Agenda item

The following main points were noted during the discussion:

·         The Council’s limited financial resources required the careful management, planning and prioritisation of capital works. Proposed investments in housing stock had to be balanced against the need to achieve value for money.

·         Officers explained the Council’s capital works planning and prioritisation processes. A stock condition survey was undertaken in 2010 which informed the Housing Revenue Account 30 Year Business Plan. This in turn informed the Housing Asset Management Strategy, from which the seven-year cyclical investment programmes and annual programmes were then derived.

·         All properties were included in the seven year cyclical investment programme; however works were only carried out when necessary. Maintenance works would be deferred or substituted by a repair if possible. In response to a query, it was advised that when works were deferred they were typically carried out no later than at ten or eleven year intervals.

·         The seven year cycle began from the date of completion of the previous project. It was explained that mechanical and electrical components had a longer lifespan and therefore were not included in the cyclical programme. Mechanical and electrical works were carried out as and when required, subject to technical officer recommendations. 

·         A member of the Committee queried why some homes had not received upgrades to kitchens and bathrooms at dates previously advised by Homes for Islington. In response, it was advised that kitchen and bathroom criteria changed when the management of housing stock was brought back in-house and these works would be carried out on an estate-by-estate basis.

·         It was advised that the cyclical programme was planned over seven years to match the Council’s stock size and funding. It was noted that other housing providers operated to differing timescales. The Committee suggested that to achieve savings the cycle could be extended, although a detailed evaluation of the impacts of this would be required.

·         It was queried if the quality and quantity of works was tailored to the available budget, or if the annual budget was tailored to the required works. In response it was explained that works were planned up to three years in advance and as a result officers could both contribute to the annual budget setting process whilst also having regard to savings requirements. The Committee noted that due to increased financial pressures the service was prioritising maintenance over improvement works, with the Council seeking to maintain properties to the ‘Decent Homes’ standard.

·         It was advised that vulnerable disabled and elderly people did not receive priority for capital works as these were carried out on an estate-by-estate basis; however officers did carry out home visits to assess if accessibility adaptations were required, such as walk-in showers and lower level cupboards.

·         The Committee noted that emergency repairs were not carried out as part of the capital works programme and these were managed by the High Value Repairs Team. However, officers liaised with the High Value Repairs Team if emergency works were required to a property which would otherwise receive capital works in the near future.

·         Officers commented that the life span for domestic and communal boilers was greater than 20 years and each boiler was serviced annually. There was no cyclical improvement programme for boilers, with each repaired or replaced as and when required, however the Council did assess all boilers in a block when carrying out replacement works. 

·         The Committee queried if some capital works were able to be carried out in-house. It was noted that the in-house repairs team was capable of carrying out certain works, however at present all works were carried out through the capital works contracts. It was suggested that the possibility of in-house capital works could be considered further when the contracts were re-tendered in future.

·         Dr Brian Potter, Chairman of the Islington Leaseholders Association, reported problems with communal heating and queried if the Council would permit leaseholders to supply and maintain their own boilers. It was advised that the Council had a Communal Heating Policy and the Executive Member was best placed to answer any questions on policy.