Agenda item

To provide the Panel with an update on the transfer of the housing management and maintenance services (formally provided by KNH) back to the Council.

Contacts:

Naz Parker, Service Director for Homes and Neighbourhoods
Eric Hughes, Head of Business Assurance and Transformation

The Panel considered the report Kirklees Homes and Neighbourhoods and Estate Management Update presented byNaz Parkar, Service Director for Homes and Neighbourhoods, Eric Hughes - Head of Business and Assurance Transformation and Michelle Anderson–Dore - Head of Partnerships for Growth and Regeneration. Councillor Peter McBride the Cabinet Portfolio Holder for Regeneration was also in attendance.

Naz Parkar gave an update on transferring Kirklees Neighbourhood Housing, to Council Management. Naz explained that the transfer was almost complete and had been largely successful. Naz highlighted that the key ambition was to continue to consolidate and embed services within the wider council, ensure the safety of high-rise residents and address compliance issues. Naz also noted that the strategic ambition was to work in a restorative / place-based way, engaging fully with stakeholders and tenants.

Eric Hughes gave a presentation and explained that:

·       A decision was taken in October 2020 to transfer Kirklees Neighbourhood Housing to Council Management.

·       This meant that the housing management and maintenance services previously provided by KNH were to be delivered directly by the Council under the Homes and Neighbourhood Service.

·       2021-22 was the ‘transition/alignment’ phase with a key focus on aligning and embedding the new service with the Council. 

·       The service was funded through the housing revenue account and was focused on the delivery of repairs, maintenance and housing management services to tenants and customers across Kirklees.

·       A Core part of the offer was hearing the tenants voice using a restorative place-based model, increasing environmental improvements, delivering capital programmes that included tenants wants and desires, as well as conferences, consultations, STAR feedback and a Challenge Panel.

·       Estate engagement had included action days, litter picks, weed removal, joint working with other services and consultation with residents to improve areas.

·       The Tenants Advisory and Grants Panel were involved in shaping policies and procedures regarding anti-social behaviour.

·       Compliance with the gas and electrical safety regime was good, and there was a view to extending this to include the big 6 .

·       The MCS (microgeneration certification scheme) accredited had been renewed  to install green technologies such as air source heat pumps.

·       There were objectives to support the local economy by using sub-contractors to carry out works and investing in apprenticeships.

·       There was a £152m investment to improve homes and neighbourhoods over the next 10 years.

·       The investment aimed to rectify inherent building defects, improve thermal efficiency, add kerb appeal and deliver environmental improvements.

·       £98m of investment was for new housing over the next 10 years with low Carbon Mixed tenure and modern methods of construction. 3 sites were currently underway: Fernside, Corfe Close and Howley.

·       On delivering affordable warmth and reducing the carbon footprint the target was for Council homes to be SAP rating of band C (minimum) by 2030.

·       A Housing Advisory Board had been developed to scrutinise housing activities.

·       The service excellence initiative was at the start of the next phase of continuous improvement and will be the springboard of activities in the services transformation journey from April 22 onwards.

·       Service Excellence meant getting the basics right, building on the Quality Management Framework, linking to Corporate Objectives and using a restorative place-based approach. 

·       Current Improvements included the implementation of a new housing management system, building safety reviews, high rise consultations and options appraisals, new extra care development and management, succession planning, and supporting adults and young people into work through initiatives such as the Works Better employment programme and the Kickstart scheme.

·       There had also been a focus on tackling  inequalities impacting on council tenants and strengthen the tenants’ voice through the new Housing Advisory Board and the Tenant Advisory and Grants Panel

The panel agreed that the tenants voice is paramount and questioned what was been done to improve how the Council incorporates this when making decisions?

Eric Hughes advised that there was a great focus on the tenant’s voice and that the Housing Advisory Board was made up of 50% of tenants. He further explained strategies such as STAR surveys and transactional surveys were used to gain tenants feedback.

Michelle Anderson–Dore, Head of Partnerships for Growth and Regeneration also advised there were 40 tenants on the Tenants and Residents Association, which was high in comparison across the sector.

The Panel asked if home visits to tenants had re-commenced following the implementation of Covid-19 resections?

In response, Eric Hughes advised that visits had reduced considerably and each visit was risk assessed throughout the pandemic, but highlighted that the ‘estate walk abouts’ had re-convened and that customer service centres had re-opened meaning more face-to-face contact with tenants was taking place.

The Panel noted the need for good ventilation as one of the Covid-19 safety public health recommendations and highlighted concerns about damp and mould in Council properties. The Panel also noted the immediate reaction to problems with cladding and high-rise properties and questioned what risk assessment had been done in relation to ventilation and where did it sit on the risk register?

In response, Eric Hughes confirmed the risk register was owned by the Service and that the Decent Homes Standards required the Council to provide properties that did not have damp or mould. Eric further advised on plans to carry out further in-depth surveys and put in remedial action where required. The Panel noted the need for this to be given the same priority as the response to high rise flats.

The Panel acknowledged there was a lot of positive work carried out by Kirklees Neighbourhood Housing and shared the importance of these services being available to more than just Council house tenants. The Panel highlighted that all Kirklees residents should be treated equally.

Eric Hughes advised Homes and Neighbourhoods is funded through the Housing Revenue Account which comes from tenants rent, so the tenants would views were prioritised on how this money should be reinvested. Eric highlighted that Homes and Neighbourhoods was still in its transition phase and agreed on the need to work with services across the council, to share skills and knowledge to address general issues.

Michelle Anderson-Dore highlighted other pieces of work that were ongoing that were available to all residents in Kirklees and agreed on the importance of using expertise from within Homes and Neighbourhoods and other parts of the Council to deliver the best outcomes for everyone. Michelle added that the place-standard looked at Kirklees as a whole not just council tenants.

The Panel highlighted the importance of going out and talking to people who do not usually come forward to take part in Council engagement activities.

In response to the Panels comments, Councillor McBride questioned if there was a common policy for council houses and the rest of housing. He further added however  that the service was still learning how to fully integrate back within the Council and its primary concern needed to be overall housing. Councillor McBride also highlighted the lack of reference to councillors and asked what their involvement would be.

The Panel highlighted the need for more support to TRA’s (Tenants and Residents Association) and raised a concern in relation to some Kirklees properties only having one door which was a fire safety risk.

Eric Hughes responded to the question relating to properties only having one door and asked Councillor Lowe to send him the details of the properties concerned. In regards  to TRA’S he explained that over the last few years, a range of mechanisms had been built to engage all tenants and residents Michelle Anderson-Dore added that TRA’s would continue to be supported and there was a strong focus on involving more tenants of a younger age. This meant there had to be various models to meet the needs of all tenants.

The Panel highlighted some concerns in relation to the Berry Brow flats and requested a copy of the independent compliance review.  The Panel also asked if there was a plan for demolition whilst questioning the cost effectiveness of bringing the flats up to standard prior to demolition.

Eric Hughes responded to the concerns relating to the Berry Brow flats and confirmed there was no date scheduled for demolition. Eric advised that the work due to be carried out on the flats was fire safety work which was required for residents to live there safely. Michelle Anderson -Dore also shared that they were in the process of agreeing the programme for high rise buildings and that individual family circumstances would be taken into account.

The Panel noted the cost of replacing the fire doors was £600,000 and questioned the cost effectiveness of this highlighting that the doors had  been replaced previously. Eric Hughes advised it was not the purchasing and receipt of the door that had been the issue, it was the certification of the doors which was a national issue.

RESOLVED:

The Panel noted the Kirklees Homes and Neighbourhoods and Estate Management Update highlighting the that hearing the tenants voice was paramount and the importance of supporting TRA’s and building relationships with other Council services. It was agreed that:

1.    An urgent response should be taken in relation to the risk assessment around ventilation and the issues surrounding damp and mould should be investigated.

2.    Consideration should be given to the makeup of advisory boards to include councillor representations.

3.    That an update on Estate management and progress in this area be shared with the Panel.

4.    That Eric Hugh’s be provided with the details in relation to Kirklees properties with one door and for a response setting out any required actions be provided to the panel.

5.    The Independent compliance report to be shared with the panel.

6.    A copy of the presentation slides be shared with the panel.