may have poor social, economic or environmental performance and supporting wider objectives in order to contribute to corporate priorities.

The Committee considered the strategy and made the following points –

•           The Committee sought clarification of whether the Housing Service is maximising opportunities with regard to major repairs loans. The Housing Technical Services Manager confirmed that the allowance has been claimed in full at the end of Quarter 2 and that expenditure totalling in excess of £2.6m had occurred during Quarter 1 and Quarter 2. The service has regular meetings with Welsh Government officials to monitor how the grant is spent.

•           The Committee sought clarification of the Housing Services’ approach to tenants who refuse to have improvement work done to their homes especially if the work is considered essential.

The Housing Technical Services Manager said that the WHQS allows tenants to refuse work to be done on their homes in certain circumstances e.g. if they are happy with their current kitchen and do not want an upgrade. Whilst all authorities respect tenants’ right to make decisions about their homes this must be balanced with the need to meet health and safety requirements. The service does contact tenants who have previously refused to have upgrade work done to establish whether or not they have changed their minds and are now agreeable to the work being carried out. Any outstanding WHQS work e.g. kitchens, bathrooms, re-wires etc. is carried out automatically as a matter of policy at the end of a tenancy and prior to re-letting. It is often older tenants who have refused to have work done on their homes mainly because of the upheaval it sometimes entails, but many have since had a change of heart. The service reports to the Housing Services Board on the strategy for reducing the number of refusals.

•           The Committee noted that tenants are sometimes reluctant for their homes to undergo a full re-wire; the Committee sought clarification whether any of the refusals which the service knows about fall into this category.

The Housing Technical Services Manager said that although some tenants have refused a full re-wire, the Council as landlord insists that it be allowed to undertake the minimum work necessary both to fulfil health and safety requirements and to meet current standards e. g. replacing electrical distribution boards

•           The Committee sought clarification whether the Service has documentary evidence to show that a tenant has refused improvement work and also whether it ensures that all households conform to minimum safety standards.

The Housing Technical Services Manager confirmed that the service holds casefiles on every household and that it undertakes all work necessary to ensure that homes meet the minimum health and safety requirements. Gas safety certification in undertaken annually for example. The Strategy outlines the legal, regulatory and local standards which the Council is required to meet.

•           The Committee sought assurance that the service is adequately resourced and skilled to be able to make regular visits to the housing stock to make condition checks and to identify any issues that need addressing.

The Head of Housing Services confirmed that the service would benefit from having more officers to undertake at least an annual inspection visit. The service currently has 3 housing management officers; in addition, contractors who carry out improvement works on the Council’s housing stock are trained to identify anything untoward e.g. signs of domestic violence. The service also checks to establish whether there is a pattern to call-outs or whether the expenditure on some properties exceeds that on others and whether there are underlying reasons for this.

The Committee noted that there is therefore a staffing need in the Housing Service with regard to monitoring and overseeing the housing stock.

•           The Committee sought clarification of the impact, if any of the introduction of Universal Credit on maintaining the housing stock.

The Head of Housing Services said that the Council corporately has put in place a programme to prepare and to support tenants with regard to the Government’s welfare reform changes so that that they are aware of what to expect. Universal credit affects people in private tenancies as well as those employed on short-term contracts etc. As part of HRA related work, the service undertakes scenario planning and stress testing of the Business Plan; the latter will be brought to scrutiny for challenge next February to ensure that the Council is not over extending itself. It is considered that the 30 year plan is robust. The service is aware of some of the difficulties experienced by other authorities with regard to increased rent and council tax arrears as a result of welfare reform changes and it expects this to happen in Anglesey also but only in the short-term. The service is monitoring developments in Flint and Torfaen councils.

•           The Committee sought clarification with regard to investment planning, whether it is the service’s intention to prioritise the renewal of heating systems in order to tackle fuel poverty/energy efficiency and whether it is able to target those properties where tenants can and need to reduce their fuel bills. The Committee noted that it is essential to help households who may be in financial distress because of the costs of heating their homes and it emphasised that consideration should be given to bringing forward renewal plans for these households.

The Housing Technical Services Manager said that the service has in the last 18 months commenced on an investment programme for boiler replacement. The service works on the basis of a 15 year expected boiler lifespan. It is anticipated that boiler replacement programmes will feature prominently throughout the 5 year period covered by the AMS. Moreover, the matter has been the subject of recent attention including in a visit by the Wales Audit Office last month where the focus was on targets and WHQS in relation to energy efficiency. A high percentage of housing in Anglesey is not connected to the natural gas network and achieving the targets for these properties can be difficult. The service has agreed with the WAO that it prepares a working paper setting out how it intends to increase the number of houses that meet the standards; this will be presented to the Housing Services Board at the end of the month. .

It was resolved to accept the draft Housing Revenue Account Asset Management Strategy for 2018/23 and recommend its adoption by the Executive.

ADDITIONAL ACTION PROPOSED: The Housing Service to report back to the January, 2018 meeting of the Scrutiny Committee on its plans for supporting households which are experiencing and/or are at risk of fuel poverty.