Category Archives: News

Duty of Care – Shared Responsibility

News

We have refrained from commenting on the tragic events at Grenfell Tower as when at least 79 residents are presumed dead, these are not matters from which to score political or commercial points. Speculation  has been rife, plenty of experts giving their opinion to satisfy the rolling news channels.

Inevitably, the public inquiry and the inquests will identify mistakes that were made; opportunities missed to safeguard residents; and an appetite to apportion blame. The conclusions will not be straight forward , contributing factors will, surely, be a series of complex technical failings and simple acts of carelessness – resulting in, hopefully, unique causal circumstances at Grenfell Tower.

Councillor Nick Paget-Brown already appeared, on BBC’s Newsnight,  to suggest that residents had rejected fire safety recommendations, almost as though the landlord is at the mercy of resident opinion when attempting to meet its duty of care. Nothing could be further from the truth, landlords sometimes have to put duty of care before popularity as has been demonstrated by those bold enough to enforce the removal of iron gates over doors and windows in blocks where a fire risk assessment identified the potential danger these present.

We know personally many great people working for housing associations, tenant management organisations, housing departments, architects  and regeneration teams, we are appalled at the vitriolic abuse they have  received since 14 June 2017. Equally,  we have been impressed by how many of our clients, colleagues and friends quietly, without attracting publicity offered help; putting a hold on their own regeneration plans to provide accommodation for survivors; donating time and goods; offering their expertise. These professionals act in the best possible interests of residents trying their best to improve social housing making it safer, warmer, more secure. Sometimes they don’t have all the answers.

From the morning after the fire, we were inundated by calls from tenants living in newly refurbished blocks, high-rise and those who that very day were off to visit a completed cladding scheme for consideration for their estate. It is right that, from now onwards, regeneration proposals will be now challenged more closely and experts asked to explore risks never previously envisaged.

Perhaps when the findings are published,   tenants will reflect on the impact that small actions can have, refuse left in a communal area, bikes and buggies, fire doors wedged open to create ventilation – simple everyday breaches of duty of care to each other.

New Homes Nightmares…..

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One of the things we hear from residents who are facing the demolition of their existing social housing is the fear that  a new build  home will not are not as well built as their old home. It takes a lot to allay this fear including and many visits to new build schemes.

I was saddened to  read the article by John Harris in the Guardian on 11th April  about Housing Associations facing a storm of complaints about new homes. There has been a lot of articles both in the press and on the news about the Orchard Village scheme, which has got to the point where the housing association (Clarion) is buying back new build properties. I was also aware about the problems with Solomons Passage as one of my friends (a tenant) has been decanted so they can knock down the building that is 7 years old. This article implies that the problem may be wider.

So what is going wrong?

Working on large schemes I always say to residents and officers that a contractor will only be as good as the contract management applied to them. Lets be clear, developers and builders are in this to make money, whilst they do think about their reputations their primary focus is to make a profit. It requires good contract management  by the client i.e. the housing provider to ensure that corners are not cut and that specifications are kept to. Quality control, checking, checking and independent testing are key.

We have seen an increase in building by social housing providers  and this has not been matched by an increase in the right staff within Housing Associations and Councils who oversee new build from cradle to grave. At least one association I have worked with has seen their new build properties increase from just over 100 units in 5 years to nearer 5000 over the next 5 years. Whilst the teams overseeing the work have increased, its not proportionate and  more crucially  emphasis has had to be placed on slowly developing skill in house which is  a very steep learning curve. All too often the focus is on design rather than good structural quality. Nice pretty apartments with lovely work surfaces  may sell but are they liveable and sustainable, apparently  not in some cases.

It is crucial that good technical advice is sourced BUT over reliance on external technical consultants is part of the problem. On the schemes mentioned where were the Clerk of Works and the Employers Agent?

Going forward  there are a few options for social housing providers  to think about balancing:

  • Building up internal technical expertise not just  project management and design
  • Earlier involvement by those teams that pick up problems – the repairs and major works teams
  • Accepting you don’t have the skills and passing the risk on to someone who specialises in building and will ensure they don’t carry a large defects cost
  • Stop trying to be everything you do not necessarily have the skills to build on a large scale and manage social housing- something may have to give
  • A good clerk of works is worth their weight in copper piping but the spec they inspect against must be right in the first place

Above all else, learn from your mistakes! A lot of landlords would not get away with this if they were working in the open market.

Regenerating with Community Support – possible?

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This week, I have been procrastinating over our response to the Mayor of London’s Draft Homes for Londoners consultation. We love regeneration, not just for its own sake but because done well it can genuinely improve lives. But so many landlords seem to be hungry to realise land values at the expense of carrying local communities along with their plans. That is my major problem with the Guidance – that it stop shorts of giving existing communities a genuine say in the future of their homes and estates. In fact it even shies away from a test of  opinion in case some conscientious independent tenants and leaseholders advisor interprets that as a ballot. It’s extremely short-sighted to believe that gentrification can continue at the current rate and surely nobody believes that there is not a price to pay for clearing working class residents from high land value areas.

Affordable homes can be built with  the approval of residents, it’s not easy but infinitely doable.  What is required is for landlords and their consultants to listen as well as speak. To develop business plans and programmes which protect or enhance the lifestyle of existing residents and place value on protecting affordable low cost renting options in the Capital.

Recently, I have heard planners talk about existing estates not being “dense enough”; landlords contemplating demolition of perfectly good social housing to maximise land use; and  architects report that the requirement to make play provision is challenging. No wonder residents are angry.  With thousands of families in temporary accommodation, nobody can argue with the need for more housing, indeed I have never heard a council tenant dispute the need for more housing they are the sector’s strongest champions.  But turkeys will never vote for Christmas and tenants and leaseholders will never vote for redevelopment unless they can see something in it for them and the next generation.

So landlords must present proposals which protect secure tenancy rights, do not disadvantage leaseholders and create  great places for people to live in. There will still be painful choices but surely we can get residents to agree that:

  • Some blocks are beyond the end of their useful life (if they are)
  • Garages and car-parking are less important than new homes and open space
  • Community centres don’t have to be single storey standalone buildings

Certainly a compromise can be reached, and tenants will (and have in Hackney) vote in a ballot for good regeneration.

Failure to provide appropriately priced  rented housing for the families of bus drivers (Sadiq Khan please note) or shared ownership options to which teachers can aspire will have a catastrophic on London’s economy and therefore the UK.

 

Community Researcher / Intern Opportunity

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We are looking to appoint a Hackney based intern to assist our consultancy team to carry out a skills and training audit as part of a large regeneration project in London N4. This will be a paid position and could lead to permanent employment as a project worker for the right candidate.

The work will involve outreach and surveying up to 275 households via face to face interviewing, on-line and self-completion.  There will be an opportunity for involvement in analysing the data and referring applicants to work based experience and training and employment providers.

The successful intern will be expected to work on their own initiative alongside a small consultant team and full induction training will be provided. The project take place between February and July 2017 with the possibility of leading to other work.  This opportunity  is ideal for somebody wanting to gain experience of community work and research techniques.  We will be happy to provide references to other employers on completion of this short term contract.

The post will be sponsored by the regeneration developer Higgins Construction and you will be supported on site by Source Partnership Consulting Limited both companies  are committed to the London living wage. Please send a CV or personal statement to carol@sourcepartnership.com

 

Happy New Year for Regeneration Residents

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Just before Christmas the Mayor of London issued a draft Good Practice Guide for Estate Regeneration (Homes for Londoners). Whilst the guide contained nothing earth shattering, it was an attempt to place residents back at the centre of regeneration.

Inpicture2 a previous blog, I spoke about the long term nature of  regeneration programmes meaning that the community changes over time. However, there are  a really stalwart group who will soldier on and who are involved from start to finish. They also tend to be the most forgotten and overlooked group.

The residents who want to exercise their right to return can easily be forgotten or become a list of names that ‘have to be consulted’. People, and by people I mean officers, often tend to forget that these are the original  residents that are giving up their homes to make way for the bright and shiny new homes for sale and it is they that are helping housing providers meet their new build targets.

Here is a special plea to go with the Guide. These residents should be cherished and treated with the utmost respect. All too often they are the older residents who never wanted to move in the first place, they are more vulnerable and it is them hold the history of an area.  These residents are often living in half empty buildings that are no longer being kept up or they have been moved off to a decant property where they know no-one. Those who hold their fate in your hands, because things are being ‘done’ to them, should think about making some simple pledges and checking how well you are working against them:

  • Don’t let buildings  and communal areas become run down and ensure occupied properties, often in half empty buildings, are in the same state of good repair as you would for any tenant
  • Work to support a community who has been dispersed and don’t just check box consult with decanted residents, they are still the residents of the future estate
  • Recognise how hard this is for some people who are losing their homes , they will be resistant, they may be curmudgeonly  and they are upset. You have no project without them.

Remember,  regeneration is first and foremost about people.

 

 

View from the front line – 3 years of pain (and why it’s worth it)

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Three years of pain (and why it’s worth it)

Zoë Kennedy, Styles House TMO, styleshouse.org.uk, @styleshouse

After suffering the trauma of council organised major works, we finally decided we’d had enough and we were becoming a TMO. We’d thought about it for years, but it seemed such a big step and a lot of work, so we had always put it off for another day. Finally though, we realised the amount of effort required to get a good service from the council could be put to something positive.

There is no getting around it, becoming a TMO is long. You might think you can do it quick, but you can’t. That isn’t necessarily a bad thing though as there is a lot to learn. You won’t just be running the estate, you’ll be an employer running a small business with things like payments to the HMRC. That’s pretty big and scary and you need to be trained in how to do it. What we found though, was that there wasn’t anything we couldn’t do and as a group we always had someone who had skills in that area.

img_1108It’s important to keep focused on why you are becoming a TMO and what you want to achieve. We had decided that it would be easier to be a TMO than fight with the council to get anything done and luckily the council kept reminding us of this every time a repair was needed. The most useful experience, however, was visiting other TMOs. We met people, just like us, who were successfully running their TMOs.  We realised that it didn’t take any particular skill, just committed people and a good manager.

We also spent time picturing what our TMO would look like. We knew we wanted an onsite manager and a regular cleaner. Once we made the decision it was easy to come up with a structure and budget. We over estimated everything, which I think was the right approach as it meant we were cautious when spending money and managed to make savings which we have invested back in the estate.

It’s also important to write as many policies and procedures as possible wile you are setting up the TMO. Yes it’s boring, but you’ll be thankful later when you are busy running the TMO that you don’t have to write them. I am currently rewriting our disciplinary policy and really wish we had done it properly the first time around.

Finally, don’t worry about conflict in your group. We had a lot of conflict and were (and still are) a very argumentative group. I would rather that we weren’t but it doesn’t cause any major problems and it’s the reality of being democratic, you just won’t all agree.

Tenancy Management – Human Problems

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With respect to the presenter, our session  with the committee members of  a developing tenant management organisation to seek to negotiate the contents of their management agreement with their Council was not the most exciting prospect for a Saturday.  A view obviously shared by some absent members.

However, aided by a presentation referencing real life experiences and a small, fully engaged group of participants: the event was not only informative but stimulating and yes there were even some laughs. I was reminded of one of the reasons I started working in housing in the first place. A roof over your family’s head is one of the most fundamental desires for anybody and, increasingly, a precious commodity. The investment made by society in trying to ensure every family has a home is very special in the UK.

precious-housing

It can be pleasurable to be part of introducing a new tenant to their home – especially as housing applicants in the most need may have come from quite traumatic circumstances. Tenants at our event have lived in their council homes for up to 35 years and remain grateful for them.

Each potential problem that can arise in a tenancy involves a real human problem: repairs, rent arrears and benefit claims, debt, transfers, succession on death of a tenant, troublesome neighbours, their kids and their dogs – this session explored them all.

Watching this committee develop their ideas to make the experience of renting a home in their tenant management organisation something to be proud of and something they would value through behaviour was inspiring.  From the moment a tenant views their home on this estate, the tenant management organisation wants them to feel at home, part of a community.  However,  they will expect every resident to adhere to a good neighbours’ code of conduct and tenants to pay their rent on time. In return they are determined to provide a best value service, protect the rights of quiet enjoyment and ensure that their staff provide compassionate support when needed. They’ll go far.

 

 

Why I hate community and resident involvement!

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Well, not per se. It’s the words and what they imply.

I was walking past a well respected community building last night and noticed a sign saying ‘Council Community Involvement unit’. This made me realise how much the word involvement implies a really unbalanced power relationship.

Don’t think so? Can you imagine a Community or Resident Control Unit? No council or housing association would countenance  that combination of words because they imply either residents in charge or more likely being controlled. A very wise man once said that language structures reality. The use of the tepid ‘involvement’ real suggests that any organisation is being rather gracious and letting you  be ‘involved’. Given that residents of a council or housing association,  by the fact they live there, are already involved this seems  just a wee bit paternal (or possibly patronising).

Of course, this is being simplistic because what most organisations probably intend with the word involvement  is involvement in decision making and shaping services. However, this still does not signpost a more equal relationship. For quite awhile organisations played with the idea of  a ‘menu’ of involvement. Maybe we should take this further  with a little chilli like warning symbol to imply how much power you are given:

Resident Survey – 1 Chilli (you maybe listened to)

Mystery Shopping – 2 Chilli (they can’t really ignore the comments)

Scrutiny Panel-  3 Chilli ( you get to ask the awkward questions)

So what’s the suggestion for a better approach. Well, it would help if your landlord or service provider could be honest about what you really can have power over, what you can have a say on and what you can comment on. By being upfront this can at least open the dialogue on where the influence / control line sits. Are you viewed as a customer, a shareholder or an owner? See language does imply different power levels!

And yes I know we use involvement on the website, it’s the current jargon. Let’s change it.

 

My Week as a Housing Consultant

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My name is Jess Newcombe and I attend Kingsdale Foundation School. I  decided to apply to do a week’s work experience as a housing consultant for Source Partnership in Hackney. Monday morning I didn’t have a clue of what to expect. I wasn’t sure whether I should be feeling optimistic or pessimistic about the upcoming week. I’d never before been given the opportunity to have such a detailed in-sight into the work of a housing consultant and into regenerating an area.

I wasn’t sure about the time frame in which regeneration projects took place (I was extremely surprised at how long and on going it is). I didn’t have a clue about the variety of tasks people working in this field would have to take on as a daily routine. They had all kinds of jobs to do, some correlated and others were completely different from the rest. The  tasks allocated to me involved: designing publicity; scanning documents; observing meetings; Attending the building site and sales office; observing  interviews to select architects to design the  new homes and landscape, and even door to door, hand-delivery of leaflets on the estates. I also helped at a community coffee afternoon hearing residents describe their experience and problems. On the last day I attended a disused office which is to be turned into a new community facility and saw how the design of the conversion and future management was being developed.

These pwrayburn-house-with-gardenrojects don’t only involve Hackney but there are also projects all over London boroughs like Tower Hamlets and Southwark. Not only are councils demolishing and then re-building social housing but they also re-vamp them and allow tenants to make improvements such as designing community gardens.

I wasn’t expecting the  refurbished blocks to look just as good as the completely brand new housing blocks, but they did. This experience has allowed me to learn about the steps and guidelines that must be followed in order for these huge projects to run fairly smoothly.

My experience this week  will unquestionably have an impact on the way I look at social housing and the kind of personal comments I might think of when viewing certain blocks and estates. I have learnt some of the adjustments which can bring improvements to social housing.

Social Housing Changes Lives

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I am prompted by #housingday to think about the value of social housing. At a very posh artists’ opening recently I was asked what I do for a living. Usually my answer meets with blank stares and a swift change of subject,  but this time the enquirer’s face lit up and she responded with “social housing changed my family’s life!”

This was no old age pensioner talking about the old days but a middle class woman younger than me from South London who recalled that she and her brothers were brought up in rooms in Brockley.  Rooms that had a full size bath in the kitchen which,  with a wooden board over the top, doubled up  for food preparation on non-bath days.

Eventually their rooms were bought up by a housing association and they were upgraded to a self-contained flat with inside toilet and a separate bathroom, with bedrooms that they did not need to share – an event so major in her life that it still brings joy to her forty years on, despite her current day affluent circumstances. She lives in a house worth well over a million pounds but is an avid fan of social housing and opposed to offering the Right to Buy these precious commodities.

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I was reminded of my own upbringing in railway (tied) housing and my mother bathing us in the kitchen sink, I suppose we didn’t have a bathroom or it was too cold to use in winter, That was still quite normal in the 1960s.

My son laughed when I told him this story about his friend’s mother and my childhood, – suddenly my generation is part of the bad old days when social housing was less available. There was a housing shortage: employers were able to tie people to their jobs by providing basic workers accommodation; and private landlords could provide frankly substandard housing  to needy families.

We’ve come a long way since then, the standards set by social landlords have dragged the rest of the rented sector into providing decent accommodation. Millions of families’ lives have been changed by social housing, even in the last generation, let’s keep it plentiful and affordable.