Agenda item

To receive an update from the Chief Officer for Housing on key areas of Housing Leeds activity during 2023/24.

The Chair introduced the item noting that the accompanying report updates the Scrutiny Board on key areas of Housing Leeds activity during 2023/24 – including housing rent collection, council housing voids, housing repairs and maintenance, complaints and damp, mould and condensation.

 

Those in attendance for this item were:

 

·  Dennis Moody (Chair, Tenant Scrutiny Board)

·  Cllr Jess Lennox (Executive Member for Housing)

·  James Rogers (Director, Communities, Housing & Environment)

·  Mandy Sawyer (Head of Housing and Neighbourhood Services)

·  Adam Crampton (Head of Property Management)

·  Kerrie Murray (Head of Homelessness)

·  Craig Simpson (Head of Leeds Building Services)

 

Mandy Sawyer provided introductory comments, noting that the report reflects improvements in relation to several key performance indicators for Housing Leeds.

 

She highlighted the ongoing prioritisation of tenant concerns about damp, mould and condensation. She advised the Scrutiny Board that further improvements to advice and support services are being introduced following the recommendations of Leeds Tenant Scrutiny Board - this includes providing access to a practical awareness video.

 

Dennis Moody welcomed the fact that the Council accepted the recommendations of the Tenant Scrutiny Board about damp and mould.

 

Members sought clarity about the process that is followed in instances where damp, mould or condensation are reported. Adam Crampton set out the assessment process, along with timescales for dealing with the hazard in the first instance while the root cause is being established.

 

Concern was expressed about increased pressure on homelessness services. Board members were informed that there is a particular increase in the number of households who are unable to remain with family members, which may be attributable the cost-of-living crisis.

 

As a consequence of increased pressure, it was noted that there are more households living in temporary accommodation than the last time figures were reported to the Scrutiny Board. Kerrie Murray informed the Board that there is an increase of around 15 families a quarter moving into temporary accommodation.

 

Kerrie provided an overview of work to increase provision for both families and single households. 1500 people contact the service each week and around 150 of those are seeking temporary accommodation. The service continues to adopt a preventative approach to homelessness and therefore intervenes in cases very early. This approach was supported by Scrutiny Board members.

 

Members were reminded that consultation on changes to the local lettings policy is underway in response to pressure on the housing register. It was noted that Scrutiny Board members attended a working group in January 2024 on this process.

 

Mandy assured members that the Council would provide a robust response to the new requirements of the 2023 Social Housing (Regulation) Act, which is being overseen by the Regulator of Social Housing.

 

Clarity was sought about the procedures that are followed in instances where a tenant cannot pay their rent. Mandy provided an overview of the support that is provided to tenants and underlined the importance of engaging with the tenant before initiating a formal process.

 

She informed members that over 3,600 households have been supported to make some payment against rent arrears in 2023/24. This supportive approach has also resulted in more income being collected by the Council.

 

At the request of members, Mandy also set out the formal process for informing tenants that they are at risk of losing their home and outlined the steps that could lead to court proceedings. Mandy reiterated that there had been very few evictions in recent years.

 

Members queried whether refurbished garages could be let at higher rents to generate additional income. It was confirmed by Adam Crampton that a broad strategy for dealing with garages is in development. Opportunities to invest in sites that could deliver increased income may be explored as part of such a strategy. It was confirmed that in such cases ward members would be consulted about sites in their communities.

 

Members requested further detail about the number of garages in each ward, categorised by those that are let, those that are void and those that are unable to be let due to being in a state of disrepair.

 

It was confirmed that at the end of December 2023 700 properties were void, representing 1.35% of housing stock. This has reduced further since that time. It was confirmed that the target for voids remains 1%.

 

Cllr Lennox reiterated that it is desirable to have some void properties to enable people to ‘move through the system.’ However, she welcomed the overall trend of reduction in the level of voids. 

 

Members requested a breakdown by ward of void properties and the reasons why those properties are void. There was particular interest in properties that have been void for over six months.

 

Consideration was given to the challenge of car ownership amongst tenants of high-rise buildings where there are limited parking spaces.

 

At the request of members, Adam Crampton provided an overview of how large or complex repairs are co-ordinated, highlighting an approach that draws on project management skills with the service.

 

Members were informed that high value repairs have increased over the last 6-9 months but changes to the process of managing these cases has improved efficiency.

 

It was noted that a need to improve communication associated with repairs is a recurring theme in tenant satisfaction surveys. Improvements have been made to the way in which teams engage with tenants.

 

Craig Simpson set out how Leeds Building Services (LBS) has strengthened communication with tenants. He noted the importance of developing strong relationships with housing managers, councillors and tenants.  He provided an overview of the complaints process within LBS and the approach taken to larger works involving multiple visits to a property and several trades. Members welcomed the imminent introduction of ‘on the way’ texts. However, they also recommended introducing the means through which tenants could also respond to such messages.

 

Adam Crampton confirmed that 85% of appointments to carry out repairs are kept. He acknowledged the need to improve further but welcomed the positive trajectory.

 

Members sought clarity about whether there is the potential for the Council to dispose of a freehold where the associated properties have been purchased under the ‘right to buy’ mechanism. Adam Crampton confirmed that this issue is being explored.

 

Other matters raised by members of the Scrutiny Board included:

 

-  It was confirmed that the 2023/24 HRA Capital Programme is on track to deliver £29.2m of major decarbonisation and energy efficiency projects.

 

-  Opportunities to invest in environmental enhancements around Council owned assets will be considered within the context of financial constraints..

 

-  The process of annual investment in the repair and replacement of lifts in high rise blocks.

 

-  Concerns about the condition of signage to indicate where residents with disabilities can park.

 

-  Progress with the Renters Reform Bill. Cllr Lennox noted she would be writing to the Secretary of State for Levelling Up to advocate for the abolition of Section 21 evictions.

 

-  The process for rehousing people with complex needs.

 

-  Mandy confirmed that the service is on track to ensure compliance with the Building Safety Act once the requirements go live. 

 

-  Progress to rehouse the residents of 11 high rise blocks identified for demolition.

 

RESOLVED: The Scrutiny Board noted and commented upon the update in relation to housing activity during 2023/24.