Agenda Item No 5
Resources Board
13 March 2006
Report of the
Assistant Director (Regulatory)
Private Sector House Condition
Survey – Initial Report
1
Summary
1.1
The report introduces an Executive Summary of the private sector house condition
survey, as a starting point for future debates on the direction of policy. Members are
offered the option of a presentation by the survey consultants to answer queries or
develop particular themes.
2
Recommendation to the Board
a
That the report be noted;
b
That Members’ instructions regarding a presentation by the surveying
consultants are implemented; and
c
That Officers bring back a draft policy for Members’ consideration prior
to public consultation.
3
Introduction
3.1
Councils are strongly encouraged to keep local housing conditions under review and
develop their policies in respect of those conditions established by (for example)
surveys. The Council agreed to fund a survey by external consultants from an
underspend in the renovation grant budget in 2004/05. That survey took place
during Summer 2005, with provisional reports received in November 2005. Those
reports have been finalised after improvements to the original draft and presentation.
An executive summary survey findings is at 5.1.
4
Survey Background
4.1
A comprehensive survey of local private sector housing conditions was undertaken in
1999, reporting in 2000. That survey informed the Council’s private sector housing
policies developed at that time. Guidance recommends that a five-year frequency
between such surveys is appropriate. The recent survey, whilst slightly outside of
that schedule, was intended to update information on house conditions and provide
an evidence base from which to develop policies further.
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4.2
Since 2002, several major initiatives have altered the private sector housing policy
landscape. The Regulatory Reform Order (2002) gave Council’s 12 months to
publish their policies following ‘deregulation’ and removal of binding grant schemes.
The Council published its policy in July 2003 as an interim document to manage the
transition from renovation grants towards decent homes, and from grants only
towards the development of loans. At about the same time, the Decent Homes
Standard that had applied to Council and RSL housing stock for 2-3 years was
applied also to private sector stock. More recently, the Housing Act 2004 is
introducing a system of mandatory licensing for certain Houses in Multiple
Occupation, in addition to replacing the housing fitness standard with a safety rating
system and many other changes.
4.3
Quotations for a repeat survey to follow on from the 1999 original were sought in late
2004, and the company which conducted the earlier survey were successful in their
bid. Fieldwork took place between June and August 2005.
5
Survey Findings
5.1
The executive summary of the survey is appended and a full report (148 page .pdf) is
available on request. Key headlines from the executive summary and full report are;
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5.3
Only 2.33% of housing surveyed was considered ‘unfit for human habitation’,
slightly less than the national average and less than the previous survey (516
approx compared to previous 760),
Proportionally more unfit dwellings are found in the private rented sector, with
older (and terraced) housing tending more towards unfitness,
Most unfitness is related to inadequate food preparation facilities and disrepair,
It is estimated that £2.51m is needed to remedy unfitness in the Borough’s
private housing stock, with £28m to include urgent disrepair and £65m to include
general repairs
Between 14.4-20.9% of households have a disabled or infirm member, with
strong demand for Disabled Facilities Grants set to continue,
Just under 25% of private sector housing fails to meet the Decent Homes
Standard [DHS], mostly related to thermal comfort and repair,
DHS failures in the private rented sector are considerably higher than average,
About half of vulnerable households live in non Decent homes, many more than
previously estimated, and the 2006 PSA 7 target is 35% (vulnerable in non
decent housing),
Around £3.11m is needed to remedy non decent housing for vulnerable
households,
Dwellings failing the new Housing Health and Safety Rating System [HHSRS effective 6.4.2006] are almost four times the number of unfit dwellings (2180 to
516), or 9.38% (almost 1:10 homes),
Highest scoring HHSRS hazards were found more frequently in older housing,
with excess cold and risk of falls being most common failures,
Older housing and older households were more likely to suffer fuel poverty and
worst energy ratings, though overall housing stock energy efficiency is above the
national average,
Condensing combi-boilers offer most significant savings with cavity wall and loft
insulation schemes requiring continuing promotion,
The consultant has offered as part of the project to make a presentation to Members.
It is suggested that if Members wish to receive such a presentation, that it precedes
a future meeting of the Board OR is made by arrangement with a smaller task and
finish group (see below).
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5.4
The survey is not an end in itself but a means to an end, that being the review of the
private sector housing policy which it informs. It is proposed that Officers produce a
draft policy, reflecting appropriate points raised as a result of the presentation, and
report back to the Board with a draft revised policy.
6
Report Implications
6.1
Financial Implications
6.1.1
None, though eventual policy decisions based on this data will have financial
implications and be reported in due course.
6.2
Crime and Disorder Implications
6.2.1
None.
6.3
Legal and Human Rights Implications
6.3.1
None.
6.4
Sustainability Implications
6.4.1
Promoting the repair of property and energy efficiency are both sustainable ‘goals’,
as is the adaptation of housing for disabled persons needs instead of the
alternatives.
6.5
Personnel Implications
6.5.1
None.
6.6
Portfolio Holder, Shadow Portfolio Holder and Ward Members Consultation
6.6.1
Councillors Powell and Winter, Portfolio and Shadow Portfolio Holders (respectively)
for Housing have both been consulted on this report, and their comments will be
reported verbally to the meeting.
6.7
Risk Management Implications
6.7.1
A draft Risk Management pro-forma has been prepared for consideration on request,
but supports the proposal to use the survey data for its originally intended purposes.
The Contact Officer for this report is David Baxendale (719322).
Background Papers
Local Government Act 1972 Section 100D, as substituted by the Local Government Act, 2000 Section 97
Background Paper No
Resources Board, agenda item 7
Community & Environment
Board, agenda item 12
Resources Board, agenda item 7
Author
Nature of Background Paper
Date
AD(Reg)
AD(Reg)
Board report
Board report
18th April 2005
6th June 2005
AD(Reg)
Board report
28th November 2005
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