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FAULDHOUSE and the BREICH VALLEY LOCAL AREA COMMITTEE

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FAULDHOUSE and the BREICH VALLEY LOCAL AREA COMMITTEE 1 FAULDHOUSE and THE BREICH VALLEY LOCAL AREA COMMITTEE HOUSING, CONSTRUCTION AND BUILDING SERVICES REPORT BY HEAD OF HOUSING, CONSTRUCTION & BUILDING SERVICES A. PURPOSE OF REPORT To provide the Local Area Committee with an overview of the service activities within the ward. B. RECOMMENDATION For the Local Area Committee to note the contents of paper. C. SUMMARY OF IMPLICATIONS I Council Values Focusing on our customers needs Being honest open and accountable Making best use of our resources Working in partnership. II Policy and Legal (including N/A Strategic Environmental Assessment, Equality Issues, Health or Risk Assessment) III Resources - (Financial, N/A Staffing and Property) IV Consultations N/A 1 Z:\TO DO BEFORE EDRMS STARTS\Former M Drive Folders\Committees\LACs\Fauldhouse and Breich Valley Local Area Committee\2011\20110524\H C B services Report FBV LAC May 2011.doc 2 D. Terms of the Report Housing Performance Information The purpose of this report is to provide the Local Area Committee with an overview of the activities of Housing, Construction & Building Services specific to Fauldhouse and The Breich Valley ward. Property Void & Let Performance - Mainstream Tenancies Nov Dec Jan Feb Mar Void 2010 % 2010 % 2011 % 2011 % 2011 % Period 0-2 wks 10 67% 2 50% 5 83% 7 88% 4 67% 2-4 wks 4 26% 1 25% 1 17% 1 12% 2 33% 4+ wks 1 7% 1 25% 0 0% 0 0% 0 0 Total Lets 15 100% 4 100% 6 100% 8 100% 6 100% The area team have worked very hard to meet void targets during the reporting period. It is acknowledged that in a small number of cases delays occurred due to severe weather conditions that continued from November and December through to the early part of January. During this period our officers experienced a degree of difficulty in viewing void properties, while essential health and safety repairs and checks also took longer to complete, additionally both new and potential tenants struggled to keep appointments to view and or sign up for their tenancies. Weekly meetings are held to ensure all voids are closely monitored. Property Void and Let Performance - Temporary Tenancies Nov Dec Jan Feb Mar Void 2010 % 2010 % 2011 % 2011 % 2011 % Period 0-2 wks 2 100% 2 50% 1 50% 2 75% 3 100% 2-4 wks 0 0% 1 25% 1 50% 1 25% 0 0% 4+ wks 0 0% 1 25% 0 0% 0 0% 0 0% Total Lets 2 100% 4 100% 2 100% 3 100% 3 100% In this financial year 130 mainstream tenancies have been let, an increase of 18 on the previous year. Additionally 37 temporary tenancies have been let which is an increase of 2 on the previous year. At the time of writing this report there are 33 Policy Voids within the ward. Officers continue to liaise with Building Services ensuring all necessary works to these properties is completed as quickly as possible allowing them to be returned to stock and re let. Arrears Performance Total 2010/2011 £Value April 10 130,887 May 10 144,163 June 10 155,516 July 10 165,101 August 10 163,834 September 10 178,443 October 10 182,090 November 10 177,703 December 10 152,850 January 2011 170,663 February 2011 179,730 March 2011 130,957 2 Z:\TO DO BEFORE EDRMS STARTS\Former M Drive Folders\Committees\LACs\Fauldhouse and Breich Valley Local Area Committee\2011\20110524\H C B services Report FBV LAC May 2011.doc 3 Arrear visits were at a minimum for the first three months of this reporting period; again this was due to inaccessibility of estates; however officers contacted those tenants in arrears by telephone or email which was then followed up with written correspondence and a home visit once the weather improved. Arrears performance increases and decreases over the financial year and it is acknowledged that although there is a decrease in monthly figures, overall the year end target of £113,020 was not met. This does not reflect on the hard work of the area team and their efforts to reduce arrears and meet targets but does highlight that, in some cases, our customers have more issues than just the arrear balance on their rent account and these circumstances are taken into consideration when arrangements to clear their arrear are made. The Team work very closely with our partner services and agencies to ensure tenants who find themselves in financial difficulties are provided with all necessary advice and assistance. It has been proven that a direct consequence of our officers’ intensive intervention work is the prevention of our tenants finding themselves in the revolving door of homelessness; however it is concerning that the number of tenants throughout the county being sequestrated appears to be on the increase. In response to 09th November 2010 Minute Item 5 (2) An arrears panel was arranged for 14th December, however due to the adverse weather conditions at that time only the Area Housing Manager was in attendance. The panel was poorly attended by the invited tenants and again the adverse weather may have been the cause of poor attendance. In response to 09th November 2010 Minute Item 5 The Council’s aim is to maximise the rental income and to achieve this Housing, Construction & Building Services has a robust rent arrears process in place with the focus on early intervention and prevention. When a tenant falls into arrears of £80 or more the housing officer is prompted to contact and discuss the reason why the tenant has arrears. This contact is normally a visit; if there is no access a letter is left advising the tenant of balance due and offering assistance. Where contact is made the housing officer will establish if there are any Housing Benefit/Welfare Benefit or Money Advice issues and, where appropriate, refer the tenant to the Advice Shop for further advice and assistance. If the tenant does not respond and the arrears continue to increase then a Notice of Proceedings for Recovery of Possession is hand delivered. This Notice gives the tenant a further 28 days to either clear the account or make a satisfactory arrangement for payment. During these 28 days the Housing Officer will continue attempting to make contact the tenant in order to resolve the problem. Once the Notice expires the case will be referred to court with the intention of seeking a decree to recover the property. The court process normally takes around 3 months; during this time the housing officer continues in their attempt to make contact with the tenant, trying to resolve the problem. Eviction is seen as a last resort. To put this into some context we obtained 270 decrees this year and carried out 50 evictions. We run ad-hoc arrears campaigns through out the year and housing managers also run locally based arrear campaigns, we have in the past ran an Arrears/ Benefits campaign from the Addiewell Community House. We also facilitate a local arrears panel where tenants who are in the court process are invited to the local office to meet with the housing manager, welfare advisor and housing benefit representative who can offer advice, practical assistance and reach agreement to repay and reduce the arrear at an affordable rate. At the point of signing for their tenancy all our new tenants are offered a Benefits Health check and advice. Within the local Area Office, accommodation is made available for Revenues staff to carry out two weekly Council Tax surgeries. 3 Z:\TO DO BEFORE EDRMS STARTS\Former M Drive Folders\Committees\LACs\Fauldhouse and Breich Valley Local Area Committee\2011\20110524\H C B services Report FBV LAC May 2011.doc 4 These surgeries are both very positive and well attended The Area Housing Team also makes use of this service when seeking assistance in respect of some of our more vulnerable customers. Area Housing Office Activity Locality Planning, Community Engagement During the extreme weather conditions experienced across West Lothian effective teamwork and communication within the Area Team enabled our officers to adapt our working practices which in turn made it possible to maintain continuous service provision to our tenants. In some cases officers based themselves at which ever council office they could safely reach; including the contact centre. This allowed us to maintain our core service delivery. We had a number of officers from other services areas such as revenues, school transport, libraries and contact centre join us at our office in West Calder. This proved beneficial to all with information sharing, gaining an understanding of others roles and very good team working. A number of Area Housing Office staff walked and in some cases officers who had travelled a considerable distance to get to work were stranded in offices and unable to return to their homes for a few days. Additionally our officers volunteered to help support and contact vulnerable residents of West Lothian. Over the Christmas holiday period 18 properties within the ward were affected by burst pipes. Damage level was in varying degrees; Housing Investment Officers liaised with our insurers and contractors to ensure all necessary repairs are completed as timeously as is possible. In this reporting period; Officers have made contact with new tenants on 86 occasions to carryout new tenant surveys. Over the reporting period 31 un-programmed garden inspections were carried out. The team are effective in the Locality Planning Process, participating in joint engagement in ward projects within the community and contributing to themed action groups. There are a number of complex tenancy management issues within the ward some of which are ongoing.
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