Agenda item

James Stone and Hilary Rowbottom, Hyde Housing Association, were present for discussion of this item.

During consideration the following main points were made –

·         Hyde stated that they were not able to comment on the position at Alderwick Court as this matter is currently subject to legal consideration

·         Hyde has a customer care centre, responsive repairs surveyors (of which there are 4 in Islington), and a special projects and major repairs team

·         There is a phased approach to reports of damp and when a resident reports a dampness problem this is assessed and if it can be identified an order issued, however if not a surveyor would visit the property and where necessary the situation would be monitored and if it still could not be identified the issue could be referred to a more senior surveyor

·         If there were lifestyle issues were involved Hyde would issue a leaflet to advise tenants of the best ways to avoid condensation and Hyde had a proforma for the surveyor to complete. Hyde stated that they would circulate this to Members

·         If the works are substantial these will be referred to the major works team who will carry out further tests to see if there are design problems with the building etc. or a specialist DPC contractor will be called in to assess and remedy the problems

·         If there is an emergency the matter is referred to the emergency services team and if there is a social services referral or a care issue then this is signposted to the appropriate agencies and interested parties, such as Environmental Health would be kept updated

·         The surveying staff situation had been problematic in the past however there were now permanent members of staff in all surveying positions

·         In response to a question as to rehousing families as a result of dampness problems where health situations were involved, it was stated that this was difficult to assess and would depend on the individual circumstances. Initially Hyde would try to assess and rectify the dampness issue, however if this was not possible then there may be a need for a temporary move. This would be assessed on a case by case basis

·         It was stated that Hyde staff were not medical experts and if there is an issue then tenants would be advised to visit their GP for an assessment and advice and if there were relevant issues Hyde would look into these

·         In response to a question it was stated that if an underlying cause for dampness problems could not be found then lifestyle issues would be taken into consideration and would need to be eliminated. A whole range of things would be looked at and there is a process of advice and monitoring the tenant

·         Reference was made to whether Hyde were aware of the number of properties in their housing stock that were suffering from dampness problems and it was stated that they would try to ascertain these figures and inform Members

·         In response to a question it was stated that if a tenant presents with a chronic medical issue works were carried out as an emergency, however if there are major works temporary accommodation would be provided

·         Members expressed the view that it would be useful if Hyde could identify from their IT system figures on dampness issues in their properties, and it was stated that Hyde did not have KPI’s on this however if a dampness issue regularly occurring this will be referred to a senior surveyor/company to investigate if there is any underlying cause and if this is ruled out then lifestyle issues will be considered and the implications of this explained to the tenant and appropriate advice given

·         In response to a question Hyde stated that the worst problems of dampness were usually experienced in their Victorian and Edwardian properties

RESOLVED:

(a)  That the pro forma, referred to above be circulated to Members for information

(b)  That if Hyde had any details of the numbers of properties in their housing stock that suffered from dampness problems these be notified to Members of the Committee

The Chair thanked James Stone and Hilary Rowbottom for attending