Committee workplan progress update and Housing performance report
Quarter 4 and end of year 2020/21
While there continue to be areas of very good performance, with 50% (17) of Housing Committee Work Plan objectives on track for delivery and 11 performance indicators on or above target, the ongoing impact of the Covid-19 pandemic and the additional work burdens and priorities this has placed on Housing has inevitably resulted in a drop in performance against some indicators. These include functions such as lettings and routine (non-emergency) repairs which need be delivered differently and are taking longer. The service is keeping its plans to rectify areas where performance has been adversely impacted by the Covid-19 pandemic under regular review.
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Performance areas |
Page |
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Housing Committee priorities and work plan Additional council homes |
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5, 20 |
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Other additional affordable homes |
5 |
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Council home buy backs |
5, 10, 21 |
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Right to Buy sales |
6, 20 |
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Sites identified for Community Land Trust development |
6 |
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Houses in Multiple Occupation (HMO) licensing |
7, 17 |
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Private sector housing ‘requests for assistance’ received |
8 |
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Rough sleepers and Covid-19 placements |
9, 19 |
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Housing First placements |
10 |
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Energy efficiency rating of council homes |
11, 25 |
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Private sector empty homes returned to use |
14, 17 |
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Performance indicators Customer feedback |
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Compliments and complaints – all Housing Services |
16 |
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Housing major adaptations |
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Private sector housing adaptations |
17 |
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Council housing adaptations |
17 |
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Housing Options and allocations |
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Homelessness preventions |
18 |
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Homelessness acceptances |
18 |
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Social housing waiting list |
18 |
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Temporary accommodation |
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Households placed |
19 |
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Rent collected |
19 |
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Gas safety compliance (Seaside Homes and leased) |
19 |
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Council housing supply |
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Additional homes by rent level |
20 |
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Council housing management |
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Rent collected |
22 |
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Universal Credit |
22 |
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Tenants evicted |
22 |
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Anti-social behaviour |
22-23 |
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Tenancies sustained |
23 |
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Empty homes and re-let times |
23 |
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Council housing repairs and maintenance |
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Repairs completion times |
24 |
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Repairs appointments kept |
24 |
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Tenants satisfied with repairs |
24 |
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Repairs completed at first visit |
24 |
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Repairs Helpdesk |
24 |
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Decent Homes Standard |
25 |
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Gas safety compliance (council homes) |
25 |
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Lift breakdowns |
25 |
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Leaseholder disputes |
26 |
This housing performance report covers Quarter 4 (Q4) of 2020/21 alongside end of year results. It uses red, amber and green ratings to provide an indication of performance.
Part one provides an update of performance against the Housing Committee work plan objectives 2019-23:
Part two presents results for a range of performance indicators across Housing and similarly uses red, amber and green ratings, as well as trend arrows. During Quarter 4, the ratings and trends were as follows:
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Green – on or above target (11 indicators) |
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Improved since last time (16 indicators) |
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Amber – near target (7 indicators) |
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Same as last time (2 indicators) |
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Red – below target (10 indicators) |
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Poorer than last time (10 indicators) |
During 2020/21, the ratings and trends of the performance indicators were as follows:
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Green – on or above target (9 indicators) |
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Improved since last time (10 indicators) |
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Amber – near target (8 indicators) |
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Same as last time (1 indicator) |
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Red – below target (11 indicators) |
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Poorer than last time (17 indicators) |
Part one: Housing Committee priorities and work plan 2019-23
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1. Provide additional affordable homes Regular updates on progress are provided to Housing Supply Member Board |
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1.1 Slightly off track: Achieve 800 additional council homes (including develop the existing Hidden Homes strategy) |
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Total of 460 homes projected for 2019 to 2023: · 2020/21: 144 homes completed – buy backs (64), Buckley Close (12), Hartington Road (38) and Hawkridge Court (30) · 2021/22: 132 homes – buy backs (97), Hidden Homes (18), Frederick Street (4), Rotherfield Crescent (3) and Oxford Street (10) · 2022/23: 107 homes – buy backs (50), Hidden Homes (2), Victoria Road (42) and potential further schemes (13) · Completion dates for 408 homes have changed from 2022/23 to early 2023/24 (including 168 Homes for Brighton & Hove dwellings)
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1.2 On track: Achieve 700 other additional homes (registered provider, affordable rented, shared ownership) |
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Total of 1,095 homes projected for 2019 to 2023 (374 rent and 714 shared ownership): · 2020/21: 48 homes completed – Freehold Terrace (8), Plumpton Road (2), Nevill Road (4) and Preston Road (34 from two providers) · 2021/22: 264 homes – Preston Barracks (19), Anston House (30), Edward Street (33), Falmer Avenue (13), Hangleton Way (33), Longley (22), Lions Gardens (10) and School Road (104) · 2022/23: 696 homes – Preston Barracks (226), Eastergate Road (30), Dunster Close (2), Hinton Close (4), Graham Avenue (125), Lyon Close (154), Sackville Hotel (7), Sackville Estate (56) and King’s House (92)
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1.3 On track: Review the rent policy to maximise the number of council homes replaced at social or living wage rents (especially those at 27.5% Living Wage) |
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61% of new general needs council homes (47 of 77) delivered so far during 2020/21 are at social (4), 27.5% Living Wage (17) or 37.5% Living Wage rents (26). The temporary accommodation (TA) council homes are at Local Housing Allowance rates.
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1.4 On track: Develop a policy for the council to take the role of developer on major sites |
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· Homes for Brighton & Hove Joint Venture is becoming a delivery company |
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1.5 On track: Bring a report to committee identifying suitable sites to work in partnership with Community Land Trust (CLT) for development |
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· Aim is to identify 10 sites for Community Land Trust development by March 2023.
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2.1 Slightly off track: Review and resubmit selective licensing scheme proposal to improve the management and standards of private rented sector homes in the city |
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· Evidence base for a selective licence scheme has been reviewed and will be reported to Housing Committee in June 2021. · Stock condition surveys for the above have now been completed following the delays due to Covid-19 restrictions.
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2.2 Slightly off track: Research and review an ethical loan scheme |
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· Committee report due for November 2020 – deferred due to Covid-19 priorities |
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2.3 Slightly off track: Develop or commission an information or advice hub for private renters and consider options for a private tenants’ forum |
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· Advice hub development and reviewing private rented tenant forums has been delayed while resources have been allocated to the Covid-19 response. This is planned to be picked up over the next few months · Also exploring forums that currently exist for private tenants and discussing with councillors whether these will meet requirements – briefing to go to Housing Committee in September 2021 |
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2.4 Slightly off track: Research and develop a social lettings agency |
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· Research work was deferred due to Covid-19 response · Report to go to Housing Committee in June 2021 detailing recommendations · The Direct Lets scheme, which works with landlords to provide lower priced rented accommodation, has enabled 396 homeless households to move into private sector housing during 2020/21 |
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2.5 On track: Develop the enforcement approach to private sector housing to reflect the full range of potential options available to improve management and standards |
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· Enforcement of minimum energy efficiency standards in private sector housing will sit with the Private Sector Housing team going forward · Request for assistance top categories during Q4: disrepair (41%), dampness (11%) excess cold (8%) and neighbour nuisance (5%)
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3.1 On track: Develop a rough sleeping strategy (to include partnerships with community homeless and faith projects and delivery of homeless enterprise projects) |
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· 360 rough sleeper and Covid-19 short term placements at end March 2021, with 425 people moving on since March 2020 · Update on Next Steps Accommodation Programme (NSAP) went to Housing Committee in March 2021 · NSAP funded through bid approved by Ministry of Housing, Communities & Local Government (MHCLG) for the costs of providing housing and support to all those accommodated due to Covid-19 (largest single award outside of Greater London)
The November 2020 figure has used a blended methodology of an estimate with a spotlight count. Please note that estimates have only been carried out at times when counts have not been. While it would have been desirable to do both simultaneously and compare them, staff capacity has not allowed this over the last few years. |
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3.2 On track: Review/consult/adopt the Homeless Bill of Rights |
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· Values of the Homeless & Rough Sleeper Strategy approved by Housing Committee in June 2020 align to the Homeless Bill of Rights. Strategy states that ’The Homeless Bill of Rights should be viewed as a standard against which the Council and its partners judge our policies and practices’ · The Homeless Bill of Rights has since been adopted by full council in March 2021 and is an aspirational document against which to measure services · Progress of the aspirations contained in the Homeless Bill of Rights will be monitored by the Homeless Reduction Board |
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3.3 TBC: Provide a 365 day night shelter |
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· Night shelter closed in early April 2020 on the advice of MHCLG and Public Health England due to accommodation having shared facilities. The ongoing advice from MHCLG is that congregate sleep space services should not be (re)commissioned |
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3.4 On track: Expand Housing First |
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· A report on ‘Commissioning of a Housing First Service for Single Homeless People’ was approved at September 2020 Housing Committee · A further report on next steps was approved at the November 2020 Committee · Of the current Housing First Cohort of 20 people: 14 are in council homes: 3 are actively bidding via Homemove, 2 reside in temporary accommodation and 1 is transitioning from short term Covid-19 placement to a new support provider
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3.5 Slightly off track: Develop a strategy for the provision of council run temporary accommodation including Seaside Homes |
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· Hartington Road (38 homes) – became ready in February 2021 · Oxford Street refurbishment (10) – expected completion delayed to June 2021 · Buy backs – 50 of 121 are for temporary or Next Steps accommodation (8 during 2018/19, 13 during 2019/20 and 19 during 2020/21)
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3.6 On track: Develop a homeless strategy, ensuring homeless people are involved in the design and development of services which directly affect them. |
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· Homeless Reduction Board has been meeting since September 2020 and its role includes monitoring progress of the aspirations contained in the Homeless Bill of Rights and making recommendations to Housing Committee · Homeless Reduction Operational Board will meet for the first time in May or June 2021 and will include people with a lived experience of homelessness |
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4. Achieving carbon reductions and sustainability in housing including address fuel poverty |
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4.1 On track: Develop an action plan to set out how we will work collaboratively to ensure housing contributes to making the city carbon neutral by 2030 |
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· A report on ‘Housing action towards carbon neutral 2030’ was approved at Housing Committee in January 2021. This includes a draft Housing Revenue Account (HRA) Carbon Neutral Strategic Action Plan for 2021 to 2025 with a commitment to produce a fully costed retrofit plan towards the end of 2021 · The HRA Budget report approved at the same committee proposed to set up a reserve for £4.010m which will be used to fund the cost of delivering sustainability initiatives in the HRA including retrofit work required on existing housing stock |
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4.2 On track: Develop a new PV and energy efficiency strategy for council homes to include standards for new homes |
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· Standards for new council homes are guided by the revised new build specification – minimum Energy Performance Certificate rating of A
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4.3 On track: Review the energy efficiency and provision on all new developments |
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· A report providing an ‘Update on Sustainability Measures for New Homes and Housing Supply Sustainability Policy’ went to Housing Committee in January 2021. The committee endorsed a draft New Build Housing Sustainability Policy as a means by which the construction of new council homes supports the commitment to achieving a carbon neutral city by 2030 · MHCLG has concluded a consultation on the Future Homes standard and as a second stage is consulting on the Future Buildings Standard until April 2021 |
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4.4 On track: Investigate and report the possibility of bulk buying PV panels and other energy saving resources |
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· Procurement of domestic solar PV programme on local housing stock in 2021 (1,000 households to be delivered by 2023) – delivery delayed while additional project management support is put in place · Delivered first ‘block tariff’ on a council housing new build through the Solarise project enabling residents to directly benefit from the solar panels on the communal roof. This model is now being considered on other new homes sites. · Other Solarise projects include completion of two new large solar PV arrays on a seniors housing scheme and installation currently underway of individual solar PV arrays directly wired onto flats on a Hidden homes project. · Solar Together Sussex collective buying scheme for private sector households – 211 households accepted offers and installations continuing up to May 2021 |
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5. Improving council housing and community involvement |
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5.1 Slightly off track: Work with tenants to develop a ‘decent environment’ standard |
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· Currently on hold due to service pressures and other priorities due to Covid-19 · Consultation with residents will begin in September 2021 in line with lockdown easing, and a report will be taken to Housing Committee in November 2021 |
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5.2 On track: Develop a fire safety programme in conjunction with tenants and residents |
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· Sprinklers are now fitted as standard in all council new build homes · Sprinkler systems at St James’s House and Essex Place – currently reviewing following feedback from residents · Council is working to consider the likely impacts of the proposed Building Safety legislation including proposed resident engagement strategy for building safety · Fire Risk Assessments are carried out regularly to council housing buildings and are ongoing |
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5.3 On track: Review and develop a new tenant and community involvement policy/strategy for housing, ensuring we learn from the lived experience of our clients, meet the ‘Involvement and Empowerment’ standard and that co-production is at the heart of our tenant and resident involvement work |
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· New Tenant and Leaseholder Engagement Strategy was approved at Housing Committee in March 2021 · Next stage will be to coproduce an implementation plan with residents’ groups to bring to Area Panels in October 2021 |
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5.4 Slightly off track: Extend participatory budgeting |
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· Report approved at March 2021 Housing Committee, having been deferred from June 2020 due to Covid-19 priorities |
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proactively involved in capital works and other leasehold matters |
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· Consultation with leaseholders on new planned maintenance and improvement programme contracts has concluded and work is underway to mobilise these new contracts. Leaseholders will be consulted where the council has plans to undertake works under these contracts on a block by block basis · Second stage consultation with leaseholders on the proposed frameworks for major works has concluded and the next stage will be to mobilise the framework and run mini-competitions for proposed projects through the framework · The council is continuing to update tenants and leaseholders that sit on the ‘task and finish’ group that is working on the programme. Online sessions are now operating for this group · The council is currently undertaking a survey of all leaseholders and will share the results of this with the Leaseholder Action Group when this is complete |
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6. Enabling more affordable home ownership |
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6.1 On track: Work with Community Land Trust (CLT) to develop self-build opportunities |
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· CLT focus is on affordable rented homes which are likely to be self-build |
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6.2 Slightly off track: Work with Homes for Brighton & Hove and registered providers in the city to develop 500 shared ownership properties for essential workers who live and work in the city |
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· The Living Wage Joint Venture, Homes for Brighton & Hove, has planning permission for its first two sites totalling 346 homes · Homes for Brighton & Hove is becoming a delivery company, with 178 rented council homes and 168 shared ownership homes owned/managed by Hyde · Target completion dates are in early 2023/24 |
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7. Make fuller use of shared housing capacity |
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7.1 Slightly off track: Review our empty homes policy to ensure 650 empty homes are brought back into use |
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· Progress restricted by Covid-19 restrictions – 21 homes brought back into use during Q4 (or 126 during 2020/21 against a target of 160)
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· Committee report due for September 2020 – deferred due to Covid-19 priorities |
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7.3 Slightly off track: Investigate the possibility of supporting a ‘lodger’ scheme and report to Committee |
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· Committee report due for March 2021 – deferred due to Covid-19 priorities |
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7.4 On track: Undertake an impact assessment of short-term holiday lets and Air BnB in the city and consider options that may inform an approach to alleviate the most detrimental issues arising |
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· Report on Regulation of Short-Term Holiday Lets was agreed at Tourism, Equalities, Communities & Culture and Housing committees in March 2020. It included using existing powers to deal with complaints, ensuring coordinated approach to enforcement between services and lobbying central government for enhanced enforcement powers and a national registration scheme · Officers have met to develop an easier reporting mechanism for the public so that relevant council teams can take appropriate enforcement action regarding holiday lets where possible |
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8. Alleviating poverty |
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· A report on ‘Update on Repairs & Maintenance to Council Housing Stock’ was considered by September 2020 Housing Committee. Following the insourcing there are many ongoing and new projects which are being delivered by the programme team · Due to the Covid-19 outbreak, the planned and major works procurement was paused as were other areas of the programme, including taking on apprentices · Some existing apprentices were moved to empty property works so they could physically distance while working, but it has not yet been possible to recruit additional apprentices |
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· Business Process Review of income collection, including arrears policies, has been delayed while resources have been diverted to the Covid-19 response · 96.40% of rent collected from council tenants during 2020/21 |
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· Business Process Review of income collection, including arrears policies, has been delayed while resources have been diverted to the Covid-19 response · Policy is in place for long term temporary accommodation which matches that in council owned housing · All new emergency accommodation contracts are to have minimal use of or specific service charges under re-procurement, although this has been delayed due to the Covid-19 response |
