Agenda item

Councillor Diarmaid Ward, Executive Member for Housing and Development, introduced the quarterly performance report.

The following main points were noted in the discussion:

·         183 affordable homes was completed in quarter one and the Council was on target to build 1900 affordable homes, of which 550 are being built as Council homes for rent. Members were reminded that supply of homes was beyond the council’s powers as this was through S106 agreements and housing associations and private developers.
 

·         The Executive Member for Housing reiterated that although vast amount of repairs are completed on time, complex repairs fester for too long hence the increase in complaints received by councillors. Councillor Ward acknowledged that the figure of 20% of repairs not being done on time was not good and need addressed as soon as possible.

·         Suggestions such as introducing a traffic light system to denote peak and quiet periods for customers when reporting repairs online and allowing residents to access their repairs history was noted. Councillor Ward indicated that with the newly launched technology, possible suggestions could be possibly incorporated into the system.

·         On the reported 96.6% satisfaction rate of repairs undertaken by Partners, Members were directed to focus on the figure of 11% of major works open over three months as this was worrying. The Executive Member advised that 97% satisfaction rate was easily achieved especially if this relates to routine and minor works. The Committee welcomed the Chief Executive of Partners offer to contact 20 of their residents every month.

·         The number of rent arrears is presently high and with the impending universal credit, the situation was likely to worsen.  Members were informed that issues such as low income and benefit not being paid for six weeks were bound to cause rent arrears  and all are symptoms of government policies in relation to social housing.

·         Members welcomed the news that the number of households accepted as homeless had fallen, which is attributable to the effective work of staff and in particular the Trail Blazer Programme which recognises the need to intervene before people become homeless. Councillor Ward welcomed the central government programme but was concerned with the impact when funds are withdrawn. The meeting was informed that Council recognises the need to work with landlords and employers by intervening early on issues such as universal credit, rent plan etc, measures which would mitigate the level of homelessness. It was noted that a main reason for homelessness was the end of assured shorthold tenancy.

·         In response to a question about the impact of housing allowance being capped, Councillor Ward informed the meeting that Officers continue to liaise with landlords on accepting local housing allowance rates, with the Council prepared to guarantee rent payments for a year.

·         Members were informed of the devastating impact of the S20 of the Housing Act which allows landlords in the private rented sector to evict tenants for good reason and that the homelessness could only be addressed through national legislation.

·         In response to a question on controls the Council had in place to ensure that homeless people are not denied support due to central governments targets, Councillor Ward acknowledged that traditionally this practice of ‘gatekeeping’ existed however Islington’s informal method of control via its scrutiny members would ensure that this does not happen.

·         With regards to concerns about multi skilling of its operatives, Councillor Ward informed members that that this was not about operatives having multi trades but operatives being able to undertake ancillary minor works while on site. Meeting was informed that some of the 2016/17 apprentices who had completed their training would be applying for permanent jobs.

·         In a response to gas safety concerns about how works are carried out especially within a block of flat where leaseholders are not subjected to the same treatment as Council tenants, members were advised that this was a national government issue with Council having no control over it, however Councillor Ward advised that he would look into the issue.

·         On the issue of low rent collection in June being attributed to the 2018 football world cup, Members were reassured that trends like this occur during certain events such as Christmas and not due to staff absences or inability to collect rents.

·          The meeting was informed that although definition of affordable rents is regarded as 80% of the market rent, Islington would not be applying the definition or the guidelines set by central government.

·         On whether Islington’s experience of Trailblazer was being shared with other neighbouring boroughs such as Hackney, Councillor Ward advised that this initiative involved a consortium of 8 boroughs.

The Committee thanked Councillor Ward for his attendance.

RESOLVED:

That that progress against key performance indicators in Quarter 1 2018/2019 be noted.