Housing Committee - Tuesday 14 November 2023, 7:30pm - Wandsworth Council Webcasting
Housing Committee
Tuesday, 14th November 2023 at 7:30pm
Speaking:
An agenda has not been published for this meeting.
Disclaimer: This transcript was automatically generated, so it may contain errors. Please view the webcast to confirm whether the content is accurate.
hello, hello, everyone and sorry for the delay, as I say, we were having slight technical issues.
that's very accurately and and what we are, I am afraid, the the webcast isn't working, so what we're going to do is holding the meeting as normal recorded as normal, and then we'll use the team's recording which will have an input and put that up so that people can view that as normal but the Live when Cost isn't working, I'm afraid but but wait, yeah yeah, we can we can carry on anyway,
so and so I welcome says, Nathan my name is Councillor Maurice McLeod, and I am Deputy Chair of Housing Committee, but I'll be chairing this evening because Councillor White has submitted a apologies, he's not well, I think he might be prone in finding an member of the Committee I now will call your name in alphabetical order, please switch on your microphone to confirm your attendance and I'll start off Councillor S, I'm here Councillor Caddy
I'm here.
Councillor Davis, I'm here.
Councillor Douglas,
high
Councillor Goffin the present.
Councillor Mrs. Graham present.
Councillor Sweet.
all I and Councillor Taylor present, thank you, sorry, I've had apologies from Councillor Paul Councillor, Gavin there we will pay for and.
I didn't say there was no, so I shall just tell her, I'm sorry, I'm I'm very sick, but I wanted to be men to take questions.
so I am here, but just bear with me and Paul has got Covid and says the nurse.
apologies and insert so it's the extra sniff at the end, but I think really sold it, so thank you.
so.
I would also like to know that.
nobody will have already said that, OK, we have a number of officers present who will introduce themselves.
I have been really remiss in that I forgot to introduce Mrs. Price, would you like to?
falling price as vice-chair of the Borough residents Forum and peer, to comment on any documents that we've had at the meeting our meeting, thank you, thank you very much.
OK, so we have a number of officers present who will introduce themselves when they address a committee, and so straight on item number 1, the minutes from the 12th of September.
until 23 I have seen Evo had a chance to read them and I ask why.
but that'll work again, and that cannot equally confirm that these are correct records.
thank you.
I can say so, declarations of interest are, the are there any declaration degree by pecuniary or registrable or non-returnable interests.
Councillor Swift, thank you and I have a rental property in the bar.
Palmer, Council is holding a.
I'm a council tenant.
and I am a council tenant as well.
OK.
so next we're on to the Borough residents Forum.
and I, I remind Members to give attention to the views of our residents forum when considering related items on tonight's agenda, but I would invite Mrs. Price is there anything in particular you'd like to save from from last, thank you Chair, I thought no questions I do not know if any of the Members have any questions on the paper that's been circulated.
I wasn't present at Forum, but I understand but.
a number of residents are very concerned about leasehold charges and specifically unprecedented increases in service charge, and also quite sort of eye-watering increases in charges for major works.
at a time of great economic challenges, when we're facing what's been turned, a cost of living crisis and a council rents have already increased and unlikely to keep on increasing, this is just further additional pressure on residents and families.
and
the leaseholder charges in particular dwarf those uttering phrases that we've seen in terms of sort of council rents, and so I'm wondering how this squares with the council's claim to be providing a compassionate, fairer, a response to the cost of living crisis, usually when dealing with a problem, it sits not a good place to start by making the problem worse and a cost of living crisis is made worse if costs are increased, and I'm wondering whether it's fair to say that the this administration's response to the cost of living crisis has been effectively to create one of their own, with all these additional charges sod like the yeah, this question to the Cabinet Members, so the Cabinet Member and to the officers as well, but can I have an explanation as to why charges have increased so dramatically
Minister Reilly, thank you, yes, I mean, it's, it's obviously a grave concern for all the officers and the administration as well, but obviously the point about leaseholder service charges is that they're only expanded on it and maintaining our blocks and estates to a standard that is required in terms of the lease that leaseholders have signed up to and we are required as you know, to recover the reasonable costs.
that are incurred in that service by recharging leaseholders, and that money then goes into the Housing Revenue account. So there's virtually nothing that the council has certainly done to create the inflationary economic environment that we find ourselves in, which has made this very difficult, but that doesn't take away our responsibility to maintain our estates and our flats to make sure that they're safe in terms of fire safety and that they're secure and that they're watertight and those obligations sit with us as a freeholder and by law, we must maintain them
you will be aware, obviously, of the change of policy regarding the deferred repayment interest, free repayment period for residential leaseholders that was certainly introduced as a policy to try and improve the position for leaseholders, but that is clearly only for the residential leaseholders and with some of the service charges as we've seen and some of the larger bills that are out there at the moment I acknowledge that's gonna be very, very difficult.
for those for those people. Sorry excuse me for those residents to to be able to actually make those payments, so, colleagues from Finance are here, but clearly we would look to try and make arrangements as best as we could with people that were having particular difficulty through repayment plans, et cetera, that will be available. They wouldn't necessarily all be interest free, but there are options around lengthening your repayment periods that can be agreed through negotiation, but the issue around fuel cost inflation, which is why the service charges are so high effectively, every single contract that we administer. We let so these are market rates. These aren't HMRC rates that we've come up with. These are the actual current costs for windows roofs, lifts, etc. These are components that we must maintain and we are obliged to pass those charges on, and that is the nature of leasehold management. So that's really the position we're in, but that doesn't mean that we don't understand the difficulties that are involved in that whole process
I understand the rationale for this, I mean my as a leaseholder, my service charge seen 100% increase in one year and we haven't seen a 100% increase so doubling.
yeah, in terms of inflation or in other areas of everyday life, so to say that it came as a shock is an understatement.
and it increases the feeling amongst leaseholders that year whether this is justified or not, but I said I certainly think a lot of leaseholders share this point of view, that you know where a convenient cash cow sometimes for the council.
and this kind of increase does nothing to dispel that notion.
and it also, I think it sends the wrong message out to people who have aspirations to own their own house, and we've seen with the thousand homes scheme become an entirely social rent, with the removal of options to part by the general messages to people who want to become leaseholders who want to buy their home that wants with council doesn't necessarily want you here and I think that's of detriment to to this borough as well.
yeah, the word I'll just kind of focus on on the pitch, and I ran leaseholders, because the other points are slightly more political and probably other people might be best placed to answer it, I'll jump in yeah.
once the Council has the highest number of leaseholders in the country.
and the highest percentage of its housing stock is leasehold, and that sector has always been of great significance and importance to the Council and continues to be so. The service charges that are levied. If you take away major works, which we can look at specifically, if you've got examples relating to your own block or estate. The routine service charge on average across Wandsworth properties is roundabout 1,100 pounds a year. That is, broadly speaking, about a third or a quarter of the next nearest service charge that social landlords would levy and considerably less as a proportion to the service charge that private Freeholders would levy on equivalent blocks in and around Putney or Wandsworth where the service charges can easily exceed 4 or 5,000. That's the routine service charge without major works being factored in, so, although there have been increases and you're dead right to point them out, the actual level of routine service charges is still very competitive in terms of any neighboring types of private or RSL accommodation. Throughout the rest of the borough and throughout the rest of London, actually
yeah, I'm just going to jump in because I just think it's completely economically illiterate, to try and blame the council on the pressures that have happened because of inflation and don't because because of the economic climate that has led to the cost of living crisis which is deeply tied to national government and your political party, I also think it's just it, it's a complete misnomer to suggest that you would have we offered for years interest free repayment in our manifesto that was before interest rates spiked. You offered two years interest-free repayment
I was actually on the windows, were to stay last week in a packed public meeting with leaseholders engaging with officers on all major works, bills that had ended up coming at a very difficult time and in
in the summer, residents are going to be hit with three different things, and so we're working out ways in which we can support leaseholders direct on the ground, I don't know.
we're going to have situations where some people are going to be hit with bills that are very large, they're going to almost be kind of like mortgage payments, and so the Council is working out ways that we can means test that to support those who are going to struggle to pay.
I think again on on your own your question around aspiration. Then mortgage rates are probably some of the worst they've ever been in the time I've been alive because of again economic mismanagement by Conservative policy, so I just think this is like really rich coming from you to be to be making these points when it comes to trying to support leaseholders. One of the key things to do, I said, just make sure that no one is ever priced out of their home and so that we come up with means tested ways to support people, particularly the resident leaseholders, and our focus has been on that from the beginning. That's why we made the policy changes we did and of course the apology policy changes. We did worry when interest rates were much lower, so the cost to the Council has gone up significantly. When you ask us about the cost of living crisis we have, we have the largest cost of living
support package in the entire country, we've had 10 million pounds, it would been using to plug the gaps that have been led by austerity, be that warm spaces be that discretionary housing payments, be that all sorts of different service arrangements that, where you can find out and from Finance Committee that have been part of our cost of living package and hub that has been widely circulated and widely used, so I just
I genuinely I don't think this is a very strong point for you to argue about it's like saying we've crashed the car and then why why why why are people suffering in Wandsworth were desperately trying to protect people from the ravages of of an economy that you guys have crashed, so we're trying to build that safety net. You'll see you'll see in this paper that tenants' rent arrears are going through the roof because people are really struggling, but when rent arrears go up, it's also shown that we as a Council were trying to make sure that people aren't evicted that rent arrears might go up as a proportion that we're trying to protect people from facing that about about the worst case scenario of situation, which is that eviction, so making sure people can have payment plans, making people get that support that they need, and I think we're quite hands on Council on doing that. I regularly meet with leaseholders whenever there are leasehold or major works.
no disputes, we get people into the town hall, we sit down with officers, we try and stop it from going to tribunal or so.
you just have to look at the two different manifestos that ran a year and a half ago and you can see which one which one of the best best option police orders is very clear.
naturally, none of these charges increasing charges were in the manifesto so that, but that's that's literally linked to the fact that the economy and the build costs and inflation have gone through the roof because of mismanagement from April, and we can disagree, we could have arguments about that but I thought it was arguments but I will say even though there are challenges to managing a very difficult economic situation, the issue I have is with your administration giving yourself a pat on the back.
that's not how compassionate and fair you are, whilst offering yourself 172% pay rises and increasing charges on service charges on leaseholders. That's the issue here, who got 130% pay rise because I I mean I'll sell it, even if it is more miscommunication about the fact that you'll achieve, I think yeah, because we decided to put our weapon in a cabinet role, just like you did, and we're not spending any extra. This is just classic distraction and we're not. We're on the minutes of the be off and you'll put in points like that. I was
year this is supposed to be the power reservoir, will we we've got in the way that anybody wants to enter into talks about compassionate, fair response, so I want to point out inconsistencies in that.
sorry, chaired the papers and B or F paper, and, yes, is something that I raised at the meeting, but I think what the council is is talking about should be done when we are looking at the finance paper, it's nothing to do with B or F although we did raise the issue about the costs.
for and of rent arrears, thank you.
yeah, so what are the are there any other questions for the boroughs, particularly on this very path?
OK, can I take it that the pipers nights, at the thank you?
OK, so the fire safety updates.
I will try, William will we're told this paper that budget women sorry?
so I, everyone cosmic Williams, especially growing up in Wales.
so I'm care for those who don't know, me, assistant director of housing strategy.
no, not really.
yeah, I've spoken tonight.
sorry about that, that wasn't the introduction.
though this biopic didn't say who I was K, I'm Assistant Director Housing Strategy.
so this fire paper does two things it, it asks for a budget variation of 1.2 5 million to cover some of the excess costs that we've had in the repairs and maintenance budget around fire safety that we can no longer incorporate in the general repairs and maintenance budget and it also provides an update on where we are in fire on fire safety so in January 23 we lost presented a paper to this committee to say where we were on all the different regulations coming in around the Building Safety Act.
so we've now able to say that we have completed.
the property information boxes. So they are now in all our high rise blocks. We've also completed wayfinding signage in our high rise blocks and were in the process now of posts inspecting all those blocks and where we are picking up any average. We're raising orders to rectify those. Also. It confirms that a requirement of the Health and Safety Executive was to submit was to register all your high rise buildings and also submit key building information so that had to be completed by the 1st of October 23, and we did that before the deadline. At a cost of 250 pounds per building, so a total cost of 36,600
also, since the last paper there's been the smoke and carbon monoxide alarm Regulation 22, which required us to fit to fit carbon monoxide alarms in all our tenanted units where there was gas supply.
yes, gas appliances, so we we weren't able to meet the deadline of October 22, so we wrote to the regulator for a short extension and we're now able to say that we have managed to attempt access in all 14,770 Tenanted units and for those we've got into 13,465 and if the remaining properties are at various stages either will be doing the works when the property is void or were at various stages with action to try and get into those properties.
and then paragraphs 13 and 14 just give a bit of an overview of the requirement for that additional money to for fire fire safety works that are really coming out of the building safety inspection team and all the work they are doing around, making sure we are doing all the actions coming out of the fire risk assessments so that's all I really wanted to say on that reported it shows the amount of work that we're doing for front door inspections and all the work that all the different teams are doing.
so just any questions really.
thank you, Councillor Carrick, thank you Chair, I've just got a couple of questions and I think they're mainly on the financial approach to this, I guess the first question is, I wondered, what other fire safety safety measures might be coming down the line that would attract costs, and if you could sort of outline, maybe some of the risks in terms of future costs and what can be coming down the track.
and then, in paragraph 22, it talks about costs being chargeable to leaseholders, and we have already heard a bit about that now and I just wondered what the cost might be to leaseholders, and then I just wanted to clarify the financial treatment because it says that up to 50% of the cost would be recovered through the billing process by being passed onto leaseholders does that mean then obviously we're making a budget variation of 1.2 5 million?
for the actual costs, but will we be recovering half of that through the leaseholder recovery process I just wanted to clarify exactly what that financial treatment was okay
this woman, so sorry, we were just going who is going to answer, so on the first question, I think it's very difficult at the moment to predict the total cost, that's gonna be on fire safety, there's lots of things going on, we've got re-cladding works at Ellie and when Elliott and Wentworth, as you know, we re-clad subway and customer and a couple of years ago and were able to claim that money back so we've got various actions.
coming out of the phrase which is general repairs and maintenance, but it's in it, it's an increased workload now, so that's why we've got that budget variation, you've also got those added costs of the building safety inspection inspection team so officer costs but I think one on wayfinding signage and property information boxes so I think we've got costs for bits and pieces but the idea of having one cost I think we're not quite there yet because we're just not sure what else is going to come.
Mark's gonna answer them today, this can I ask them?
good evening when there is no doubt is on a financial controller for housing regeneration, in answer to a third point, I think it was about the 1.2 5 million budget variation that is a gross expenditure increase.
natural way of dealing with this in the business plan is that we will deal with any income as it gets raised, so obviously in advance we don't know what type of work is gonna be done and what the state the occurrence of billing will be. We flagged in the report are based upon the 50% leaseholder penetration it wouldn't be, it wouldn't be unreasonable to assume that 50% of the costs being recovered
but it will depend on the on on the types of work and and when it was actually incurred, so so when the next building around these is processed, I but then build the up righted the income expenditure or income estimates into the business plan for a future iterations of the update.
suggests a quick follow up, so what would the sort of cost at this?
police, how they expected to be.
roughly.
I was talking ahead of the now proposed Labour, I can a plug some numbers into a calculator.
thank you Chair.
I've spoken to groups of leaseholders on two different estates in Wandsworth Town and they recognise that this administration is and very much on their side recognised by the fact we've got the full year interest free loan for major works, and you know and and so on and they're wondering if there could be support to help them for and by fire doors in bulk buying may be or helping negotiate really good deal in if that could be.
yeah Lou looks into two lowest costs wherever possible.
sir leaseholder Hussein, Stuart Assistant Director, Housing Management and where leaseholder has to replace the front door to make it compliant.
the Council can signpost them to contractors that we use, but we haven't considered about bulk purchase and in these days of boats as one offs rarely so we don't have large blocks where I'm gonna, replace a lot of the doors, but we're happy to advise leaseholders who approaches about the best way to go forward.
Councillor Mrs. Grindr.
thank you.
thank you, Deputy Chair, and I must say I really would like to know the just natural guesstimate or leasehold charges following on from Councillor Katie's question, so I wasn't quite clear on on that, what the outcome was just to give us an understanding, but I do have two more questions separate to that.
so I've just done a rough calculation, which is to type 600,000 divided by the number of leaseholders, but bearing in mind that expenditure on tenanted doors wouldn't be channelled to leaseholders, so you're looking about 37 pounds increase annual service charge.
tenant at any years, Riley was saying, what would that eat collectively for one decide rating it down as 37 pounds increase on last year if we spend 600,000 on a chargeable fire safety measures that comes to about 37 pounds OK, thank you.
my second two questions are are as regards to backdoors at inspection for these centres.
I was at a residents' association meeting and I'm afraid the officers did not necessarily give a very clear reassurance to a leaseholder, what is the specification that you're looking at for a fire door, we know what fire doors is spread for that there are many selections of
this how does have different kinds of tools, but also, if they actually want to sell their property, where where do they stand on that as regards to?
going forward said I like that question of potential purchase, we're going to satisfy themselves that the front door is compliant, so it has to have 30 minute fire resistance and it has to fit with a secure door closer that pulls the door to that status except that what they have to meet and we're happy to give advice to leaseholders about whether or not the doors compliant or not and we have a team of officers that can,
there are inspecting, there is some confusion around this issue, but I think we were fairly certain as to where we stand now.
and J gasp, if I were a leaseholder and I was selling my property.
I feel that perhaps because of what your stipulations are as regards to the heat, et cetera.
why would they or councils consider putting a certificate or as regards to safety as an for for leaseholders, because I do think that would be a very, very real, very, very relevant if I was selling my property because they've got no, the they've just got the council's word of mouth and when when there is an inspection and all the stuff that goes round selling house,
you know, you may impact on the opportunity for that sale where we're happy to confirm that the door is compliant, nor I'm due to do it in writing if the leaseholder wants to approach building control and get them to sign off of the door or to get a certificate, then they are free to do so, but they will come comes at a cost so there will be a letter from the Area Housing Team to be sufficiently powerful.
set a clarification and, if the leaseholder asked, the Manager sales Southern Housing is, could you certify that that door is a fire safety that would that is suffice? That's what you'll tell you, I just want clarification on them, but that's what we pressed. The only small case we were telling a leaseholder of the Tories is not compliant, not smooth. Bushy
my second question says so.
thank you, my second question is actually on E bikes.
again, I was at the are a the other night and what had happened to an eBay actually excluded actually within the flat.
and it's got a a lithium battery, and that again wasn't very, very clear to to me, as do the of officers advance.
with elysium bike a bike, you can't really put them in by canvas.
and also you've got these loops and, of course, naturally there's insurance as as well, and I say I'd really very much like to know.
the Council's view on these initiatives, which of course would may become law, et cetera, et cetera, and that will be a responsibility to the Council as regards to their insurance, leasehold disturbance, tenants' insurance, et cetera,
it was very clear and I think, a box of very fierce, and it could easily be sold and stolen stock.
from Cardiff being involved in this are not alone.
I think there are voices
people haven't got anywhere else to charge them, so they do need to charge them indoors, but not to do that and leave the leave, the
the appliance on charge while they're not present, so if something does happen they can remove it, nor bring the brigade, but there are an awful lot of lithium batteries around the people are gonna be charging at home so we can consult with, I think we've already consulted 5 comma Thompson in.
yes, the last episode of home life, we put in our and ask him about about the dangers of charging, bikes, scooters, et cetera.
and on that, of course we had that Luton experience which was lithium, and so I think that this is something possibly in the future, but you should be considering as regards to safety and fire safety, thank you Councillor, I'm I'm I'm certainly aware that in an eastern area housing I think you might share some Arabic MBA in eastern area housing, this issue came up with people being unsure about what, where they should put bikes, what the rules were. Sorry I clarity on that.
would be welcomed.
yes, we will, I mean, I think Councillor Gwynne, you raised, is probably about a year and a half ago, I think.
and every Council has a concern over these batteries in every form of housing tenure. Does we put it at least one, I think, probably two articles in home life. I think we also add one in Brian side as well, in the first one, went into Brightside to provide as much advice as we can. Based on what the brigade have told us, I suspect eventually there may well be legislation around this, which will will sure make things clearer, but the guidance that we've given out, which I think has been broadly accepted, that you don't leave it charged when you're not at the property, he doesn't leave it charged when you're asleep, you don't leave your children in charge of it. Etc applying basic common sense is it is is the best approach, but it's clearly a very, very dangerous and emotive issue, and when these batteries go wrong, it is absolutely catastrophic. So yes, it's a very valid point and we will be offering and issuing further guidance on it, and I'm sure
thank you, Mrs Price.
thank you, it's not only E bikes and e-scooters and we've had a serious fire in one of the blocks on our estate, because they someone left a laptop charging on their bed.
so there is a, it's a, there's a battery, the same type of battery in laptops as well, so that is working those fires, thank you, and that's the sort of thing I imagine a lot of people do often, so thank you.
any more questions on this paper.
OK, can I can we?
I support the recommendations in paragraph 2 to the Executive.
thank you.
also, a resident engagement strategy.
Ms Williams, again, thank you woman.
high, so this is the last one for me.
though this paper is just proposing the revised resident participation strategy, which will then go out the the approval is for for it to go out for an 8 week consultation what I would just say before I start is the strategy, as it is now is a bit of a long looking were word document and for it to go out to consultation we're getting it done with graphics, so it will be a much easier read version online, so I know it looks like a bit of a dissertation at the moment.
so the the second thing that this report does is it asks for a positive.
HR a variation to create a new resident participation manager, and that role is there to provide strategic oversight, to make sure that the approach to resident engagement is consistent across four Area Teams, so there's no, there's no change to the existing resident participation officers. It's just some strategic oversight and also to work closely with the new club room management post which has been in post for about four weeks now and they're making sure it's one of the things in our strategy to make sure our club rooms are used effectively to to serve the residents who live on those estates.
so we last reviewed the resident participation structure through a series of working groups in 2019 and in response to a social housing white paper, since that has now become the social housing regulation Act, which has included changes to the consumer standards which are a set of standards which all registered housing providers have to follow. So in response to that that consultation which has just closed we've already reviewed our service standards and that was reported to a recent committee and they're now available on the website because you've finished the consultation so those service standards now align with the new proposed consumer standards.
so what we did in this review of the participation structures.
we've left the formal structures currently as they are on the basis that they're robust structures, they were agreed in 2019 and we think they're effective, I think the issue is just making sure the people that are involved in those structures are a diverse range of people, that's that that I think we think is the issue there rather than the structures themselves, so what this strategy does is really look at those in formal routes of engagement so ways that residents can be involved where they're not, they don't want to give a full commitment to being involved in those more formal structures which can be quite time consuming.
so that's included some of continuing things that we already do like housing community champions, it's also continuing our commitment to focus groups, so we already hold two a year will always be in the annual the focus group on the annual report to residents but we're suggesting these could be on specific topics for example repairs and cleaning where where problems arise.
and also a readers' panel to review documents and webpages a participation register. So the idea, if it is, it's a register of of people that wants to be interested in being asked why so a quick question, so, for example, you know, do you read home life, Yes, No, so questions that are more like that, so you've J, you don't have to give much of your time, but we could ask questions we might want to. We might be able to have a quick answer to, and also reinvigorating estate walkabouts, so bringing those back, making sure resident British PE participation officers are in attendance, so making sure it's not just about checking the estates clean and tidy, which of course is very important, but also being an opportunity for a group to engage with council officers
and resonant Association networking events, so we now have the residents conference, it's an annual conference, we've done the second year now and we're proposing, in addition to keeping that going on an annual basis, there's a residents association networking event so twice yearly really.
and we have it, that's not set in stone in how we would do that, but the idea is that residents, associations can get together and share best practice, and it's just a good opportunity for them to talk about what they're doing and and share what works well and what doesn't work so well, and the final thing which I've mentioned really is the Club Room manager and their role, and I think that oppo manager, the club room manager and the for oppo, that's gonna be vital to making sure we are able to engage residents at the level of their choosing really and try and try to engage residents on things that they're interested in as well, not just saying it's the formal structures or nothing
and then, if it's agreed at this committee, it will go out for an eight-week consultation, so that'll be online and will I think, we'll send it via the residents' associations to get it out to the wider community and also ask members to to share that with residents and depending on what the feedback is we if if there are significant changes we would come back to committee with a revised version.
so that's everything really for Frankie Councillor Bruce, thank you for that update, what do we expect, the benefit of the participant age participation manager would be, and how would we know that they're effective?
will tumble now if they're effective because he'll be managing them, but?
I think the benefit will be that strategic oversight so where you've got for resident participation officers, you're gonna get some, you're going to definitely get consistency, so for example community gardens, you will make sure that you you you are PCSOs are definitely working consistently to work with residents to do things like community gardens, so you might work to identify areas that might be suitable and then you'd work with residents to see if that's something they're interested in, so I think I think that will be the key is that that consistency across across the whole
the the whole of our restates, rather than just certain areas, lie looking that manageable are also be able to look at areas of best practice and make sure that that's being done across the piece, so both within our own teams and externally, so part of this exercise was also to look at what other borrowers do, and I think the proof will be in numbers of residents associations. Attendance at things like the are a conference, the are are a networking event participation in some of the things that we've suggested. You know whether that's consistent across the the areas
do you have a follow up by Councillor Davis?
yeah hi, I was just thinking policy wow one of the outcomes Kabul, silica innovation, let's buy yet convinces residents, but my question really is looking at children and Emily involvement, so I wasn't sure, and when we get to page 43 we've got the breakdown.
we've got age groups like under 25, but I presume that means that 18 to 25, so it wasn't sure what the number of children living
in council housing is, and then we can target, you know, get the PE get their voice involved and look at their perspective and what they'd like to be seeing in their estates and so possibly I was thinking that you could maybe working consultation with Beth Kelly the participation managing children's services,
and use a new centre ha ha how we make the job easier really and looking at going along to that community, family, friendly events, you don't do some of the things that the LPA's do lie, these very creative ideas to target some of the people who wouldn't normally just fill in a form.
yes, I think that's exactly the type of thing that the oppo manager will be able to do look at some, I mean we already work with other departments and I've forgotten the name of the lady, but there's a voluntary new voluntary sector role which we've worked closely with and are a conference we also have stalls and quite a few of those stores are also different council departments who do different things we also work with.
Chelsea kicks Project, which is engaging young people, but that that we've been doing things since about 2005 when I started.
and but I think since the Chelsea kits projects it's an opportunity to perhaps look at whether there's other things that we could do with young people because I think the kicks project is very good and it works with the younger people and engage them on their estates, but perhaps it's time for the OPL manageable to look at what else exists out there work with those different colleagues who already engage with young people because I think they are definitely one of the underrepresented groups.
thank you, Councillor Councillor consignment and of course Councillor boy.
thank you, Deputy Chair.
my question is about homes for once, with a programme is it's no secret that our disagreements with Cabinet Member and the administration about this, but I I mean we can agree on one thing that is hugely significant undertaking and it's not without its fair share of controversy.
with that in mind, and in such a detailed paper, we just have one paragraph about resident engagement in relation to the home for homes who wants with programme. I think that right at the end of the paper on pages 35 and 36 and in that paragraph, all it does really just restate current policy, it doesn't say anything about a commitment to evaluating a resident engagement with regards to the home for once with programme learning from mistakes, rectifying those mistakes and I wanted to ask whether the Council is committed to a or evaluation of
the a resident engagement process.
with regards to Hounslow Councillor Wadsworth, I think, particularly in relation to the ongoing redevelopment plans in certain parts of the borough.
and are they committed to engaging with residents about shortcomings, learning from mistakes and rectifying them?
and I can definitely answer the first part of that question say this several things in this participation strategy that I've only covered briefly regeneration, Councillor Wandsworth and also from building safety, and that's because arrangements around resident engagement for those areas are so bespoke that it wasn't. It was felt it would be remiss to try and cover them in this strategy, so the idea is, you will have different views and engagement strategies for particular schemes and on fire safety. You know, you've got to have resident engagement strategies in place for certain blocks, so that's why they're not in great detail, because this is more about how we engage with residents much more generally about matters affecting them rather than about specific matters that only affect certain residents
I feel like the second question, I'm not really in a position to answer.
germany's comment is thank you, yes, sorry, I think it's a, I think it's actually a very good point about things that have worked well, things that haven't, and I think a lot of that process has happened directly with maintenance of residents but I am more than happy to go away and think through you know.
for example, one of the most obvious one at the moment, discussed in in a Full Council, is around the postal strikes and the battle for one kind of suspicion that Bow when people weren't getting their leaflets delivered in good time, there are others where, for instance you know all like all nine meetings have been seen as preferable to impersonal ones and the webinars, but I'm more than happy to go off and do an evaluation and feed it back to the committee.
by car, obviously, but I also can't promise that there will be an evaluation on the the which might do what the point of your question is around the kind of referenda on whether the scheme has worked well.
people wanted the scheme to go ahead or not because I think that's a separate question, competitive, but the process in trying to shape the programme which we have again debated at length for this committee.
well muscular, specific question about the evaluation and do you know any any consultation process should be open-minded and it should be committed to learning from shortcomings and making amends for them, and with that in mind, I mean that sounded to me like a commitment to doing that, which is very welcome and the right in bringing up the sort of redevelopment plans that we've discussed in the past in relation to the Ashburton estate, and you yourself have highlighted a couple of shortcomings. I don't think it can be limited to problems around post and sort of difficulty with submitted questions at webinars, although that that those are certainly difficulties. But you know, I've been in touch with the Ashburton residents and you know they've given me a list of a number of shortcomings and
it's not an exhaustive list and you know we don't have time to go through all the individual points said I can give you some examples as well as sort of residents not receiving information, so you know shortly before a consultation event or after the event or in some cases never residents have been provided with a different versions of site maps to investigation workers, they couldn't been provided with graphics which display a lack of detail and informative qualities which would allow them to make an informed assessment. Drawings have been mislabelled or incorrect or inconsistent.
as I mentioned in public consultation events, online residents haven't been able to submit and ask all the questions that they would like to ask, I could go on their number of issues which I think haven't been adequately addressed, and if there is an open-minded commitment to addressing these shortcomings would the Cabinet Member commit to meeting with Ashburton residents and listening to their concerns on these points?
I mean, I absolutely know, I mean I, I do regularly meet with residents as every single resident will he do so again, given that these these concerns have arisen after that yeah, of course, and so I can't hear anything that's going on in the gallery just several hours FBA if there are as I've been told there are some Ashperton residents in the gallery.
I have always said that every single meeting, every single drop in every ma y, my phone number is pretty public. My e-mail address is probably you can always reach out to me. You can always get in touch with me. I regularly do home, drop, ins and meet with different groups of people. I've been doing that for a month. So if there's anything in particular e-mails I get and I try and answer them as open and as clearly as possible. There are some things that I would just that would just be disagreements on, but if it comes to specific things that you think you know haven't
I haven't gone where I play and I am more than more than willing to meet up.
and if things haven't gone right, is there at least some?
acknowledgment that in some way, that invalidates the consultation process. So I don't know if the consultation process hasn't been tried out, the way that it should have been then, in something at least to some degree, that invalidates the consultation process and the consultation process needs to be ongoing until those particular shortcomings have been rectified. So I don't think the consultation process has been flow to the point whereby it would need to be run again. I think that that I think that's a separate thing, which is to do with a possible tactic of trying to stop the thing that some people don't want to happen from happening.
majority of residents don't want to happen, but you know we can have the same debate that we've had for for many months now, but when it comes to specific or specific things that I don't know what this means or this wasn't clear, or are we, you know, we have always been to clarify them? I think the issue is that sometimes the answers we given up popular answers are ones that people want to hear, but you know most of the like, I say I am there are people, you know
people don't often they don't like me, and they don't like what I have to say, but they know that I'm always there, I'm always at the consultation, I'm always at the engagements, I'm always physically present so people can always come and can come and speak to me about things that they are uncertain about what I get detail I will follow up on them, I'm sorry to hear that if anyone came to consultation and then didn't hear anything back
that frustrates me, because I feel that we have done quite good at following up with people and sending responses, because I'm often cc'd into them.
su sorry, Councillor Graham
there's no excuse me, so, sorry, I was going to Councillor White, I've been so passing him up, yes, I'll upset me aware of the other questions in that in the room. Councillor White thanks a Deputy Chair and I'm sorry, I can't be that you know it will go the Covid Whitehead and he's been diagnosed this one's but yeah, just reflecting online and also the engagement and to make sure that we're pulling in everyone, diligent on council estate and making sure everyone gets their say. I mean, what are we doing to ensure that
you know residents from diverse, difficult to reach low income, and especially tenants, council tenants are being represented in their voices being heard in in engagements and consultations.
but I mean, I think, what I would say is, we know, the 10 years of our members of every house in Panel by residents Forum, and I think perhaps we know that.
it's not the representation isn't the same as the representation of the tenure type of a of our residents, so I think it, it's I mean I hate to say if, since the work of the oppo manager, because they're gonna be quite busy, but I think that some of that strategic oversight isn't it to to thinking about how do we make sure we engage, everyone, have we thought of the right measures to engage. People are people. I mean the the point of them. The ways for people to engage is for for people to do things that are interested in what we don't want to do is suggest a load of things that people don't actually want to do so. I think it's important that residents feed into that. I think what a lot of the things you said about in formal consultation is it's listening to residents about what they what they want, provided on their Stokes? I do think kicks, although it is one thing I think it De, I think over the years it has done a very good job of that, because it engages young people it, it does sports and workshops, so I think it's just broadening that out and making sure everything that we do. OTR attracts a whole range of people. I mean you never gonna get one thing that attracts everybody, but you what you want to do is make sure you've got things for everybody that that can be.
that can be well used, and I think the club room manager post is also going to do that because they'll provide things in the club rooms on estates that local residents want to see happen.
you know if you want to follow up on the
Deputy Chair,
yeah, I mean, sometimes it can be just a matter of confidence for those groups to feel that they have a voice and and they will be listened to, I think sometimes.
people can be very eloquent on this site and then I think that's.
you know that that makes it very difficult for them, sometimes to come forward, there might be the know used to public speaking, might be the they're not used to, you know, you're engaging in.
to buy.
over certain things, so I mean, is there any training programmes and I think that we could do ready to you know to bring people forward, who you know from groups that might be? We were not seeing represented so much at the moment, yes, so one of the things you do at the residents' conference. I do appreciate that is for veterans who are already involved in structures as we put on training sessions and that has included in the past things around building confidence and dealing with difficult situations, and I think what we will do is broaden out more widely, and we have in the past a few years ago,
done training like that for residents, so I I think that's a good idea for us to take forward and be making sure where we're helping residents who do want to get involved, gain the confidence to be involved.
thank you thanks to our Councillor, Mrs. Graham.
thank you that gem, on that on the residents conference, I'm questioning why were this side invited to that conference because we can then commit and understand more progress and process due process which is going on so?
I hope that is considered in in the future as for fair play, but coming back to Councillor to say that I can answer that one, if it's if it's helpful, I, none of no Councillors were invited to apply.
no, but it's interesting, I mean it's feedback, okay.
invited that that that is policy, but I'm coming now to Councillor Hussain, he is actually talking about the Ashby memo and I listened to you or his grants to residents' participation.
the petitioner station officers who are involved with the Ashburton should have actually picked this up because, having been in attendance at a meeting with a with residents with Councillor Carter said they have been, you know that the consultation has been very poor and core positive information, this is what we've got being fed back, and I can well believe what's being discussed not allowed to ask questions and various questions and then questions vetted.
and you can understand the lack of confidence that some residents have in in this process, so I do think that please listened to what Councillor Hussain, because many of the cuts in the residents are here tonight.
I have to say, Councillor dividends and up.
did you want, did you want a response?
Small horsewoman, I was only going to respond to say that's really sort of outside the scope of the resident participation strategy.
I I just wanted to come in and say like Councillor Dawson has never attended a single one of the
thousand homes, consultations and say a very regularly brings it up at Committee and Full Council, but has never attended a single one of them, and I wanted to say.
Councillor Graham, to introduce new explanation for
this is a point which Councillor Dixon brings up quite a lot well.
I'm a Westall Councillor, you know.
a Councillor for for for war, to where you know whether they are a large number of estates, anomalies, older, so I speak from the perspective of a a council resident a council estate resident per year, the the Conservative councillor for West Putney, Councillor status unfortunately can't be as active and involved in this at the moment, so something somebody,
from our side has to speak up for Ashburton residents and I'm proud and privileged to have that opportunity, and so I know I'm not criticising that I'm just la la la a lot of the a lot of these consultation events happened early earlier in the process when not long after I was elected and when Councillor Sutter's was more involved, certainly now I am very actively involved with local residents from Ashburton and the surrounding estate so that I don't think that argument carries any water anyway.
Councillor Hussain, you didn't even come to the Whitnall way, one which was a week or two weeks ago, which is Ashperton, so I I think it's just not true, yet you haven't come to any of them and if you did come to them, I would at least take some of these criticisms a bit more seriously. The second thing I wanted to ask is the Councillor Graham, because Councillor Graham has attended one of the residents' consultations on the Fitzy Estate, which I was which I was present at, and she saw me basically surrounded by residents asking questions, very difficult questions, being very open and honest, very engaged with Harry as well, so Mrs Graham, I mean, did you think that was a
an awful and a bad consultation, or do you think we did a good job of that first stage, I mean you were there to see that residents again were many of them were not happy with the proposals, but we were there, we were answering questions, we had designs, we had officers present,
we were not here to sort of crossing cross-examine, Councillor Graham, so it's not Charlotte Church in jewellery, Kate.
nonetheless, let's.
let us let's move on to Councillor Currie.
perhaps, perhaps, as a or a sort of positive, maybe we could all agree to add some kind of a commitment to an evaluation of the process of consultation and some kind of rushed rectification mechanism to include in this document or in the paper or a commitment by this committee to do that I think it would be.
quite welcome,
of them, I don't want to put like too much officer time into the process, but I'm like us, I'm very happy to come back to the committee and one with some information with a total of officers about whether it was a report or something to feedback about how the entire process has gone about how many people,
I think it's good practice for this Council to do that, I think it probably will come as a paper at some point because it's something that you know actually there's clear interest in and also I think it's good to get transparency, we've we've we've done a lot of engagement, we've probably learnt a lot as an organisation about how it works about procuring the various partners that we've done to run consultations, you know the range of different partners so,
I've to like I said when Councillor Hussain raised it, I'll take it as a friendly.
a good thing that we should be doing some more than happy to
we've still got quite a few to go in terms of the processes and we're still learning and evaluating as we go.
usually usually, I would be completely sort of happy to take that on trust, but unfortunately, I think at the last meeting we were having a disagreement over something that was agreed or that I thought was agreed at the meeting, I don't particularly want to get into this meeting and discuss it but we did talk about we did talk about.
various items which run on the video and we can sort out at a later date, but I am just very keen to get it in writing on the paper that that is what we're gonna do, because my understanding was the committee agreed to do something at the last meeting which is now reneging on so I'd really like to get on and write to him on what what we're.
was I referring to
so it is referring to Mr Nash, agreeing to share with us ahead of the consultation being released, the consultation on the licensing scheme and the discretionary licensing scheme, if you look back at the video, it was agreed by the by the Council or or by this committee and by Councillor Whyte that we would have sight of that consultation that we would set up a cross-party discussion group to talk about the contents of the consultation on the discretionary licensing scheme and that is according to the answer to a Council question now not happening.
I thought we worked on a briefing on that.
the s. The answer to the Council question says that it, that's not going to be happening, and it says that what was agreed in Committee was just discussed. It wasn't actually put in writing in the paper, so it's not going to happen, perhaps I'm mistaken, better, one or government about, but the the on on the question of LA, so what is it you're asking for? At some point? This can have to receive some information around re-evaluates and to have the paper amended, to include a commitment to evaluation and
some kind of evaluation of consultation process and some kind of rectification process so that people, if they're not happy with the consultation versus everything I've answered, that's it. That's a separate thing. I know I wouldn't have the evaluation as a means through which to try and stymie the process of the actual thousand homes programme, which is what I think is possibly behind the intention of this, but I'm certainly well it is the back I want to be able to feedback on the us evaluating how the pilot process has gone, what we've learned from it, how many people have encouraged all those kinds of things? So we will definitely bring that back but
you know, I, I don't think we're gonna take an amendment which is like cannot be used as a review as a way to intervene in the process, sorry, sorry, but I am not asking you.
how is a commitment to evaluating and learning from mistakes about stymieing the process, that's what I don't add, I know I agree, unlimited learning from mistakes and doing right by residents or you're not, but I totally agree with you, I just couldn't work out from what carrying the same had been the amendment stated.
there was something in there about re-evaluating or something like that yeah, re-evaluating the engagement process, OK, not not that okay.
in relation to the homes for Wandsworth, particularly the mistakes that have been made with Ashworth, and they said they said Well, this is OK while it is relatively shapeless Councillor Douglas.
this might help this. This paper is about a wider resident participation strategy that looks at a whole range of issues, one of which is the home someone's with element and outlines. How is that progressing? It doesn't feel as though that needs a specific response within the paper, any more than any of the other headings do, but what I think has been confirmed is that the Cabinet Member will be happy to report back to this Committee on his findings on how the consultation has gone, based on comments that he's received that to look to see how it can be improved going forward, I think that seems to be a sensible approach rather than trying to tag on specific commitments to each of the elements of what is a wider participation strategy that we actually haven't discussed much about, because we focused on one element of it
I think actually it's more about, and the whole of the draft reds, resident participation and consult consultation strategy in the tie in terms of there is no element of that that talks about a commitment to evaluate, either get feedback and kind of rectify processes, whether you know where people aren't happy with them or where they're not working I I may have missed it that may be in there but if it's not then perhaps we can add something in.
to that so that that that kind of principle is there.
I
I can't see it on the business partner, you can't answer OK, my understanding is that this is a consultation, in any event, is it not?
yes, this is a showcase for the draft strategy, then I think the draft strategy which we will receive comments on through the consultation process, so any comments that residents wish to make will be received back in any event, without amending it at this point.
OK was Councillor Davison and our council Councillor Councillor Harris.
so, back to the paper about general participation and engagement with residents and office, with new ideas moving forward to make a bit.
to f edifice, half-moon, organic, I think it is possibly, but I just think yeah, to boost the visibility to improve accessibility to all groups. So if you have that I was in Fairfield Drive and there were posters eliminated from that pages of Whiteside 10 people about, you know, mega skips and all the other sort of you know big headline things that are going on at the moment and that was really useful and I'm using QR codes
and you know in letting people know that those ways that they can be very involved, even if there isn't Residents' Association, and you know they do that like that formality may be set out of the time to you know, be the chairs, the treasurer was certainly like I think you can apply for grants so I think yeah yeah, I'd be very keen to supply to say about that you know that communication, whether it's going to ends up with an app you know,
who target those different audiences?
yeah, so one of the things I would say is when we do consultations now we also use QR codes for people to be able to do it, and that's in home life, I know there's issues about who does and doesn't.
receive home life and read it, so we know how much not the sole answer, we are also working on making sure people can ask for online versions of home life, a bit like bite-sized. You could subscribe to get receiving it via e-mail, and we're working on that one and one tree, we're gonna, try and expand that this year
and I would
I would hope the that the strategy is clear on those informal routes that it's not. It's not specific about exactly what we're gonna do, but it's saying we're gonna work with residents to do the things that they want, and I think we we have done a lot of work on things like community gardens. There's a gardening competition launch launched this year because what we're trying to do is get residents to just engage in their community, doesn't have to be in our formal structures coming to a committee meeting, it might be just just get to know your neighbours and go out and know your neighbours and and and take advantage of the gardens where you've got them when you've got community gardens. I know lots of the community gardens, lots of residents. A whole range of residents are involved
so that's what we're trying to do, we were trying to say you know, to think of all the different ways to involve residents, work with residents, about what they want, not saying we're gonna do this, this this and it's not going to change and if if it needs to be made clearer we've got plenty of time to do that in the eight week consultation
thank you.
mind is about my questions about a presentation rather than content. I was pleased that you said that this looked like a bit of the C 6 or something because I do if I were a resident thinking about becoming involved with the residents association this would paralyze me this amount, I think I forgot to say I'm just interested in community guns otherwise I spend my life reading long documents and policy documents, so I would like to hear more about how you're going to you talked about
presenting it with visual aids, or something I'd like to hear a bit more about that.
so I would agree with you. It looks terrible, it looks like a university dissertation on wrestling, which is patient, so what we did last time is, we've got a graphics team and they they work up aversion, which is which looks better. It still got the same content, but it looks better. You know pictures of residents and things going on which looks more appealing, and we also last time did an easy read version, so I'm a more simplified, easier to read version and I'm I'm hoping we'll do that again this time and any input people have got about how I mean it'd be useful to know how easy people thought the last easy read version 2 would be promoted, yet no baby, it will look a lot better than that promise. Will you say that these were the final version will be affected by the the feedback you get from this Council? There is no need, so this document that the words are being consulted on, but we've gone to graphics to make it look like a better version so the this as a big, long word document won't go out, it'll have all the graphics on it. Thank you. That will still have time to change it. I'm pleased,
thank you.
we is at the end of questions on this paper.
OK, so can I ask Committee whether they agree to support recommendations, A to D to the Executive in paragraph through base?
OK.
shop?
OK, so so tattoos for recommended in this paper, sir.
and against.
abstaining.
so that's that's carried.
by 5 to 4.
my wonderful, thank you.
OK, so, moving on now to the ones of Corporate Plan performance reports.
Claire O'Connor Hello.
hi and Clare Connor, Assistant Director, climate change policy and communications, what you have in front of you is the standard report we bring to committee every six months, which sets out progress against the Corporate Plan, actions which are in the remit of this committee and also,
performance at the end of quarter 2, so six month, figures against the key performance indicators which are in the remit of this Committee officers are here from Housing to answer any specific, detailed questions you've got either on the actions or on the performance.
Bradley Councillors.
because I
thank you, Deputy Chair yeah, I've got a questionnaire, I think it's about the
first item highlighted in in in the plan, which is the
the proposals to introduce a discretionary licensing for private landlords, and you have
I think yeah, we we've discussed in committees before, as the the evidence base for for this proposal, I think it fits the very much open to question whether discretionary licensing works, there's a lot of evidence to suggest that it doesn't, and my understanding was there would be a commitment to
investigating the evidence base and
having a systematic approach to that and a statistically robust approach to that and yeah that that has yeah, the the the the references, you know, having looked into this and researched it, but unless I've missed something I don't think that's statistically robust, thorough evaluation of the evidence has been presented to committee, so I still very much question the validity of of these proposals, so I'd just like to ask you all
what is the Council doing in terms of investigating the the the the year, the effectiveness of these proposals, and are we likely to see, and that analysis in Committee at any point?
thank you.
either Rydon or Holmes O'Connor.
and I think normally we would have Mr Nash here from the private sector housing team, but unfortunately he's been unable to attend this evening or Thailand, so Adam I'll get go to him on your questions and we'll get back to you I mean I mean I can come in and just say that the Shelter citizens advice pretty much every every mainstream research policy body that deals with private renters suggests that supports the idea that Council implement this very low hanging. Performance of regulation is so beyond the question of whether they are useful or effective,
you know, I can't even begin, so the fact that one is miles behind it just means we've got a long way to catch up, to try and protect private renters and to try and get some accountability on rogue landlords and to try to have the bare minimum standards on and to expand on HMOs, but you know we've had this discussion before you know very quick and easy research on.
online shows just how many organisations support these kinds of reforms we've had Shelter actually contact us saying well done, and thank you for doing this, so that's my kind of response to this,
can I just say very quickly that I expect the the such councillors' approach to to researching to be a bit more thorough than doing a Google search, and I think you will find that there is a lot of disagreement, a lot of contrasting evidence regarding this and all I'm asking for is a systematic, statistically robust analysis of the effectiveness of these kinds of proposals. I don't think that's too much to ask.
I am very happy to send you lots of information, there are some organisations that campaign against this, as I met, many of them are largely landlord organisations, so there is a conflict in terms of the the landlords often don't want this to be implemented, but tenants' groups, tenant support groups and all the mainstream national homelessness and,
renters' rights groups do support that to support it, where a council that wants to stand up for renters' rights, happy to send you lots of information about why we think this is the right thing to do.
like I say this is the bare minimum we're not expanding above the percentage of selective licence that would have cost us to go to the secretary of state, will build up an evidence base, will show how it benefits renters and then we'll go and do that we discussed it at length and committee which produced a 60, I think it's 68 page report that goes into the details ward by ward of how this will affect when it comes to hazards and the things that affect renters why we've chosen the areas that we've chosen, but I'm happy to always send out more information on this.
Councillor Davis,
and I just have a question about whether there is a way that we can target the journey towards net 0 it within the inner W.
I feel wounded there since to see what the sort of like carbon savings are you know and all weekends get out so basically be able to monitor the pace.
yeah, so they're reporting on Oscar 1 and scope to emissions is made to the Environment Committee annually in February, that's a public report that everybody can see in November last year, yes, we say as a Borough 20th.
net-zero target for 20 0 40 3, we've recently commissioned some research with an independent consultancy called, and he says he we're mapping out our pathway to 2043, and that's going to enable us to identify where the biggest emissions are in the borrower, who needs to take action and how we can support those businesses residents to take action so year on year we're developing a more robust, measurable pathway towards 2043 and obviously you receive to this committee are regular updates on the work that the housing directorate is taking towards contributing to both our borough wide and our council targets.
thank you any more questions on this paper, Councillor Mrs. Graham.
actually it's about the capital.
and rent arrears and the way Capita sends out these bills to leaseholders and and and others I mean, the wording is so frightening to some people.
because of the way it is written and you are a compassionate Council, and I would very much like to see more work done within Finance and Housing to see how I mean, I am sure, as a Councillors and had people absolutely crying their eyes out with a fear that they're going to either lose their home or they're not haven't paid their bills but why because it's been lack of communication and lack of,
wording and and understanding I mean I come to you, Ms Mr. Riley, really on this and Finance because it is a very very.
yeah very, very important it a model of living life after biologists it isn't it isn't the first time that concerns have been raised at this committee concerning the the approach of Capita in terms of the
can release our service charges. So I know that Mr Davis and I have reported back to the director of resources and will continue to do so to pass on the concerns, because clearly, whilst there is a need for a job of work that needs to be done it, it's very important that it's done in the right way and the manner in which that services conducted is something that has attracted criticism. So we will most definitely report that back, I don't know, Mr Davis, is there anything you'd like to add on that? No okay, so thank you for raising it and I ask how you guys are going to report back
as regards to this in the future, but I would like a timeline yet so so Capita are a contractor, the work for the director of resources in specified area which is fundamentally their responsibility, although it relates to our residents, if you like, so we will notify the people that are managing that contract that concerns have been raised not not for the first time over the manner in which that work has been undertaken and we would expect then the managers of those contracts to speak with Capita to ensure that there is improvements put in place in terms of their customer care approach because it's not acceptable.
it we also asked for this to be raised as a point of information or point of discussion at the next Finance Committee, because I don't know whether it has been raised there or whether it has been noted that this is initially, but if we can't discuss it here then I think it would be good for our colleagues to be able to discuss it at the Finance Committee.
yeah, I think that's good about it,
Councillor White's apologies in her words, I just put my hand up there, yeah, we need, is it possible to get out of this contract with Capita because it's been going on for a long time as now, and we've been having these problems going back?
for for the previous administration were worth and the contract was agreed.
so is there any way that we could actually move to somebody else?
I don't know is the answer to that one at this particular point, not what we have got. His ongoing concerns raised about the the way they undertake the contract and the quality of of a service that it delivers. For the council, I suspect I'm not sure how long is left on the contract, I suspect it's been tendered and awarded and there would have to be action undertaken through the terms of the contract regarding performance, but again, that is something that we will get some feedback from from colleagues in resources and Mr Davis will pass these concerns on. As you know, we have looked at a range of contracts at the moment with a view to see whether they could be better provided in different ways. Some of that might be looking at potential in-house provision, so I'm sure when this contract comes to an end, that would be exactly the type of thing that would be considered
thank you if there are no no more questions on this paper.
since it's only for information, I asked the committee to note the report for information, thank you.
so on now to the wonderful estates, recycling paper and Tom Crowley and Natasha.
I, I'm some Crowley head of resident and estate services, so this paper highlights the work we've been undertaking with colleagues in the Waste Services Team to address issues with recycling and waste collection on our housing estates and aims been to improve recycling rates, reduce fly tipping and improve the condition of the bin areas. So we piloted a number of measures on the William Wilson estates on Westhill ward over the past few months, and these have included. Replacing recycling bins, increasing capacity by providing additional bins, improving signage primary communication, reciting bins as necessary and repairing or replacing the bin in closures. So this paper outlines how we propose to apply these measures to a further nine estates, which is around 9,000 properties and eventually to all our housing estates. You'll also note that a trial of single use sacks for recycling has commenced on the William Willison Estate and its proposed work assess the extent to which that improved recycling rates, before considering whether to extend that further paragraph 7 also outlines some other measures being implemented by the Waste Services Team across the borough that will benefit housing estate residents does include a new fleet of bin lorries, which should reduce miscollections, introducing food waste collections and increasing the number of manuscripts that are placed on our housing estates and across the borough
sub-paragraph 2, outlines the costs associated with the replacement and purchase of new additional bins and the communication campaign that amounts to 694,000 to the general fund in 2024 25 and revenue budget variations of 34,000 in 23 24 and 50,024 25 it also refers to the proposal to install new and additional bin enclosures on the priority estates so that amounts to a positive HRA Capital Budget variation of 498,000 in 23 24 and positive HRA revenue budget variations of 50,000 in 2024 25 and a full year of additional bin hire costs.
so I'm happy to take any questions you may have.
thank him school.
councillors,
Councillor Swig.
thank you.
in the paper, it makes a connection between this programme and a reduction in fly tipping.
on the estates in my ward fly, tipping is typically.
very significant items of furniture rather than smaller pieces that will fit in and recycling, then so can you just explain how it impacts?
how it reduces levels of fly tipping that nature.
so, as part of the the communication campaign that were to go ahead on these estates, is really about advising residents, how best to dispose of waste must be part of that is telling people what is recyclable and what isn't, but it's also about promoting the Council's bulky waste collection service so people know that that's available and that they can use that when they have bulkier items they need to dispose of.
and the other side, that is obviously the enforcement side, so it's making sure that we're trying to identify the people responsible, fly tipping and then taking action against the monster who so superbrand from doing so again, and that is also got the communication campaign. Obviously, if we find people who've been fly tipping, we identify them, we perhaps prosecute or at least recharge them for moving that, then we would then highlight that in our communications, between the estate, so this is what happens if you fly tip, you know we, we will take action against you.
and just to add to that, there is the mega-school initiative that you're probably aware of which is kind of to provide the largest scheme available for a period of time, so people can get rid of their bulky items quickly and not not have to leave them out on the estate which has proved reasonably successful, I think in reducing it for a period of time in some locations.
thank you more questions.
wonderful OK, in that case, I ask Committee whether they agreed to support recommendations 8 e to the Executive, as part of say a great thank you.
now on to the housing services activity reports.
and they were, thank you, Deputy Chair, so this paper has got a number of purposes, firstly, it provides the Committee with the the usual update on numbers, in this case at the end of September.
so just given those headlines, so temporary accommodation levels have increased through the year, but the committee will recall that the Planning the sentence this year was to slow the increase in stabilised numbers ahead of
the longer term plan to see temporary accommodation numbers reduce and, broadly speaking, that's where we're at the paper details the a the investment in the service summer last year, 2022 the start into pacing dividends, in respect that the forecast for intake into temporary accommodation is running well within forecast,
the paper details the lettings position as well, which looks on these numbers somewhat scary, with a large shortfall against forecast, but I can update the committee that we've, since this paper was drafted now received the bulk of the housing association supply that was always due to come in the second half of the year and we're currently looking to match that and get those offers out so the the
position is improving and hopefully as the year plays out, we will get close to the forecast level of supply that was approved back in June.
I pointed out on homelessness, as I used to bed and breakfast is significantly reduced over the year and that is really bucking the trend Members will no doubt have seen extensive coverage on major news channels in recent weeks of the increasing homelessness pressures around London and and that were across the country in fact I want a feature of that. Four London boroughs has been significant increases in the use of bed-and-breakfast,
I so hope they have died and suggested something like a 13 100% increase in usage by London boroughs, we're bucking that trend out our houses dropped last year, so say some encouraging signs there, the paper then goes on.
paragraphs 25 onwards talk about the budget recovery which, in the context of the crisis that we find ourselves in nationally around homelessness, is problematic, but the plans are identified there and then the paragraph 32 seek a decision from the committee to effectively apply a cap on,
costs to residents at Nightingale Square and the alternative paying if if, if this is not approved, those units will become very arguably unaffordable and therefore very arguably an unlawful provision, because we have to provide suitable accommodation and suitable accommodation that has to be affordable so that, as detailed in paragraphs 33 onwards,
members will recall that there was a one off.
mitigation through the cost of living crisis for the current year, and this paper is proposing that the charges be capped at the average of comparable charges across the rest of the communal heating and hot water systems going forward, but that is to some extent I hoped for holding position because, as detailed in paragraph 36, officers are exploring the energy efficiency of those buildings and for those Members that have been to Nightingale Square, you'll know the bulk of the units are kind of quite old prefabricated units, obviously not particularly energy efficient, so we're looking at things like the windows we're looking at installation as well as individual metering footfall the residents to control their
usage in a way at the moment they can't so that's the paper, in a nutshell, Director of Finance Director of Finance comments are set out.
from paragraphs 37 onwards, so any questions, Deputy Chair, happy to try and answer them, thank you, thank you.
Councillor Carrick.
thank you very much, Deputy Chair, I was just interested in perhaps a bit more detail on paragraphs 19 and 20 because I know that voids have been a major issue, we are on an ongoing major issue and I just wondered whether anecdotally we are making any progress because it doesn't look from the numbers like we are.
although obviously there are a lot of properties undergoing voids works, are we gonna start to see that picking up pace are there more contractors available is the work being done with the relevance of urgency?
Mr Corby will probably want to come in, but just to sorry paragraph 20 notes that the date of writing this paper there were 399, which includes the temporary accommodation properties and it compares the position two years earlier, 509, so we are making progress for the reasons wistfully will explain and that has gained traction in.
he continues to gain traction and accelerate their attraction, so we're hoping and planning the by the balance of the year at the end of the year, the position will be further improved and we factor that into what I said about the supply forecast, hopefully being big getting close to to full achievement,
thank you, so, sorry, I do I just add, I mean just to confirm we we had around 550 vacant properties at the start of this year were down to about 364 now, so there's been huge progress in clearing the backlog, and that's I'm I I check daily the boisterous takes, it's it's something you can say visually constantly the position improving and I can't see a reason why that wouldn't continue to improve over the next few months I think we're back to suit similar numbers of voids, as we had in February 2021 one year. I think the pitch will continue to improve further. The only thing that might change that is when do you have
you know new-build scheme complete, or that's a housing association, property or one of our own properties that can create a spike in voids for a short period of time, but we're in a position now where we've got lots more void transit than we had before and frankly some of them are looking for work, you know they're bothering us saying, Can we have more points so at the moment the positions yet much improved? Thank you very much. That's great nice. Thank you
Councillor Bey, the Slanket.
yeah, it's good to say that the best infectious conservationists, you know really been minimised and the heavens in once were fit in better than other councils.
but I do know that there were families with very young children or babies who've been placed in Wandsworth by other London boroughs.
and I don't think that ones with is necessarily being notified, and I think he's, if so important as people are notified, so for the sake of the children, so then get the bus best start to observe early intervention, they can access children's centres, a health visitor and the borrower and whatever supports those with SEN needs and so I'd be interested to know what you know wow what what we can do to.
track that to find these hidden homeless people.
so yeah, I mean virtually every London wall, not virtually all London boroughs will, to put it another way.
no London borough provides their temporary accommodation exclusively within their own bar, so everyone is placing across multiple barriers and ones which is no different in comparison, and we do have a way of tracking it, there's a.
fingers called setting the standards and that Patricia's quarterly reports for Officer reports and the number of placements by the borrowers into ones with under homelessness duties is relatively low, I think we had a recent exchange around an inquiry and out from memory I think it was a couple of hundred placements no more than that and it might even be 100 and 30 is ringing a bell somewhere, so it is quite low legally.
where a local authority places a homeless family under homelessness duties into another borough, there is a duty to notify that other borough of that placement, so we've automated it within the system, the system recognises that Mr. And Mrs. Smith being placed in Croydon and an automatic notification is coming across, not all borrowers do that we have a dedicated.
e-mail address for the borrowers to send in such notifications, so that's the kind of framework around it.
thank you.
I'm gonna DJ at, I'm gonna say as well that you have a personal thank you, I think that the work that the team are doing is really important, and I think it's important that we see that homelessness isn't a lifestyle choice or go over to Councillor White,
I thank you, Deputy Chair, I just wanted to.
ask about
the government paid.
the Local Housing Allowance, we all know that that was cut.
from 50% in about 2010.
so if it has levels that it could afford 50% of 0 properties rented in a particular area and that there was cuts of 30% and it was frozen over and a number of years, and now I think, is worth about between 5 and 10%, so you can only afford between 5 and 10% of properties in a particular area.
can I ask Mr. We've how many homes could someone expect to be able to pick from in that sort of situation?
thanks Councillors, so our procurement team and we're looking for a private rented accommodation to prevent reliever or end homelessness at the end of each month they do a snapshot so they look at right, move and Zoopla, and plug in the relevant Local Housing Allowance number and see how many properties returned and the number is consistently now below 1% of what's on the market, so broad numbers at the end of the month there might be say, five or 600 properties on those websites for rent in the borough. If you use them you can do you can specify the borrower, the whole borough and there may be four five six properties at that level, so the issue becomes, can somebody out of their earnings or whatever pay above that, and can we a system to do that within reason?
so it's a real struggle, and you know there is lots of lobbying going on
the the single biggest thing,
that would assist us in preventing and relieving homelessness is to see those Local Housing Housing Allowance levels operated again to back to towards the 30% of the market they are supposed to cover an average for several years now.
said four or five, that that appears to be really really low, been is that right, I mean 4 or 5 properties, that's older Local Housing Allowance paid for by this government can afford it in Wandsworth.
as well as measured in the way I've described Councillors through those you know very well used websites which obviously won't cover every rental property in the market, but they are reliable sources of that consensual information, and it does come out at below 1% consistently month after month and I'm happy to share those.
pull those figures together for the last three months and any mountain round just two, but that's what we are looking at. We are looking at a tiny number of properties that are available through those websites. That's incredible. I mean, what are you at the Council in 2010 or 2011 such that you would have known how many properties the all ha would have been able to procure at the rates that were paid at that time? I was, you are really stretching my memory to go back that far, but certainly it's been dropping and dropping and dropping and over the last decade or so to the numbers when we now find, and that's evidenced to some extent,
in the run up to 2010 when we saw Tia the the record lowest levels in the borough, we were pulling in 4 3 400 private sector units a year and now we're struggling to put in a couple of hundred and one of that is out our provision so it is completely reversed from where we might have been 10 15 years ago and I suppose as the number of properties reduced because it is such a small amount of money that homelessness in the borough has increased.
yes, that is, that is a very significant and arguably the predominant driving factor to the rises we've seen over recent years, and that's not me speaking that's very authoritative in a comment by people across the sector and genuine experience of borrowers in London and elsewhere.
thank you very much for that as the pollen, so such a bad situation that we face.
a new guys fighting in in the homelessness team.
thank you.
thank you, Councillor White, I'm glad to see you, you look a little bit better.
any other questions.
and okay, wonderful in that case, then I asked Committee whether they agree at some of the recommendations.
a and B to the Executive in paragraph 2 of this report.
a wonderful OK, we're now and see the HRA business plan.
per place.
hello again.
this report provides an update on the HRA business plan which is presented to the Housing Committee each year and looks at the future income and expenditure projections relating to the Council's retained housing stock. We start with the previous business plan that was approved by the Committee in January 2023, when rents and budgets were set and the housing revenue account project framework last approved. This has been updated for all approved changes since then, which includes the final outturn position for 22 23 and the latest forecasts of income and expenditure. The tables set out in paragraph. I shows the reserve levels at the start of the financial year, which stood at 356 million, which was a 26 million pound reduction from the previous year. The report at paragraph 11 then reviews the approved capital programme listed in detail in Appendix I that now totals 599 million pounds of investment in the Council's housing stock and sites over the next four years. The tightening part 22 shows how they spend is proposed to be financed. This is mainly from a mix of reserves, and then borrowing paragraph 26 onwards sets out some of the assumptions that underpin the revenue projections within the business plan. Paragraph 36 highlights the various risks within the plan. The most significant of these would be the impact of continued higher interest rates and a consequence of stubbornly high levels of inflation, on both costs and potential future renting graces. Paragraph 37 onwards focuses unreserved projections for future years. The graph shows that balances are initially planned to drop, but then plateau over the remainder of the next 10 years. As more borrowing is required to finance the capital expenditure on the development schemes, delivery gathers pace. Overall, this report confirms that, based on the estimates, the Council's Housing business remains viable in the short, medium and over the longer term, but does highlight the continued risks of higher interest rates and inflation, which will require a continued focus on cost control in the short term to ensure the longer-term viability. And I'm happy to take any questions. Thank you, and Councillor Currie, a bit concerned about the long term viability actually
I'd like to have certainly kept Councillor Mrs. J, and that's fine.
the report sets out the this is a viable proposition so that it does not issue to flag in terms of long-term viability based on the assumptions that are presented.
obviously, Mr Depute, what you said.
perhaps Councillor Carrick.
thank you, Deputy Chair.
my role, my real concern, is, but it's probably some of the assumptions that are being being used, I appreciate that there are projections that suggests that inflation is gonna is gonna kind of reduce, but I think key easing two and a half per cent it is going forward into the future following a sort of short plateaus is perhaps,
I know, making an assumption that would concern me similarly, be assumptions on interest rates are also quite sort of.
I guess they're not particularly prudent and then the biggest thing that I think concerns me as the income collection and I just wanted to understand for officers what assumptions have been used in the business plan on income collection versus what we're seeing at the moment because as far as I'm concerned what we're seeing at the moment is people are really struggling to pay their rents or leasehold charges or major works bills, people are really struggling with those debts given that we have mapped sent council tax or 8% Council rent rise last year, and we're looking at the same thing again this year, potentially it's just going to become even more affordable and I'm really concerned that we haven't modelled the sufficient bad debts figure into these numbers and that actually the HRA account isn't as healthy as not that it's looking particularly at the level the level of debt that we're incurring but it's even less healthy than we're saying here.
so I wondered what assumptions are included
thank you for the questions I'll run through a lot of, so the first point was on two new inflation levels, as set out in the report in paragraph 36, it did so talks around the the the the high level assumptions that have been been used and you can see from the those paragraphs that we've used a higher rate of inflation on repairs in the early is.
we do well on a range of metrics and projections when compiling the business plan, so the the longer-term estimates which wish to run for the duration of the first of 30 years and or latest Treasury estimates of where inflation is expected to go now. Obviously this was pulled together over over the last summer and and will be forever being updated as we bring the paper forward again with the budget setting report in January if anything needs to be amended within the
ongoing assumptions, and we will reflect that within within the plan.
in terms of interest rates, the y right or flank interest rates, I think current PWLB rates for borrowing over 50 years, or about five and a half per cent, and the projections within the plan.
of interest 3 for borrowings, beside economic four and a half per cent.
now, based on the light assessments, we don't need to do any borrowing. Throughout 23 24 with the first external borrowing was the first borrowing needed in 24 25 that's flanked within the report. We have got the opportunity to borrow internally, which is when the effects, through the H Murray borrows, a general fund cash to finance its capital programme and that would be a more preferential rate than we would be able to obtain from the PWLB. So I think in terms of the overarching assumptions four and a half SEN is is probably reasonable for the burned moods I could own. Over the next 10 years we are expecting interest rates to fall once inflation is under control.
and your final point was about arrears and bad debt, which is highlighted quite clearly in paragraph 30, sorry to salesman Place 36 said so, to tie the table in the report that shows the way arrears have risen since the pre pandemic levels and you can say that it has increased quite considerably in the year today going from 12 million pounds worth of total tenant arrears screams re also 14 million at the end of September, so I mean that's it is quite a considerable increase but is reflected in the the current conditions.
the tenants are facing.
a large proportion of that increase is probably linked to the heating or water increases that we saw last year, but obviously there was the rent increase as well, we've currently got about 5 million pounds on.
longer term payment plans, so whilst that's not being paid for.
the arrangements made with tenants to be based on affordability, but we have the the financial inclusion team work with setting budgets for tenants to mediate, to try and recover any arrears.
the build up and the overall action.
position is that we want to sisterly sustain tenants in their properties and therefore we can to a system customer stacks just on on evictions, apparently in 22 23 there is just 11 evictions for a manner manner reasons and that compares to 50 in 2019 20, so that is just in response to,
the question at innovation is previously.
finally, just in terms of bad debt provision, we do have a significant bad debt provision built into the financial projections within the HRA business plan. It's linked to the is a calculation based on the level of arrears as arrears go up, the bad debt provision will will naturally increase. Now, what I will say is when we assess what is needed for a bad debt provision, we look at the the the risk around the collection of of the outstanding debts and where and where tenants are wrong, repayment plans that wouldn't seem to be as risky as someone who wasn't so there that is all factored into the calculation.
and I'm quite confident the the the level of provision that we have within the plan is sufficient for where we are today, we will remain sufficient for the year one and we will continue to review that on an annual basis.
thank you, thank you very much and just in respect of the comments about the interest rates and the inflation rates over 30 years, obviously I accept it's it's quite difficult to to project one of Steve reassured us that it is projected out sort of correctly then, but I can't see any 30 year projections in the paper I can see a 10 year projection.
but I don't know, if can we can we be party to the 30 year projections, because obviously that would then give us?
quite a bit of reassurance over the genuine of long-term viability of the of the numbers are, typically I try business plans or otherwise are satisfied with those views.
I mean, in terms of the sort of the the volatility that we were saying was within the plan, if it was a decision was taken a few years back to focus on, so the immediate, 10 years beyond that, yeah, it's it's the law crystal ball gazing in terms of the assumptions and yeah it actually
we need to focus on the here and now and him and where we are over the next 10 years before we are essentially getting carried away with projections of high levels of reserves in the future.
but I, I mean I I, I sought to accept that, but except that this paper is asking us to sorts of, except that the scheme is long term, the HRA business plan is long term viable, so in order to do that it would obviously be useful to have those long term numbers or the long-term data.
so I guess it would be the graph that we're saying in on page 14 of 35 paragraph 37 over over 30 years and some of the some of the other numbers over the 30 year period because obviously that's the period of time and in fact I mean there's a big argument for saying that we should set over 50 years because that's the length of time that we're paying off the debt over, so that's certainly the length of time that we would have to be looking at the HA being viable because that's the length of time that we've got to pay for that, so is it possible to see those 30 year and 50 year numbers?
I mean we sort of look at reintroducing the 30 presentation issues because we we've had in the past and are in the business planning monitors, thus evaluator over that period.
I think if you start getting into the realms of 30 to 50 years as the song theorists call the numbers, it's it's probably not that meaningful, I won't be very theoretical for the peculiar paying off the debt interest in 50 years' time.
many of the is y s, as it says within the report, the the business plan is based on a raft of assumptions and
things happen that disrupt those assumptions and one that could be anything in terms of.
you change changes to rent policy o, or any other changes to a decent homes, standard or any factors that could be factored in, basically, so what we've got today is what we know it today.
and they just projecting forward.
thank you very much, it would be so sedate states here, I guess, thank you.
I'm sorry, Councillor White's.
yeah, yeah, meatball.
thank area sorry, thank you, Deputy Chair.
very
worried about the race being being run up, boy individuals and obviously there there are people who are suffering the might never have suffered that before, and I know today we didn't get any money from the government last year when,
wow, when
inflation was 11%, so we have to find the money from somewhere wisely to keep our programme running, and obviously the council tenants were not in a bad position, possibly as or maybe their neighbours, who will be renting from a private landlord you know where their rents would be more than twice as high but,
while we are always beam how proactive are we being radio or are we spoiling people when they gang into them might be a?
might be bringing our financial sustainment the same in vain or are we being a bit reactive and waiting until two people come to us?
I believe the financial inclusion team are looking for signs of people getting into trouble before they get into trouble that makes sense, so they will look at people's maybe historic payment profile and look for where there have been changes to why people would've traditionally prepare they rather than their debts in the past and and by using banks or data and that's those sort of tools that are available to them they could be able to do it spotlit the early warning signs and getting contacts with residents and try to help them resolve the issue before it gets to a point that yeah, it becomes even more of a concern because the numbers maybe would get.
much harvest, if, if not managed effectively as soon as possible.
Councillor Councillor Mrs. Bad aphorism from that discussion with people getting into debt.
following on from what Councillor Ken Caddy was saying, why can't we have a 30 years projection? I think it's good management because we it is since such as we are in such unstable times with cost of living debt and stuff like that or that I'm just following David round to that question I am already which is the previous question I accept the point there is something to be considered, I mean an illustration of why it doesn't always work like that a boy can be a little bit
dangerous to base assumptions on that period was something around when the Council's self-financing agreement started. It was based on an income figure of CPI plus 1% all the way through the 30 years so that changed both locally and nationally for a number of reasons, and that meant over a 30 year period that nearly a billion pounds of income was taken away from the HRA in Wandsworth. So all the assumptions that we would have originally based our business plan on were massively out over a 30 year period to the extent of a billion pounds of income and a and, and that's just a way of demonstrating the volatility over numbers over a long period and how they can swing hugely for various reasons. But I've noted that we have asked if we can go back to the age we used to do 30. I think it was deemed to be more sensible to focus on 10 because it was more accurate and relevant in terms of the considerations, but will certainly have to think about the best way to present the figures, to give the best information that we can and the most accurate so yes, appointments being well-made torch now
thank you.
any more questions.
online okay.
sorry, cabinet, member.
yeah, I mean, I think I just want to echo the point that this is a viable scheme, given our ambition, given the amount of things that we're trying to achieve given a thousand homes programme, given the
loans to leisure major works for leaseholders be given the investment in the staffing for the first time in 25 years in estate management.
the programme remains viable, despite some of the hardest challenges, I think the HRA has ever faced in terms of inflation and rising interest rates, so there's something we take very, very seriously, there's something we have to monitor, we're lucky that we can.
at the moment, borrow internally unlock cash balances, but we are trying to get the best deal and we try to deliver assets that will be paid back to us for 100 years to come, so.
this is this this is there are lots of challenges facing us, but the HRA remains viable and if you look at all the councils around the country where you know
Councillor Dunn and not managing to meet their financial obligations because of the crippling effects of the economic crisis that these countries emerged in, so I think we're in a really good position, and we, our ambitious programme, is, is it is still financially sound and financially viable.
thank you.
any more questions.
in that case, I ask if you agree to support the recommendation to the Executive in paragraph 3 of this report.
thank you very much, thank you, the this draws an end to the meeting, is there anything official I need to say, happy Christmas, is it really that close?
before we happy Christmas, Gus.
definitely he said he would have these are very jolly fellow.
Merry Christmas to everyone, thank you
- 23-382 - BRF Report, opens in new tab
- 23-369 Fire Safety Update, opens in new tab
- 23-370 Resident Engagement Strategy, opens in new tab
- 23-370 Resident Engagement Strategy - Appendix 1, opens in new tab
- 23-370 Resident Engagement Strategy - Appendix 2 (EINA), opens in new tab
- 23-371 - Housing performance report, opens in new tab
- 23-372 Wandsworth Estates recycling, opens in new tab
- 23-372 - Appendix 2 Focus groups findings, opens in new tab
- 23-373 - Housing Services Activity report, opens in new tab
- 23-374 - HRA Business Plan Update, opens in new tab
- 23-374 - HRA Business Plan Update 2023 - Appendix A, opens in new tab