Memorandum from SHAL Housing (BDH 01)
DECENT HOUSING STANDARDS—COMMUNITIES
AND LOCAL GOVERNMENT COMMITTEE
SUMMARY
1. This response looks at the third and fourth
questions listed in the press release about this inquiry issued
on 22 July 2009.
2. It suggests that the Decent Homes Standard
is out-dated and requires improvements in Criterion d: Thermal
Comfort.
3. It also recommends that the standard should
not be enlarged to include "the estate" in which properties
reside, as "the estate" is not within the control of
the social landlord.
4. Finally, it recommends that whilst repairs
and maintenance should be part of the business of a social landlord
and funded as such, the introduction of renewable technologies
in a widespread manner to enable the country's declared aim of
reducing carbon emissions should be publicly funded.
BACKGROUND
5. SHAL Housing Limited is a Registered Social
Landlord with charitable objects based in Somerset providing general
needs accommodation to rent at affordable levels. SHAL opened
for business in 1994 and, for the first five years, bought vacant
property from a local authority. Since that time growth in property
numbers has been through purchase on the private market and new
build. As a result most SHAL tenants do not live next to SHAL
tenants.
6. Since 1995 SHAL has run a planned maintenance
and improvement programme to bring the standard of the ex-local
authority houses up to a level expected by today's tenants.
7. Whilst much remains to be done none of SHAL's
property fails the Decent Homes Standard and all planned maintenance
and improvement is paid for from rental income.
8. SHAL initially concentrated on keeping its
properties "wind and water" tight but has also carried
out a range of improvement works. Such contracts included replacing
lead water mains, renewing roofing felt and upgrading kitchens.
At the behest of tenants in the 1990s SHAL installed central heating
in all its properties and has since carried out a significant
range of energy conservation works, all designed to reduce the
costs of using these properties. Currently, draughty windows are
being replaced with highly energy efficient double glazed units
with "low-E" glass.
ENVIRONMENTAL STANDARDS,
FUEL POVERTY
AND THE
ESTATE
9. The Decent Homes Standard, with its prescribed
replacement periods and low thermal insulation standards, has
been seen as a rough and ready tool. However, it does give a base
against which to measure. SHAL inspects each of its properties
each six years and measures condition against the Standard as
part of a routine inspection. It also gives a base against which
a planned maintenance programme can be costed. In reality building
components are replaced when needed, but as a planning tool it
has its place.
10. However the world has moved on since
the Standard was first thought up. The Code for Sustainable Homes
is now a required standard for new build. SHAL annually surveys
tenants about fuel poverty. Global warming and the response of
the government to it are frequently in the news. And yet Criterion
"d" (Thermal Comfort) of the Standard says that 50mm
loft insulation is sufficient in a home with gas/oil heating.
11. There is a strong argument that the Standard
should now be improved to reflect a need to upgrade the country's
existing housing stock to more appropriate insulation levels.
12. In SHAL's case, however, it would not be
appropriate to include the "estate" in the Standard
as so much of our housing is dispersed with others owning considerably
more of the properties in any particular area.
WILL MANAGEMENT
ORGANISATIONS HAVE
SUFFICIENT FUNDS?
13. Any landlord should be capable of maintaining
their housing stock. Regular routine preventative maintenance
should be built into every landlord's year.It should be budgeted
for and take priority over other opportunities for expenditure.
Experience shows that repairs are the most important aspect of
a housing service to tenants and this was borne out in the recent
Local Conversation held by the Tenant Services Authority. Registered
Social Landlords operate in this fashion and, when local authorities
are allowed to run similarly, there should be no need for management
and maintenance allowances and grants for general property maintenance.
14. The government have a stated policy of reducing
carbon emissions in its Low Carbon Transition Plan. Much is made,
in housing circles, of the effect the Code for Sustainable Homes
will have on new build, but most of the dwellings in existence
now will still be in use in 2050. SHAL has carried out much to
improve insulation values in its housing stock and has installed
many energy efficient components and continues to do so. However,
if our society is to make a big hit on reducing carbon emissions
something needs to be done with the country's existing housing
stock.This could require a major retro-fitting of low carbon technologies
such as solar water heating, photo-voltaic electricity generation
and heat pumps.If the government decided that social housing should
lead the way this would require additional investment which the
current level of rent would not fund.In such circumstances grant
aid would be required.
August 2009
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