HRA BUSINESS PLAN NOT A COUNCIL POLICY. 15 th October 2012. POLICY ISSUES. RISING HOUSING NEED. HOUSING NEED – LONG WAITING TIMES. STOCK CONDITION HEADLINES. Impact of Better Homes clear in reduced need for internal works On-going investment needed in windows, roofs and electrics
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15th October 2012
Total investment need
Internal, external, communal works £179m
Improvements (e.g. kitchen layout) £53m
Mechanical and electrical £117m
Structural works £24m
Fire risk assessment works £15m
Community halls, TRA halls etc. £3m
Major work includes
individual heating £15m
Communal heating £35m
Gas Mains £8m
We have put together a draft programme for consultation. Given resource constraints there were 100 lifts, 50 heating systems and works to over 200 estates and 700 street property blocks we could not include.
Over 200 estates have works not included in proposed programme, key issues relate to wall finish and windows
Over 700 street property blocks have works not included in proposed programme, again windows are the main key component to be addressed
Camden has a high proportion of timber sash windows (45% of dwellings), these need regular decoration and maintenance
Communal areas and wall finish also require attention to prevent further deterioration
Camden has 500 lifts and a high proportion are beyond their recommended replacement year. They are also subject to every day wear and tear
Many communal heating systems are prone to failure and have extensive buried mains that need updating
Impact of recent installations beginning to show
General upward trend, will be some instances of duplicate orders for the same incident. In year graphs show large seasonal variations
External works under partnering commenced February 2010, impact starting to show
As with roofs, Better Homes programme starting to reverse the upward trend
The survey found that 1,665 blocks (42%) required decoration in the next five years
Internal areas also require attention, through the development of the asset management strategy we need to determine what resources can be allocated to this
HIGH COST ESTATES - STOCK CONDITION
* Assumes all rent surplus used to repay debt
* Assumes No repayment of debt
67% of tenants on HB and therefore no impact, except
Initial estimate of up to 200 (1%) tenants affected by £500 benefit cap. Rent increase not covered by HB for this group.
Estimated 1,600 affected by bedroom restriction – A £5 rent increase would increase the average potential benefit loss from £20 to £21 for this group.