Agenda item

The Committee considered the Barnet Group Annual Report 2012/13 which detailed the overall performance outcomes for the Barnet Group which included Barnet Homes and Your Choice Barnet.

Barnet Homes

The Director of Operations for Barnet Homes, Derek Rust, introduced the item by highlighting the main areas of performance for Barnet Homes.  The Committee were advised that there had been particularly strong performance on lettings management with an average of 19 days turn around for re-letting properties.  It was noted that there had been a number of national and local challenges associated with housing including increased rents, a lack of affordable housing and high demand for homelessness related placements.  The implementation of fixed tenancies had been a successful new initiative.

A Member emphasised that there had been a number of positive developments in the Housing Options Service since the service was incorporated into the Barnet Group in April 2012 such as the private rented sector procurement strategy, the Let2Barnet Management service and homeless prevention work.  It was questioned why these had not been referred to in the report.  The Director of Operations for Barnet Homes confirmed that all of these developments had been initiated by the Housing Options service when it was an in-house Council service.  He added that now the service came under Barnet Homes there was greater freedom and flexibility to respond to issues.  It was highlighted that the Let2Barnet Management Service had been revamped, rebranded and heavily publicised.  Whilst there had been an increased demand on the on the Homeless Service, there had been a greater focus on homelessness prevention through a proactive approach to preventative measures such as Discretionary Housing Payments.  The Committee were advised that targets had now been set to reduce homelessness further and to speed up the decision making process when dealing with service users. Homelessness prevention would be a measured performance indicator over the next twelve months.

Responding to a question on the nature of support given to applicants that were not statutorily supported by the Housing Options Service, the Committee were informed by the Head of Housing Options, Kate Laffan, that the Broadway service was continuing to provide advice for single or non-priority housing applicants.

An explanation was sought as to the reason why arrears in tenancy payments from black tenants were reported, yet no other ethnic groups were represented.  It was explained that there was a significantly higher rate of rent arrears in this group.  Barnet Homes had recently received a lottery grant to fund outreach work designed to raise awareness of benefits rights to this group and to understand whether there were any particular reasons for the disproportionately high rent arrears.

A Member asked how the lack of availability of small units, which were in high demand, was being addressed by Barnet Homes and the Council. The Director of Operations for Barnet Homes reported that mutual exchange programmes were being encouraged and a new build programme was hoped to be in place.  The lack of small units was an issue across the sector.

The Committee also heard how discretionary housing payments had been higher in the previous year than prior years. It was noted that in future years there would be no budget availability for discretionary housing payments as this was to be funded by the Revenues and Benefits Service.

Regarding questions on the Right to Buy scheme, officers commented that the number of applications had increased at the start of the year and had remained consistently high.  It was hoped that new build housing would replace some of the sold stock.

A Member suggested that it be recommended to Cabinet that investment in the new build programme be driven forward and queried whether it was possible to mitigate rent arrears expected due to changes to the welfare system.  The Director of Operations for Barnet Homes responded that it was an ambition of Barnet Homes to increase capacity through the building of around 200 properties per year over the next three to four years.  With regards to rent arrears, the Committee were advised that there was around £50,000 total additional debt and rent arrears were now around two thirds, whereas before the bedroom tax the figure stood around 50%.  Additional staff were being engaged to advise on available benefits and options though it was acknowledged that it was a difficult period with the benefits cap coming in to effect later in the year .

Looking forward to the next annual report, new build sites would see three new properties in Alexandra Road during August, with proposals for a further four schemes which would deliver another 38 properties due to be considered by the Cabinet Resources Committee in June.  A new Leasehold Strategy was being established to raise leaseholder satisfaction and property prices through renewal programmes and fire risk assessments.

Regarding the position of flexible tenancy arrangements, which had been in place since July 2012, Members were advised that very few issues had been reported.  It was however noted that a clearer picture would develop at the six to nine month tenancy review period.  Extra support would be provided to tenants as the review period came about.

Your Choice Barnet

The Head of Care and Support for Your Choice Barnet, Karen Patten, highlighted that not all performance indicators relating to Your Choice Barnet services had been included in the report to the Committee. It was proposed that an increased number of indicators should be presented in future reports which focussed on value for money and quality assurance.

A Member requested information on what activity had taken place over the year to promote the service to self-funders and the internal scrutiny arrangements that had been reported as involving parents and carers.  The Head of Care and Support outlined plans to work with relatives to carry out quality assurance visits to standards that were similar to Care Quality Commission.  Focus was turning towards the promotion of services to new customers in order to grow the service.  The Committee highlighted that information included in the report on the number of safeguarding incidents could be more detailed and requested that future reports provide more information in this area.

RESOLVED that:-

1.            The Committee note the Barnet Group Annual Report (April 2012 – March 2013); and

2.            The Committee request that the Cabinet Member for Housing and the Cabinet Member for Planning note the challenge and impact of the lack affordable housing in the borough and recommended that the Council redouble its efforts to increase the supply.