To receive a presentation from two of the Registered Social Landlords (RSLs) operating in Herefordshire. 

The Committee received a presentation by representatives of the Festival Housing Group (FH):Richard Grounds, Commercial Director and Claire Huyton Executive Director of Festival Housing Ltd.

Copies of the Group’s annual report 2006/07 and strategic plan 2007/08 had been supplied and previously circulated for the Committee’s reference.

The presentation outlined:

·         the formation of the Group

·         highlights, including: 8,000 homes in Worcestershire and Herefordshire, over 1,350 homes in Herefordshire, 200 new homes being provided a year, 1,000 people helped into home ownership, an Audit Commission inspection in October 2005 which had given the Group a two star rating as a body providing a 'good' service with 'promising prospects' for improvement,  and 500 staff achieving Investors in People and Charter Mark Awards.

·         The development of the landmark Rose Garden Extra Care Scheme in Hereford, due for completion in June 2008.

·         The approach to rural housing – based on small scale, good design, consultation and a local lettings policy.

·         The approach to home ownership, with 1,000 households assisted, a Herefordshire do it yourself shared ownership scheme, shared ownership, mortgage rescue and the Festival property purchase scheme for first time buyers and others.

·         That 95% of homes currently were classified as decent and the target was to make this 100% by 2010.  The planned investment was £12 million per annum.

·          Green initiatives.

·         The future including looking at sheltered housing, resident expectations and a review of future options.

·         The approach to repairs and void properties noting that the Group had its own maintenance company to maintain quality and cost.  It was in the top quartile for urgent repairs, had 97% customer satisfaction, and was in the 2nd national quartile for void properties.

·         The different housing needs to be met noting the need for more extra care housing, the high demand, except for some sheltered housing, and that where there was underoccupancy there was a need to provide an attractive alternative to encourage people to move.  The Group worked closely with the Council on the homelessness issue.

·         The Audit Commission Assessment had given the Group a two star rating as a body providing a 'good' service with 'promising prospects' for improvement.  It had found access to services was easy and staff were customer focussed, improvements to homes were to a good standard and there was high tenant satisfaction with improvement work, anti-social behaviour was being well managed, vacant properties were repaired promptly and to a good standard, a good record of making service improvements and in increasing tenant satisfaction, and income management was strong and customer focused.

·         Awards included: Charter Mark, Quality Housing Services, Centre for Sheltered Housing Studies and a UK Housing Award for the mobile office.

·         Developing new ways of involving residents

·         Work in neighbourhoods with the police and voluntary sector, including resourcing community initiatives, a grant on one estate achieving a 70% reduction in anti-social behaviour.

·         An action plan to improve equality and diversity.

·         Initiatives in Herefordshire included: the landmark extra care initiative, pathways into home ownership, close co-operation with Homepoint on choice-based lettings, and progressing new schemes for affordable homes.

In summary it was stated that the Group provided good services – confirmed by the Audit Commission, had a track record in delivery of new homes in Herefordshire, had a leading role in low-cost home ownership initiatives, had local management and neighbourhood initiatives, resident involvement at all levels, supported neighbourhood initiatives, had a track record in partnership working, high customer satisfaction, good services and continuous improvement.

In response to questions the following principal points were made:

·         Asked about measures to prevent misuse of properties it was stated that the Group had strengthened its tenancy agreements and also had starter tenancies involving visits and contact with tenants and a review at the end of the first year.  The aim was to support tenants and especially young tenants.

·         The process for managing tenants who were in arrears was explained.  Asked if eviction was pursued FH worked with the Council on the issue it was confirmed that if an application for a warrant for eviction had to be made there was usually a gap between the application and an eviction.  During this time there was an opportunity for preventative work and Herefordshire Council did try to help to avoid eviction.

·         It was asked whether there was any screening of tenants, especially where challenging behaviour was involved.  The reply was that in Herefordshire tenants applied through Home Point.  The aim was to identify any problems early on and offer a support plan.  Abuse of properties was relatively rare.

·         The sheltered accommodation at Turner Court Ledbury was discussed.  The property consisted of 20 flats, 13 of which were bedsits.  However, research had clearly shown that older people wanted 2 bedroom accommodation.  A number of improvements were under consideration.

·         The shortage of affordable housing was also raised.  In reply it was said that lack of funding had at one time been the issue.  However, whilst there was now more finance available there was a shortage of land for affordable housing. 

The Cabinet Member (Environment and Strategic Housing) reported that consideration was being given to whether suitable sites for affordable housing could be found from within the Council’s landholdings.

·         A question was asked about underoccupancy.  FH said that there were no provisions to compel people to move to smaller properties.  The FH approach was to manage these situations sensitively and identify attractive alternatives.  However, even though there was an incentive scheme this was a difficult exercise.  Work was being done on this issue and reference was made to the Council’s Sheltered Housing Review which assessed need.

·         Asked about the approach to energy efficiency FH said they considered their approach to be good.  They expected to attain a level 3 rating under the Code for Sustainable Homes next year moving up to level 6 by 2016.  Energy efficiency work was being carried out but a balance had to be struck against the capital costs, noting that some of the housing stock was 40-50 years old.

·         It was noted that one of the priorities was to reduce fuel costs.  Those using prepayment meters paid most.  FH had joined a fuel club to try to obtain good value fuel.  Welfare benefits advice also provided help.

·         The potential future accommodation needs of migrant workers and the importance of clear factual information on this issue was noted.

The Chairman thanked the representatives of Festival Housing Ltd.

It was noted that arrangements were being made for the representatives of the other major Registered Social Landlords to attend the next meeting.