To receive and consider the Wales Audit Office report – “The Service User Perspective – the Welsh Housing Quality Standard – Powys County Council” – published in September 2018.
Minutes:
The representative of the Wales Audit Office (WAO) presented the report on the implementation of the Welsh Housing Quality Standards (WHQS) in Powys. The report made 3 recommendations.
In relation to damp problems, it was noted that this would be a problem in Wales as Wales was subject to wet and windy weather conditions. In addition, damp problems arose due to the historic location of houses when they were built. The implementation of WHQS has raised other challenges such as with the implementation of double glazing this has caused issues with condensation. Damp can be a complicated and sensitive problem for residents as it can either be a building related issue or a people issue. The Housing Service makes sure that buildings are the best that they can be and also provides advice to tenants on living styles.
Members suggested that whilst some of the figures reported in the report indicated that the service may be doing well e.g. 67% advised about leaseholder responsibilities, if you considered the opposite number 33% then this did not appear to be as positive. The WAO reported that it had undertaken 7 reports across Wales and the Powys survey results were good by comparison to other authorities. Members suggested that the thresholds set for WHQS were low, and whilst engagement had been good, it could have been better. It was also suggested that the WAO survey may be flawed, and that councillors could have been used to assist the engagement process as well.
The Housing Service advised the Committee that it was seeking to undertake fewer but more effective engagement sessions, more ad-hoc and subject specific. It was intended to undertake a sample survey of tenants in 2019 including what are their perceptions of the Council as a landlord. A group of 100 tenants is being used to consult about policies. A disused shop is being reopened in Machynlleth as a drop in centre for Housing and other officers.
Question: Every Powys house has to achieve the WHQS by 2020 which means that 23% need to be improved in just over a year. Is £500k sufficient to achieve this? |
Response: Housing has been allocated funding for the various elements of WHQS going forward. The £500k funding is sufficient. Other provision is also available for other elements such as ventilation, heating etc. |
Question: Are some of these issues due to a bad design of the property? |
Response: Yes, this is the case. Also true where properties are built at the same time and have common issues. There may be some properties that are uneconomical to repair or update. Members suggested that the installation of fans in some bathrooms might alleviate some of the condensation issues. |
Question: Page 39 – point 13 – “The Council recognises its system for recording which homes meet the WHQS standard for warmth is inaccurate and incomplete” – why is this the case? |
Response: The 2012 and 2015 surveys were undertaken by consultants and an audit of the results highlighted that this did not reflect the true picture accurately. The inaccuracies were taken up with the consultants and they have corrected the data which gave an updated profile for the Council’s properties of 1% in energy rating. The Housing Service was now content that the information is accurate. Where the information could not be updated these properties would be prioritised in the stock condition surveys over the next 5 years. The Committee received assurance that the company undertook the updating of the information at no cost to the Council. |
Page 42 – Paragraph 23 – the Housing website was to be changed imminently in line with changes to the corporate website. Housing was also reviewing the language used on the website to improve its clarity. Housing were reviewing whether additional resource could be made available to assist with amending the website, but at present children’s services were the priority for web development.
Question: Does the Council look at other websites to learn from those examples. |
Response: Yes, the Council does look at other websites. However resources is the issue. |
Question: Defects in properties – if a tenant has bought their own property and defects come to light, where does this leave the Council as the former landlord? |
Response: If the Council sells a property, then any defects should be picked up in the buyers property surveys undertaken before purchase. The Council does also have support processes for owner occupied properties. |
Question: The report states that 73% of tenants are happy with the environment outside their properties. However, this is the most common issue raised with Councillors. Is this figure accurate? |
Response: People have great concerns about the state of estates. A forthcoming budget proposal is to establish dedicated estate teams north and south to undertake grass cutting etc in line with the Love Where You Live Strategy. |
Question: Does the Council give advice to tenants on how to manage damp and condensation? |
Response: Yes, by means of DVDs and leaflets. There is also a need to look at more innovative solutions where there is a medical need. |
Question: Renewable energy solutions – are these going to be targeted at people on low incomes? |
Response: Yes, this is part of the strategy. Criteria would need to be established so that there is clarity as to who qualifies for these additional facilities. |
Question: Many properties on estates are now private. How will this work for the estate teams? With regard to voids, some of these are long term because the Council cannot bring them up to WHQS standards. When will these be completed? |
Response: With the Right to Buy legislation there are now mixed estates. The Council can only spend funding on houses or estates. Private gardens can only be looked at by the Council if there are Health and Safety issues usually by enforcement action or the Council can undertake the work and then charge the owners.
Long term voids are for a number of reasons e.g. damp, structural issues or design of the building which means that the WHQS standard cannot be achieved. If there are known issues, then the Council will deal with them when the property becomes void. There is also a balance with rent loss to be considered. WHQS is on target to be completed by the end of 2018. Some properties will however be classed as acceptable fails. However, WHQS does not go away and components of WHQS will continue to need to be in an acceptable condition. |
Question: Does Housing monitor the contract with Green Fingers. |
Response: The contract is with the Highways Service but Housing does feed into the monitoring process. |
Question: Rent Smart Wales – is the Council involved with this? |
Response: Yes – this was established for private landlords to join. |
Councillor Elwyn Vaughan left the meeting at 12 p.m.
In the Chair’s summary of the discussion, the Portfolio Holder for Housing indicated that he would be undertaking visits to the Council’s estates.
Recommendation to the Cabinet:
· That the installation of fans in bathrooms be considered where suitable to alleviate condensation issues.
Supporting documents: