The ADH presented the report which outlined the results of the recent Stock Condition Survey that had been conducted by external surveyors, Baily Garner. The survey had not been intrusive or invasive but had been conducted visually. A summary of the survey had been provided in the report and the full report consisted of over 100 pages which the ADH held up for the Committee to see.

The survey had been significant as the data gathered would be used to set budgets and plan ongoing and future investments in the HRA for the next 30 years. Properties included in the representative sample were a balanced mix of flats, houses and maisonettes which ended up with a total of 3223 surveys undertaken. The housing stock owned by the Council consisted of 10,000 residential properties and almost 3,000 garages. It was found that the average energy efficiency rating of the stock to be at a Band D rating of 61.9 so the Council aimed to meet at least a Band D rating for all its residential properties by 2022 with a targeted view of achieving a Band C rating in the longer term. To bring all lower rated properties up to this target, the following recommended works would include:

·         improving loft insulation;

·         renewing singled glazed windows; and

·         replacing boilers which would improve the heating controls.

Damp and mould was reported in 4% of the surveyed properties and the recommendation was to install ventilation fans and advise tenants on daily housekeeping to manage condensation. Overall, the results from the survey showed the housing stock to be in a fair to good condition which would provide building blocks for future planning.

Referring to Baily Garner, the Chair asked what due diligence had been carried out before hiring the company to carry out the survey. The ADH responded that as stated in the report, the company had been appointed through a procurement process. Baily Garner did not deliver the Council’s main contracts, which meant they would have objective views to the Council’s services. The company was well established with evidence of their qualifications and the Council had used them a few times before without faults.

The Chair went on to say the percentage of properties surveyed was impressive but queried why a small number of garages had been surveyed. The reason was because there were not so many variations between the garages as between residential units. The Chair also asked why only 37% of the boilers were passed as good. Referring to the Transforming Homes programme, the ADH stated that the priorities had been on improving the kitchens and bathrooms within the housing stock. This had resulted in a lower level of investment into other areas which had caused them to lag behind.

The Chair further asked if there was a concern on the 10% of surveyed homes that had poor electrics. The ADH’s response was that all areas that had been identified as poor condition were of concern. The data would be used to prioritise areas of concern and enable the service department to plan repairs accordingly. The Chair also queried on when there would be no more single glazed properties in Grays. The ADH was unable to provide an exact date but the survey would enable the service department to plan the Transforming Homes programme more accurately.

Referring to the 4% of damp and mould found in the surveyed homes, Councillor Redsell questioned when the survey had been carried out as the blocks of flats within her ward of Little Thurrock Blackshots, had mould problems. She felt the survey carried out on the garages were quick and had seen some that were in derelict conditions and required repairs with a fresh coat of paint. She also mentioned the council owned outbuildings which were in a state of disrepair and had never been repaired.

The ADH said the damp and mould were local issues and a representative sample had been selected in the survey to ensure each architect type of property was represented. Damp and mould issues were being monitored and these were issues that could be addressed through good housekeeping and the service department were producing leaflets to guide tenants in this. So far, there had not been an increase in the amount of complaints related to damp and mould as there had been in previous years. The use of low level treatments would be effective in addressing most damp and mould problems.

In regards to the garages, the ADH said there had not been a transforming programme for these and as garages had not been used for their original purpose, it had caused deterioration over time. A semi-strategic review of the council owned garages would be brought to the Committee. Regarding the repairs, there were many of these that could not be repaired due to asbestos within the buildings and the state of disrepair. The service department were aware the garages were not being utilised and would consider demolishing them or upgrading into potential residential properties. For outbuildings, these had not been included in the survey but could look into any particular ones of concern. Councillor Redsell pointed out that some of the garages were too small to fit a car inside and even if they were demolished, it would not provide much space to build anything else in its place.

Councillor Pothecary mentioned loft insulation should be a priority and asked whether there were schemes from central government that they could benefit from to reduce carbon footprint. The ADH stated there were no current schemes from central government which individual tenants could access and that it was down to social landlords to reduce carbon footprints. Although the survey showed more work needed to be done to improve energy efficiency; safety concerns would be of a higher priority.

The Vice-Chair brought up the issue of old front doors and asked how many there were left to replace. The ADH answered that 71% of the front doors within the housing stock were in good condition and those in a state of disrepair would be replaced. It was not a priority to upgrade front doors and the service department had to ensure other repairs were carried out instead. In response to this, the Vice-Chair said the replacement of front doors was in the Transforming Homes programme. There were some homes in Chadwell-St-Mary that had doors from the 1960s which were unable to keep drafts out and needed repainting.

Referring back to damp and mould issues, the Vice-Chair pointed out that this was not simple to resolve in some buildings or to leave a fan on all day to deal with condensation. There needed to be better solutions than leaving a window open, particularly during cold weather. He went on to say that the main sources of heat loss came from doors, single glazed windows and loft insulation and this required a programme that specialised in older properties. Adding to the Vice-Chair’s comments, the Chair said the Transforming Homes programme seemed rigid and certain properties had to be targeted e.g. flats. He queried whether there were any tower blocks of flats that were of concern or unfit for human habitation.

Pointing out 2.1 of the report, the ADH said these were the realities that the service department was confronted with. 30% of the housing stock was of concern and the data provided was to inform a mere strategic approach. He stated that the Transforming Homes programme was rigid to ensure it stayed on track. The survey had not identified any tower blocks that were unfit for human habitation and the work carried out had been highly technical which looked at all sources of heat loss. The ADH felt it was correct to provide advice and housekeeping guidelines on damp and mould issues. It would help to avoid bigger costs in the future. In regards to the replacement of doors, the ADH reiterated that 71% of doors were in good condition and could not be replaced based on age and the data looked at the life cycles.

A case of damp and mould in a particular home was discussed by the Vice-Chair. The ADH responded that the survey data would enable the service department to plan and replace assets.

The Chair questioned when it would be reasonable for an Officer of the Council to instruct council tenants to open windows to reduce the risk of damp and mould. The ADH said this was part of a wider assessment and council tenants were not being instructed; Council Officers would only guide as social landlords. The Housing Asset Investment & Delivery Manager (HAIDM), Susan Cardozo added that the approach of the Transforming Homes programme had been amended to include the replacements of doors which opened externally. Many of the doors within Chadwell-St-Mary had been replaced but some of the homes had two front doors which needed reassessment as it would cost more to replace both front doors. There were still 10% of properties within the programme that needed to be assessed through site visits.

Councillor Allen commented that the areas of particular concern were in electrics and the boilers. With 8% of the boilers in poor condition, he asked when these boilers would be renewed in terms of safety aspects. He went on to say he agreed with the Vice-Chair’s earlier comments on replacing old doors and added that these had security issues. New PVC doors were safer with better structure and lock options. He mentioned he had seen solar panels on some homes within Gravesham which must have saved on electricity costs. He asked what the life cycle was on a particular door. The ADH said the areas of concern were in certain areas but the priority to replace old boilers was high. The service department would be working on replacing old doors within the parameters of the HRA.

Councillor Redsell gave praise to the extensive work that had been done on damp and mould in some properties within her ward of Little Thurrock Blackshots. The work was good but it needed more than just housekeeping as the use of new appliances such as dishwashers attributed to the damp and mould issues. She went on to comment that the tower blocks of flats were no longer fit for purpose so they could be knocked down and new buildings could be erected in place.

The Vice-Chair highlighted the use of storage heating in some properties which were realistically not fit for purpose and instead needed upgrading to a central heating system. He asked how many properties still used storage heaters. The HAIDM answered that many high rise blocks did not have the gas pipes for central heating and in the Transforming Homes programme, some homes would be converted to a gas central heating system where possible. The Vice-Chair outlined a particular case in which he would discuss with the HAIDM via emails. Adding to this, the ADH said 9% of the properties surveyed had poor heating conditions so heating replacements would not be a priority.

RESOLVED:

1)    That the Housing Overview and Scrutiny Committee commented on the estimated investment requirements to maintain the Council’s housing owned stock for the next 30 years.

2)    That the Housing Overview and Scrutiny Committee commented on the approach being taken to investment programming for the next five years and the prioritisation of certain elements including single glazed windows.