Agendas, reports and minutes

Minutes of Meeting of the Housing and Property Committee held in the Council Chamber, Council Headquarters, Glenurquhart Road, Inverness on Thursday, 29 January 2020 at 10.30am.

Present:

Miss J Barclay 
Miss J Campbell
Mrs G Campbell-Sinclair 
Mr A Christie (substitute)
Mr B Lobban (substitute)
Mr C Fraser
Mr L Fraser
Mr A Jarvie
Mr D Mackay
Mrs A MacLean 
Mrs F Robertson 
Ms E Roddick 
Mr P Saggers
Mr B Thompson 

Non-Members also present:
Mr R Bremner (VC)
Ms B Campbell
Mr A Henderson
Mr D Louden
Mr D Macpherson
Mr J McGillivray (VC)

Officials in Attendance:
Mrs C McDiarmid, Executive Chief Officer – Communities and Place
Mrs K Lackie, Executive Chief Officer – Governance and Performance
Mr D Goldie, Head of Housing and Building Maintenance, Community Services
Mr F MacDonald, Head of Property Services, Development & Infrastructure Service
Mr B Cameron, Housing Policy & Investment Manager, Community Services
Mr M Mitchell, Finance Manager, Corporate Resources Service

Also in attendance:
Mrs Margaret MacKay, Tenant Participation Representative

An asterisk in the margin denotes a recommendation to the Council.
All decisions with no marking in the margin are delegated to Committee.

Ben Thompson in the Chair

1. Apologies for Absence
Leisgeulan

Apologies for absence were intimated on behalf of Mr M Finlayson, Mr A Graham, Mrs B McAllister, Mrs L MacDonald, Mrs L Munro and Ms M Smith.

2. Declarations of Interest
Foillseachaidhean Com-pàirt

The Committee NOTED the following declarations of interest:-

Items 4, 5 and 6 – Mr A Christie, Non-financial

3. Housing and Property Committee: Role and Remit     
Comataidh an Taigheadais agus an t-Seilbh: Dreuchd agus Raon-ùghdarrais 

There had been circulated Report No HP/01/20 dated 16 January 2020 by the Executive Chief Officer – Performance and Governance.

During discussion, Members raised the following issues:-

• Members welcomed the establishment of the new Housing and Property Committee and emphasised their desire to increase housing supply and improve standards of the existing housing stock;
• In view of the significant shortage of Council and high demand for affordable housing, disappointment was expressed that no reference had been made to the Council’s building programme and this should have been a prime feature of the remit.  In addition, any future policies should set out the target outcomes and these should be monitored and measured to ensure they were being achieved;
• Further information was sought on devolving budgets to areas and a request was made for a report on all functions to be devolved to Area Committees and that this should be submitted to each Area Committee.  It was further highlighted that the demands of the Highlands were diverse, and each area required a tailored housing strategy that met their individual local needs;   
• The Council’s limited resources needed to be utilised as effectively and efficiently as possible and a request was made for a future report on how the Council could refinance the HRA budget to increase house building without impacting on the revenue budget;
• There were many barriers to housing and there was a need to establish a sub-committee to examine and overcome each of these issues to ensure the delivery of additional new housing across the Highlands; 
• Concern was expressed that local contractors did not receive housing repairs and maintenance works and the importance of retaining this work locally was emphasised; and 
• Assurance was sought and provided that infrastructure was at the forefront when determining the Local Housing Strategy.

Following discussion, the Committee NOTED the report.

4. Housing Revenue Account Revenue Estimates 2020/21
Tuairmsean Teachd-a-steach HRA 2020/21                                                            

Declaration of Interest – Mr A Christie declared a non-financial interest in this item as General Manager of Inverness, Badenoch and Strathspey Citizens Advice Bureau but, having applied the test outlined in Paragraphs 5.2 and 5.3 of the Councillors’ Code of Conduct, concluded that his interest did not preclude him from taking part in the discussion.

There had been circulated Report No HP/02/20 dated 16 January 2020 by the Executive Chief Officer – Customer and Communities.

In discussion, Members highlighted there was no planned use of HRA balances in 2020/21 and that loan charges were higher than the Scotland average. It was clear from the consultation exercise that tenants were expecting the Council to reinvest the income generated by the proposed rent increase on planned maintenance and repairs and other estate improvements as a priority. There was a need therefore for a general review to ensure the most efficient use of resources including the potential use of HRA balances and review of loan charges. 

It was confirmed that officers would be working in this calendar year to develop the HRA Capital Plan (2022/2027) and this would include the resourcing of the plan. As part of this consultation would be undertaken with Members to inform the Plan for future years. A report on the HRA Capital Plan would be presented to the Committee in April 2020.  It was also reported that the draft budget proposed an increase in repairs and maintenance expenditure.   

During further discussion, Members raised the following main points:-

• confirmation was provided that provision had been made for impact on rent arrears arising from Universal Credit and the Committee would receive regular performance reports on rent arrears;
• the consultation exercise undertaken with tenants had been excellent and the and the Housing team be commended in this regard; 
• the opportunities to drive efficiencies to improve the turnaround time for void properties to reduce the level of void rent loss;
• further information be provided on a pilot project in Hilton, Inverness which was understood to be having a positive impact on voids;
• onsideration be given to an early intervention inspection regime of properties and their surrounds as spend to save measure, as had been piloted in the Ross and Cromarty area. This would also help identify vulnerable tenants and other issues. In this regard, it highlighted that local Members had the opportunity to prioritise their HRA supervision and management budget to address the different issues in areas;
• the role of the Tenant Participation Officers was key to ensuring good relationships and communication between tenants and the Council; 
• the potential for timescales for repair works and administration to be presented separately in the future reporting of void figures;  
• the Council’s loan charges were relatively low compared to the private sector and in turn generated increased revenue for the Council;
• Members be circulated with details of expenditure on the relevant budget headings along with comparators for the past 4/5 years to allow trends to be considered;
• the potential for a time limit to be placed on the proposed use of HRA properties for temporary accommodation. The Head of Housing and Building Maintenance advised he would discuss this matter directly with Mr L Fraser;
• the potential for tenants in temporary Council accommodation to be offered a secure tenancy in appropriate cases;
• the potential for Council house rents to better reflect the range of market rates in areas across Highland;
• the need to build more Council houses, particularly in the Inner Moray Firth area where private sector rents where significantly higher than council rents;
• concern that in Ward: Culloden and Ardersier some properties did not meet the Scottish Quality Housing Standard. The Head of Housing and Building Maintenance confirmed he would investigate the specific cases involved;
• confirmation was sought and provided that officers would review the potential to bring more former janitor’s houses back into general housing use to help reduce waiting lists and generate revenue;
• the importance of their being appropriate Member scrutiny of repairs and maintenance work which was carried out in house by the Council;
• the fact no additional external funding had been made available for compliance with the new standards for domestic fire detection; 
• feedback on tenant satisfaction ratings following  the completion of upgrading works be included in performance reports to the Committee;
• the importance of environmental works being undertaken in housing estates and the success of community garden schemes in some areas;
• the Chair expressed his support for the development of a local housing strategy for Caithness through a multi-agency approach and that he would have further discussions with Mr R Bremner on this matter, including the potential to replicate in Caithness the good work being undertaken in partnership through the Fort William 2040 vision; and 
• officers had met with Highlands and Islands Enterprise and some RSLs and had discussed the the issues specific to Caithness and feedback would be provided.

 * The Committee AGREED to RECOMMEND -

i. the draft HRA Revenue Budget for 2020/21 (attached as Appendix 1 to the report);
ii. a 3% increase for council house rents for 2020/21;
iii. that this percentage increase (3%) be applied to all residential HRA rents and service charges and to Gypsy/Traveller site pitches;
iv. that non-HRA rents for leased property be increased as stipulated in existing contracts; and
v. that a report on the HRA Capital Plan (2022/2027) would be presented to the Committee in April 2020.

The Committee AGREED:-

i. that Members be circulated with details of expenditure on the relevant budget headings along with comparators for the past 4/5 years;
ii. to investigate the potential for the timescales for repair works and administration to be presented separately in the future reporting of void figures; and
iii. further consideration be given to how a local housing strategy for Caithness could be taken forward through a multi-agency approach.

5. Homelessness: Rapid Rehousing Transition Plan Update
Dìth Dachaigh: Plana Eadar-ghluasadan Taigheadais Luath                              

Declaration of Interest – Mr A Christie declared a non-financial interest in this item as General Manager of Inverness, Badenoch and Strathspey Citizens Advice Bureau but, having applied the test outlined in Paragraphs 5.2 and 5.3 of the Councillors’ Code of Conduct, concluded that his interest did not preclude him from taking part in the discussion.

There had been circulated Report No HP/03/20 dated 17 January 2020 by the Executive Chief Officer – Customer and Communities.

During discussion, Members raised the following issues:-

• The Chair recommended that there be further consultation with Members in regard to the Homelessness Appeals process and this approach was welcomed;
• A request was made for a further session on how the Plan would be operated in the local communities;
• Concern was expressed regarding the anticipated legislative changes which could lead to the removal of Local Connections powers and the added pressures which might arise from this;
• With regard to the need for significant resources and developing alternative models for accommodation, reference was made to Social Bite, which was a successful social enterprise established by Josh Littlejohn to address homelessness, and it was queried whether this model or a joint partnership could be replicated in the Highlands; and 
• The key solution to addressing homelessness was to provide additional affordable housing and further information was sought on the Council’s plans for future new developments. 

The Committee:-

i. NOTED the Scottish Government funding awards and progress against key RRTP Action Plan outcomes; 
ii. NOTED the implications for the Council in respect of the extended Unsuitable Accommodation Order due to come into force in March 2021;
iii. NOTED the revisions to legislation in relation to Homelessness Intentionality and Local Connection and the proposed duty on prevention;
iv. AGREED the introduction of a discretionary power to investigate in respect of the Homelessness Intentionality test and that further consultation be undertaken with Members on the Homeless Appeals Process; and
v. AGREED an internal review of the homelessness service to ensure compliance with the extended Unsuitable Accommodation Order and homelessness legislative changes.

6. Rent Arrears Management - Tenant Communication and Support         
Rianachd Fiachan Màil – Aithisg Conaltradh agus Taic Luchd-mail  

Declaration of Interest – Mr A Christie declared a non-financial interest in this item as General Manager of Inverness, Badenoch and Strathspey Citizens Advice Bureau but, having applied the test outlined in Paragraphs 5.2 and 5.3 of the Councillors’ Code of Conduct, concluded that his interest did not preclude him from taking part in the discussion.

There is circulated Report No HP/04/20 dated 19 December 2019 by the Executive Chief Officer – Customer and Communities.

During discussion, it was indicated that the escalation process was reasonable but further information and assurance was sought and provided in regard to the impact of rent arrears on children and families.

The Committee:-

i. APPROVED the rent arrears escalation process summarised at Appendix 1 to the report including the updated processes in regard to pre-notice requirements and Universal Credit cases;
ii. APPROVED a revised reminder letter for tenants in arrears attached in Appendix 4 to the report and the removal of the second reminder letter on a trial basis;
iii. APPROVED the move to proactive referral to support for all high value arrears cases;
iv. NOTED the commitment to provide a more efficient and customer focussed arrears management process through delivery of IT solutions; and
v. APPROVED the new Charging and Rent Arrears Management Policy for temporary homeless accommodation summarised in Appendix 5 to the report.

The meeting ended at 12.10pm.