HOUSING SCRUTINY COMMITTEE

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					                                      London Borough of Hammersmith & Fulham




                 HOUSING
            SCRUTINY COMMITTEE

             TUESDAY 8 SEPTEMBER 2009 AT 7.00PM

               COURTYARD ROOM, HAMMERSMITH TOWN HALL,
                KING STREET, HAMMERSMITH, LONDON W6 9JU

       MEMBERSHIP
               Administration:               Opposition:
       Cllr Andrew Johnson                 Cllr Lisa Nandy
       (Chairman)                          (Vice Chairman)
       Cllr Adronie Alford                 Cllr Jean Campbell
       Cllr Gavin Donovan                  Cllr Michael Cartwright
       Cllr Lucy Gugen
       Cllr Robert Iggulden
       Cllr Harry Phibbs



       CONTACT OFFICER: Gary Marson
                        Principal Committee Co-ordinator,
                        Room 203,
                        Hammersmith Town Hall
                        Tel: 020 8753 2278
                        e-mail: gary.marson@lbhf.gov.uk
Reports on the agenda are available on the Council’s website:
http://www.lbhf.gov.uk/Directory/Council_and_Democracy/Decisions_meetings_and_agenda
s/Scrutiny/22881_Housing_Scrutiny_Committee.asp

Members of the public are welcome to attend. A loop system for hearing
impairment is provided, along with disabled access to the building.
                                                            Date Issued: 28 August 2009
                                       HOUSING
                                  SCRUTINY COMMITTEE
                                              Agenda
                                         8 September 2009
ITEM                                                                              PAGE

1.     Minutes, Actions and Director’s Report

       (a) To approve as an accurate record, and the Chairman to sign, the        1-9
       Minutes of the meeting held on 23 June 2009.

       (b) To note the outstanding actions.                                       10-11

       (c) To receive the Director’s oral report.

2.     Apologies

3.     Declarations of Interest

       If a Councillor has any prejudicial or personal interest in a particular
       item they should declare the existence and nature of the interest at
       the commencement of the consideration of that item or as soon as it
       becomes apparent.

       At meetings where members of the public are allowed to be in
       attendance and speak, any Councillor with a prejudicial interest may
       also make representations, give evidence or answer questions
       about the matter. The Councillor must then withdraw immediately
       from the meeting before the matter is discussed and any vote taken
       unless a dispensation has been obtained from the Standards
       Committee.

       Where Members of the public are not allowed to be in attendance,
       then the Councillor with a prejudicial interest should withdraw
       from the meeting whilst the matter is under consideration unless
       the disability has been removed by the Standards Committee.

4.     The Draft London Housing Strategy                                          12-14

       Alan Benson, Head of Housing and Homelessness at the
       Greater London Assembly, will deliver a presentation on the
       Mayor of London’s vision for housing in the capital as embodied
       in the Draft London Housing Strategy. The attached report briefly
       sets out the context to the Strategy and the consultation and
       approvals process.
5.   Estate Services Transformation - Project Update                        15-19

     This report provides the Committee with details of progress to date
     with the pilot scheme for the transformation of Estate Services.

6.   Housing Options Strategy 2008/11                                       20-46

     This first Housing Options Strategy sets out how the Council,
     working with other public and voluntary sector agencies, intends to
     identify and provide more housing options and opportunities for
     those who need and may in the future need help to find housing.
     The Strategy also incorporates what the Council intends to do to
     tackle and prevent homelessness and provide the right start for
     those looking for housing.

     The Strategy commits the borough to providing the highest
     possible quality advice and assistance services, in the most
     accessible way and for the best price. However it also begins to
     set out new objectives for traditional housing services aimed at
     empowering residents to find their own housing solutions whilst
     ensuring those in emergency need of housing get the best
     possible help

7.   Enhanced Housing Options Programme                                     47-56

     This report sets out the background to, and priorities of, the
     Council’s Enhanced Housing Options programme

8.   Year End Housing Performance 2008/09                                   57-92

     This report details full year performance against key performance
     indicators for 2008-09 for housing services including housing advice
     and homelessness services, private sector housing services, and
     housing management services. Colour copies of the report have
     been provided to members of the Committee

9.   Work Programme and Forward Plan                                        93-98

     The work programme has been drawn up, in consultation with the
     Chairman, from items in the Forward Plan and from actions arising
     from previous meetings of the Committee.

     The Committee is requested to consider the items within the
     proposed work programme set out at Appendix A to this report and
     suggest any amendments or additional topics to be included in the
     future.

     Attached as Appendix B to this report is a copy of the Forward Plan
     items showing the decisions to be taken by the Executive at the
     Cabinet, including Key Decisions within the Cabinet Member for
     Housing portfolio area which will be open to scrutiny by this
     Committee. For a copy of the key Decisions reports please see the
           Council’s website -
           http://www.lbhf.gov.uk/Directory/Council_and_Democracy/Decision
           s_meetings_and_agendas/Forward_plan/68527_Forward_Plan.as
           p

10.        Date of Next Meeting

           The dates of the remaining meetings scheduled for this municipal
           year are as follows:

           3 November 2009
           2 December 2009
           12 January 2010
           31 March 2010

Glossary

A glossary of some of the most commonly used housing acronyms and
technical terms can be found at page 99
                                        HOUSING SCRUTINY
                                        COMMITTEE

                                         MINUTES
                                         23 JUNE 2009



PRESENT

Councillor Andrew Johnson (Chairman)
Councillor Adronie Alford
Councillor Jean Campbell
Councillor Gavin Donovan (Up to and including item 5)
Councillor Robert Iggulden
Councillor Harry Phibbs


IN ATTENDANCE

Councillor Paul Bristow, Cabinet Member for Residents Services

OFFICERS

James Reilly, Director of Community Services
Chris Jones, Head of Housing Strategy and Performance
Ben Cox, Head of Leaseholder Services, H&F Homes
Gary Marson, Principal Committee Coordinator




                                        1
1. MINUTES AND ACTIONS

  Members noted that the majority of the items listed on the action sheet had
  now been progressed. Officers would continue to seek resolution of those
  that remained outstanding.

  RESOLVED -

  (a) That the minutes of the meeting of the Committee held on 21 April 2009
      be approved and signed by the Chairman as a correct record subject to
      the insertion of the word ‘offer’ in place of ‘deal’ at the end of the first
      paragraph under the item ‘Minutes and Actions’.

  (b) That the updated and outstanding actions be noted.


  DIRECTOR’S ORAL REPORT

  (c) The Director of Community Services reported that;

     •   H&F Homes was currently undergoing a re inspection of its services
         following the 1 Star and fair prospects for improvement rating attained
         12 months previously. The on site inspection was due to finish shortly
         and the report was likely to be available in the autumn.

     •   The consultation period for the draft London Housing Strategy had
         now opened. One of the key objectives was to deliver 50,000
         affordable homes between 2008 – 2011, including a challenging target
         of 960 in Hammersmith & Fulham. The London Mayor was 80%
         towards agreeing this target with the boroughs he had individually
         negotiated with. There were also objectives to reduce overcrowding
         and temporary accommodation use by producing more affordable
         homes, particularly for families, and by increasing opportunities for
         home ownership. The aim was that 60% of the affordable housing
         output would be social rented homes across London, although there
         would be local flexibility in order to meet specific strategic needs. The
         figure would not, therefore, be applied to Hammersmith & Fulham
         where the pressing requirement was to increase intermediate
         provision which accounted for only 1% of the housing stock.

         The draft strategy also sought to improve homes and regenerate
         neighbourhood: by improving design quality, greening homes, and
         reducing the number of empty homes. It was noted that the Mayor
         was looking to develop a Decent Neighbourhood standard. These
         objectives are underpinned by the promotion of housing opportunity,




                                     2
    by raising aspirations as well as meeting need, across all ethnic, age,
    and other household profiles.

o   Consultation on the Council’s Local Development Framework was
    also underway and was due to conclude on 17 July. This highlighted
    the intention to develop a Decent Neighbourhoods programme
    designed to attract significant investment in five key areas of the
    borough for the benefit of local residents. Decent Neighbourhoods had
    started to be defined as areas where the Council wished to break
    down the barriers that led to concentrations of deprivation,
    unemployment and lack of hope by creating more local job
    opportunities, promoting mixed income communities with different
    types of housing, helping people onto the property ladder through low
    cost home ownership, improving transport, public spaces and
    communal areas and developing street style lay outs in new
    developments rather than inward looking estates.

    Where Council housing estates might also be subject to
    regeneration additional commitments included: no reduction in
    council rented housing, the delivery of improvements with the
    minimum of disruption and in relation to local rehousing.
    Leaseholder and freeholder investments would be protected.

    A report on the Local Development Framework would be brought to
    the next meeting of the Committee where Members would have the
    opportunity to examine not only the high level issues and options but
    also estate level detail.

o   Members of the Committee were welcome to attend the Housing and
    Adult Social care Scrutiny Committee on 30th June where an update
    was to be presented on the programme of work to remodel care and
    housing related support for older and disabled people. The review and
    consultation on a new service model currently underway would affect
    housing related support services offered to older and disabled people
    including those living in sheltered accommodation.

    The reorganisation was aimed at targeting housing support and care
    resources and services more effectively, providing such services to
    anyone needing them in the community regardless of the type of their
    accommodation, ensuring that both residents and the Council
    obtained value for money from the outcome and the locality focused
    services that would be commissioned and providing greater choice of
    service provider.


o   A recession taskforce chaired by the Director was continuing to meet
    to ensure that the Council was responding to the impacts of the
    downturn on local residents. This included regular monitoring of use of
    a range of council housing services including housing advice, housing




                                3
           benefit and homelessness services. Although generally there had
           been an increase in Housing Benefit claims the number of cases of
           repossession continued to be very low.

     o     The Council had successfully met its target of enabling the delivery of
           448 affordable housing completions (245 social rent (55%) and 203
           intermediate (45%) by 31st March 2009. The latest phase of the
           Factory Quarter development (66 rent to Homebuy units) had started
           to handover and Genesis HG, was working in partnership with the
           Council’s Home Buy unit in allocating the properties as they became
           available. All phases were expected to complete by early 2010,
           providing a total of 453 new homes in the borough. The topping out
           ceremony at 731 Harrow Road, a mixed tenure joint scheme with LB
           Brent and Catalyst Housing Group that would deliver 29 rental, 46
           shared ownership and 50 market units had been held in April with first
           handovers planned for October 2009. The Affinity Sutton scheme at
           Bagleys Lane was also expected to complete during the year,
           providing 109 new residential units ( 53 shared ownership and 56
           market).

                           ACTION: PRINCIPAL COMMITTEE CO-ORDINATOR


2.   APOLOGIES FOR ABSENCE

     Apologies for absence were received from Councillors Michael Cartwright
     and Lucy Ivimy.

3.   DECLARATIONS OF INTEREST

     Councillor Andrew Johnson declared an interest in respect of the item
     concerning revised rent increases as he rented a garage from H&F Homes.
     As the report was backward looking and principally concerned with
     implementation and communication issues the interest was considered to be
     personal but not prejudicial and he remained in the meeting during the
     debate.


4.   MEMBERSHIP AND TERMS OF REFERENCE

     The Committee received details of its membership and terms of reference for
     the new municipal year. It also took the opportunity to express its
     appreciation for the hard work and valuable contribution of the outgoing
     Chairman, Councillor Adronie Alford and welcomed back to the Committee
     Councillor Gavin Donovan.

     RESOLVED: -




                                       4
     That the Committee’s membership and terms of reference agreed at the
     Annual Meeting of the Council on 27 May 2009 be noted.

5.   APPOINTMENT OF COOPTEES

     The Committee gave consideration to the re-appointment of its non voting co-
     opted members for the 2009/10 municipal year.

     Members noted that it had been the practice in recent years to appoint 4 non
     voting Members to the Committee, representing some of the key
     stakeholders of the housing services provided by the Council and H&F
     Homes. In the 2008/09 the co-optees had been;

        •   Kathy Dolan, Hammersmith & Fulham Federation of Tenants and
            Residents Associations
        •   Thomas Flynn – Leaseholders Forum
        •   Grahame Hindes – Octavia Housing
        •   Jeannie Shears – Sheltered Housing Forum

     Members recognised that the co-optees had provided a valuable means of
     engaging with stakeholders and benefited the work of the Committee through
     the different perspective they had brought to the examination of services
     and policies. However, it was felt that the same benefits could be achieved
     through more use of expert witnesses invited to attend meetings on an ad
     hoc basis in order to obtain a focused and targeted stakeholder perspective
     on relevant issues as they arose.

     The Committee therefore agreed not to reappoint the former co-opted
     members but took the opportunity to express its gratitude to them for their
     efforts during their term of office.

     RESOLVED that –

     The retiring co-opted members not be reappointed for the 2009/10 municipal
     year but more use be made of expert witnesses as an alternative means of
     stakeholder engagement going forward.


     ACTION: PRINCIPAL COMMITTEE CO-ORDINATOR


     6. LEASEHOLDER AND TEMPORARY HOUSING GAS SERVICING AND
     SAFETY

     The Committee gave consideration to a report which set out the extent of the
     Council’s responsibilities for the servicing of gas appliances in leasehold and
     temporary accommodation dwellings and the action taken by H&F Homes




                                        5
and the Council’s Private Housing service to minimise the risk to residents
from faulty appliances.

Members were informed that the Council had no statutory obligations for
leaseholder gas appliances since all Right to Buy leases were issued for
considerably longer than the 7 year threshold under which landlords retained
a liability. The Council similarly had no repairing liability for any gas
appliances under the standard Right to Buy lease except for heating and hot
water apparatus serving an entire block. There were no rights of access to
carry out checks and the law did not make a landlord responsible for the
actions or failures of a tenant or leaseholder. Thus the Council had no duty
of care and any claims arising would be against the leaseholder.
Furthermore, the risk of a fire or explosion occurring was small, being
estimated on the basis of 2007/08 data as 1 in 1,035,000 appliances.

Nevertheless, it was noted that H&F Homes and the Council were taking all
reasonable steps to further mitigate that risk by ensuring that those gas
appliances for which there was a responsibility were safe and offering
assistance where no direct responsibility existed. As part of these efforts H&F
Homes offered a competitively priced gas servicing package to leaseholders
through a private contractor. The arrangement had been extensively
advertised, including a mail shot to all leaseholders, and as a result 56
leaseholders had either received the service or were due to do so. If uptake
increased further it would be possible to negotiate preferential rates.

Further communications were also planned to raise awareness amongst
leaseholders of the importance of regular gas checks by a registered
technician and their responsibilities as a landlord to regularly service
appliances when sub-letting. All known absent leaseholders had already
been reminded of their obligations and relevant information had now been
included in the leaseholder handbook. This would also be referred to in all
future communications while the contractor offer was to be promoted at the
June 2009 round of leaseholder forums. Health and Safety Executive guides
to landlord’s duties in respect of gas appliances would also be circulated to
all leaseholders.

In response to a question from Councillor Harry Phibbs, James Reilly,
Director of Community Services, highlighted the leverage that tenants could
also apply to landlords. While the risk of explosions affecting others were
small there was a danger to the tenant themselves of carbon monoxide
poisoning and it was therefore in the tenant’s interests to raise the issue of
appliance servicing with their landlords. The Private Sector Housing Service
was able to advise tenants on the routes available to them and on occasions
intervened to directly undertake remedial work with the costs recoverable
from the landlord.

Councillors Robert Iggulden and Jean Campbell raised the difficulties of
identifying those leaseholders who had sub-let their properties and the




                                   6
consequent inability to inform them of their responsibilities as landlord. The
Council was currently aware of 1,304 sub let leasehold properties in the
borough, approximately 30% of the total. Ben Cox, Head of Leaseholder
Services at H&F Homes informed the Committee that leaseholders were
obliged under the terms of their lease to notify H&F Homes of any such
arrangement although this was difficult to enforce in practice and pro active
checks of the electoral register would be extremely time consuming. The
billing process did, however, provide considerable information since sub
letting leaseholders could be identified when they requested a secondary
billing address or failed to respond to communications. It was thought that
only a very small numbers of absentee leaseholders were unknown to H&F
Homes. An exercise was now underway to identify other leaseholders in this
category in order to remind them of their obligations.

In response to a suggestion from Councillor Iggulden, James Reilly, agreed
that communications with leaseholders could more clearly emphasise the risk
of forfeiture of their lease as a result of non compliance with the requirement
to inform H&F Homes of sub letting arrangements.

Members also noted that in respect of the portfolio of properties used as
temporary accommodation, the landlord had a contractual obligation to
ensure that the property complied with health and safety regulations,
including gas appliance inspections and safety certification. However, the
Accommodation Services team took on this responsibility for the 501 private
sector leased properties and carried out the inspections in order to fulfil the
Council’s duty of care. Access to properties had previously presented an
obstacle but Accommodation Service Officers were now attending
appointments with the gas contractors and compliance levels had reached
100% in March 2009. Gas safety compliance was a high priority with targets
for individual Officers managed as part of the performance management
framework and performance closely monitored at all levels of the business
unit.

7. REVISED RENT INCREASE 2009/10

The Committee received for information a report detailing measures taken to
implement the revisions to the rent increases for 2009/10 following
publication of an amended Determination for a Revised Rent Increase by the
Department of Communities and Local Government.

Members noted that in March 2009 the DCLG had announced that the
average national rent increase, previously set at 6.2%, was to be revised to
3.1%. Given the timing of the announcement it had not been possible to
amend the scheduled Rent Demands while observing the statutory notice
periods. Confirmation had now been received that the resulting shortfall in
rent would be fully funded through increased subsidy. Revised rent
demands, which on local application of the rent calculation formula amounted
to a reduction in the increase to 3.04%, had therefore been issued




                                    7
accordingly. Tenants had been advised of the changes and progress with
implementation through three direct mail shots as well as information in
Council and H&F Homes publications and on the H&F Homes website.

The rate of increase was still beyond the levels of all inflation indices but it
was noted that the DCLG made no linkage with cost of living factors as it
attempted to secure long term equalisation of Council and Housing
Association rents. Council tenants continued to be better sheltered from
market rates than Housing Association and private sector tenants.

Councillor Harry Phibbs suggested that greater efforts needed to be made to
switch tenants to direct debit rental payments. The Director of
Community Services, Mr Reilly emphasised that some incentives were
utilised but recognised that more could be done to improve take up.
Nevertheless, in times of economic downturn there tended to be a drift from
direct debit payment as people sought to exercise tighter control over their
finances.

In response to a question from a member of the public, Mr Reilly
acknowledged that tenants were now feeling the impact of a significant
increase in heating costs as the three year fixed deal which had previously
protected them from a rising market had now expired. Nevertheless, tenants
continued to benefit from the collective purchasing power of the LASER
consortium of local authorities. Going forward the Council would be looking at
means of improving the efficiency of the heating systems in the older
communal blocks.

8. WORK PROGRAMME

The Committee gave consideration to its work programme which had been
drawn up in consultation with the Chairman on the basis of items in the
Forward Plan and from actions arising from previous meetings.

The following topics worthy either of review or information briefings were
added to the programme as set out below;

   o Progress with various housing initiatives and benchmarking with other
     boroughs performance
   o Incentivisation for take up of Direct debits for rent payments (briefing
     item)
   o H&F Homes Audit Commission inspection report and updated H&F
     Homes Improvement Plan (November)
   o Proposed reform of HRA arrangements (November or December)

Councillor Phibbs suggested that consideration should also be given to
inviting leaseholder representatives to attend the meeting which was due to
examine leaseholder services and an Officer from LB Wandsworth, which




                                     8
had implemented a scheme to manage the problem of nuisance dogs, to
address the Committee when the issue was brought forward.

The updated programme would be presented to the next meeting for further
review.

Members also noted the items on the most recent Forward Plan of Key
Decisions which would be open to scrutiny by the Committee.

RESOLVED:-

That the work programme including the items referred to above be approved,
subject to update at subsequent meetings of the Committee.

ACTION: PRINCIPAL COMMITTEE CO-ORDINATOR


9. DATE OF NEXT MEETING

The next meeting of the Committee was scheduled for 8 September 2009.


MEETING STARTED AT 7pm AND FINISHED AT 8.34pm


CHAIRMAN……………………………………



Contact: Gary Marson
Principal Committee Co-ordinator
Room 203
Hammersmith Town Hall
King Street, London, W6 9JU
Tel: 020 8753 2278




                                   9
                                             HOUSING SCRUTINY COMMITTEE

                                           ACTION SHEET OUTSTANDING ITEMS
 Date    Report Title            Action Required             Lead Officer    Current                Commentary
   &                                                                         Status           (include specific action to be
 Item                                                                        (complete,   undertaken, expected completion date
  No.                                                                        underway)      and identify areas of concern etc)



                                                    4 NOVEMBER 2008

6.      Evictions Legal   Circulate Members with            Area Housing
        Process Review    amended appendix re number        Manager,
                          and type of rent arrears          (South
                          interventions                     Hammersmith)
                                                            H&F Homes

                          Provide benchmarking figures on   ASB Manager                   Following completion of
                          ASB evictions                                                   benchmarking study




                                                   10 FEBRUARY 2009

6.      Review of Low     Notify Members once Tenant        Head Hsg                      Anticipated Summer 2009
        Cost Home         Incentive Plan has been           Strategy &
        Ownership         approved                          Performance
        Products

7.      Caretaking and    Provide Members with map of       HFH Housing     Completed
        Estate Cleaning   pilot area                        Manager (MG)




                                                                10
                                                         21 APRIL 2009

1.   Minutes (Estate    Provide Committee with start         HFH Director of   Completed
     Cleaning)          date for pilot estate cleaning       Finance
                        service

6.   CSD                 Provide Members with briefing       AD (Housing
     Departmental       note on costs of delivery of         Options)
     Plan 2009-12       employment initiatives outlined in
                        Objective 1

7.   Allocations Plan   Provide Members with details of      HFH Director of   Completed
                        numbers of voids at                  Finance
                        Meadowbank Close




                                                                  11
                                                           AGENDA ITEM NO.      4
                                                                 8 September 2009
HOUSING SCRUTINY COMMITTEE


SUBJECT

The Draft London Housing Strategy


WARD/S

ALL


CONTRIBUTORS

CSD Business Planning Performance and Development


SYNOPSIS

Alan Benson, Head of Housing and Homelessness at the Greater London
Assembly, will deliver a presentation on the Mayor of London’s vision for
housing in the capital as embodied in the Draft London Housing Strategy. The
attached report briefly sets out the context to the Strategy and the consultation
and approvals process.


RECOMMENDATIONS

That the content of the presentation be noted


CONTACT OFFICER:

Shaun Dunleavy
Business Planning Performance and Development Team
145 King Street
0208 753 4244




                                       - 12 -
Background
The GLA Act 2007 gives the Mayor responsibility for producing London’s
housing strategy. The draft for public consultation was published on 21 May
2009. Embodied in the strategy is the Mayor’s vision for housing in London,
which is:
   •   to raise aspirations and promote opportunity, by producing more
       affordable homes, particularly for families, and by increasing
       opportunities for home ownership through the new First Steps housing
       programme.
   •   to improve homes and transform neighbourhoods: by improving design
       quality, by greening homes, by targeting and delivering regeneration
       and by tackling empty homes
   •   to maximise delivery and optimise value for money: by creating a new
       architecture for delivery, by developing new investment models and by
       promoting new delivery mechanisms.
The consultation draft can be accessed in full at;
http://www.london.gov.uk/mayor/housing/strategy/docs/london-housing-
strategy09.pdf


The Strategy

The London Housing Strategy sets out the Mayor’s vision for housing
in London. This version of the strategy is designed to respond to the
challenges of the housing market, which have intensified over recent months.
House prices are falling, unemployment is rising and developers are
struggling to deliver new homes.

Challenges
However, while the priority is to address these problems, it remains a strategy
focused on tackling London’s fundamental underlying housing challenges:

   •   The unaffordability of home ownership
   •   Increased overcrowding
   •   Homelessness
   •   The problems of an ageing housing stock.

Priorities

The Strategy centres around three priorities:

The first of these is to ensure that the additional homes so badly needed in
the capital are delivered, including 50,000 more affordable homes. This will
begin to tackle the backlog of housing need, helping thousands of families out




                                     - 13 -
 of overcrowded or temporary accommodation and helping thousands more to
 take their first step into home ownership.

 The second priority is to improve quality and design, to create new homes of
 which we can all be proud, to green both new and existing homes and to
 regenerate deprived areas and estates.

 Finally, underpinning the entire strategy is the aim of promoting opportunity –
 to meet the housing needs and raise the aspirations of all Londoners across
 the capital, recognising the diversity that includes not only the city’s great
 cultural and ethnic mix, but also its mix of ages, household types and needs.

 Consultation

 Statutory consultation with the London Assembly and functional bodies on an
 earlier draft of this Strategy took place between November 2008 and January
 2009, and the Mayor published his formal response to the Assembly’s
 commission in early March 2009. The publication of this draft started a three
 month period of statutory consultation with the public, during which the Mayor
 received Londoners’ views about the issues raised in the strategy.
 Consultation ended on 31 August 2009, and a copy of the Council’s response
 will be circulated to members of the Committee.

 The strategy will then be revised again in the light of comments received and,
 following its submission to the Secretary of State, the statutory
 London Housing Strategy will be published in late 2009. Alan Benson, head of
 Housing & Homelessness at the GLA, will be attending the meeting to give a
 presentation on the Draft Strategy and answer questions arising from it.




                      LOCAL GOVERNMENT ACT 2000 -
                      LIST OF BACKGROUND PAPERS


No.        Description of               Name/Ext of        Department/Location
         Background Papers               holder of
                                         file/copy
      None




                                      - 14 -
                                                          AGENDA ITEM NO.     5
                                                                8 September 2009
HOUSING SCRUTINY COMMITTEE


SUBJECT

ESTATE SERVICES TRANSFORMATION PROJECT UPDATE


WARD/S

ALL


CONTRIBUTORS

H&F HOMES


SYNOPSIS

Following a Board meeting on 11th November 2008, it was agreed to review the
delivery of and restructure the caretaking service. The Future Vision for Estate
Management is:

   •   Cleaner estates with higher standards
   •   Safer Estates, repaired estates
   •   Greater value for money
   •   Empowered residents to shape, influence and monitor services locally
   •   Motivated, valued and performance managed staff

This report summarises the progress to date within the pilot area.



RECOMMENDATIONS

The Committee is invited to comment upon the progress set out in the report


CONTACT OFFICER:

Name: Sharon Schaaf
Head of Estate Services
Riverview House
Ext: 1925
Direct dial: 02087531925



                                      - 15 -
     1.      Restructure of Estate Services

At its meeting in February 2009 the Committee received details of proposed
changes to the arrangements for caretaking and estate cleaning throughout
the Council owned housing stock and requested that progress with a pilot
scheme be reported to a future meeting.

The interim restructure of Estate Services commenced in May 2009. The first
phase saw the management of the service centralised. This has had a
positive impact on the management team, and in turn on the caretaking
service. The final structure has yet to be implemented, and consultation on
this commences in September. The intention is to phase in the final staffing
structure by Jan 2010.

2.        Service Improvements

New working practices and mechanisation designed to improve the service,
provide clear and transparent service standards, reduce costs, and raise
resident and customer satisfaction have been introduced within a pilot
scheme. This has been operating since May 2009 within an area of North
Fulham and South Hammersmith that contains approximately a third of the
properties that receive a caretaking service. The development of new site
specific cleaning schedules, supported by photos of the site in a good
standard, will enable consistent monitoring of standards to take place borough
wide.

Within the pilot area, each building has been surveyed and a site specific
cleaning plan produced. A dedicated cleaning team joins up with the local
team to bring the buildings up to an optimum cleaning standard.

3.        Pilot progress

A new rota was implemented which focuses caretaking hours Monday to
Friday, providing a targeted service at weekends on Saturday and Sunday
mornings.

Prioritised service delivery has been sustained at weekends, with the
caretakers identifying and completing additional tasks to those on their
schedules. The feedback from staff is the reduced weekend hours have not
had an overall negative impact on the estates. Officers are also reviewing the
bulk refuse is dealt with in order to further improve services. In addition to the
current arrangements during September a dedicated bulk refuse team that will
tour the pilot sites every Monday will be trialled.

The deep cleans are progressing well, with good results on site.

The caretakers within the pilot area have completed an evaluation form on
their personal perception of the impact the new shift pattern has had for them
as individuals, and commented on general issues. In the main, individual
feedback has been positive, with no major problems reported.


                                      - 16 -
The pilot will progress in a single rollout plan across the borough. The timeline
to deliver these improvements runs from initial sign-off of the business case
by the H&F Homes Board through to full implementation across the borough
by March 2010.


4.     Mechanisation

The service has recently acquired a sit in road sweeper to clean estate roads,
parking areas and courtyards. The sweeper has been introduced to increase
efficiency and improve the cleaning standards of outdoor areas.

It is too early to fully identify productivity gains as this analysis is ongoing.
One road sweeper test has been conducted to compare with current practice.
Two identical stretches of road were swept and the cleaning standards
assessed. The sweeper produced a cleaner finish over manual sweeping
while greatly reducing the time taken to complete the task. It is estimated that
currently one fifth of caretaker’s duties relate to outdoor sweeping and the
introduction of a mechanical sweeper could potentially reduce the amount of
time spent on this task by up to 90%.

The benefits to residents from the introduction of the sweeper will be visibly
cleaner estate roads and parking areas with fewer weeds at a reduced cost.

5.     New Technology

The service is also introducing new hand held technology to improve
communication and performance monitoring. Hand held devices have already
been issued to the management team (phase 1), and will be issued to
caretakers during September 2009 (phase 2). The hand held devices for
caretakers will include mobile phone and camera functions.

The system will allow real time monitoring and record keeping of caretaking
standards and work carried out that will be centrally stored on a data base.
Jobs can be issued to caretakers immediately with caretakers also confirming
the completion of tasks in real time so supervisors can then inspect. Phasing
the introduction of the system allows adequate training, enables user testing,
and feedback for system improvements.

Benefits to residents will include a more focussed service whereby caretakers
are able to respond more quickly to issues or complaints through increased
communication. The technology will allow for a more accountable service that
will ensure that estate standards are improved and maintained.

6.     Consultation

A consultation strategy has been developed to include all stakeholders
including Councillors and the HF Homes Board.



                                     - 17 -
Fortnightly staff briefings also take place, supplemented by regular
newsletters on project progress and other estate service issues. Weekly
meetings with Staff side representatives are ongoing.


Resident’s consultation

     •   A Service Review Team that includes residents, leaseholders and a
         HAFFTRA officer meet regularly to review progress. A Resident
         Monitoring Group established through the Service Review Team is
         carrying out some monitoring of estate standards. Feedback has been
         positive.

     •   10% of residents within the pilot area have been included in a
         telephone satisfaction survey and will be resurveyed as the pilot
         concludes to identify any change in satisfaction levels. All residents
         received a written update.

     •   New work schedules and site specific service standards have been
         placed in the notice boards of blocks within the pilot area.

Mr Kevin Verness of HAFFTRA will be present at the meeting to talk to the
Committee about residents’ experience of the pilot.

7.       Equalities

The Equalities Impact Assessment has commenced and will be concluded
shortly.

8.       Environmental Impact

The planned improvements are all aimed at either contributing to reducing our
carbon footprint, or reducing our impact on the environment. The purchase of
a mechanical sweeper for example is seen as beneficial because although
their may be a marginal increase in our use of fuel to operate the machine, its
continued use will see the service become less reliant on chemical weed
control through delivering improved cleaning standards on estate paths and
roads.




                                      - 18 -
                 LOCAL GOVERNMENT ACT 2000 -
                 LIST OF BACKGROUND PAPERS


No.       Description of      Name/Ext of   Department/Location
        Background Papers      holder of
                               file/copy
      None




                            - 19 -
                                                          AGENDA ITEM NO.         6
                                                                8 September 2009
HOUSING SCRUTINY COMMITTEE


SUBJECT:

Housing Options Strategy 2008/2011


WARD/S

ALL


CONTRIBUTORS

CSD Housing Assessment and Advice


SYNOPSIS

This first Housing Options Strategy, attached at Appendix A, sets out how the
Council, working with other public and voluntary sector agencies, intends to
identify and provide more housing options and opportunities for those who need
and may in the future need help to find housing. The Strategy also incorporates
what the Council intends to do to tackle and prevent homelessness and provide
the right start for those looking for housing.

The Strategy commits the borough to providing the highest possible quality
advice and assistance services, in the most accessible way and for the best price.
However it also begins to set out new objectives for traditional housing services
aimed at empowering residents to find their own housing solutions whilst ensuring
those in emergency need of housing get the best possible help.

The strategy as presented is intended to facilitate a consultation process with
comments to be included in the final document to be disseminated in October
2009.


RECOMMENDATIONS

The Committee is invited to comment upon the content of the Strategy


CONTACT OFFICER:

Jonathan Weavers
Interim Head of Housing Advice & Assessment       0208 753 4148


                                      - 20 -
                 LOCAL GOVERNMENT ACT 2000 -
                 LIST OF BACKGROUND PAPERS


No.       Description of      Name/Ext of   Department/Location
        Background Papers      holder of
                               file/copy
      None




                            - 21 -
Appendix A




`building on success
building in opportunity’

   Hammersmith and Fulham’s
    Housing Options Strategy
           2008/2011




              22
Contents

Nos.                                                 Page

1.     Introduction                                  3

2.     From Homelessness to Housing Options          3-4

3.     Our Successes                                 4

4.     Challenges and Opportunities                  5-7

5.     How we will address the challenges and take   8 - 13
       forward the opportunities

6.     Delivery                                      13 - 16

7.     Partnerships – Further and Deeper             16 - 17

8.     Monitoring and Review                         18 - 19

9.     Consultation                                  19

10.    Equalities Assessment issues                  19

11     Service Successes                             20

12     Homeless Strategy Action Plan                 21 - 22




                                      23                       2
This page is intentionally blank




              24                   3
1. Introduction

This is Hammersmith and Fulham’s first Housing Options Strategy. The
Strategy sets out how the Council, working with other public and voluntary
sector agencies, intends to identify and provide more housing options and
opportunities for those who need and may in the future need help to find
housing. The Strategy also incorporates what the Council intends to do to
tackle and prevent homelessness and provide the right start for those looking
for housing.

The Strategy commits the borough to providing the highest possible quality
advice and assistance services, in the most accessible way and for the best
price. However it also begins to set out new objectives for traditional housing
services aimed at empowering residents to find their own housing solutions
whilst ensuring those in emergency need of housing get the best possible help.

The approach is about having a single conversation with households who are
likely to become homeless at a very early stage in terms of the range of things
that they can do to improve their prospects. The approach is about
understanding that the conversation must include a discussion about work and
what the Council and other public sector agencies can do to incentivise and
improve economic and therefore housing prospects.

The approach moves the Council away from having what is often a statutorily
defined “one size fits all” approach to tackling housing need, to one which
understands the needs and demands of residents at an individual level. It
moves the Council away from counting numbers and quick fixes to
understanding the importance of holistic intervention which give our residents
the best start - or the best restart- possible.

2. From Homelessness to Housing Options

Hammersmith & Fulham’s first formal homelessness strategy was published in
2003. This Strategy had the primary focus of improving the Borough’s statutory
homelessness services and ensuring that the right kind and quality of advice
and assistance services and temporary accommodation were being offered to
homeless people.

A revised strategy was developed and published in 2005 covering 2005-2008.
This Strategy and subsequent periodic reviews have radically changed the
direction of the Borough’s housing advice and homelessness services for the
better, ensuring that the Council works increasingly closely with public and third
sector partners to provide high quality housing advice and options services that
prevent homelessness, provide a wider range of housing choice, help sustain
often very vulnerable people in housing and secure good quality temporary
accommodation of the right kind.

As a local authority assessed as `excellent’ in the most recent Comprehensive
Performance Assessment the London Borough of Hammersmith & Fulham is
not required to produce and publish a homelessness strategy along the lines
set out in the Homelessness Act 2002.

                                       25                                         2
Given this, the Council has chosen to focus on developing a Housing Options
Strategy which seeks to go further in establishing a way of working which,
whilst supporting those in the most urgent need, identifies better ways to help
those who might approach the Council as homeless as they see no other
alternative way to get housing.

To deliver the Strategy the Council has identified the following:

   •   Firstly, advice services must become more customer focused, holistic,
       effective and efficient.

   •   Secondly, as an Enhanced Housing Options provider we set out how we
       will deliver housing opportunity and choice, reduce the need to present
       as homeless (which can be used as a fast track way into social housing)
       and set out how we will make our advice more accessible to a greater
       number of people who may have housing problems.

   •   Thirdly, we clearly state our approach to working with our partners,
       particularly in relation to ensuring that homelessness is prevented at
       every possible turn and that opportunity is built in to every housing offer.

The strategy is for the 3 years from 2008/11. This allows for review and
reassessment in respect to key events that may take place between now and
2011, principle of which is the comprehensive spending review, and the impact
this may have on Homelessness Directorate grant funding which is not
confirmed beyond 2010/11 at present.

3. Our Successes

We continue to respond very effectively to national priorities in respect to
improving advice services, tackling homelessness and reducing use of
temporary accommodation, successes which are reflected in the maximum
Comprehensive Performance Assessment rating our housing advice and
options services gained in 2007. We have eliminated the use of bed and
breakfast for family households and under 18s except in emergencies, and we
are on target to halve the number of homeless households living in temporary
accommodation by 2010 from the 2005 number.

We have adapted and changed our services to ensure that our focus is firmly
on those elements integral to any homelessness strategy as set out in the
Homelessness Act 2002 such as prevention of homelessness, a supply of
temporary and settled accommodation for those who have become homeless,
and sustainment to prevent homelessness occurring and to ensure that
homeless households do not become homeless again through a lack of
appropriate support. The Borough has an effective housing options service
which is adaptable and ready for future challenges.

Our successes are set out in more detail in Appendix 1 of this Strategy.



                                       26                                         3
4. Challenges and Opportunities

A homelessness review has been carried out for the purposes described in the
2002 Act to consider `levels, and likely future levels of homelessness … what is
currently being done, and by whom, and what level of resources are available
to prevent and tackle homelessness’. The review has identified the importance
of having accurate intelligence in resetting the strategic direction and in action
planning.

Hammersmith & Fulham is characterised in tenure terms by high levels of social
rented housing and low levels of home ownership, when compared to London
overall. There are concentrations of acute deprivation in a number of
neighbourhoods, particularly in the north of the borough and largely
concentrated on the borough’s social housing estates and one area with a very
high level of temporary supported homelessness hostels. House prices are
exceptionally high and have increased significantly since 2001, putting home
ownership out of reach for households on average incomes up to and even
beyond £60K.

The interplay between supply and demand is complex, and current Locata
figures identify there is less housing need of a severe nature in the borough
than has been assumed. Demand as captured by the housing register has
decreased since the introduction of Locata (following reviews of older cases),
and priority demand, or more accurately demand from those with a reasonable
preference as measured by the register, stands at 7,079 in August 2009 (Bands
A-C). This figure represents approximately 9% of households in the borough.

Initial estimates suggest that 29% of register applicants are overcrowded, 5%
severely overcrowded, and 1% under-occupying. A significant percentage of
these households are already social housing tenants. Only 3% of those
homeless households in temporary accommodation are overcrowded,
compared to 12-13% of all households in social rented stock.

Although there are a disproportionately high number of single person
households in the borough, with concomitantly higher levels of mental health
issues in particular, preventative, support and sustainment services for single
people have been effective in containing and reducing demand from this group.
Over 130 single people have been successfully assisted into supported
accommodation without applying as homeless, and homeless acceptances for
single people – especially those over 18 – have markedly declined. The
Council, working closely with housing support and voluntary sector services,
have introduced a Placement and Assessment Team for Homeless Singles
(PATHS) service which has been successful in better targeting the use of
temporary supported housing to more vulnerable people and improving move
on into the social and private rented sectors.

Demand for homelessness and housing advice services has been rising, with
2,225 new approaches in 2007/08 and approximately 2,800 in 2008/09.
However, homelessness as measured by statutory acceptances has
substantially decreased, demonstrating the success of the prevention and


                                       27                                        4
options approach in the borough. From the 2800 approaches in 2008/09, for
example, there were only 179 acceptances.
Acceptances for all priority need groups have reduced. Acceptances for young
people under 18 have reduced less than other groups, and now account for
57% of all acceptances for single-person households, however, this cohort will
no longer be subject to a housing duty under relevant legislation given the
recent House of Lords ruling in G v Southwark where homeless 16/17 yr olds
will be subject to s20 Children’s Act provision. BME households are
disproportionately likely to be in poor housing conditions, to use housing advice
and homelessness services, and to make full homeless applications.

Accepted cases are disproportionately likely to approach from addresses in the
most deprived areas of the borough. There is evidence of `inter-generational’
homelessness in the number of acceptances originating from council estates,
with one third of accepted cases living on social housing estates in the borough
at the time they became homeless.

The number of rough sleepers in the borough remains low at 4 for the end of
2007/08. Two of these individuals were `entrenched’ rough sleepers, and 2
were A8 nationals. 236 individuals were dealt with by outreach services in
2007/08. In broad terms the outreach team has been very effective in tackling
and addressing rough sleeping and minimising its impact.

Other agencies including the Drug Intervention Project, Threshold Housing
Advice Centre, London Probation, Social Care and Standing Together
(domestic violence) all report higher numbers of clients with housing problems.
Although none of these estimated demand figures is exceptionally high, they
are indicative of a level of `pent-up’ demand which can be demonstrated across
London for accommodation both originating from within and outside the
borough.

The number of repossession actions in the County Court did not increase in the
early part of 2008. The Council does anticipate increases in the number of
potential mortgage cases seeking advice given regional and national trends,
and also anticipates a generally increased need for housing, debt and money
advice services given recent economic trends.

The total financial resources available to deal with homelessness exceeds £20
million if aggregated. Significant investments are made in homelessness and
homelessness prevention by the Council and there are a good range of
services available. Communities and Local Government (£1.25 million
homelessness grant for each year from 2008/09 to 2010/11), Supporting
People (£12.8 million), Housing Benefit subsidy, and the voluntary sector grants
are complementary funding streams that also support the Council’s activity in
this area.

A stakeholder day held in the summer 2008 identified the following priorities for
the Council:

⇒ Better understand the underlying causes of homelessness and act to
  address these rather than the symptoms

                                      28                                       5
⇒ More effectively tackle dependency
⇒ Invest in preventative services including increasing independence and
  accountability of residents in accessing housing options.
⇒ Continue to improve understanding and co operation between the Council’s
  housing advice and options services and key partners.
⇒ Be creative in helping households to find the accommodation they need and
  to capitalise on the opportunities Local Housing Allowance presents for non-
  priority homeless in the private rented sector.
⇒ Work with West London boroughs where this adds value
⇒ Involve wider agencies such as health and employment where attention to
  health and employment outcomes, for example, can contribute to future
  homelessness prevention and where this in turn can lead to improved health
  and economic stability as well as reducing crime.
⇒ Be creative in making links between partners including with the PCT and the
  public health agenda

Finally, an Audit Commission report published in July 2007 identified a number
of things that the Council could do to improve the effectiveness of its
homelessness and related services. The recommendations arising from the
audit generally related to improvements in workload and workforce
management and have been reflected in the actions set out in the following
sections.

The comprehensive and detailed review undertaken has allowed us to identify
where best and indeed next to direct our efforts in improving advice and
assistance services. Our approach needs to reflect:

•   A strong evidence base – services and responses driven by a better
    understanding of what leads people to get into difficulty with their housing
    and report homeless to the Council.
•   Earlier intervention and better targeting - services organised to pre-empt
    homelessness approaches particularly from certain groups (e.g. under 24
    years reporting homeless from family, relatives and friends, those reporting
    from social housing estates and BME groups)
•   A person centred approach - working much more closely with
    employment, training and money advice services and as part of preparing
    those in temporary accommodation for moves on to more permanent forms
    of housing.
•   Partnership working – we can only succeed in reducing homelessness
    and improving housing choices and opportunities by working closely with
    public and third sector partners, ensuring we have a clear set of goals and
    outcomes to deliver.
•   Value for Money – we have limited resources and we need to ensure that
    service delivery is as efficient and effective as possible, with a commitment
    to continuous improvement.




                                       29                                       6
5. How we will address the challenges and take forward the opportunities

The Borough’s Community and Housing Strategies were reviewed in 2007. The
twin overarching objectives identified in the Housing Strategy were:

⇒ To assist in the delivery of sustainable, mixed and safe communities.

⇒ To provide a housing ladder of opportunity that gives households
  greater choice and more housing options. This includes working to
  increase levels of homeownership.

Our more detailed areas for action in the Strategy of relevance include:

•   Provide high quality advice to those looking for housing.
•   Increase employment amongst social tenants and homeless people.
•   Put in place a sustainable Allocations Plan.

The Housing Options Strategy must respond to the wider agendas and
objectives set out in the Housing Strategy, ensuring that services move away
from, at times, a paternalistic approach to advice and assistance to one that
empowers and provides options.

It could also be argued that the operation of the statutory framework for
homelessness with its emphasis on gate-keeping, statutory assessment and
housing priority has had unintended, perverse and detrimental consequences.
In many ways the “homelessness route” has become a way into housing for
many who see no prospect of either securing housing in the private sector or
housing through the Council’s housing register. Effectively households have a
perverse incentive to report homeless to gain local and low cost
accommodation often at the expense of those households living in overcrowded
conditions in the social housing sector.

Whilst local Councils must meet legislative responsibilities, and anticipate and
respond to emergency and urgent housing need (particularly, for instance, in
respect to having effective arrangements to deal with domestic violence and
rough sleeping), other ways must be found to provide preventative assistance
to those who are currently likely to report homeless, and empower such
households so they are capable of making their own housing arrangements.

As an example of this approach the borough supports the government’s `Places
of Change’ vision. The emphasis on transforming the lives of residents through
employment, training and other interventions to increase their wellbeing
accords with our own ambitions in this case for the supported housing sector in
the borough.

Additionally, whilst temporary accommodation can provide initial challenges to
households moving to it in terms of relocation, it is the case that the
accommodation that a household eventually moves to is self contained, in large
part of good quality and in all but a few cases meets needs in terms of size. The
key issue for low income households living either in the social or private sectors

                                      30                                           7
is not the quality or indeed location of the accommodation, but more the
Housing Benefit tapers which present as being steep for those getting back into
employment. .

Through Enhanced Housing Options we intend to develop different responses
in our approach to delivering housing advice and options services, and in
allocating social housing.

Our first approach is one that will be based on the delivery of an
enhanced housing options service that will effectively meet urgent
housing needs and risk assess and target households at the earliest
possible stage who are likely to report homeless:

•   Provide high quality and responsive housing advice services to those
    in urgent need of help. We will expand the Sanctuaries scheme to single
    women experiencing domestic violence. A further development of the
    scheme to be considered is to broaden the criteria for inclusion to include all
    cases being overseen by the MARAC (multi-agency panel for the most
    serious domestic violence cases), including single women without a priority
    need, who are currently not eligible for physical Sanctuaries works. Through
    Enhanced Housing Options we will also seek to expand private sector
    options for women without a priority need, including access to Rent Deposit
    Guarantees, tenancy support and holistic referral to appropriate services.

•   Realistic Messages – we will provide realistic messages about
    accommodation prospects for social housing and about alternative housing
    options particularly available in the private rented sector in and outside the
    borough. This will include amending the Allocations Plan to give Band D
    status to residents of supported accommodation who are not homeless or
    facing homelessness, thus `disincentive-ising’ this type of accommodation
    and creating a `level bidding field’ for all non-homeless single people and
    amending the housing registration process so clarity is given in terms of
    prospects. This will also involve training staff to think differently about their
    role, emphasising the concrete options that residents have and ensuring
    that residents are assisted to think long term about their housing aspirations
    and wider options from the first point of contact.

•   Early and pre emptive prevention services for those living in the
    private sector – We will support the Staying Put Service (which has seen
    12 preventions achieved in the first few months of operation since they
    began to attend the County Court for possession cases) and through our in
    house Private Tenants Investigations Officer continue to intervene at an
    early stage in possible evictions of private sector tenants. Residents
    assisted into the private rented sector through the Direct Lettings Scheme
    will benefit from a dedicated Tenancy Sustainment Officer, who will work
    proactively with tenants and landlords to resolve any issues with the tenancy
    at the earliest possible stage.

•   Tackle Overcrowding - Our new Overcrowding and Under-Occupation
    team will work with council tenants to encourage take-up of Tenants
    Incentive Schemes and find ways of alleviating overcrowding through the

                                        31                                         8
    private rented sector, providing in-situ solutions, as well as facilitating
    access to other options. As part of Enhanced Housing Options, we will also
    seek to provide greater options for young adults living in overcrowded
    households, such as expanding the availability of Rent Deposit Guarantees,
    with links to training and employment.

•   Effective joint working – we will seek ways to empower those households
    likely to report as homeless to help themselves through targeted and
    effective education, training and employment services, as well as other
    holistic services. This will include finalising and establishing protocols and
    SLA arrangements and ensuring that all advice services flag training and
    employment opportunities as “part of the day job”. Partnership working with
    our RSL and ALMO partners and voluntary agencies will be crucial here and
    we are developing a clear protocol for action to ensure that all social
    housing residents receive the same opportunities and advice, irrespective of
    their landlord. Partnerships with the voluntary sector are also key and we
    are improving our links to debt and money advisors, childcare services and
    health providers. We have already successfully enhanced service provision
    and partnership working with Threshold Housing Advice, with a Threshold
    worker joining the Housing Options division to provide housing options
    advice to non-priority need customers.

•   Flexible advice services provided early – Extending the above, we seek
    to provide advice, assistance and support that is flexible and intervenes
    early to avert a crisis. We want to create a borough where there is “No
    Wrong Door” with regards to housing options advice. We will seek to ensure
    that services across the borough provide consistent, holistic and proactive
    housing options advice at the earliest possible point. As part of our protocols
    with social landlords and the ALMO we seek to develop a programme of
    shared training which will instil the principles of this new approach and
    increase mutual understanding and cooperation between services. We will
    also review our methods of service delivery to ensure that we target our
    resources where they can be most effective, rather than relying on the
    traditional office-based approach which waits for demand to come to us.

•   Improve the way we provide information – We will continue to develop
    use of the internet by providing up to date information and increasing
    interactivity (online forms, initial enquiries dealt with by email, etc) both for
    local residents and agencies.

Our second approach will be to provide accommodation that meets
requirements and builds in opportunity and mobility whilst keeping
temporary accommodation figures as low as possible and meeting the
2010 reduction target.

•   Linked Employment and Housing Schemes - we will continue to develop
    housing schemes and initiatives that link the housing and employment offer.
    We have a very strong reputation for delivery in this area, with the
    establishment of the Housing & Employment Team, which falls under the
    banner of Enhanced Housing Options and provides targeted employment
    and training interventions to residents in housing need. The work of the

                                        32                                         9
    team involves developing partnerships with borough employers to provide
    work placements and tangible opportunities for local residents, maximising
    their ability to secure employment and expand their housing options. We
    have achieved considerable success in the West London Housing and
    Employment Link Project (HELP), with the highest number of job successes
    across the region. We have also successfully participated with Notting Hill
    Housing in their `Moving Forward’ scheme in Kerrington Court which links
    access to low-cost home ownership units with a willingness to enter work or
    training, and we are actively involved in Shepherd Bush Housing
    Association’s Income Project, which helps overcrowded non-tenant adults
    form social housing into their own accommodation, conditional on
    engagement with employment and training schemes. Finally, and as
    mentioned previously, we are developing our private sector access schemes
    to include non-priority need groups, with a conditionality on engagement
    with employment or training schemes.

•   Improve routes into supported lodging and housing support schemes
    We will create more pathways to settled accommodation for young people
    needing to leave home which do not involve the provision of temporary
    accommodation, especially through supported lodgings and agreements
    with supported accommodation providers. In light of the House of Lords
    ruling mentioned above such provision will transfer to Children’s services.

•   Optimise use of available accommodation - We will increase the number
    of direct lettings and conversions into the private rented sector, further
    improve the use of supported accommodation units for local residents and
    negotiate improved move on arrangements into the private rented sector
    (PRS) to increase turnover and ensure that hostel places are available to
    those who need them most. Our aim is to increase the number of TA
    conversions offered in the private rented sector to 50 per year. The Direct
    Lets Team successfully brokered 400+ PRS tenancies last year, this TA
    diversion strategy will be further enhanced to achieve a target figure of 450
    per year.

•   Make private rented accommodation a realistic housing option – the
    private rented sector can provide high quality housing and, if secured as
    temporary accommodation, a level of security given the 5-10 year leases
    secured either by the Council or a registered social landlord. There are
    affordability issues that need to be understood, and where necessary
    addressed, however it is the Council’s objective to reduce the number of
    permanent lettings offered to homeless households from 2009 who are
    appropriately housed, and prioritise such lets for those households on the
    Council’s Housing Register who are unsuitably housed and need to be
    moved urgently. As part of Enhanced Housing Options we also seek to
    professionalise our Direct Lettings service along the lines of the proposals in
    the Rugg Review and CLG’s Response to the Rugg Review. We seek to
    make the private rented sector a more appealing choice for residents and to
    help landlords view letting to families who have experienced homelessness
    as a less risky prospect. We will investigate landlord and tenant
    accreditation, review our minimum property standards and investigate the
    options available for tenancy training. Combined with the introduction of a

                                       33                                       10
    dedicated Tenancy Sustainment Officer, we believe that the private sector
    access schemes enable this to be a very positive option for a greater
    number of residents, and we will seek to ensure that as many households
    as possible can access, and sustain, independent tenancies.

•   Dedicated Lettings Agency – Consistent with the recommendations of the
    Rugg Review and in line with our Enhanced Housing Options approach, we
    propose to establish a lettings agency that will bring together and maximise
    take-up of the private sector access schemes within the Council. This
    service will develop the current Direct Lets model as previously described,
    make the PRS accessible to non priority cases in housing need, and further
    increase the supply and support for priority cases. In relation to non priority
    cases a level of conditionality will operate e.g. ex offenders or single non-
    tenant adults from overcrowded families will be assisted into the PRS on the
    basis of engaging with employment, education and/or adult training
    schemes.

•   Outcome focused employment advice for those in temporary
    accommodation and private rented sector - We will work with households
    in temporary accommodation (TA) to give the right advice in relation to
    helping that household to secure employment, effectively manage money
    and access assistance that enables work. We will set targets in this respect
    to improve on the current low numbers of homeless households in
    employment. As part of Enhanced Housing Options, we are developing a
    work-focused, personalised programme for unemployed lone parents or
    long term unemployed 2-parent households in TA, which aims to support
    them to overcome the obstacles preventing them from engaging in training
    and employment. A direct outcome of engagement with the programme will
    be referral to the Housing & Employment Team for practical support in
    accessing work and training opportunities.

•   Home-ownership opportunities – we will provide more opportunities for
    low income households who would have normally reported homeless to the
    Council to have the chance to move into homeownership, particularly
    through the development and promotion of rent to mortgage and/or rent to
    buy products. Combined with staff training on the principles of Enhanced
    Housing Options (for example, the need to look at long-term housing
    aspirations and make links early on with employment and training advice)
    we will ensure that residents are aware of the home-ownership options
    available and how they can access them.

•   Lobby for change - We will lobby where it is necessary to do so for
    changes in benefit or regulatory requirements to enable the successful
    delivery of this Strategy. For example, we are part of the CLG’s Positive
    Practice Group (looking at implementation of the Rugg Review and the
    CLG’s response to the Rugg Review), as we are well regarded in relation to
    our understanding of the impact of Housing Benefit on private sector access
    schemes and in transitioning residents back into work.

Our third approach, which we have already initiated, is to have a balanced
and sustainable Allocation and Development Plan that recognises the

                                       34                                       11
need to consider reasonable preferences whilst reflecting the restrictions
in supply and the need to promote independence of residents:

•   Quota for working households - provide a quota for working households
    who are in need of low cost housing.

•   Increase the percentage of lets made to those on the register in urgent
    housing need and reduce the number made to those in temporary
    accommodation - make provision for lettings to those in urgent housing
    need on the housing register who are not homeless recognising that many
    of those in temporary accommodation are suitably housed.

•   Provide short term lets – provide, where it is appropriate and where
    possible, shorter term accommodation at low rents which enable
    households to save but which does not provide long term security of tenure
    (e.g. where the Council lets a decanted block subject to regeneration for a
    short time before redevelopment). We will also look at opportunities to
    develop short term lets in our larger family accommodation which, whilst
    giving guarantees of social housing for the tenant, means that the occupier
    is not tied to that accommodation.

•   Build in opportunity and flexibility to all new social housing developed
    – we are enthusiastic to work with developers who are able to meet our twin
    objectives of both having more flexible tenure arrangements which optimise
    use of social housing stock, and build in opportunities to purchase. This may
    be through, for instance, slithers of equity schemes as have been developed
    with Genesis Housing at the Factory Quarter Road development.

The three step approach set out above is aimed at delivering the borough’s
adopted Housing Strategy, in providing greater opportunity and incentives for
individual households to progress. This approach also recognises the benefits
for the borough and its neighbourhoods in providing opportunities for low cost
homeownership, even for those on very low incomes. Further, it recognises the
need for the Council to meet these ends whilst maintaining excellent housing
advice and support services that are flexible, clearly directed and outcome
focused.

6. Delivery

We recognise that in delivering the three objectives identified above we must:

•   Work in a evidence based way – We need to build a more rounded and
    deeper understanding of homelessness, including improving how we
    engage with local residents on this matter. We must also do more to
    understand `supply and demand’ dynamics so we can more effectively
    prevent and predict homelessness trends and ensure that we meet the
    targets we set ourselves, including reducing the use of temporary
    accommodation. Finally, we must establish systems that allow for annual
    review to inform action planning.



                                      35                                      12
.

•   Be Customer focused and person centred – The creation of a
    Community Service Department in 2006 brought together housing advice
    and homelessness services with adult and latterly children’s social services,
    as well as regeneration and safer communities. This approach recognises
    the need for services to be configured in a way that benefits and supports
    vulnerable residents and particularly those threatened with or experiencing
    homelessness

    The CSD, working with Children’s Services, also established H&F Advice in
    2008 which provides a joined up response to household needs, ensuring
    effective intervention at the earliest opportunity.         Building on the
    establishment of H&F Advice, we are committed to making further progress
    on streamlining procedures, maximising the information and advice
    available to customers at their first approach, and strengthening links to the
    co-located services provided by the Children’s Trust and Adult Social Care.
    This will include the incorporation of Children Act assessments at an early
    stage of each young person’s engagement, fulfilling the objectives in the
    Homelessness Code of Guidance for all young people to be jointly assessed
    by housing and social services.

    We are also committed to ensuring that in all cases information regarding
    temporary accommodation placements is recorded and acted on by partners
    in Health, Education, Children’s Services and Adult Social Care. This will
    include ensuring that the NOTIFY system is fully utilised and information on
    it maintained and updated.

    Other changes specific to housing options services have been establishing
    a generic focus that offers customers a one-stop service from homeless
    prevention to assessing homeless applications and undertaking statutory
    reviews. The establishment of the PATHS service brings council and
    partner-funded staff together to provide a holistic service for single people in
    every needs category. We will further look to expand the work of the PATHS
    service to incorporate staff who can provide more dedicated housing advice
    services to key client groups, including those leaving hospital and those with
    Learning Disabilities.

    The borough’s status as an Enhanced Housing Options trailblazer enables
    us to take this holistic approach still further and look towards fulfilling the
    objectives of the Hills Review, i.e. to create structures where there are
    `housing officers in the employment office, and employment advisors in the
    housing office’. The incorporation of employment and training advice into
    housing services is now well established, with the Housing and Employment
    Team in full operation since April 2009. As such, we are well placed to take
    such initiatives forward, and to offer solutions to the problems in people’s
    lives that may lie behind or contribute to their housing need. As with our
    success in homelessness prevention we need to `make the alternatives
    viable’, for example by providing details of vacancies and job fairs, or giving
    full advice on childcare opportunities to a mother who states she cannot go
    into employment because she has children.

                                        36                                       13
    Finally, we will significantly increase use of the internet by our customers by
    maintaining updated information and looking for opportunities to increase
    interactivity. We will also periodically review all written publicity and consider
    opportunities to combine operations and forms to avoid duplication.

•   Be efficient and outcome focused and demonstrate value for money to
    our customers and local residents – we must be able to demonstrate that
    the services that we and our partners provide are effective and efficient. We
    will benchmark in key areas of activity both performance and cost.

    We will expect our voluntary sector partners to also demonstrate how they
    have helped us deliver this strategies objectives, for instance as Relate
    have done. Using professionally qualified mediators, Relate have adapted
    their approach to LBHF to demonstrate `hard outcomes’ more clearly, and
    their conciliatory approach is clearly adding value in dealing with potential
    family exclusions. We will also work with our local registered social landlord
    partners to ensure that we are maximising the number of units being
    provided to the Council to meet local housing needs and that they in turn
    are providing options and opportunities to their tenants to tackle housing
    need including overcrowding.

    Having a well trained, informed, flexible and motivated workforce is
    particularly important given the Enhanced Housing Options approach that
    we intend to develop and the challenges potentially facing the Council from
    the economic downturn. We must expand opportunities for staff to inform
    service delivery and contribute to business planning and objective setting.
    We are also committed to fully explaining the aims and objectives set out in
    this Strategy, investing in our staff so they can deliver it and monitoring that
    delivery through the Council’s newly revised performance management
    framework. We will ensure that all housing services and staff actively
    promote housing options at every opportunity.

    We will look at work flows in our front facing housing advice services to
    identify efficiencies that can be made and how we can raise standards in
    terms of advice given. This will also include investigating improvements to
    systems and processes as recommended by the Audit Commission
    diagnostic of our Homelessness Services.

    It ic increasingly clear that housing and advice services must be proactive in
    responding to local, regional and national changes. We will work closely with
    local advice agencies to monitor the impact of shifts in the housing market
    and the wider economy. We will widely publicise the advice services and
    continue to ensure that advice is available when and where people need it,
    including at the County Court. In large part this will involve the Council
    working closely with its voluntary sector partners to provide sound housing
    advice and advocacy and to provide other advice on money and debt
    management. The Council also recognise that it must improve the referral
    routes into these services.



                                        37                                         14
    Finally, we will also conduct fraud audit and occupancy checks for all
    households in temporary accommodation and carry out an annual audit of
    those with a reasonable preference for housing on our housing register, to
    ensure that we eliminate any abuse of the limited housing resources that the
    Council has available

7. Partnerships – Further and Deeper

Effective partnership working is a non-negotiable element of any homelessness
strategy in terms of successful prevention, sustainment, and effective service
delivery.

The challenges outlined in the Strategy identify the importance of continuing to
improve partnership arrangements with other public sector services, the 3rd
sector and with our customer base. The Council recognises its role in taking the
lead in setting the agenda, including focusing services and its partners toward
the Enhanced Housing Options approach detailed above. There is also an
associated need to ensure that partners are fully committed to the principles
and implications of taking that approach forward, including shifting service
provision to focus on early intervention and prevention, joining up agendas to
ensure that services across the residents’ continuum of engagement are
consistent and that residents are continuously supported to seize the options
and opportunities available to them in all areas of their lives.

A distinctive feature of Hammersmith and Fulham’s approach is to fully
integrate crucial functions and key staff into the mainstream statutory service, to
foster shared ownership of targets and avoid the `shuttling’ of customers
between different officers, leading to a loss of focus on the options being
pursued. Examples of this integration include The integration of Threshold
Housing Advice into the Housing Options service; the role of the ADVANCE
advocate, working from within the Families team and acting as the caseworker
for all domestic violence cases; the presence in the Direct Lettings team of a
Housing Benefit Assessor, the incorporation into PATHS of a Probation-funded
housing advice worker for Probation clients, and specialist staff employed by
the YMCA to provide mediation and support services. Going further and deeper
means getting partners on board to a new approach which will include:

•   Incorporating health advice into initial housing needs assessments through
    closer links with PCT initiatives to reduce health inequalities. Additional
    activities might include: developing a set of health-related KPIs for officers in
    the PATHS team and support providers, in respect to increasing registration
    with GPs, health checks undertaken and supporting smoking cessation
    interventions amongst those in housing need, including residents in TA.
•   Further expanding the range of the PATHS service to include other
    specialist staff from referring agencies by integration of officers for other
    client groups (e.g. older persons)
•   Further consolidate the joint working arrangement with Children’s Services
    in relation to 16/17yr old young people. Work might also include greater joint
    working with health and police services where this is appropriate (e.g. to
    educate in respect to sexually transmitted diseases and to reinforce
    messages to prevent ASB).

                                        38                                        15
•   Refer appropriate cases (including `host’ households threatening to evict
    household members) to the Overcrowding and Under-occupation team for
    intensive casework to seek solutions through targeted schemes.
•   Establish a Housing Options sub-group with participating RSLs to
    encourage consistency and best practice in relation to preventing
    homelessness and providing options to family members living in
    accommodation that is unsuitable due to overcrowding.
•   Establish a training and communication plan for staff, partners, advocates
    and local community groups on a range of housing issues including use of
    the LOCATA choice based lettings system, the range of support and
    advocacy services available to survivors of domestic violence, which will be
    particularly helpful for social landlords working in the borough and generally
    providing training and advice and assistance on the Enhanced Housing
    Options approach which the Council is developing. The plan will be
    reviewed annually and training and awareness sessions will be available
    periodically.
•   We will also explore the possibilities of directly employing service users as
    advisors, mentors and sign posters.

8. Monitoring and Review

The mechanisms set out in here are intended to ensure that the Strategy is at
the forefront of service delivery for the Division. The Strategy will be the basis
for business planning and priority setting for the Council’s housing services.
Through the Council’s performance management framework each officer in the
Council will understand what he/she needs to do to help deliver the strategies
and the objectives set out therein.

The strategy, as with our business plans, will be regularly reviewed to ensure
that it remains relevant to local conditions, responds to any future legislative
and policy changes and is a document that holds the Council and its partners to
account for delivery.

We not only expect our partners to fully sign up to the vision and objectives set
out here, but also to engage in the delivery of the Strategy. We will establish a
steering group for the strategy which reflects our wish for the delivery of the
strategy to be `owned’ by relevant local bodies including:

-   the Housing Options Division which has overall responsibility for the delivery
    of the strategy;
-   our key internal partners from other council divisions and departments
    including the Children’s Trust, the Commissioning teams managing the
    Supporting People programme; and Adult Social Services.
-   our external partners, including Hammersmith and Fulham Primary Care
    Trust, Hammersmith & Fulham Homes, the Registered Social Landlords
    operating in the borough, London Probation, and voluntary sector services,
    who share our objectives and will deliver them in collaboration with the
    council’s own services.




                                       39                                       16
The Homelessness Strategy Steering Group will oversee delivery of the
strategy and Action Plan 2008/10, and revise the Action Plan to set objectives
for 2010/11. The group will meet quarterly.

We will also present the strategy and regular updates on relevant sections to:

- Community Services Departmental Management Team
- Hammersmith and Fulham Housing Association Forum
- Hammersmith and Fulham Homelessness Forum
- Hammersmith and Fulham Advice Forum
- Hammersmith and Fulham Domestic Violence Forum
- Children and Young People’s Partnership Board
- Supporting People Commissioning Body

9. Consultation

The first stage of the homelessness strategy was the compilation of the
homelessness review, which involved gathering information from a number of
partner agencies. The completed review as well as the strategy will be
circulated to all stakeholders and partners, as well as to a range of community
groups, before sign-off as the final version.

The homelessness strategy steering group will consider the need for further
consultative exercises during the course of the strategy, especially in light of
any relevant findings from the service user involvement exercise which is about
to be initiated.

10. Equalities Assessment issues

The homelessness strategy will be the subject of a Predictive Equalities Impact
Assessment (PEIA) to identify any impacts on minority groups, and either give
reasons where these can be justified or suggest ways in which any adverse
impacts can be reduced or eliminated.




                                      40                                         17
11 – Service Successes

•   Reduction in homeless acceptances to a historic low of 179 in 2008/09
    against 252 in 2007/08
•   Achievement of over 500 prevention outcomes per year (securing Local
    Public Service Agreement 2 reward funding for the service and the borough)
•   Development of `HALD’ scheme securing good quality accommodation
    through partner RSLs for use as Direct Lettings
•   Reduction in acceptances due to domestic violence through use of
    Sanctuaries and promotion of other options
•   Implementation of `HELP’ project providing training to staff dealing with
    homeless households on employment and training options
•   Reduction in temporary accommodation for all households, from 1830 in
    January 2005 to 1012 in August 2009
•   Identifying geograhical ‘hot spots’ of homeless presentations in order to
    inform prevention strategies leading to fewer unplanned approaches to
    `drop in’ service
•   The West London Mystery Shopping Exercise – carried out by the Brent
    Homeless User Group in conjunction with the seven boroughs in the West
    London Sub-region – compared waiting times in each reception area and
    recorded that the average waiting time in Hammersmith were significantly
    shorter than comparable boroughs.
•   Entry into the Locata system in September 2005, creating choice for
    households in housing need including homeless people in temporary
    accommodation
•   Success of the Move On project (forerunner to PATHS), coordinating work
    with single people in housing need and achieving a greater `fit’ between
    supported accommodation units and those in need of such accommodation
    (joint runner up in the national Andy Ludlow awards for innovation in
    homelessness and homelessness prevention)
•   Incorporation of Probation `HAWK’ worker into PATHs service, leading to
    best performance of such officers in any London borough.
•   Effective management of temporary accommodation portfolio, with
    improved performance on voids and programme of `handbacks’ to increase
    financial viability.
•   Awarded status as an Enhanced Housing Options Trailblazer Council in
    recognition of our successful Housing Options approach
•   Awarded status as an Overcrowding Pathfinder Council in recognition of our
    innovative approach to tackling overcrowding.




                                     41                                    18
12. Homelessness Strategy Action Plan 2008/10

                                                               Methods / lead            Time-
Objective                 Action
                                                               officers                  scale
 Extend the scope of Develop Enhanced Housing                 Recruit project manager    Achiev
 Housing Options     Options model using `trailblazer’        and any other new staff    ed
                     status and funding                       Establish project board
                                                              (AD Housing Options)
Understand local causes   Research primary and                Select sample cases,       Dec
of homelessness           secondary causes using              analyse case histories,    2009
                          homelessness review data            produce report on why
                                                              prevention not
                                                              successful in some
                                                               cases (Head of
                                                               Housing Advice and
                                                               Assessment/Head of
                                                               Strategy &
                                                               Performance)
Improve homeless          Undertake detailed profiling of     Housing Service            Jan
prevention services to    cases in terms of ethnicity,         Manager to direct         2010
BME communities           age, gender etc. Actively            investigation and
                          engage      with     borough         analysis in order to
                          advocacy groups to inform            produce an action plan
                          strategy development

Link families in          Complete the integration of         Reconvene steering         Achiev
temporary                 NOTIFY system and progress          group                      ed
accommodation to          partner responses                   Train affected staff
support services                                              Produce protocol and
                                                              monitor compliance
                                                              Accommodation
                                                              Services Manager)
As above                  Enhance holistic services           Set up TA families event   Dec
                          available to TA families- set up    (Accommodation             2009
                          event including health,             Services Manager)
                          employment, training, childcare
                          opportunities

                          Deliver programme of
                          personalised support to TA          Life Coaching              Dec
                          unemployed residents with links     Programme (Enhanced        2009 –
                          to employment and training          Housing Options Project    Dec
                          opportunities                       Manager)                   2010
Increase service user     Conduct service user exercise       Focus group followed by    Jan
involvement in            with Groundswell                    `big day’ event for        2010
homelessness and          Identify actions in light of        service users and staff
housing advice services   findings                            Report to steering group
                          Recruit 2 former service users to                              March
                          appropriate roles within the        (HHAA, Head of             2010
                          service                             Regeneration)

Improve services for      Review operation of PATHS           Analysis of outcomes       Nov
single people             service and recommend further       Consultation with          2009
                          changes to structure where          Commissioning teams

                                      42                                          19
                                                               Methods / lead             Time-
Objective                   Action
                                                               officers                   scale
                            appropriate                       and other partners
                                                              Reorganisation
                                                              proposals (PATHS
                                                              Manager)
                            Extend PRS access schemes to
                            certain non-priority need groups Enhanced Housing
                            and singles                       Options Project
                                                              Manager & Head of
                                                              HAAU
Improve the experience      Review operation of H&F Advice Analysis of workflows          Jan
of customers                and identify improvement to        and outcomes               2010
                            current arrangements               Assessment of all
                                                               functions and their
                                                               location
                                                               Implementation of
                                                               changes
                                                               (HHAA, Head of
                                                               Assessment and Care
                                                               Coordination)
Improve services for        Use joint assessment under         Assess operation of        Jan
homeless and potentially    CA’89 and HA’96 to determine       protocol                   2010
homeless young people       response to housing issues
As above                    Develop supported lodgings         Identify participating     March
                            scheme                             families, establish        2009
                            Review operation of mediation      financial arrangements
                            and schools outreach               Work with SP providers
                            Increase prevention options        to maximise direct
                                                               referrals
                            * See above re s20                 (PATHS Manager,
                                                               Housing and Support
                                                               Manager, Divisional
                                                               Manager Childrens
                                                               Services )
Increase take-up of         Achieve 50 qualifying offers for   Publicity campaigns,       Mar
alternatives to homeless    households in temporary            targeted call-ins for TA   2010
applications                accommodation                      residents, etc.
                            Achieve 40 Moving Out of           Making links with
                            London tenancies for residents     private landlords in
                            with a housing issue               other areas
                            Provide private sector options to Implement Lettings
                            under-occupying and                Agency
                            overcrowded households             (Options and Advice
                            Increase take-up of Direct         Manager, Direct
                            Lettings as a prevention           Lettings Manager,
                                                               Overcrowding Team,
                                                               Enhanced Housing
                                                               Options Project
                                                               Manager)
Contribute to key council   Report outcomes for all LAA        Establish data             Nov
achievements under LAA      targets with housing element       collection protocol and    2009
                            (see homelessness review)          delivery group
                                                               Sign off all inputs with
                                                               relevance to LAA
                                                               targets (temporary
                                          43                                       20
                                                              Methods / lead            Time-
Objective                  Action
                                                              officers                  scale
                                                              accommodation, PPO
                                                              re-offending, planned
                                                              moves from supported
                                                              accommodation etc)

                                                              (HHA, SPM)
Deliver consistent high    Achieve best practice standards    Review and update all     Nov
quality services and       against KLOES for                  written procedures        2009
evidence standards         homelessness and Audit             Conduct benchmarking
through written policies   Commission guidance for            exercise with West
and procedures             inspections                        London and/or
                                                              comparable boroughs
                                                              on quality of
                                                              procedures

                                                              (HHAA and all
                                                              managers)
Improve the experience     Conduct survey of temporary        Work with repairs         Sept.
of families in temporary   accommodation residents and        contractors and other     2009
accommodation              act on findings to improve         services to improve
                           conditions                         conditions in TA

                                                              (Accommodation
                                                              Services Manager,
                                                              Hostels and
                                                              Placements Manager)
Respond effectively to     Extend Sanctuaries scheme to       Conduct formal review     Sept.
domestic violence          all women under MARAC              of scheme                 2009
                           supervision                        Develop funding
                           Seek complementary funding         proposals and make
                           from partners to extend scheme     representations to
                           to more households (single         stakeholders and/or
                           women, owner-occupiers etc)        potential funders

                                                              (HHAA, Options and
                                                              Advice Manager)

End temporary              Revise policies and practices to   Establish                 Sept.
accommodation              ensure information regarding       manager/officer group     2009
arrangements efficiently   households leaving TA is dealt     to work through all
                           with in a timely way by all        processes and suggest
                           affected services and sections     practice changes
                                                              Create targets relating
                                                              to ending TA
                                                              arrangements for all
                                                              relevant staff
                                                              (HHAA, ASM)
Work in partnership to     Increase involvement of partners   Review all partnerships   Sept.
tackle homelessness        in delivering outcomes             and discuss changes       2009
                                                              and improvements with
                                                              all partners
                                                              Make agreed changes
                                                              through internal and
                                                              external processes
                                       44                                        21
                                                            Methods / lead             Time-
Objective                 Action
                                                            officers                   scale
                                                            (HHAA, ASM,
                                                            Enhanced Housing
                                                            Options Project Mgr)
As above                  As above                          Agree and implement
                                                            service protocols with
                                                            RSLs and ALMO

                                                           Design and deliver
                                                           Housing Options
                                                           training to staff across
                                                           the borough to achieve
                                                           “No Wrong Door”
                                                           approach
Deliver value for money   Achieve efficiency savings while Work with Business          Sept
services                  maintaining service standards    Transformation and          2009
                          and contribute to council’s      Making Efficiencies
                          Medium Term Financial Strategy Work teams to identify
                                                           opportunities for
                                                           smarter process,
                                                           elimination of
                                                           duplication etc.
                                                           Implement changes
                                                           through internal
                                                           processes (ADHO,
                                                           HHAA. ASM)
Analyse the level and     Revisit homelessness review      Revisit data sources,       March
causes of homelessness    and refresh and update data and obtain current               2010
and the resources         information where needed         information, gather
available to tackle                                        further relevant
homelessness                                               information re ADP
                                                           developments, funding
                                                           for voluntary sector etc)
                                                           (HHAA, HSP)
Respond creatively to     Achieve over 500 prevention      Achieve maximum             March
housing problems and      outcomes per year (as            number of preventions       2010
prevent homelessness      measured on P1E return)          in all forms and collate
whenever possible                                          information from
                          Review service delivery methods partners achieving
                          and approach                     preventions
                                                           (HHAA, all HAAU
                          Ensure strategic links exist     Managers, Enhanced
                          between schemes                  Housing Options
                                                           Project Manager)
Reduce the number of      Maintain homeless acceptances Review investigative           March
statutorily homeless      at under 250 per year            tools                       2010
households                                                 Provide regular legal
                                                           updates and training to
                                                           casework team
                                                           (Applications and
                                                           Reviews Manager,
                                                           Senior Assessment
                                                           Officer )



                                      45                                        22
                                                       Methods / lead              Time-
Objective              Action
                                                       officers                    scale
Reduce temporary       Make best use of TA portfolio   Fraud exercise for all      March
accommodation to 900   and apply necessary measures    TA units                    2010
                       to achieve reductions           Conversion of TOL
                                                       arrangements
                                                       Increase in direct offers
                                                       under allocations plan
                                                       (HHAA, ASM)




                                  46                                        23
                                                   AGENDA ITEM NO.       7
HOUSING SCRUTINY COMMITTEE                                  8 September 2009


SUBJECT

Enhanced Housing Options Programme


WARD/S

ALL


CONTRIBUTORS

CSD Housing and Community Support Division


SYNOPSIS

This report sets out for Members information the background to and priorities
of the Enhanced Housing Options programme at Hammersmith & Fulham.

The Housing Options Division has been selected as one of 12 nation-wide
Enhanced Housing Options Trailblazer “Extra” Authorities. As an “Extra”
Trailblazer, H&F have £350K funding over three years from Communities and
Local Government to shape and develop the ways housing options and advice
services are delivered. Trailblazer authorities’ service enhancements are
intended to be specific to local demands, and provide a platform for authorities
to pilot innovative responses to local housing and homelessness issues.

At H&F, the Enhanced Housing Options programme builds upon and extends
the very successful options work of the Division, drawing together services
such as Direct Lettings, the Housing & Employment Team, and the Rehousing
Occupancy Team to promote innovative and effective solutions to housing
demand. Service developments also involve specific programmes to increase
the viability of the Private Rented Sector, assist staff across the borough to
provide a consistent level of holistic housing advice and to ensure that
residents have access to consistent, proactive and holistic housing options
advice at the earliest opportunity.


RECOMMENDATIONS

This report is for information


CONTACT OFFICER:

Amy Hutton
Enhanced Housing Options Project Manager
020 8753 1357
                                    47
1.     Background to the Enhanced Housing Options Programme

1.1    The Enhanced Housing Options Approach is a new way of providing housing advice
       which empowers clients and transforms lives.
       John Hills’ review on the future role of social housing in England, published in
       February 2007, highlighted the success of the ‘housing options approach’ in
       preventing homelessness... he saw the value in services which “treat those in
       need of housing support in a more adult way…moving towards a system where
       people make more of their own choices from a wider range of options...” 1

1.2    Following the publication of the Hills Review of social housing in 2007, the Department
       for Communities and Local Government (CLG) set the foundations for a programme of
       Enhanced Housing Options in early 2008, inviting local authorities to apply to become
       “Trailblazers” of good practice in delivering local, innovative and proactive housing
       options.

1.3.   Enhanced Housing Options Funding

1.3.1 Hammersmith & Fulham has been successful in becoming one of only 12 authorities in
      the country awarded “Extra” status for Enhanced Housing Options.

1.3.2 “Extra” Authorities receive £350K of funding over 3 years to develop and promote the
      Enhanced Housing Options approach, including developing and piloting new ways of
      working and new services, as well as enhancing existing services.

1.3.3 “Extra” Authorities are also expected to mentor other local authorities and
      organisations to assist them to develop their own Enhanced Housing Options service,
      and role-model good practice in options approaches.

1.4    Evaluation of the Trailblazer Programmes

1.4.1 Cambridge University has been appointed Evaluator of the national programme, and
      whilst they will select a number of Trailblazers to follow in depth, they will be engaged
      with all Trailblazers at some level throughout the duration of the programme (i.e. from
      2008 to 2011).

1.4.2 The evaluation team will be seeking to identify successful Trailblazer approaches with
      a view to proposing to CLG how these approaches may be more widely adopted. They
      will also be keen to learn lessons from Trailblazers about schemes which have been
      pilot or scoped but which have been found to be unsuccessful or not viable.

2.     Hammersmith & Fulham’s Approach to Enhanced Housing Options

2.1    Governance and monitoring of the H&F Enhanced Housing Option Programme

2.1.1 The Housing Options Division has established a Project Board to monitor the delivery
      of the Enhanced Housing Options programme. The board is chaired by the Assistant
      Director (Housing Options), with core membership consisting of senior managers from
      across the division.
2.1.2 Involvement and/or attendance from the Head of Economic Regeneration, H&F
      Homes Director of Operations, CSD Programme Manager, Community Liaison, Social
1
 Department for Communities and Local Government (2008) Expanding Choice, Addressing Need- Addressing
housing need through the Enhanced Housing Options Approach
                                                 48
        Regeneration Project Manager and others is secured as necessary to ensure that a
        holistic approach to delivery is maintained.

2.1.3 All Trailblazers are monitored by CLG and report quarterly on progress against action
      plans to nominated CLG representatives. The first quarterly monitoring meeting was
      held in July and CLG have not only indicated a high level of satisfaction with H&F’s
      progress and direction, but requested that H&F join their Positive Practice Group
      looking at the impact of the Rugg Review 2 and as part of the development of
      Government’s response to the Rugg Review 3 .

2.1.4 Further, a Tenant Services Authority/CLG representative has joined one of the H&F
      Enhanced Housing Options working groups in order to learn from our approach to
      service development.


2.2     Principles of the H&F Enhanced Housing Options approach

2.2.1 Hammersmith & Fulham is striving to be a “borough of opportunity”, where residents
      have the ability to achieve their ambitions and realise positive outcomes in areas such
      as health, education, employment and housing. We are proud of the success we have
      had in preventing homelessness and providing residents with positive housing options,
      but we know we need to do more.

2.2.2 We believe the H&F approach to Enhanced Housing Options to be one of the most
      innovative and ambitious of all the Trailblazer programmes. As such, Enhanced
      Housing Options is a crucial element underpinning much of the delivery of the Housing
      Options Strategy, helping the Division to deliver high quality advice and assistance
      services in the most accessible way, for the best price.

2.2.3 We seek to:

        Provide holistic housing advice, tailored to an individual’s circumstances.
                Develop partnerships with associated services such as health, education,
                childcare, debt and money advice and more.

        Focus on prevention – engage with a wider range of people before housing issue
        becomes a crisis.
                Train staff across the borough to give good housing options advice at the
                earliest opportunity so there is “no wrong door” for residents seeking advice.
                Improve joint working between the Council, H&F Homes and our RSLs to
                ensure that from their very first contact with us, all residents have access to
                a consistent and positive Enhanced Housing Options service.

        Promote and provide a wider range of housing options-
                Establish a Lettings Agency to bring together private rented sector access
                schemes.
                Extend private rented sector access schemes to certain groups of residents
                without a priority need (e.g. overcrowded non-tenant adults, move-on from
                supported accommodation)

2
  Rugg, J & Rhodes, D (2008) The Private Rented Sector: its contribution and potential, Centre for Housing
Policy, The University of York
3
  Communities and Local Government (2009) The private rented sector: professionalism and quality (The
government response to the Rugg Review)
                                                      49
                 Implement holistic Housing Action plans to help residents plan for their long-
                 term housing aspirations, including low cost home ownership.

      Use stock more effectively-
               Support Rehousing Occupancy Team to tackle overcrowding and under-
               occupation
               Help overcrowded non-tenant adults into the private rented sector
               Audit adapted properties across the borough and better match home-
               seekers to properties.

      Tackle worklessness –
               Increase training, skills and opportunities for people who have experienced
               homelessness
               Ensure staff are trained to discuss employment and training options
               alongside housing options advice.

      Share learnings and good practice-
               Build on relationships between other local authorities and partners and
               showcase H&F’s good practice and learnings.

3. Performance Indicators

3.1 Performance indicators are set out at Appendix A (colour copies will be made available
for Members of the Committee).

4. Overview of action plan for Enhanced Housing Options

Initial actions: 2009 and 2010

 Objective                                 Actions                                     Time
                                                                                     frames/
                                                                                      Owner
Provide      •   Help residents to think about their longer term housing
holistic         aspirations and all the associated factors that may contribute    2009/2010
housing          to housing issues- develop holistic Housing Action Plans
advice       •   Develop referral protocols and working arrangements with          Enhanced
                 health, debt & money advisors, educations & training              Housing
                 providers, childcare services etc                                 Options
             •   Bring Threshold Housing Advice in to Housing Options              Project
                 division to increase partnership working and provide advice for   Manager
                 residents without a priority need                                 (EHO PM)
             •   Train staff to understand the necessary shift from being
                 statutory Housing Assessors to holistic advisors
Focus on     •   Reduce acute presentations by targeting interventions at          2009 &
prevention       households likely to present as homeless in future                ongoing
             •   Review service delivery approaches (i.e. outreach) and ensure     AD
                 that resources are used effectively                               (Housing
             •   Develop partnership protocols with H&F Homes and RSLs to          Options)
                 provide a consistent approach to proactive housing options        EHO PM
                 provision



                                              50
  Objective                               Actions                                    Time
                                                                                   frames/
                                                                                    Owner
Focus on      •   Develop Accredited Housing Options training for staff           EHO PM
prevention        across the borough so there is “No Wrong Door” for
(cont)            residents seeking housing options advice
Promote and   •   Professionalise Direct Lettings services, focusing on           2009/2010
provide a         Tenancy Sustainment and personalised support
wider range   •   Establish Lettings Agency which brings together private         EHO PM
of housing        rented sector (PRS) access schemes
options       •   Train staff to have realistic conversations with residents      Head of
                  about their personalised housing options and move away          HAAU
                  from the Housing Register as a fall-back “solution”
              •   Extend PRS access schemes to certain non-priority need
                  groups, conditional for some on engagement with
                  employment & training providers
              •   Help residents to plan for medium and long-term housing
                  aspirations, including low cost home ownership schemes
Use stock     •   Support Rehousing Occupancy Team (ROT) to alleviate             2009/2010
effectively       overcrowding and tackle under-occupation through
                  development of targeted schemes                                 ROT
              •   Ensure strategic links exist between ROT and other              Manager
                  schemes such as Lettings Agency and Housing &
                  Employment Team                                                 Accessible
              •   Accessible Housing Register- map adapted properties and         Housing
                  ensure better matching to home-seekers                          OT
Tackle       •    Contribute to Local Area Agreement targets around               2009/2010
worklessness      employment, reducing Job Seeker’s Allowance, reducing
                  re-offending, getting socially excluded adults back into work   HET
                  and into stable housing.                                        Manager
              •   Support Housing & Employment Team (HET) to embed
                  employment and training opportunities alongside Housing
                  Options provision- all housing staff trained to work through
                  employment/training options
              •   Ensure strategic links between HET and other services
                  such as Regeneration’s employment initiatives
              •   Tackle intergenerational worklessness and homelessness
              •   Help lone parents and those with multiple barriers back to      EHO PM
                  work- deliver targeted programme of Life Coaching for
                  unemployed parents in Temporary Accommodation
Share         •   Work with the Department for Communities and Local              Ongoing
learnings and     Government on Positive Practice Group re Lettings Agency
good practice     development                                                     AD
              •   Develop Accredited Housing Options training for borough-        (Housing
                  wide advice staff                                               Options)
              •   Host conferences and events, and ensure active
                  involvement in external conferences and events to mentor        EHO PM
                  other parties around H&F best practice/ highlight key issues
                  in Enhanced Housing Options delivery                            Head of
                                                                                  HAAU


                                           51
                 LOCAL GOVERNMENT ACT 2000 -
                  LIST OF BACKGROUND PAPERS


No.       Description of     Name/Ext of   Department/Location
        Background Papers     holder of
                              file/copy
      None




                              52
                                                                                                      KEY
            Appendix A - Performance Indicators                             EHO Project-         Business-led      Jointly-led
                                                                            led initiatives       initiatives      initiatives


Objective 1: Provide holistic housing advice, tailored to an individual's needs
   Intervention                                                             Target             Overall          Progress to
       Area                              Measure                           2009/10             target              date

Develop staff as                                                                                            N/A
                     Housing Options staff trained in
Housing                                                                      100%                           (training being
                     conceptual selling                                                         100%
Mentors                                                                                                     sourced)
                                                                                                            N/A
Housing Action       Housing Options customers with                          N/A-                           (housing action
Plans                completed housing action plans                          2010               100%        plans not yet
                                                                                                            developed)
Holistic, joined-                                                                                           N/A
                     Housing Options customers having
up housing                                                                   100%               100%        (training not yet
                     income maximisation explored
options services                                                                                            given to staff)

Objective 2: Focus on prevention – engage with a wider range of people before
housing need becomes a crisis
  Intervention                                                              Target        Long-term             Progress to
      Area                              Measure                            2009/10          Target                 date

                    Housing Options Training sessions                                                       N/A
Common
                    conducted for non-housing staff (10                        0                20          (training to be
approach to
                    sessions per year from 2010)                                                            developed)
Housing
                                                                                                            N/A
Options across      Number of non-housing staff trained in
                                                                               0                200         (training to be
the borough         basic Housing Options
                                                                                                            developed)
                    Continue to reduce number of                                                            DL Targets 450
                                                                             200              Reducing
                    homelessness acceptances                                                                for 2009/10
                                                                                                            N/A
                    Change profile of housing presentations                                Decrease
                                                                                                            (extra prevention
                    over longer term- proportion presenting in               N/A         from 80% to
                                                                                                            activities not yet
Target service      acute housing need (down from 80 %)                                      18%
                                                                                                            in place)
delivery            Increased service coverage from 2225
effectively         approaches (1.2% of population) to 8155
                    interactions (4%)                                      Contribu                         Services under
                    May involve increased web traffic, outreach and                           8155pa
                                                                             tion                           development
                    events interacting with greater numbers of residents
                    and external Housing Mentors providing
                    preventative advice
                                                                                                            Baseline to be
                    Increased tenancy sustainment rate in DL,                                               identified,
Improve                                                                      TBD                TBD
                    PSL and permanent accommodation                                                         interventions
sustainability of
                                                                                                            being developed
tenancies
                    New tenants receiving tenant induction                                                  Interventions
                                                                               0               100%
                    (TBD)                                                                                   being developed




                                                            - 53 -
Objective 3: Establish a multi-tenure estate agency as a social enterprise
  Intervention                                                   Target       Long-term         Progress to
      Area                          Measure                     2009/10         Target             date

Improve            NI 143- Proportion of offenders under
                                                                Contribu
housing            probation supervision living in stable                    Contribution
                                                                  tion
options for        accommodation at the end of their licence
socially
                   NI 30- Reduce re-offending by prolific       Contribu
excluded adults                                                              Contribution
                   offenders                                      tion
Increase PRS       Non-priority households assisted into the
                                                                     20           TBD          Schemes
capability         private rented sector as a prevention
                                                                                               being
Investigate
                                                                                               developed
ability to
                   Additional properties procured under
transform PRS                                                        40
                   scheme                                                         TBD
to social
enterprise
Best practice in
property           TBD- based on properties meeting
management         minimum standards, landlords accredited,       TBD             TBD
and                inspections carried out etc
procurement

Objective 4: Use stock effectively- tackle overcrowding and under-occupation;
enhance accessible housing options
                                                               Long-
                                                 Target
  Intervention                                                  term               Progress to date
                          Measure               2009/10
      Area                                                     Target
                                                                           100% contacted- Mail out to all
                                                                           residents sent with rent
                   Overcrowded/under-                                      statement
                   occupying families             100%         100%
                   identified and contacted                                100% inactive Beneficial
                                                                           Transfer bidders contacted and
                                                                           supported to bid
                   In-situ solutions                                       Working with homework clubs
                   provided to overcrowded         50           TBD        etc
                   families
                                                                           15 spaces for Income Project- 1
                                                                           referral so far
Rehousing                                                                  3 overcrowded families have
                   Severely overcrowded
Occupancy                                                                  secured transfers to larger
                   households given advice
Team                                                                       properties
                   and support to help            60%           TBD
                                                                           5 tenants being assisted to
                   resolve their
                                                                           access Seaside & Country
                   overcrowding
                                                                           Homes schemes
                                                                           Links made to EHO PRS
                                                                           schemes
                                                                           8 Beneficial Transfers completed
                   Under-occupying
                                                150 (per        450        9 Your Move transfers completed
                   households moved per
                                                annum)         (total)     12 Your Move applicants waiting
                   annum
                                                                           for properties
                                                                           This is currently being reviewed-
                   Home Dating events             3 per
                                                                 9         unsure if it will proceed in current
                   arranged                      annum
                                                                           proposed format



                                                    - 54 -
Objective 5: Tackle worklessness - increase training, skills and opportunities
for people in housing need
                                                                 Target     Long-term       Progress to
  Intervention
                                   Measure                      2009/10       Target           date
      Area
                                                                                           New
Allocations       Proportion of social lets going to working                               allocations
                                                                  10%          30%
Policy            households                                                               policy in place
                                                                                           form 13 July
Improve
housing
                  NI 144- Proportion of offenders under
options &                                                       Contribu
                  probation supervision in employment at                    Contribution
employment for                                                    tion
                  the end of their licence
socially
excluded adults
                  Lone parents attending introductory life
                                                                   75           75
                  coaching sessions                                                        Schemes
                  Lone parents successfully completing at                                  being
                  least 7 sessions of one-on-one life              50           50         developed
                  coaching
Life Coaching
                  Life Coaching participants engaging with
Programme
                  Housing & Employment Team at                   100%          100%
                  conclusion of course
                  Life Coaching participants engaging with
                  available Job Centre Plus schemes and          100%          100%
                  services
                  NI 152- Reduce numbers of working age         Contribu
                                                                            Contribution   Ongoing
                  people on key out of work benefits              tion
                  NI 153- Reduce numbers of working age
                                                                Contribu
                  people on key out of work benefits in worst               Contribution   Ongoing
                                                                  tion
                  performing neighbourhoods
                  Customers with access to Better off in                                   Services being
                                                                 100%          100%
                  Work calculations                                                        developed
Housing &
                  Number of employment fairs and events                                    Services being
Employment                                                         3             9
                  for social tenants                                                       developed
Team services
                  Lone Parents assisted into work and given                                8 achieved to
                                                                 30 pa         40 pa
                  additional preference for rehousing                                      date
                                                                                           TA support
                  Lone Parents in TA linked to child care
                                                                 100%          100%        strategy being
                  providers
                                                                                           developed
                  Lone Parents in TA accessing child care                                  Services being
                                                                   24           24
                  support                                                                  developed
                  Housing Options Customers actively                                       64 customers
                                                                100% of      100% of
                  worked with regarding employment                                         actively worked
                                                                referrals    referrals
                  opportunities and support                                                with
                                                                                           261 customers
                  Individuals/families receiving information
                                                                 1500          1500        received
HELP              on employment and training options
                                                                                           information
Programme
                  Referrals to employability services and
outcomes                                                          170           170        223 referred
                  training providers via HELP database
                  Residents taking up employment and/or                                    46 actively
                                                                  145           145
                  training support                                                         engaged
                  Residents assisted into work and
                                                                   18           18         5 YTD
                  sustained >6 months




                                                    - 55 -
Objective 5: Tackle worklessness - increase training, skills and opportunities
for people in housing need (cont)
                                                                  Target   Long-term    Progress to
  Intervention
                                   Measure                       2009/10     Target        date
      Area
                  Residents accessing support – at least 1
                                                                  150        200       40
                  hour of contact time
                  Residents gaining training - ESOL/Basic                              7 referred for
                                                                   80        140
                  Skills and other training                                            training
                                                                                       5 gained
LDA-funded        Residents gaining employment                     53        103
                                                                                       employment
Job
                  Residents gaining employment, sustained
Opportunities                                                      22         44       N/A
                  over 6 months
Brokers
                  Referrals to employability service providers    130        150       28 referred
                  Residents accessing childcare support
                                                                   40         60       3 referred
                  following intervention
                  Staff receiving training and input from                              37 receiving
                                                                   60        120
                  employment advisors                                                  training
                  Number of apprenticeships established                                5 HET clients
Creating                                                           4          4
                  within the Housing Options Division                                  applying
tangible
                  Number of volunteering or work placement
employment                                                                             Regeneration
                  opportunities established within the             5          5
options                                                                                developing
                  division
                  Households where overcrowded non-
                  tenant siblings are assisted into the PRS-                           1 referral made
Housing offers                                                     15         15
                  conditional on employment & training take-                           to date
linked to
                  up
employment
                  Overcrowded non-tenant siblings assisted                             Schemes
services
                  into PRS with RDGS, including potential         TBD        TBD       being
                  for shared tenancies                                                 developed




Objective 6: Sharing learnings and good practice
  Intervention                                                    Target   Long-term    Progress to
      Area                         Measure                       2009/10     Target        date

Participate in
events to share                                                                        1 EHO Forum
                  Conferences delivered with partners              3          9
information                                                                            to date
about EHO




                                                   - 56 -
                                                       AGENDA ITEM NO.     8
                                                             8 September 2009
HOUSING SCRUTINY COMMITTEE


SUBJECT

Year End Housing Performance Outturns for 2008-09


WARD/S

ALL


CONTRIBUTORS

CSD Business Planning Performance & Development team and Hammersmith &
Fulham Homes


SYNOPSIS

This report details full year performance against key performance indicators
for 2008-09 for housing services including housing advice and homelessness
services, private sector housing services, and housing management services.
Colour copies of the performance figures have been provided to members of
the Committee


RECOMMENDATION that -

the Committee notes the report and makes recommendations to the Cabinet
Member for Housing, as appropriate.


CONTACT OFFICER:

Shaun Dunleavy
Business Planning Performance & Development Team
145 King Street
0208 753 4244




                                    - 57 -
1. Report Format

1.1. The report is made up of a Performance Summary, which details
areas of performance that are below target or exceeding expectations, a
section on LAA performance indicators and 2 appendices. Appendix 1
contains key performance indicators (PIs), normally collected on a monthly
basis and represents performance for these in two ways, in tabular form,
and also in graphical format with a chart showing performance for the past
year in relation to targets and intervention values. Appendix 1a contains in
table form the PIs that are collected on a monthly, quarterly or annual basis
without charts or commentary.

2. Hammersmith & Fulham Homes Performance

2.1 Rent arrears – Overall performance was good. Over the last three
years, up to and including March 2009 rent arrears have been reduced by
over £0.9M. The current performance for BV66a (total rent collected
including arrears), ended the year at 99.76%, which is top quartile
performance. The year end total for current rent collected was 99.39%.

2.2 Rent Collection -. The percentage of current rent collected was
99.39% for the year. Due to the actions taken by HFH, the main PIs
relating to rent collection and arrears have shown an improving trend over
the last year. The PI relating to numbers of tenants with more than 7
weeks arrears improved throughout the year, and ended the year at 7.81%.

2.3 Repairs Satisfaction –After some dips in performance over the course
of the year satisfaction with repairs ended the year where it started at
around 90%. Work continues to determine what needs to be done to further
resident improve satisfaction with repairs.

2.4 Repairs Performance- Performance for the average time taken to
carry out non-urgent repairs ended the year on target at 10 days.

2.5 Performance for urgent repairs completed on time is 96%, which is an
improvement of 12 percentage points since the end of last year.

2.6 Council voids and turnaround times - Performance for the headline
performance indicator, BV212 has worsened over the year. However, this
PI includes hostels managed by the Council, and increased void times for
these has contributed to overall performance for this PI.

2.7 If hostel relet times are removed from the calculation, H&F Homes
performance on relets has improved from 31.47 days in 2008 to 28.08 days
in 2009.

2.8 At the present, increased void times are leading to a loss of rental
income in both hostels and properties managed by HFH, this latter is
highlighted by performance indicator HSD 128 (rent loss on voids as a % of
rent due) which ended the year at 2.85%, which is worse than target. This


                                  - 58 -
is due in part to a large number of properties being decanted, as part of
regeneration projects, and properties being void for longer due to the
Decent Homes Programme.

2.9 The specification of void works has been transferred to the Technical
Support Team in order to speed up the repair process and ensure a more
consistent void standard, and also to reduce void times.

2.10 Leaseholder Services– The total arrears for day to day service
charges were £2.3M, at the end of 2007/2008. Arrears have reduced over
the course of 2009-10 by around £520K to end the year at £1.8M Of the
arrears, approximately £1M is subject to legal action. The total value of
disputed service charges is relatively low at £18,000. Officers continue to
work with leaseholders to resolve these disputes.

2.11 Gas Safety- Gas Safety has been and continues to be a priority area
for the Council and HFH in the first half of the year, where the target is to
see 100% of properties with current gas safety certificates. The percentage
of homes with current gas safety certificates ended the year slightly below
the target at 99.26%.

2.12 Decent Homes- Decent Homes completions ended the year in excess
of target, with a total of 1015 properties made decent against a target of
914. This left a total of 17.68% of properties non decent, which will be
completed by the end of 2010.

2.13 Tenant Satisfaction-The results in Appendix 1a are from the 2008
postal BVPI STATUS survey carried out between July and September
2008.

2.14 The results below are based upon 688 completed telephone
interviews which were conducted by an independent external research
specialist agency in May 2009. The aim of carrying out the survey using
this methodology was to attract a greater response from young people and
BME residents (both segments traditionally have lower response rates to
postal questionnaire than other socio demographic groups). In 2009 38%
of respondents were from BME groups compared to 27% in the 2008 postal
survey. Similarly, 14% of participants in the telephone survey were aged
16-44, compared to 9% in 2008, implying that the telephone survey is a
more effective methodology with regards to seeking the views of hard to
reach groups.

2.15 The key results of the survey are as follows:

      •   overall tenant satisfaction with services up from 69% to 71%;
      •   leaseholder satisfaction is up from 31% to 37%.
      •   satisfaction with the condition of relet properties up from 54% to
          79%.
      •   satisfaction with the overall experience of re-housing up from 75%
          to 85%.


                                  - 59 -
      •   satisfaction with the neighbourhood as a place to live up from
          71% to 78%.
      •   satisfaction with staff up from 66% to 73%; and
      •   satisfaction with how queries are dealt with is up from 64% to
          69%

2.16 Staff Sickness - HFH sickness performance has improved over the
year and ended the year at 12.37 days. This compares with a corporate
outturn figure for the council of 8.5 days. Actions to reduce the rate of staff
sickness include the following:

       • More proactive case management of staff sickness
       • More effective return to work interviews
       • More stage warnings and dismissal interviews
       • New HR Lead appointed and commenced work on 24th
       November.
       • Development of a new set of HR performance measures
       • Greater focus on employees with high “Bradford" scores

2.17 Whilst the rate at which sickness is reducing appears slow, this is due
to the lagging effect caused by the figure being a rolling average. Over the
past year the number of days lost to sickness has decreased by around
900 days, when compared to the previous year.

2.18 The general position is that over the last year housing management
performance in key areas has improved. Of the 30 housing management
PIs reported here, 12 ended the year meeting or exceeding their target, 7
ended the year not on target, and the remaining 11 were in the tolerance
zone. 14 out of 30 were improving at the year end.

3. Housing Services, Community Services Department Performance

3.1. In key areas such as homelessness, housing service performance is
good, with both the number of families in bed & breakfast, and the length of
time that they spend there either reducing or stable at a very low level.

3.2. Performance for Housing Options and Assessment continues to be
good with almost all indicators at or better than target.

3.3. The number of households in Temporary Accommodation ended the
year at 1024 and is on track to meet the government’s target of a 50%
reduction from the 2005 figure by 2010.

3.4. The number of homeless acceptances reduced from 252 in 2007-08 to
172 in 2008-09.

3.5. The number of families in bed & breakfast, and the length of time they
spend there is generally very low (39 at the year end).




                                   - 60 -
3.6. The number of cases of homelessness prevented through casework
was better than target at 609 cases.

3.7. 645 additional properties have been provided in 2008-9 of which 414
were affordable. This exceeded the LAA net completion target (for all
completions) by 145 units.

4. LAA Indicators

4.1. The Local Area Agreement (LAA) provides a high level set of
performance indicators which track the Councils progress in delivering its
Community Strategy. The set of indicators are agreed and regularly
reviewed by the Government Office for London. Hammersmith & Fulham is
one of 150 areas in England with a Local Area Agreement (LAA). The first
LAA runs from 2008/09 until 2010/11.

4.2. The LAA PIs that relate to Housing and their performance are identified
in the table below. LAA targets are annual, so a forecast is given of the
year end position.

                                                                On target
PI                              Target      Year end     Yes       No
                                            Outturn
Net additional homes            500         645
provided
% of non-decent council         18.50%      17.68%
homes




                                 - 61 -
LOCAL GOVERNMENT ACT 2000 - BACKGROUND PAPERS


No.   Brief Description of        Name/Ext. of holder of   Department/Location
      Background                  file/copy
      Papers
1     HSD Performance             Shaun Dunleavy           CSD, 145 King Street
      monitoring data             Ext.4244                 W6 9XY.

2     CSD Best Value              Shaun Dunleavy           CSD, 145 King Street
      Performance Plan 2008-11    Ext.4244                 W6 9XY.

3     HFH Performance             Shaun Dunleavy           CSD, 145 King Street
      monitoring data             Ext.4244                 W6 9XY.




                                 - 62 -
                           Housing Services Performance Indicators
                                         2008-2009
                               for Housing Scrutiny Committee
                                     Figures to Mar 2009


Appendix 1: Key Monthly Performance Indicators......................................................................................... 2
 CSD260 % Temp Accom properties with current gas compliance certificates................................................. 3
 HSD206 % homelessness cases assessed within 30 days.............................................................................. 4
 BV213 Homeless cases prevented................................................................................................................. 5
 HSD201 Households in temporary accommodation......................................................................................... 6
 HSD202 Number of households in B&B........................................................................................................... 8
 CSD251 TA Income %: PSL............................................................................................................................. 7
 CSD312 Homeless Acceptances...................................................................................................................... 9
 CSD253 TA Income %: Bed & Breakfast........................................................................................................ 10
 CSD255 TA income % Hostels....................................................................................................................... 11
 CSD270 Right to buy sales completed............................................................................................................12
 CSD271 % RTB acceptance/denial documents sent out on time................................................................... 13
 CSD272 % Section 125 RTB notices sent on time......................................................................................... 14
 Home Sales - Year to Date.............................................................................................................................. 15
 BV064 Vacant private sector dwellings returned to use or demolished......................................................... 16
 HSD180 Average time for non-urgent repairs.................................................................................................17
 BV185 % repair appointments made & kept.................................................................................................. 18
 HSD181 % of urgent repairs completed within government time limits........................................................... 19
 HSD135 % current rent collected.................................................................................................................... 20
 HSD106 % properties with current gas compliance certificate....................................................................... 21
 BV184a % non-decent council homes............................................................................................................ 22
 HSD300 HFH sickness - rolling year...............................................................................................................23
 BV212 Average time to relet property........................................................................................................... 24
Appendix 1a: Performance Indicators Table................................................................................................. 25




                                                                           63
Appendix 1:
Key Monthly
Performance
 Indicators
     64
 Target
 Intervention value                120    CSD260 % Temp Accom properties with current gas compliance certificates
 YTD Value
 Periodic Value
                                   100


                                    80


                                    60


                                    40


                                    20


                                      0      31-03-2008



                                                          30-04-2008



                                                                       31-05-2008



                                                                                    30-06-2008



                                                                                                   31-07-2008



                                                                                                                     31-08-2008



                                                                                                                                  30-09-2008



                                                                                                                                               31-10-2008



                                                                                                                                                            30-11-2008



                                                                                                                                                                         31-12-2008



                                                                                                                                                                                      31-01-2009



                                                                                                                                                                                                            28-02-2009



                                                                                                                                                                                                                         31-03-2009
PI Description                                                                                   Date                             Periodic       YTD Value Intervention                            Target
                                                                                                                                    Value                         value
% TA properties with current gas compliance certificates                                         31-Mar-2008                           95               95           90                               98
                                                                                                 30-Apr-2008                           75               75           90                              100
                                                                                                 31-May-2008                           89               89           90                              100
Comment                                                                                          30-Jun-2008                           90               90           90                              100
Improved steadily after a difficult start to the year. Now                                       31-Jul-2008                           96               96           90                              100
consistently above 97% all year round.                                                           31-Aug-2008                           97               97           90                              100
                                                                                                 30-Sep-2008                           97               97           90                              100
June 2009 99%                                                                                    31-Oct-2008                           97               97           90                              100
                                                                                                 30-Nov-2008                           98               98           90                              100
                                                                                                 31-Dec-2008                           98               98           90                              100
                                                                                                 31-Jan-2009                           99               99           90                              100
                                                                                                 28-Feb-2009                          100             100            90                              100
                                                                                                 31-Mar-2009                          100             100            90                              100




                                                                                                                65
 Target                                              HSD206 % homelessness cases assessed within 30 days
 Intervention value             90
 YTD Value
 Periodic Value                 80

                                70

                                60

                                50

                                40

                                30

                                20

                                10

                                 0
                                        31-03-2008



                                                      30-04-2008



                                                                   31-05-2008



                                                                                30-06-2008



                                                                                              31-07-2008



                                                                                                                31-08-2008



                                                                                                                             30-09-2008



                                                                                                                                          31-10-2008



                                                                                                                                                       30-11-2008



                                                                                                                                                                    31-12-2008



                                                                                                                                                                                 31-01-2009



                                                                                                                                                                                                       28-02-2009



                                                                                                                                                                                                                    31-03-2009
PI Description                                                                               Date                              Periodic         YTD Value Intervention                        Target
                                                                                                                                 Value                           value
% homelessness cases assessed within 33 days                                                 31-Mar-2008                            64                 64           50                           65
                                                                                             30-Apr-2008                            82                 82           60                           70
Comment                                                                                      31-May-2008                            69                 73           60                           70
                                                                                             30-Jun-2008                            52                 68           60                           70
The current approach for measuring this PI does not integrate with                           31-Jul-2008                            67                 68           60                           70
the key objective of housing options & advice work - preventing a                            31-Aug-2008                            65                 67           60                           70
Part VII (homelessness) application.                                                         30-Sep-2008                            46                 62           60                           70
                                                                                             31-Oct-2008                            56                 61           60                           70
Much of the work carried out at the options stage, both in the                               30-Nov-2008                            50                 60           60                           70
                                                                                             31-Dec-2008                            71                 60           60                           70
families & singles teams, has the objective of preventing such an                            31-Jan-2009                            57                 57           60                           70
application with the result that many cases never reach this stage:                          28-Feb-2009                            57                 57           60                           70
see our success with BV213. In future this PI will be adapted to                             31-Mar-2009                            56                 58           60                           70
include only those cases that progress to a Part VII application.
Jun 2009 54%


                                                                                                           66
 Target
 Intervention value            700                                        BV213              Homeless cases prevented
 YTD Value
 Periodic Value                600

                               500

                               400

                               300

                               200

                               100

                                  0      31-03-2008



                                                      30-04-2008



                                                                   31-05-2008



                                                                                30-06-2008



                                                                                                 31-07-2008



                                                                                                                   31-08-2008



                                                                                                                                30-09-2008



                                                                                                                                             31-10-2008



                                                                                                                                                          30-11-2008



                                                                                                                                                                       31-12-2008



                                                                                                                                                                                    31-01-2009



                                                                                                                                                                                                          28-02-2009



                                                                                                                                                                                                                       31-03-2009
PI Description                                                                                 Date                             Periodic         YTD Value Intervention                          Target
                                                                                                                                  Value                           value
Threatened homeless cases prevented: numbers                                                   31-Mar-2008                          554               554          450                             505
                                                                                               30-Apr-2008                           42                 42           32                             42
Comment                                                                                        31-May-2008                           45                 87           64                             84
Continues to be ahead of target.                                                               30-Jun-2008                           38               125            96                            126
                                                                                               31-Jul-2008                           48               173          128                             168
                                                                                               31-Aug-2008                           23               196          160                             210
June 2009 200                                                                                  30-Sep-2008                           56               252          192                             252
                                                                                               31-Oct-2008                           33               285          234                             294
                                                                                               30-Nov-2008                           75               360          276                             336
                                                                                               31-Dec-2008                           80               440          318                             378
                                                                                               31-Jan-2009                           53               493          350                             420
                                                                                               28-Feb-2009                           57               550          382                             462
                                                                                               31-Mar-2009                           59               609          450                             505




                                                                                                              67
 Target                                               HSD201 Households in temporary accommodation
 Intervention value             1,400
 YTD Value
 Periodic Value                 1,350

                                1,300

                                1,250

                                1,200

                                1,150

                                1,100

                                1,050

                                1,000   31-03-2008



                                                     30-04-2008



                                                                  31-05-2008



                                                                               30-06-2008



                                                                                               31-07-2008



                                                                                                                 31-08-2008



                                                                                                                               30-09-2008



                                                                                                                                            31-10-2008



                                                                                                                                                         30-11-2008



                                                                                                                                                                      31-12-2008



                                                                                                                                                                                   31-01-2009



                                                                                                                                                                                                         28-02-2009



                                                                                                                                                                                                                      31-03-2009
PI Description                                                                              Date                              Periodic      YTD Value Intervention                              Target
                                                                                                                                Value                        value
Households in temporary accommodation                                                       31-Mar-2008                          1200           1200         1330                                1320
                                                                                            30-Apr-2008                          1192           1192         1203                                1193
Comment                                                                                     31-May-2008                          1172           1172         1196                                1186
                                                                                            30-Jun-2008                          1143           1143         1189                                1179
Better than target and on track to meet government target of 50%                            31-Jul-2008                          1143           1143         1182                                1172
                                                                                            31-Aug-2008                          1127           1127         1175                                1165
reduction by 2010 (based on Jan 2005 figure of 1820).                                       30-Sep-2008                          1122           1122         1168                                1158
                                                                                            31-Oct-2008                          1122           1122         1161                                1151
June 2009 figure is 1015.                                                                   30-Nov-2008                          1113           1113         1154                                1144
                                                                                            31-Dec-2008                          1087           1087         1147                                1137
                                                                                            31-Jan-2009                          1082           1082         1140                                1130
                                                                                            28-Feb-2009                          1060           1060         1133                                1123
                                                                                            31-Mar-2009                          1024           1024         1125                                1115




                                                                                                            68
  Target                                                                  CSD251 TA Income %: PSL
  Intervention value       100
  YTD Value
  Periodic Value            98

                            96

                            94

                            92

                            90

                            88

                            86
                            85
                                   31-03-2008



                                                30-04-2008



                                                             31-05-2008



                                                                           30-06-2008



                                                                                         31-07-2008



                                                                                                           31-08-2008



                                                                                                                        30-09-2008



                                                                                                                                     31-10-2008



                                                                                                                                                  30-11-2008



                                                                                                                                                               31-12-2008



                                                                                                                                                                            31-01-2009



                                                                                                                                                                                                  28-02-2009



                                                                                                                                                                                                               31-03-2009
PI Description                                                                          Date                            Periodic         YTD Value Intervention                          Target
                                                                                                                          Value                           value
TA income %: PSL                                                                        31-Mar-2008                          98                 98           95                             98
                                                                                        30-Apr-2008                          96                 96           95                             98
Comment                                                                                 31-May-2008                          97                 97           95                             98
                                                                                        30-Jun-2008                          99                 98           95                             98
Met target over year as a whole and in most months.                                     31-Jul-2008                          99                 99           95                             98
                                                                                        31-Aug-2008                          99                 99           95                             98
June 2009 98%                                                                           30-Sep-2008                          99                 99           95                             98
                                                                                        31-Oct-2008                          99                 99           95                             98
                                                                                        30-Nov-2008                          98                 98           95                             98
                                                                                        31-Dec-2008                          97                 97           95                             98
                                                                                        31-Jan-2009                          99                 99           95                             98
                                                                                        28-Feb-2009                          99                 99           95                             98
                                                                                        31-Mar-2009                          98                 98           95                             98




                                                                                                      69
 Target
 Intervention value         60                                  HSD202 Number of households in B&B
 YTD Value
 Periodic Value
                            50


                            40


                            30


                            20


                            10


                             0
                                    31-03-2008



                                                 30-04-2008



                                                              31-05-2008



                                                                           30-06-2008



                                                                                         31-07-2008



                                                                                                           31-08-2008



                                                                                                                        30-09-2008



                                                                                                                                      31-10-2008



                                                                                                                                                   30-11-2008



                                                                                                                                                                31-12-2008



                                                                                                                                                                             31-01-2009



                                                                                                                                                                                                   28-02-2009



                                                                                                                                                                                                                31-03-2009
PI Description                                                                          Date                               Periodic         YTD Value Intervention                        Target
                                                                                                                             Value                           value
Households in B&B                                                                       31-Mar-2008                             51                 51           46                           30
                                                                                        30-Apr-2008                             53                 53           59                           49
Comment                                                                                 31-May-2008                             51                 51           57                           47
Did not meet the challenging target of reducing to 30 by Mar 2009.                      30-Jun-2008                             44                 44           55                           45
                                                                                        31-Jul-2008                             41                 41           53                           43
                                                                                        31-Aug-2008                             46                 46           51                           41
                                                                                        30-Sep-2008                             48                 48           49                           39
June 2009 figure has increased to 43                                                    31-Oct-2008                             48                 48           47                           37
                                                                                        30-Nov-2008                             55                 55           45                           35
                                                                                        31-Dec-2008                             50                 50           43                           33
                                                                                        31-Jan-2009                             46                 46           41                           31
                                                                                        28-Feb-2009                             48                 48           41                           31
                                                                                        31-Mar-2009                             39                 39           40                           30




                                                                                                      70
 Target
                           300                                             CSD312 Homeless Acceptances
 Intervention value
 YTD Value
 Periodic Value
                           250


                           200


                           150


                           100


                            50


                             0
                                    31-03-2008



                                                 30-04-2008



                                                              31-05-2008



                                                                              30-06-2008



                                                                                            31-07-2008



                                                                                                              31-08-2008



                                                                                                                           30-09-2008



                                                                                                                                        31-10-2008



                                                                                                                                                     30-11-2008



                                                                                                                                                                  31-12-2008



                                                                                                                                                                               31-01-2009



                                                                                                                                                                                                     28-02-2009



                                                                                                                                                                                                                  31-03-2009
PI Description                                                                             Date                            Periodic         YTD Value Intervention                          Target
                                                                                                                             Value                           value
Homeless Acceptances                                                                       31-Mar-2008                          49               252
                                                                                           30-Apr-2008                          11                 11
Comment                                                                                    31-May-2008                          16                 27
                                                                                           30-Jun-2008                            9                36
Reduced to 172 for 2008-09, compared to 252 for 2007-08                                    31-Jul-2008                            7                43
                                                                                           31-Aug-2008                            9                52
                                                                                           30-Sep-2008                          19                 71
June 2009 49 against target of 63                                                          31-Oct-2008                          18                 89
                                                                                           30-Nov-2008                          26               115
                                                                                           31-Dec-2008                            7              122
                                                                                           31-Jan-2009                          20               142
                                                                                           28-Feb-2009                          19               161
                                                                                           31-Mar-2009                          11               172




                                                                                                         71
 Target                                                         CSD253 TA Income %: Bed & Breakfast
 Intervention value          110
 YTD Value
 Periodic Value
                             105



                             100



                              95



                              90



                              85
                                      31-03-2008



                                                   30-04-2008



                                                                31-05-2008



                                                                             30-06-2008



                                                                                          31-07-2008



                                                                                                            31-08-2008



                                                                                                                         30-09-2008



                                                                                                                                            31-10-2008



                                                                                                                                                              30-11-2008



                                                                                                                                                                           31-12-2008



                                                                                                                                                                                        31-01-2009



                                                                                                                                                                                                       28-02-2009



                                                                                                                                                                                                                    31-03-2009
PI Description                                                                            Date                                        Periodic           YTD Value Intervention                      Target
                                                                                                                                        Value                             value
TA income %: B&B                                                                          31-Mar-2008                                      94                   94           94                              97
                                                                                          30-Apr-2008                                     108                 108            95                              98
Comment                                                                                   31-May-2008                                      96                   96           95                              98
Performance variable and narrowly missed 2008-09 target.                                  30-Jun-2008                                     107                 107            95                              98
                                                                                          31-Jul-2008                                     105                 105            95                              98
                                                                                          31-Aug-2008                                      98                   98           95                              98
June 2009 figure is 95%, target still 98%.                                                30-Sep-2008                                      97                   97           95                              98
                                                                                          31-Oct-2008                                      95                   95           95                              98
                                                                                          30-Nov-2008                                     104                 104            95                              98
                                                                                          31-Dec-2008                                      99                   99           95                              98
                                                                                          31-Jan-2009                                      98                   98           95                              98
                                                                                          28-Feb-2009                                      98                   98           95                              98
                                                                                          31-Mar-2009                                      97                   97           95                              98




                                                                                                       72
 Target                                                                  CSD255 TA income % Hostels
 Intervention value       110
 YTD Value
 Periodic Value
                          105



                          100



                           95



                           90



                           85
                                  31-03-2008



                                               30-04-2008



                                                            31-05-2008



                                                                           30-06-2008



                                                                                         31-07-2008



                                                                                                           31-08-2008



                                                                                                                        30-09-2008



                                                                                                                                     31-10-2008



                                                                                                                                                  30-11-2008



                                                                                                                                                               31-12-2008



                                                                                                                                                                            31-01-2009



                                                                                                                                                                                                  28-02-2009



                                                                                                                                                                                                               31-03-2009
PI Description                                                                          Date                            Periodic         YTD Value Intervention                          Target
                                                                                                                          Value                           value
TA Income %: Hostels                                                                    31-Mar-2008                          91                 91           85                             90
                                                                                        30-Apr-2008                          94                 94           85                             90
Comment                                                                                 31-May-2008                          93                 93           85                             90
Performance better than target. June 2009 down to 88%.                                  30-Jun-2008                         111                 99           85                             90
                                                                                        31-Jul-2008                          98                 98           85                             90
                                                                                        31-Aug-2008                          98                 98           85                             90
                                                                                        30-Sep-2008                          92                 96           85                             90
                                                                                        31-Oct-2008                          96                 96           85                             90
                                                                                        30-Nov-2008                          97                 97           85                             90
                                                                                        31-Dec-2008                          96                 96           85                             90
                                                                                        31-Jan-2009                          96                 96           85                             90
                                                                                        28-Feb-2009                          97                 97           85                             90
                                                                                        31-Mar-2009                          97                 97           85                             90




                                                                                                      73
 Target
 Intervention value               80                                 CSD270 Right to buy sales completed
 YTD Value
 Periodic Value                   70

                                  60

                                  50

                                  40

                                  30

                                  20

                                  10

                                  0
                                       31-03-2008



                                                    30-04-2008



                                                                 31-05-2008



                                                                              30-06-2008



                                                                                            31-07-2008



                                                                                                              31-08-2008



                                                                                                                            30-09-2008



                                                                                                                                         31-10-2008



                                                                                                                                                         30-11-2008



                                                                                                                                                                      31-12-2008



                                                                                                                                                                                   31-01-2009



                                                                                                                                                                                                  28-02-2009



                                                                                                                                                                                                               31-03-2009
PI Description                                                                             Date                            Periodic Value             YTD Value Intervention                    Target
                                                                                                                                                                       value
Sales under Right to Buy scheme                                                            31-Mar-2008                                          2            34           48                            75
                                                                                           30-Apr-2008                                          1             1            4                             6
Comment                                                                                    31-May-2008                                          2             3            8                            12
                                                                                           30-Jun-2008                                          1             4           12                            18
RTB completions have dropped dramatically. From 1999/2000 to                               31-Jul-2008                                          0             4           16                            24
2004/05 the number exceeded 200 annually. In 2005/06 it                                    31-Aug-2008                                          0             4           20                            30
dropped to 116 and in 2006/07 to 43. The reduction in the                                  30-Sep-2008                                          2             6           24                            36
discount available from £50,000 to £38,000 in 1999 then to                                 31-Oct-2008                                          0             6           28                            42
£16,000 in 2002/03 has had a significant impact. Evidence of                               30-Nov-2008                                          0             6           32                            48
                                                                                           31-Dec-2008                                          0             6           36                            54
demand is provided by the 42 people who applied to exercise their
                                                                                           31-Jan-2009                                          0             6           40                            60
right to buy in the first 6 months of 2008-09. Although the RTB                            28-Feb-2009                                          1             7           44                            66
target has not been met, the council's Low Cost Home Ownership                             31-Mar-2009                                          0             7           48                            75
schemes have enabled 44 households to purchase their own
property.
1 RTB sale completed April - June 2009

                                                                                                         74
Target                                            CSD271 % RTB acceptance/denial documents sent out on time
Intervention value             100
YTD Value
Periodic Value


                               95




                               90




                               85




                               80
                                     31-03-2008



                                                      30-04-2008



                                                                   31-05-2008



                                                                                30-06-2008



                                                                                              31-07-2008



                                                                                                                31-08-2008



                                                                                                                             30-09-2008



                                                                                                                                          31-10-2008



                                                                                                                                                       30-11-2008



                                                                                                                                                                    31-12-2008



                                                                                                                                                                                 31-01-2009



                                                                                                                                                                                                   28-02-2009



                                                                                                                                                                                                                31-03-2009
PI Description                                                                               Date                              Periodic         YTD Value Intervention                        Target
                                                                                                                                 Value                           value
% RTB2 accept/denial in time                                                                 31-Mar-2008                            91                 84           93                           98
                                                                                             30-Apr-2008                           100               100            93                           98
Comment                                                                                      31-May-2008                           100               100            93                           98
RTB requests are now generally processed efficiently and on time.                            30-Jun-2008                           100               100            93                           98
Note the small numbers involved can exaggerate swings in                                     31-Jul-2008                           100               100            93                           98
                                                                                             31-Aug-2008                            80                 97           93                           98
performance - 80% in somer months results from one case being                                30-Sep-2008                            88                 95           93                           98
processed late.                                                                              31-Oct-2008                           100                 96           93                           98
                                                                                             30-Nov-2008                           100                 96           93                           98
                                                                                             31-Dec-2008                            67                 95           93                           98
                                                                                             31-Jan-2009                            50                 93           93                           98
                                                                                             28-Feb-2009                           100               100            93                           98
                                                                                             31-Mar-2009                           100                 89           93                           98


                                                                                                           75
Target
                                   120
                                                                   CSD272 % Section 125 RTB notices sent on
Intervention value
YTD Value
Periodic Value
                                   100


                                   80


                                   60


                                   40


                                   20


                                    0
                                         31-03-2008



                                                      30-04-2008



                                                                     31-05-2008



                                                                                  30-06-2008



                                                                                                31-07-2008



                                                                                                                  31-08-2008



                                                                                                                               30-09-2008



                                                                                                                                            31-10-2008



                                                                                                                                                         30-11-2008



                                                                                                                                                                      31-12-2008



                                                                                                                                                                                   31-01-2009



                                                                                                                                                                                                         28-02-2009



                                                                                                                                                                                                                      31-03-2009
PI Description                                                                                 Date                             Periodic         YTD Value Intervention                         Target
                                                                                                                                  Value                           value
% S125 RTB offer notices in time                                                               31-Mar-2008                           84                 48           60                           100
                                                                                               30-Apr-2008                          100               100            60                           100
Comment                                                                                        31-May-2008                          100               100            60                           100
There was a drop in performance in the last quarter due to staff                               30-Jun-2008                           83                 96           60                           100
sickness.                                                                                      31-Jul-2008                          100                 97           60                           100
                                                                                               31-Aug-2008                          100                 97           60                           100
                                                                                               30-Sep-2008                          100                 97           60                           100
                                                                                               31-Oct-2008                           75                 93           60                           100
                                                                                               30-Nov-2008                           50                 92           60                           100
                                                                                               31-Dec-2008                             0                90           60                           100
                                                                                               31-Jan-2009                             0                72           60                           100
                                                                                               28-Feb-2009                             0                32           60                           100
                                                                                               31-Mar-2009                          100                 30           60                           100



                                                                                                             76
                                                                    Home Sales - Year to Date
                        140




                        120




                        100




                          80




                          60




                          40




                          20




                           0
                                Mar-08   Apr-08   May-08   Jun-08   Jul-08   Aug-08      S ep-08   O c t-08   Nov-08   D ec -08   Jan-09   Feb-09    Mar-09

                                Mar-08   Apr-08   May-08   Jun-08   Jul-08   Aug-08      S ep-08   O c t-08   Nov-08   D ec -08   Jan-09   F eb-09   Mar-09
  S oc ial Hom e B uy             0        0        0        0        0        0            0         0         0         0         0        0         0
  Tenant Inc entive S c hem e     8        1        1        1        1        1            1         1         1         1         2        3         3
  New B uild Hom e B uy           89       8        8       15       21        22          24        32         58       69        80        88        89
  R ight to B uy                  34       1        2        3        3        3            5         5         5         6         6        7         7



Comment
The various home ownership schemes helped 96 households buy a
house in 2008-09.

                                                                                    77
 Target                                                BV064 Vacant private sector dwellings returned to use or demolished
 Intervention value                         400
 YTD Value
 Periodic Value                             350

                                            300

                                            250

                                            200

                                            150

                                            100

                                             50

                                               0
                                                        31-03-2008



                                                                           30-04-2008



                                                                                              31-05-2008



                                                                                                           30-06-2008



                                                                                                                         31-07-2008



                                                                                                                                           31-08-2008



                                                                                                                                                        30-09-2008



                                                                                                                                                                     31-10-2008



                                                                                                                                                                                  30-11-2008



                                                                                                                                                                                               31-12-2008



                                                                                                                                                                                                            31-01-2009



                                                                                                                                                                                                                                  28-02-2009



                                                                                                                                                                                                                                               31-03-2009
PI Description                                                                                                          Date                            Periodic         YTD Value Intervention                          Target
                                                                                                                                                          Value                           value
BV064 private vacants returned to use or demolished                                                                     31-Mar-2008                         325               325          190                             200
                                                                                                                        30-Apr-2008                          22                 22            8                             18
Comment                                                                                                                 31-May-2008                          44                 44           24                             34
Housing Association Leasing Scheme (HALS)                             23                                                30-Jun-2008                          54                 54           42                             52
Private sector leasing (PSL)                                          11                                                31-Jul-2008                         102               102            60                             70
Direct letting                                                       282                                                31-Aug-2008                         132               132            78                             88
Private Housing Services (PHS)                                        80                                                30-Sep-2008                         144               144            96                            106
Total                                                                                   396                             31-Oct-2008                         196               196          104                             114
                                                                                                                        30-Nov-2008                         217               217          122                             132
Housing Association Leased Properties: properties leased for a fixed period from housing                                31-Dec-2008                         310               310          140                             150
associations.                                                                                                           31-Jan-2009                         336               336          158                             168
Private Sector Leased properties: properties leased by the council from private landlords to house                      28-Feb-2009                         366               366          176                             186
homeless families.
Direct Lettings: private lettings to homeless applicants facilitated by the council.
                                                                                                                        31-Mar-2009                         396               396          190                             200
Private Housing Services properties:empty properties returned to use by the Private Housing
Service




                                                                                                                                      78
 Target                                                          HSD180 Average time for non-urgent repairs
 Intervention value              12
 YTD Value
 Periodic Value
                                 10


                                   8


                                   6


                                   4


                                   2


                                   0
                                       31-03-2008



                                                    30-04-2008



                                                                   31-05-2008



                                                                                30-06-2008



                                                                                              31-07-2008



                                                                                                                31-08-2008



                                                                                                                             30-09-2008



                                                                                                                                           31-10-2008



                                                                                                                                                        30-11-2008



                                                                                                                                                                     31-12-2008



                                                                                                                                                                                  31-01-2009



                                                                                                                                                                                                        28-02-2009



                                                                                                                                                                                                                     31-03-2009
PI Description                                                                               Date                               Periodic         YTD Value Intervention                        Target
                                                                                                                                  Value                           value
Average time non-urgent repairs days                                                         31-Mar-2008                          10.11              10.11       11.00                         10.00
                                                                                             30-Apr-2008                            9.40              9.40       11.00                         10.00
Comment                                                                                      31-May-2008                          11.20              10.00       11.00                         10.00
                                                                                             30-Jun-2008                            9.00             10.00       11.00                         10.00
                                                                                             31-Jul-2008                          10.00              10.00       11.00                         10.00
Matches or better than target most months. June 2009 figure is                               31-Aug-2008                          11.00              11.00       11.00                         10.00
10.3 days YTD.                                                                               30-Sep-2008                          10.00              10.00       11.00                         10.00
                                                                                             31-Oct-2008                            9.00             10.00       11.00                         10.00
                                                                                             30-Nov-2008                            9.00             10.00       11.00                         10.00
                                                                                             31-Dec-2008                            9.00             10.00       11.00                         10.00
                                                                                             31-Jan-2009                          10.00              10.00       11.00                         10.00
                                                                                             28-Feb-2009                          11.00              10.00       11.00                         10.00
                                                                                             31-Mar-2009                          11.00              10.00       11.00                         10.00




                                                                                                           79
 Target                                                           BV185 % repair appointments made & kept
 Intervention value            100
 YTD Value
 Periodic Value

                                95




                                90




                                85




                                80
                                        31-03-2008



                                                     30-04-2008



                                                                   31-05-2008



                                                                                30-06-2008



                                                                                             31-07-2008



                                                                                                               31-08-2008



                                                                                                                            30-09-2008



                                                                                                                                          31-10-2008



                                                                                                                                                        30-11-2008



                                                                                                                                                                     31-12-2008



                                                                                                                                                                                  31-01-2009



                                                                                                                                                                                                    28-02-2009



                                                                                                                                                                                                                 31-03-2009
PI Description                                                                               Date                              Periodic          YTD Value Intervention                        Target
                                                                                                                                 Value                            value
% repair appointments made & kept (ex BV185)                                                 31-Mar-2008                         92.00               93.00       88.00                         93.00
                                                                                             30-Apr-2008                         95.50               95.50       88.00                         93.00
                                                                                             31-May-2008                         92.00               93.00       88.00                         93.00
Comment                                                                                      30-Jun-2008                         93.00               93.00       88.00                         93.00
This indicator continues to match target most months. June 2009                              31-Jul-2008                         92.00               93.00       88.00                         93.00
was 96%.                                                                                     31-Aug-2008                         93.00               93.00       88.00                         93.00
                                                                                             30-Sep-2008                         93.00               93.00       88.00                         93.00
                                                                                             31-Oct-2008                         95.00               93.00       88.00                         93.00
                                                                                             30-Nov-2008                         93.00               93.00       88.00                         93.00
                                                                                             31-Dec-2008                         94.00               94.00       88.00                         93.00
                                                                                             31-Jan-2009                         94.50               93.60       88.00                         93.00
                                                                                             28-Feb-2009                         94.00               94.00       88.00                         93.00
                                                                                             31-Mar-2009                         94.00               94.00       88.00                         94.00




                                                                                                          80
 Target                                 HSD181 % of urgent repairs completed within government time limits
 Intervention value           100
 YTD Value
 Periodic Value

                              95




                              90




                              85




                              80
                                    31-03-2008



                                                 30-04-2008



                                                              31-05-2008



                                                                           30-06-2008



                                                                                         31-07-2008



                                                                                                           31-08-2008



                                                                                                                        30-09-2008



                                                                                                                                     31-10-2008



                                                                                                                                                  30-11-2008



                                                                                                                                                               31-12-2008



                                                                                                                                                                            31-01-2009



                                                                                                                                                                                                  28-02-2009



                                                                                                                                                                                                               31-03-2009
PI Description                                                                          Date                              Periodic         YTD Value Intervention                        Target
                                                                                                                            Value                           value
% of urgent repairs on time                                                             31-Mar-2008                         86.00              86.00       90.00                         93.00
                                                                                        30-Apr-2008                         94.00              94.00       93.00                         97.00
Comment                                                                                 31-May-2008                         97.00              95.00       93.00                         97.00
This indicator improved over the year and met the target.                               30-Jun-2008                         97.00              96.00       93.00                         97.00
                                                                                        31-Jul-2008                         97.00              96.00       93.00                         97.00
                                                                                        31-Aug-2008                         95.00              95.00       93.00                         97.00
                                                                                        30-Sep-2008                         98.00              96.00       93.00                         97.00
                                                                                        31-Oct-2008                         95.00              96.00       93.00                         97.00
                                                                                        30-Nov-2008                         95.00              96.00       93.00                         97.00
                                                                                        31-Dec-2008                         98.00              96.00       93.00                         97.00
                                                                                        31-Jan-2009                         98.50              97.00       93.00                         97.00
                                                                                        28-Feb-2009                         98.00              96.00       93.00                         97.00
                                                                                        31-Mar-2009                         98.00              97.00       93.00                         97.00




                                                                                                      81
Target
Intervention value         105                                           HSD135 % current rent collected
YTD Value
Periodic Value

                           100




                           95




                           90




                           85
                                  31-03-2008



                                               30-04-2008



                                                            31-05-2008



                                                                             30-06-2008



                                                                                           31-07-2008



                                                                                                             31-08-2008



                                                                                                                          30-09-2008



                                                                                                                                       31-10-2008



                                                                                                                                                    30-11-2008



                                                                                                                                                                 31-12-2008



                                                                                                                                                                              31-01-2009



                                                                                                                                                                                                    28-02-2009



                                                                                                                                                                                                                 31-03-2009
PI Description                                                                            Date                             Periodic         YTD Value Intervention                         Target
                                                                                                                             Value                           value
% current rent collected                                                                  31-Mar-2008                       102.74              99.80       99.50                          100.00
                                                                                          30-Apr-2008                       100.10             100.10       99.50                          100.00
Comment                                                                                   31-May-2008                        94.81              97.45       99.50                          100.00
                                                                                          30-Jun-2008                       104.06             100.00       99.50                          100.00
Marginally worse than target. June 2009 99.43%                                            31-Jul-2008                        97.91              99.54       99.50                          100.00
                                                                                          31-Aug-2008                        98.43              98.43       99.50                          100.00
                                                                                          30-Sep-2008                       103.12              99.30       99.50                          100.00
                                                                                          31-Oct-2008                        95.96              98.86       99.50                          100.00
                                                                                          30-Nov-2008                       100.88              99.09       99.50                          100.00
                                                                                          31-Dec-2008                        99.11              99.10       99.50                          100.00
                                                                                          31-Jan-2009                        98.89              99.08       99.50                          100.00
                                                                                          28-Feb-2009                        98.71              99.05       99.50                          100.00
                                                                                          31-Mar-2009                       102.74              99.39       99.50                          100.00




                                                                                                        82
 Target                                                   HSD106 % properties with current gas compliance certificate
 Intervention value                100
 YTD Value
 Periodic Value

                                    95




                                    90




                                    85




                                    80
                                             31-03-2008



                                                              30-04-2008



                                                                           31-05-2008



                                                                                        30-06-2008



                                                                                                     31-07-2008



                                                                                                                       31-08-2008



                                                                                                                                    30-09-2008



                                                                                                                                                       31-10-2008



                                                                                                                                                                        30-11-2008



                                                                                                                                                                                     31-12-2008



                                                                                                                                                                                                  31-01-2009



                                                                                                                                                                                                                 28-02-2009



                                                                                                                                                                                                                              31-03-2009
PI Description                                                                                       Date                                        Periodic           YTD Value Intervention                     Target
                                                                                                                                                   Value                             value
% properties with current gas compliance certificate                                                 31-Mar-2008                                   97.74                97.74       95.00                      100.00
                                                                                                     30-Apr-2008                                   97.17                97.17       95.00                      100.00
                                                                                                     31-May-2008                                   97.08                97.08       95.00                      100.00
Comment                                                                                              30-Jun-2008                                   97.30                97.30       95.00                      100.00
Sustained work over the last two years has ended the slump to                                        31-Jul-2008                                   97.35                97.35       95.00                      100.00
around 90% that formerly took place in the first quarter.                                            31-Aug-2008                                   97.29                97.29       95.00                      100.00
Performance has been above 97% every month since January                                             30-Sep-2008                                   97.97                97.97       95.00                      100.00
2008, with June 2009 at 99.36%.                                                                      31-Oct-2008                                   98.14                98.14       95.00                      100.00
                                                                                                     30-Nov-2008                                   99.08                99.08       95.00                      100.00
                                                                                                     31-Dec-2008                                   99.34                99.34       95.00                      100.00
                                                                                                     31-Jan-2009                                   99.38                99.38       95.00                      100.00
                                                                                                     28-Feb-2009                                   99.27                99.27       95.00                      100.00
                                                                                                     31-Mar-2009                                   99.26                99.26       98.00                      100.00




                                                                                                                  83
 Target                                                         BV184a % non-decent council homes
 Intervention value            30
 YTD Value
 Periodic Value
                               25


                               20


                               15


                               10


                                5


                                0
                                      31-03-2008


                                                   30-04-2008


                                                                 31-05-2008


                                                                              30-06-2008


                                                                                           31-07-2008


                                                                                                           31-08-2008


                                                                                                                        30-09-2008


                                                                                                                                     31-10-2008


                                                                                                                                                  30-11-2008


                                                                                                                                                               31-12-2008


                                                                                                                                                                            31-01-2009


                                                                                                                                                                                         28-02-2009


                                                                                                                                                                                                        31-03-2009
PI Description                                                                                          Date                         Periodic           YTD Value Intervention                        Target
                                                                                                                                       Value                             value
NI 158 ex BV184a % non-decent council homes                                                             31-Mar-2008                    25.48                25.48       26.07                         23.50
                                                                                                        30-Apr-2008                    25.04                25.04       25.48                         25.10
Comment                                                                                                 31-May-2008                    24.83                24.83       25.48                         24.63
                                                                                                        30-Jun-2008                    24.70                24.70       25.10                         24.10
                                                                                                        31-Jul-2008                    24.14                24.14       24.63                         23.55
March 2009 outturn was better than target, while June 2009 is                                           31-Aug-2008                    23.78                23.78       24.10                         22.98
also ahead of target: 14.55%                                                                            30-Sep-2008                    23.20                23.20       23.55                         22.43
                                                                                                        31-Oct-2008                    21.97                21.97       22.98                         21.75
                                                                                                        30-Nov-2008                    21.50                21.50       22.43                         21.16
                                                                                                        31-Dec-2008                    20.72                20.72       21.75                         20.33
                                                                                                        31-Jan-2009                    20.41                20.41       21.16                         19.97
                                                                                                        28-Feb-2009                    19.55                19.55       20.33                         19.31
                                                                                                        31-Mar-2009                    17.68                17.68       19.97                         18.46




                                                                                                                  84
 Target                                                                      HSD300 HFH sickness - rolling year
 Intervention value              20
 YTD Value
 Periodic Value
                                 18


                                 16


                                 14


                                 12


                                 10
                                 9
                                      31-03-2008



                                                   30-04-2008



                                                                31-05-2008



                                                                                  30-06-2008



                                                                                                31-07-2008



                                                                                                                  31-08-2008



                                                                                                                               30-09-2008



                                                                                                                                            31-10-2008



                                                                                                                                                         30-11-2008



                                                                                                                                                                      31-12-2008



                                                                                                                                                                                   31-01-2009



                                                                                                                                                                                                         28-02-2009



                                                                                                                                                                                                                      31-03-2009
PI Description                                                                                 Date                              Periodic         YTD Value Intervention                        Target
                                                                                                                                   Value                           value
HFH sickness rolling year days                                                                 31-Mar-2008                         13.76              13.76       15.30                         10.00
                                                                                               30-Apr-2008                         14.09              14.09       15.30                          9.00
                                                                                               31-May-2008                         14.32              14.32       15.30                          9.00
Comment                                                                                        30-Jun-2008                         14.40              14.40       15.30                          9.00
                                                                                               31-Jul-2008                         14.25              14.25       15.30                          9.00
While still worse than target, this measure did improve significantly                          31-Aug-2008                         13.87              13.87       15.30                          9.00
over the year. There has since been some slippage, with June                                   30-Sep-2008                         14.31              14.31       15.30                          9.00
2009 result 12.7 days.                                                                         31-Oct-2008                         13.71              13.71       15.30                          9.00
                                                                                               30-Nov-2008                         13.37              13.37       15.30                          9.00
   .                                                                                           31-Dec-2008                         13.74              13.74       15.30                          9.00
                                                                                               31-Jan-2009                         13.23              13.23       15.30                          9.00
                                                                                               28-Feb-2009                         12.50              12.50       15.30                          9.00
                                                                                               31-Mar-2009                         12.37              12.37       15.30                          9.00




                                                                                                             85
  Target                                                                BV212                  Average time to relet property
  Intervention value              40
  YTD Value
  Periodic Value

                                  35



                                  30



                                  25



                                  20       31-03-2008



                                                        30-04-2008



                                                                     31-05-2008



                                                                                  30-06-2008



                                                                                                    31-07-2008



                                                                                                                      31-08-2008



                                                                                                                                   30-09-2008



                                                                                                                                                31-10-2008



                                                                                                                                                             30-11-2008



                                                                                                                                                                          31-12-2008



                                                                                                                                                                                       31-01-2009



                                                                                                                                                                                                             28-02-2009



                                                                                                                                                                                                                          31-03-2009
PI Description                                                                                     Date                             Periodic         YTD Value Intervention                         Target
                                                                                                                                      Value                           value
BV212 Average relet time all LBHF - days                                                           31-Mar-2008                        30.00              27.00       35.00                          28.00
                                                                                                   30-Apr-2008                        26.97              26.32       30.00                          27.00
Comment                                                                                            31-May-2008                        29.78              27.80       30.00                          27.00
                                                                                                   30-Jun-2008                        29.45              28.36       30.00                          27.00
                                                                                                   31-Jul-2008                        38.77              30.68       30.00                          27.00
This figure is made up of both LBHF hostel voids and void                                          31-Aug-2008                        31.19              31.19       30.00                          27.00
properties managed by HF Homes. Whilst the overall figure has                                      30-Sep-2008                        28.88              30.92       30.00                          27.00
not improved over the year, this is due to longer void times in                                    31-Oct-2008                        35.84              31.54       30.00                          27.00
hostels. Taken alone HFH performance has improved from 31.47                                       30-Nov-2008                        27.27              31.14       30.00                          27.00
days in 2007-08 to 28.08 days in 2008-09                                                           31-Dec-2008                        26.70              30.64       30.00                          27.00
                                                                                                   31-Jan-2009                        30.46              28.94       30.00                          27.00
                                                                                                   28-Feb-2009                        36.17              29.35       30.00                          27.00
                                                                                                   31-Mar-2009                        32.06              28.75       30.00                          27.00




                                                                                                                 86
Appendix 1a:
Performance
 Indicators
   Table
     87
                                                                           Latest Data as at 31/03/2009
YTD Colour Coding:                                                                                                                         Trend is against last year's outturn
Green = Target Met                                                                                                                          unless PI accumulates (marked *)
Amber = Within Tolerance                                                                                                            then comparison is with this time last year
Red = Outside Tolerance                                     # If Latest Data is Mar 08, then outturn data is 2006/07                          Quartiles data is 07/08 quartiles




  Scorecard Description


  Objective Description
                                                                                              2007/08#    Freq/Latest                        Target                   London
  PI Code       Description                                                     Unit           Outturn       Data       YTD Value   Target    Met?        Trend       Quartile

  Housing Options - Meeting Housing Need
  Ensure Gas Safety Compliance
  CSD260        % TA properties with current gas compliance certificates        %                95       Mly/Mar 09      100        100       Y       Improving

  Prompt assessment
  HSD206        % homelessness cases assessed within 33 days                    %                64       Mly/Mar 09       58        70        N      Not Improving
  HSD228        No homelessness enquiries                                       number          2225      Qly/Mar 09      2,891

  Reduce households in temp accom
  BV213         BV213 homeless cases prevented                                  proportion      6.98      Yly/Mar 09      7.79       6.5       Y        Improving       Q2
  BV213L        Threatened homeless cases prevented: numbers                    number          554       Mly/Mar 09       609       505       Y       Improving*
  BV214         BV214 % repeat homeless acceptances                             %                 0       Yly/Mar 09        0        0.5       Y
  BV214L        Repeat acceptance in 2 years - number                           %                 0       Yly/Mar 09        0         2        Y         Static
  CSD312        Homeless Acceptances                                            number          252       Mly/Mar 09       172
  HSD201        Households in temporary accommodation                           number          1200      Mly/Mar 09      1,024     1115       Y       Improving*
  HSD202        Households in B&B                                               number           51       Mly/Mar 09        39       30        N       Improving*
  HSD203        Families with dependent children in B&B                         number            0       Mly/Mar 09        0        5         Y         Static
  HSD204        Families in B&B over 6 weeks                                    number            0       Mly/Mar 09        0        0         Y         Static

  Reducing costs
  CSD251        TA income %: PSL                                                %                98       Mly/Mar 09    98           98        Y         Static
  CSD252        TA income £: PSL                                                £              New PI     Mly/Mar 09 8,739,255
  CSD253        TA income %: B&B                                                %                94       Mly/Mar 09    97           98        N       Improving

                                                                                         88
Data retrieved on Mon Aug 17 16:57:52 2009
                                                                 Latest Data as at 31/03/2009
YTD Colour Coding:                                                                                                               Trend is against last year's outturn
Green = Target Met                                                                                                                unless PI accumulates (marked *)
Amber = Within Tolerance                                                                                                  then comparison is with this time last year
Red = Outside Tolerance                            # If Latest Data is Mar 08, then outturn data is 2006/07                         Quartiles data is 07/08 quartiles




  Scorecard Description


  Objective Description
                                                                                    2007/08#    Freq/Latest                        Target                    London
  PI Code       Description                                           Unit           Outturn       Data       YTD Value   Target    Met?        Trend        Quartile

  CSD254        TA income £: B&B                                      £              New PI     Mly/Mar 09    643,747
  CSD255        TA Income %: Hostels                                  %                91       Mly/Mar 09      97         90        Y        Improving
  CSD256        TA income £: Hostels                                  £              New PI     Mly/Mar 09    567,484

  Reducing void periods
  BV212L        Average hostel void time                              days            28.58     Mly/Mar 09      29.24      27        N      Not Improving

  Rough Sleeping
  BV202         BV202 number of rough sleepers                        number            1       Yly/Mar 09       4          2        N      Not Improving      Q3

  Supporting home ownership
  CSD270        Sales under Right to Buy scheme                       number           34       Mly/Mar 09        7        75        N      Not Improving*
  CSD271        % RTB2 accept/denial in time                          %                84       Mly/Mar 09       89        98        N        Improving
  CSD272        % S125 RTB offer notices in time                      %                48       Mly/Mar 09       30        100       N      Not Improving
  CSD273        LCHO: Social Home Buy                                 number            0       Mly/Mar 09       0                               Static
  CSD274        LCHO: New Build Home Buy                              number           89       Mly/Mar 09       89                              Static
  CSD275        LCHO: Tenant Incentive Scheme                         number            8       Mly/Mar 09        3
  CSD279        LCHO: total all schemes                               number           97       Mly/Mar 09       92




                                                                             89
Data retrieved on Mon Aug 17 16:57:52 2009
                                                                         Latest Data as at 31/03/2009
YTD Colour Coding:                                                                                                                       Trend is against last year's outturn
Green = Target Met                                                                                                                        unless PI accumulates (marked *)
Amber = Within Tolerance                                                                                                          then comparison is with this time last year
Red = Outside Tolerance                                    # If Latest Data is Mar 08, then outturn data is 2006/07                         Quartiles data is 07/08 quartiles




  Scorecard Description


  Objective Description
                                                                                            2007/08#    Freq/Latest                        Target                   London
  PI Code       Description                                                   Unit           Outturn       Data       YTD Value   Target    Met?        Trend       Quartile

  Improving Private Sector Housing
  Reduce Empty Properties
  BV064         BV064 private vacants returned to use or demolished           number           325      Mly/Mar 09      396        200       Y       Improving*
  HSD305        Private long term empty properties                            number           832      Yly/Mar 09      659




                                                                                     90
Data retrieved on Mon Aug 17 16:57:52 2009
                                                                           Latest Data as at 31/03/2009
YTD Colour Coding:                                                                                                                         Trend is against last year's outturn
Green = Target Met                                                                                                                          unless PI accumulates (marked *)
Amber = Within Tolerance                                                                                                            then comparison is with this time last year
Red = Outside Tolerance                                      # If Latest Data is Mar 08, then outturn data is 2006/07                         Quartiles data is 07/08 quartiles




  Scorecard Description


  Objective Description
                                                                                              2007/08#    Freq/Latest                        Target                   London
  PI Code       Description                                                     Unit           Outturn       Data       YTD Value   Target    Met?        Trend       Quartile

  H&F Homes - Managing Council Housing
  Efficient repairs
  BV185x        % repair appointments made & kept (ex BV185)                    %                93       Mly/Mar 09       94        94        Y       Improving
  HSD180        Average time non-urgent repairs days                            days            10.11     Mly/Mar 09       10        10        Y       Improving        Q3
  HSD181        % of urgent repairs on time                                     %                86       Mly/Mar 09       97        97        Y       Improving        Q2

  Ensure Gas Safety Compliance
  HSD106        % properties with current gas compliance certificate            %              97.74      Mly/Mar 09      99.26      100       N       Improving        Q2
  HSD107        Gas Access - all reasonable steps taken %                       %              New PI     Mly/Mar 09      99.37      100       N

  Maximise Rental Income
  BV066a        BV066a % rent collected including arrears                       %              98.97      Mly/Mar 09   99.76     98.5          Y        Improving       Q1
  BV066b        BV066b % tenants over 7 weeks in arrears                        %               8.54      Qly/Mar 09    7.81     9.5           Y        Improving       Q3
  BV066c        BV066c % tenants in arrears sent NOSP                           %              20.46      Qly/Mar 09   26.97      21           N      Not Improving     Q3
  BV066d        BV066d % tenants evicted due to arrears                         %               0.34      Qly/Mar 09    0.41     0.29          N      Not Improving     Q3
  CSD163        % rent arrears of current tenants                               %               4.03      Yly/Mar 09    3.85     4.38          Y        Improving       Q4
  HSD128        Rent loss on voids as % of rent due                             %               2.37      Qly/Mar 09    2.85     1.9           N      Not Improving
  HSD135        % current rent collected                                        %               99.8      Mly/Mar 09   99.39     100           N      Not Improving
  HSD164        Cash amount of rent arrears £                                   £             2357789     Mly/Mar 09 2,198,351 2247789         Y       Improving*
  HSD_162       % rent written off as uncollectable                             %              New PI     Yly/Mar 09    0.38     0.77          Y

  Provide Decent Homes
  BV063         BV063 SAP of LA dwellings                                       none            66.1      Yly/Mar 09       69        68        Y       Improving        Q2

                                                                                       91
Data retrieved on Mon Aug 17 16:57:52 2009
                                                                         Latest Data as at 31/03/2009
YTD Colour Coding:                                                                                                                       Trend is against last year's outturn
Green = Target Met                                                                                                                        unless PI accumulates (marked *)
Amber = Within Tolerance                                                                                                          then comparison is with this time last year
Red = Outside Tolerance                                    # If Latest Data is Mar 08, then outturn data is 2006/07                         Quartiles data is 07/08 quartiles




  Scorecard Description


  Objective Description
                                                                                            2007/08#    Freq/Latest                        Target                   London
  PI Code       Description                                                   Unit           Outturn       Data       YTD Value   Target    Met?        Trend       Quartile

  BV184aL NI 158 ex BV184a % non-decent council homes                         %               25.48     Mly/Mar 09      17.68     18.46      Y       Improving*       Q1

  Reducing costs
  HSD150        Average weekly management cost                                £               21.98     Yly/Mar 09      22.23      21        N      Not Improving     Q2
  HSD155        Av weekly cost maintenance                                    £               28.4      Yly/Mar 09      30.12      22        N      Not Improving     Q4
  HSD300        HFH sickness rolling year days                                days            13.76     Mly/Mar 09      12.37       9        N       Improving

  Reducing void periods
  BV212         BV212 Average relet time all LBHF - days                      days             27       Mly/Mar 09      28.75      27        N      Not Improving     Q3
  CSD108        Average days to relet-HFH only                                day             31.15     Mly/Mar 09       28        27        N       Improving
  CSD170        HFH voids as % of total stock                                 %                2.5      Mly/Mar 09      2.85       2         N      Not Improving     Q4

  Supporting home ownership
  CSD315        Cash amount service charge arrears £                          £             2310646     Mly/Mar 09 1,787,200 1954915         Y       Improving
  HSD900        Leaseholder satisfaction                                      %               31        Yly/Mar 09    37       40            N       Improving

  User Satisfaction
  BV074a        BV074a Tenant satisfaction: overall                           %                69       Yly/Mar 09       69        75        N          Static        Q2
  BV074b        BV074b Tenant satisfaction: BME                               %                66       Yly/Mar 09       65        71        N      Not Improving     Q3
  BV074c        BV074c Tenant satisfaction: non-BME                           %                69       Yly/Mar 09      70.5       70        Y       Improving        Q3
  BV075a        BV075a Tenant satisfaction: participation                     %                60       Yly/Mar 09       60        66        N          Static        Q2
  BV075b        BV075b Tenant satisfaction: participation BME                 %              New PI     Yly/Mar 08       59        62        N                        Q2
  BV075c        BV075c Tenant satisfaction participation non-BME              %              New PI     Yly/Mar 08       59        62        N                        Q2

                                                                                     92
Data retrieved on Mon Aug 17 16:57:52 2009
                                                            AGENDA ITEM NO.      9
 HOUSING SCRUTINY COMMITTEE                               8 September 2009


SUBJECT

WORK PROGRAMME AND FORWARD PLAN


WARD/S

All


CONTRIBUTORS

Finance and Corporate Services


SYNOPSIS

The Committee’s work programme for the 2009/10 Municipal Year is set out at
Appendix A to this report. The list of items has been drawn up in consultation
with the Chairman, having regard to relevant items within the Forward Plan
and actions and suggestions arising from previous meetings.

The Committee is requested to consider the list of items and suggest any
amendments or additional topics it may wish to be included. In doing so,
Members might like to consider whether it would be appropriate to invite
service users, tenants, partners or other relevant stakeholders to give
evidence to the Committee in respect of any of the proposed reports.

Attached at Appendix B is a copy of the Forward Plan items showing the
decisions to be taken by the Executive at the Cabinet, including Key
Decisions within the Cabinet Member for Housing portfolio area, which will
be open to scrutiny by this Committee. Please see the Council’s website for
the key Decisions reports -
http://www.lbhf.gov.uk/Directory/Council_and_Democracy/Decisions_meetin
gs_and_agendas/Forward_plan/68527_Forward_Plan.asp


RECOMMENDATION

That the Committee considers and if required, amends its work programme
for 2009/10 subject to update at subsequent meetings of the Committee.
______________________________________________________________




                                     93
 CONTACT OFFICER:       Gary Marson, Principal Committee Co-ordinator, Room
 203, Hammersmith Town Hall, Tel; 020 8753 2278


                   LOCAL GOVERNMENT ACT 2000 -
                   LIST OF BACKGROUND PAPERS


No.       Description of          Name/Ext of      Department/Location
        Background Papers          holder of
                                   file/copy
      None




                                  94
                                                                                APPENDIX A

                  HOUSING SCRUTINY COMMITTEE WORK PROGRAMME 2009/10


DATE          ITEM
Nov 09        Annual Report on Private Sector Housing Services
              Managing Housing Demand more efficiently
              H&F Homes Audit Commission Inspection Report
              H&F Homes Updated Recovery Plan
Dec 09        H&F Homes Sickness Absence procedures and statistics
              Proposed Reform of HRA Arrangements
Jan 10        Revenue Budget & Council Tax
              HRA Budget Strategy
March 10      Housing Allocations Scheme – Post Implementation Review
              CSD Business Plan
Unallocated   Tackling Nuisance Dogs on Housing Estates & ASB
              Sub regional Working
              Overcrowding
              Review of Supporting people Strategy
              Presentation on redevelopment plans
              Leaseholder Services
              Area based review work
              White City Estate engagement exercise
              Incentivisation for taking up of Direct Debits for rent payment
              Progress with housing initiatives
              Local Development Framework




                                                         95
                                                                 APPENDIX B

                         FORWARD PLAN OF
                          KEY DECISIONS
                    Proposed to be made in the period
                    September to December 2009

The following is a list of Key Decisions, as far as is known at this stage, which
the Authority proposes to take in the period from September to December 2009.

KEY DECISIONS are those which are likely to result in one or more of the
following:

•   Any expenditure or savings which are significant, regarding the Council’s
    budget for the service function to which the decision relates in excess of
    £100,000;

•   Anything affecting communities living or working in an area comprising of
    two or more wards in the borough;

•   Anything significantly affecting communities within one ward (where
    practicable);

•   Anything affecting the budget and policy framework set by the Council.

The Forward Plan will be updated and published on the Council’s website on a
monthly basis. (New entries are highlighted in yellow).

NB: Key Decisions will generally be taken by the Executive at the Cabinet. The
items on this Forward Plan are listed according to the date of the relevant
decision-making meeting.

            If you have any queries on this Forward Plan, please contact
                         Katia Richardson on 020 8753 2368
                     or by e-mail to katia.richardson@lbhf.gov.uk




                                      96
                               FORWARD PLAN OF
                                 KEY DECISIONS
                             Proposed to be made in the period
                              September to December 2009
                                LIST OF KEY DECISIONS PROPOSED

                          Where the title bears the suffix (E), the report for
          this proposed decision is likely to be exempt and full details cannot be published.

Date of decision-           Proposed Key decision              Lead Executive                   Page
making meeting                                                 Councillor


Cabinet              1. COMMISSIONING HOME CARE                LEADER:                          11 – 12
7 September 2009        AND HOUSING-RELATED                    CABINET MEMBER FOR
                        SUPPORT SERVICES                       COMMUNITY &
                                                               CHILDREN'S SERVICES;
                                                               CABINET MEMBER FOR
                                                               HOUSING

Cabinet              2. TAMWORTH AND WOOD LANE                 LEADER;                          19 – 20
7 September 2009        SUPPORTED HOUSING                      CABINET MEMBER FOR
                                                               COMMUNITY &
                                                               CHILDREN'S SERVICES;
                                                               CABINET MEMBER FOR
                                                               HOUSING

Cabinet              1. PROCUREMENT OF LARGER                  LEADER;                          39 – 40
12 October 2009         FAMILY SIZED                           CABINET MEMBER FOR
                        ACCOMMODATION                          HOUSING

Cabinet              2. HOSTEL IMPROVEMENT &                   CABINET MEMBER FOR               41 – 42
12 October 2009         DISPOSAL (PART EXEMPT)                 HOUSING

Cabinet              3. EXPANSION OF THE                       LEADER;                          47 – 48
12 October 2009         COUNCIL’S TENANT INCENTIVE             CABINET MEMBER FOR
                        SCHEME AND INTRODUCTION                HOUSING
                        OF A 1ST TIME BUYER
                        DEPOSIT SCHEME




                                             97
Cabinet           1. HOME CARE AND HOUSING      LEADER;                73 – 74
9 November 2009      RELATED SUPPORT            CABINET MEMBER FOR
                     CONSULTATION RESULTS AND   COMMUNITY &
                     UPDATE ON PROCUREMENT      CHILDREN'S SERVICES;
                     PROCESS                    CABINET MEMBER FOR
                                                HOUSING




                                   98
Community Services
   Department
Housing Glossary
      and
 jargon buster
    (Abridged Version)




            99
Affordable Housing     This includes two sub-categories: social housing, where rent levels are set in
                       line with the Government’s rent restructuring regime and intermediate housing
                       which includes a mix of low cost home ownership and other reduced cost
                       rental housing

ALMO: Arms Length      A not for profit company set up and owned by a local authority to deal with the
Management             day to day management of the housing stock and tenancies. The ownership of
Organisation           the housing stock stays with the Council and it remains as the legal landlord.
                       The ALMO is controlled by a Board of Management - made up of an equal
                       number of Councillors, Residents and expert advisers.

Beneficial Transfer    Scheme within the borough where the council offers tenants help to move to a
Scheme                 smaller home.
BGOV: Better           Formerly better Government for Older People; is a way of working that
Government             involves older people and disabled people in making sure that services meet
                       their needs.
BV: Best Value         A duty on local authorities to review the services they provide for local people
                       and improve them by the best means available ensuring service quality and
                       cost-effectiveness. This must be done in consultation with people who use the
                       services and the wider community.

Choice-Based Letting   Schemes designed to give tenants (or prospective tenants) more choice about
(CBL)                  where they live and give social landlords the opportunity to test new ways of
                       meeting housing need.

Community Strategy     Under the Local Government Act 2000, all local authorities are required to
                       work in partnership with the community, businesses, the voluntary sector and
                       other public sector partners to develop a long-term strategy to promote the
                       social, economic and environmental well being of their local communities. In
                       Hammersmith and Fulham the strategy sets out a 10-year vision for the
                       borough.

Decent Homes           A national standard set to ensure social housing is fit, has modern facilities, is
Standard               structurally sound and energy efficient.

EDI: Empty Dwelling    Empty Dwelling Initiative - schemes aimed at bringing back into use long term
Initiative             empty private sector homes

EDMO                   Empty Dwelling Management Order. There are two types of EDMO. An interim
                       EDMO is an order made to enable a local housing authority with consent of
                       the relevant proprietor to take steps to secure and ensure a dwelling continues
                       to be occupied. A final EDMO is an order made in succession to an interim
                       EDMO for the purposes of ensuring a dwelling continues to be occupied.

Empty Homes Agency     A charitable organisation that advises local authorities, housing associations
(EHA)                  and property interests on bringing empty homes into use.

Getting London         Getting London Moving (GLM) is a choice-based letting scheme bringing a
Moving (GLM)           partnership of 11 landlords together to offer a scheme to existing council and
                       housing association tenants in London. The partners are Hackney,
                       Hammersmith and Fulham, Haringey, Islington and Lambeth Councils and
                       Family, Metropolitan Housing Trust, New Islington and Hackney; Notting Hill
                       Housing Trust and Shepherds Bush Housing Associations.
HAFFTRA                Hammersmith and Fulham Federation of Tenants and Residents Associations
                       supports the work of all the Tenants and Residents Associations in the
                       borough.

HAFNEP                 The Hammersmith and Fulham Non-Estate Properties TRA provides a
                       residents association for people that are not based on council estates.




                                             100
HMO: Houses in         Houses in Multiple Occupation - Properties with more than one household
Multiple Occupation    living there and sometimes using communal space, always sharing halls and
                       staircases.

Homebuy                Low Cost Home Ownership schemes, including New Build Home Buy - the
                       opportunity to part rent-part buy a newbuild housing association property, with
                       the option to move to full ownership in the future, and two further deals where
                       applicants can purchase a property on the open market, backed by a
                       conventional mortgage and equity loan. Eligibility for these opportunities was
                       relaxed in 2008, and most apply to first-time buyers who would otherwise be
                       unable to buy, subject to income restrictions, although some options are
                       aimed mainly at key workers and social housing tenants.

Housing Association    Also known as Registered Social Landlords (RSLs). A not-for-profit
                       organisation providing social housing and run by a voluntary committee
                       registered with the Housing Corporation. They improve properties and build
                       new homes, mainly for rent. Any surplus is ploughed back into the
                       organisation to maintain existing homes and to help finance new ones.

Housing Corporation    The main government agency for supporting Registered Social Landlords
                       (RSLs) in England. It makes grants available to RSLs and supervises and
                       regulates their work.

HouseProud             A scheme that is promoted jointly by London boroughs and the GLA to release
                       equity in owner occupied homes for improving the quality of life in the home.

Housing Needs Survey   The Housing Department collates the results of all surveys relevant to
                       identifying the housing needs within the borough into one document on an
                       annual basis. This includes population and household information such as
                       census data as well as specific surveys commissioned by the Housing
                       department such as the Housing Needs Assessment carried out by Fordham
                       Research Consultancy.

HRA: Housing           Housing Revenue Account - a ringfenced account for managing and
Revenue Account        maintaining local authority council homes.

Intermediate housing   A collective term for all forms of both LCHO (e.g. shared ownership) and
                       submarket rented housing (primarily for key workers), but excluding social
                       rented housing. Prices will be above social rents, but substantially below open
                       market levels.

Intermediate housing   The term used to describe demand from households who have a reasonable
market                 income, but cannot afford to be owner-occupiers in the borough. H&F are
                       losing a large proportion of these households as people are forced to move
                       away to find decent housing at a price they can afford.

LAWN                   LAWN helps people move from one part of Britain to another. It works by linking
                       councils and housing associations that have long waiting lists for housing with
                       councils and housing associations that may have empty homes or shorter lists.
                       This as with other mobility schemes is due to be replaced by Move UK intended as
                       a single point of contact for those wishing to move outside the borough they
                       currently live in.

Lifetime Homes         The standard is designed to accommodate the changing needs of occupants
Standard               of housing throughout their lives. There are 16 standards promoted in the
                       Rowntree Foundation report ‘Meeting Part M and Designing Lifetimes Homes’
                       such as wider doorways, wheelchair access, downstairs toilet and provision
                       for a future stair lift.

LOCATA                 LOCATA is a system helping LBH&F to deliver Choice Based Letting (CBL)
                       LOCATA is a not-for-profit organisation, set up by a group of West London
                       boroughs.




                                            101
London Housing           A part of the Association of London Government. It provides research,
                         analysis and information on housing and associated issues on behalf of its
                         member boroughs.

moveUK                   A new on-line homes and jobs mobility service, bringing together information
                         on access to social housing, job vacancies and a range of information on
                         areas people want to move to across the country. Schemes such as HOMES
                         and LAWN are being transferred to this new national scheme which will be
                         launched in summer 2005.

Moving Out of London     A scheme that tenants can sign up to if they want to move out of London. We
Scheme                   have arrangements with some northern council, such as Stoke to encourage
                         tenants to move if they wish to do so. This as with other mobility schemes is due
                         to be replaced by Move UK intended as a single point of contact for those wishing
                         to move outside the borough they currently live in.

Repairs Hub              Repairs hubs are centres through which tenants can order repairs either in
                         person of over the telephone. There are two repairs hubs, one in the north of
                         the borough and one in the south

RSL: Registered Social   The technical name for social landlords that are registered with the Housing
Landlord                 Corporation. Housing Associations are all RSLs, but there are also some
                         trusts, co-operatives and private companies who are RSLs.

Section 106              An agreement made, under section 106 of the Town and Country Planning
                         Act, between a local planning authority and developers specifying, for
                         example that a proportion of a development site will be reserved for affordable
                         housing.

Shared ownership         The old term for New Build Homebuy. This is where occupiers buy a share in
housing                  the value of a property and pay rent on the unsold equity (the bit they don’t
                         own). Occupiers can buy further shares in the property, up to full value as and
                         when they can afford it.

Sheltered Housing        A Hammersmith and Fulham consultative body for sheltered housing tenants.
Forum

Sheltered housing        A wide range of supported housing for older people. Generally it provides
                         specially designed self-contained housing, communal facilities and a warden
                         service.

Social Homebuy           This is a scheme giving council tenants the opportunity to become home
                         owners, by purchasing their existing homes, or one they move to. The scheme
                         allows tenants to buy their home on an outright basis (100%) or on a part-buy,
                         part-rent basis. Under the part-buy, part-rent arrangement they can buy a
                         minimum 25% share in the value of their home and pay rent on the unsold
                         equity. The scheme is being developed to provide a 5 year rent-free/partial
                         rent opportunity for a limited period for the first 20 Social Home Buy
                         purchasers, and Mobile Social Homebuy where the applicant can part-rent
                         part-buy a smaller council property offered, assisted by a tenant incentive
                         payment. Further options are also being considered to provide a “ladder of
                         opportunity” into home ownership for tenants who may currently be unable to
                         afford the RTB or the current Social Home Buy offers.


Transfer Scheme          A scheme whereby tenants who are living in homes that do not meet their
                         needs can be registered to await a more suitable alternative.




                                               102
                          HOUSING SCRUTINY COMMITTEE DISTRIBUTION LIST
Councillors (open & exempt agenda):                             Full Open agenda only
                                                                Libraries                                        6
Committee: Cllrs Andrew Johnson (Chairman), Lisa
Nandy (Vice Chairman), Adronie Alford, Jean Campbell,           SSD – Area Offices
Michael Cartwright, G. Donovan, Lucy Gugen, Robert              Sawley Road                                      1
Iggulden, Harry Phibbs.                                         Barclay House                                    1
                                                           9    Cobbs Hall                                       1
Other Councillors:

Full agenda: Cllrs Aherne, Cowan, Ivimy, Powell,           7    EdD/CLLS – Area offices
Stainton, White.                                                The Bryony,                                      1
                                                                Sands End Comm Centre,                           1
Chief Officers                                                  Macbeth Centre                                   1
Chief Executive- Geoff Alltimes                            1    Munster Centre                                   1
DENV – N. Pallace                                          1
DCS – James Reilly                                         1    HSD – Area Offices
DChS- Andrew Christie                                      1    New Zealand Way                                  1
DF & Corporate Services Jane West                               Housing Centre                                   1
                                                                Clem Atlee Estate                                1
CE,HFHMS          (RH) – N Johnson                         1    Riverview House                                  1
CS, HFHMS         (RH) – H Buller,                         1    1st Floor Fulham Town Hall                       1
                         S. Black,                         1
                         P.Hopkinson                       1    Hammersmith Info Centre                          1
                         P. Benz                           1    Hammersmith Town Hall Foyer                      1
D&HR,HFHMS        (RH) – R Barnes                          1    Fulham Town Hall Foyer                           1
AD(H&CS), CSD (GR) – L Garner                              1
PI&ET, CSD (145 KS) – C Jones                              1    Summary Agenda Only
SP&ET, CSD (145 KS) – S Dunleavy                           1
HHCTBS,CSD         (GR) – J Collins                        1    Cllrs:Cllrs Adam, Bethell, Binmore, Botterill,
HRA,CSD            (GR) – G Mead                           1    Bristow, Brocklebank-Fowler, Burley, Chalk,
Press Office – S Jones                                     1    De Lisle, Dickenson, B. Donovan, Ffiske,
Head of Accomodation Services - M Green                    1    Ford, Greenhalgh, Hamilton, Homan, D.
                                                                Johnson, Karmel, Law, Loveday,
                                                                McLaughlin, Owen, Robson, Russell, Smith,
                                                                Tobias, Umeh, Vaughan.                           27

                                                                Head of Legal Services – M Cogher                1

                                                                Press                                            3

                                                                Advice & Employment Shepherds Bush               1
                                                                H&F Law Centre                                   1

                                                                MPs – House of Commons                           2
Cllrs Services – Gary Marson (203, HTH)                    11   Andrew Slaughter, Greg Hands
                                                                Westminster
Opposition Office (Mary O’Hara)                            1    London SW1AA 0AA

Total incl spares – open 66                                     TGWU – Ian Burgess                               1
                    exempt 48                                   GMB/APEX – Graeme Lamb                           1
                    summary 46                                  UNISON- N.Morris, P.Widdinrgton                  1

By email                                                        HAFAD – Greswell Centre, Greswell Street,        1
                                                                SW6 6 PX
Cllrs Gore and Harcourt
Audit Commission                                                Members of Public
                                                                Labels                                           8



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