Agenda item

Briefing Note of Head of Council Housing Services

The Head of Council Housing Services reported on all types of void lettings, including the average time taken to re-let local authority housing.

The two principal reasons for the increase in re-let times in 2008/09 were reported, which were an increase in the number of void properties in recent years and in the cost of works to individual void properties.  As a consequence, manpower resources and budgets were stretched.  The condition of properties being vacated was significantly worse than before, which meant that increased work had to be undertaken to bring properties to ‘Lettable Standard’ before allocation, and average spend had risen from £375 in 2006/07 per property to £1,300 in 2008/09. 

Members were advised that it was difficult to allocate additional resources to respond to the joint problems of an increase in volume and increase in work required per property until budget issues were resolved.  Cabinet had approved spending of £185,200 for responsive repairs and an increase being carried forward into 2009/10, which would enable performance to improve during the final months of 2008/09.  The average re-let time had reduced from 47.53 days to 41.89 days, but the performance indicator was cumulative for the whole year and was unacceptably high.

It was reported that an officer group was monitoring performance and reviewing working arrangements.  The method of working had been reviewed within RMS to ensure better control and allocation of work.  The ‘Lettable Standard’ had been reviewed, as the main reason for Lancaster’s high re-let times, as compared to other landlords, was the high standard previously set.  A distinction was being made between those repairs which needed to be undertaken prior to a new tenant moving in and minor repairs which could take place following occupancy.

Members were advised that the measures in place had significantly improved performance.  Figures for August were close to the top quartile performance of 28 days.  However, the indicator was cumulative and April/May’s performance needed to be included, showing a cumulative performance of 37.8 days, but this would reduce over the remainder of the year, provided current performance levels were maintained.

It was reported that Cabinet had authorised officers to submit a bid for government funding to assist with the implementation costs of ‘Choice Based Lettings’.  Choice Based Lettings would enable new and existing tenants to have more choice and control over where they lived, whereas housing officers had traditionally sought to match applicants who had priority on the waiting list to available vacancies.  At present, only 58% of vacancies were accepted by the first applicant and nearly one-quarter of all vacancies had to be offered out at least three times before they were accepted, which meant that several days were added onto the re-let time.  Potentially, Choice Based Lettings would result in properties being allocated on the first offer, thus reducing average re-let times even further.

Following the report, the Panel directed questions at the Head of Council Housing Services, which were responded to in detail.

Resolved:

(1)        That the report be noted.

(2)        That the Head of Council Housing Services reports back to the Panel on resource implications.