Agenda item

To provide Committee with an update on how the data from the recent stock condition surveys is informing our future budget, grant application and asset management of Housing Revenue Account assets.

The report was presented by the Cabinet Member for Housing and Property.

The Council had a clear commitment in its Corporate Plan 2020-2023 to provide “Housing that meets the needs of all residents” and the timely delivery of improvements to its social housing stock was key to achieving this.  To enable effective planning and delivery of investment programmes data-led decisions were to be made. The programmes were identified by examining stock condition data from our properties and understanding the serviceable life of key components.

In the financial year 2021-22 the Council committed to revising their Stock Condition data through the completion of individual surveys to each of their HRA owned properties.  A contractor was sourced, and the surveys were undertaken by Faithorn, Farrell and Timms (FFT).  This was required due to the historic data held within the APEX asset management system.  The contract was a one-year contract with payment made on a per-property basis.

The stock condition surveys were undertaken across all asset types including communal blocks and shared areas, residential units were also commissioned with the completion of an Energy Efficiency Certificate (EPC).  Assurance was be given that surveys were undertaken on all property types and streets across the District.

It was important for the service to proactively plan to refresh its stock condition data in a planned manner, to that end the Council would be undertaking stock condition surveys on circa 20% of the stock each year to ensure that our data set is refreshed every five years.  The Council was to also expand the survey specification to include elevated walkways, car parks and any emerging risks in the future.  This year’s surveys were to focus on those properties that were not completed within the original contract.

230 fields of data had been used to formulate the capital budget setting process for the coming years and was to be used to inform the HRA business plan and ongoing affordability.

The completion of EPC (Energy Performance Certificate) information during the stock condition completion enabled the Council to compile an evidence-based bid to the SHDF (Social Housing Decarbonisation Fund).  This bid aimed to address the energy efficiency requirements of the stock aiding the Council to meet our climate change promise by reducing the carbon footprint of these homes alongside aiding to reduce fuel poverty to some of our most needy households.  The ability to draw upon this data aided the Council greatly in the bid compilation and resulted in a bid that if successful will aid the Council to address 333 properties at a total value of £7,265,997 with 47% £3,418,480 of this total to be forthcoming from the grant application. It was anticipated the bid outcome would be prior to the commencement of the financial year 2023/24.

Members raised the following points during discussion:

·            Members welcomed the completion of a substantial survey.

·            What elements in particular had been surveyed?

·            What criteria had been used to inform the Housing Programme?  Had a realistic life-span of components such as kitchens and bathrooms been considered?

·            Insulation and energy improvement measures aren’t clearly seen within the report.

·            Improvements in EPC ratings should be monitored.

·            How many new-build properties are plan for each year within the Programme?

·            Was the Council still in ‘special measures’?

The Cabinet Member for Housing and Property informed Members that substantial local knowledge was incorporated into the decisions made.  Insulation had been realigned as a priority due to the rise in energy costs.

The Acting Director of Housing confirmed that the survey of each property took 1-1.5 hours and included the condition of elements such as roof, walls, windows, kitchens and bathrooms.  Bathrooms and kitchens generally ran on a 30-year cycle but this was dependent on property condition and make-up.  Insulation was considered on a property-by property basis and was included within roof repairs or exterior wall finishes.  Some home refurbishments were carried out while a property was empty before re-let if the bathrooms or kitchens were nearing the end of their life cycle. Over the next few years, compliance work and energy efficiency were priorities as by 2030, properties must have at least a C-rating. 

The Acting Director of Housing added that the target was to build 22-28 properties per year over the next three years.  An external audit of our Housing Compliance was in progress and expected to be completed over the next 6-8 weeks and put before the Housing Regulator before the consideration and potential removal from special measures.

It was proposed, seconded and AGREED:

That the Finance, Economic Development and Corporate Services Overview and Scrutiny Committee:

a)         Noted the contents of the report and the ongoing commitment to regularly update the stock condition data.