Agenda item

To present the report of the Head of Housing Services.

The report of the Head of Housing Services incorporating the Housing Revenue Account (HRA) Business Plan 2026-2056 was presented for the committee’s consideration.

Councillor Carwyn Jones, Portfolio Member for Housing and Community Safety presented the report noting that the HRA Business Plan sets out the Council’s long term strategy for  maintaining, improving and expanding its council housing stock while ensuring the Housing Revenue Account remains financially sustainable. The plan is required to secure Welsh Government’s Major Repairs Allowance of approximately £2.7m for 2026/27. Through the HRA, the Council manages and owns 4,095 properties and 581 garages across the Island. During the period of the Business Plan, the housing stock will grow by more than 25%, to more than 5,000 properties to meet the increasing demand for social housing with over 950 people currently on the waiting list. The Business Plan includes a £16m capital programme for 2026/27 covering WHQS works, maintenance, adaptations, and energy efficient measures alongside £15.5m for new developments including Extra Care Housing in Menai Bridge.

The Head of Housing Services outlined the pressures associated with achieving WHQS 2023, decarbonising existing homes and meeting local housing demand while keeping rents affordable. He noted that although the HRA Business Plan remains viable, careful management is essential given the planned £57m of borrowing over the 5 year capital programme to 2030/31.

In scrutinising the HRA Business Plan, the committee raised the following points –

·      The committee sought assurance that the Council’s partnership with housing associations in developing new social housing would not result in overdevelopment that could undermine the character and balance of communities and villages.

The committee was advised that the Council manages its own housing stock and that housing association partners allocate homes using the Council’s housing list. The Council has carried out a local housing needs assessment which provides the baseline for identifying what types of housing are required and where. When a development opportunity arises, the Council considers whether it meets an identified need. It also draws on local intelligence, including waiting list data that shows how many individuals require housing, the type of accommodation they need and preferred locations.

·      The committee enquired whether Housing Services still face a challenge in accessing properties to undertake necessary maintenance and/or improvement works to enable them to meet targets.

The committee was advised that under tenant choice, the Council as landlord respects the wishes of tenants who decline improvements because they are satisfied with their homes as they are. In those circumstances the service can only make its desired  improvements when the property becomes vacant and is re-let. However, the Council must still carry out mandatory annual checks, such as boiler servicing. If a tenant refuses access, the Council can use legal powers to gain entry in order to meet its statutory obligations.

·      Members enquired about rent affordability and the help available for tenants facing financial difficulties.

They were informed that the Housing Service’s Financial Inclusion Team helps tenants in hardship and can signpost them to additional sources of support. The J. E. O’Toole Centre also offers specialist advice and is available to all Anglesey residents. Similar support arrangements are in place within housing associations. The Council uses the Joseph Rowntree Foundation Living Rent methodology to assess rent affordability for its tenants and this confirms that current rent levels are affordable. Approximately 74% of rent collected is paid through the benefits system, either fully or partially. Rental income is essential to the HRA, as it provides the core funding required to maintain, manage and invest in the Council’s housing stock.

·      The committee asked about improving older homes within the housing stock, particularly the transition of oil-fuelled properties into more energy efficient homes.

Members were advised that a housing stock condition survey was completed two to three years ago, and its findings now form the baseline for identifying required maintenance and improvements, including upgrades to kitchens, bathrooms and windows in line with those  components’ lifecycle. The Council has also developed targeted energy pathways setting out what each housing unit needs to reach SAP 75 – the standard assessment procedure used to measure home energy performance - and identifying any homes unlikely to achieve this level. While the Business Plan reflects the Council’s commitment to maintaining and improving its housing stock, it does not yet include full decarbonisation costs as these remain uncertain. Even so the Council is further ahead in this area than many other landlords. Among the Council’s 4000+ homes, around 209 still rely on oil burning boilers and will require specific attention to convert them to more energy efficient systems.

·      Members enquired about tenant satisfaction and the methods used to engage with tenants.

They were informed that the Council is required to carry out a STAR survey every two years to assess how tenants feel about their homes and the services provided by the Council as  landlord. The results are collated nationally and benchmarked against other social landlords, with the Council consistently performing in the upper quartile. More than 1,100 tenants responded to the most recent survey with 84% stating they were satisfied with the overall service, 83% were satisfied with their homes, 81% felt their rent provided value for money, and 88% were satisfied with the safety of their homes. The Council also engages tenants through its tenant participation team, a tenants’ forum and an outreach bus is used to visit communities and gather feedback.

Having reviewed the documentation and received assurance regarding the matters raised, the committee resolved to recommend the Housing Revenue Business Plan 2026-2056 for the Executive’s approval.