The Borough Residents' Forum met to discuss updates on the Housing Revenue Account Business Plan, changes to rent collection, and the review of the Housing Anti-Social Behaviour Policy Statement. Decisions were made regarding the election of joint Vice-Chairmen and the confirmation of previous minutes with amendments.

Housing Revenue Account Business Plan Update 2018/19

The Forum received a report detailing updates to the Housing Revenue Account (HRA) Business Plan for 2018/19. The plan is a key tool for strategic housing management and financial viability, setting the framework for the Council's housing stock management. The report confirmed the continuing financial viability of the Council's retained housing stock. However, it also highlighted a potential risk to income levels within the HRA if future social housing rent regulations align with proposals from the Ministry of Housing, Communities and Local Government, which may necessitate future rebalancing of expenditure. The Forum was also informed that the removal of the Housing Revenue Account debt cap by the government would have no impact on Wandsworth, as the cap had never been reached. The HRA business plan includes provisions for all foreseeable works derived from the current stock condition survey to meet the Decent Homes Standard¹ and other essential maintenance over a 30-year period. Members of the Forum questioned whether all Wandsworth housing stock met the Decent Homes Standard, and were advised that while it is a detailed definition, properties requiring repair can still meet this standard. Residents were encouraged to report any specific properties where disrepair was noted for investigation.

Changes to the Collection of Tenants' Rent and Charges

The Forum discussed proposed changes to the collection of tenants' rent and charges, aiming to align them with existing tenancy conditions. Currently, rents are charged weekly but tenants are designated as A or B week payers for administrative purposes, resulting in tenants effectively paying one week in advance and one week in arrears. This system was historically implemented to manage demand on cash offices and rent collection staff. With the modernisation of payment methods and the imminent implementation of a new housing management IT system, officers proposed removing the A and B week system from all rent accounts from April 2019. This change is expected to minimise impact on existing tenants, with no anticipated effect on collection figures or bad debts. The report indicated that the changes would be implemented to coincide with the new rent year and would be integrated into the new housing management system, incurring no additional costs. The Forum was reassured that the changes would not affect the amounts charged, the administration of housing benefit and Universal Credit, or the way payments are made. The booklet Your rent explained will include an explanation of the change, and panel members requested a one-page information sheet be circulated with it for further emphasis.

Review of Housing Anti-Social Behaviour Policy Statement

A report on the review of the Housing Anti-Social Behaviour (ASB) Policy Statement for 2019-2022 was presented. This statement, required by Section 218A of the Housing Act 1996, details the services available to residents experiencing ASB and outlines the Council's proactive support measures. The policy statement is structured around five ASB commitment strands: prevention, enforcement, support and diversionary activities, communication, and partnership working. Updates reflect achievements since the previous statement (2015-2018) and the impact of new legislation. Forum members raised concerns about ASB involving dogs, and it was agreed that the Council's position on this would be clarified in the policy statement, noting that all dogs in Council properties are required to be chipped free of charge. Regarding noise nuisance, the Forum discussed the procedures for reporting and the need for officers to witness the nuisance before enforcement action, acknowledging the potential for this to be a lengthy process for residents. It was noted that noise issues could be prioritised for revisits on the system, and neighbours could corroborate such issues. The Forum also discussed designing out ASB in regeneration projects, with officers confirming that approaches like Secure by Design are considered, and that planning applications and resident consultations allow for ASB-related comments. Councillor Paul White (Cabinet Member for Environment) suggested considering accreditation from the Domestic Abuse Housing Alliance (DAHA), which the Council is already considering. The Forum also noted that greener, more attractive communal areas could positively impact ASB reduction, with Area Housing Panel Representatives suggesting the small improvement budget could be used for this purpose. The introduction of a new housing management IT system in summer 2019, including a new customer portal, was welcomed as it would aid in logging ASB incidents and provide residents with reference numbers.

Retendering of Housing Cleaning Services to Council Managed Properties

The Forum received a report on the arrangements for re-tendering the Housing Cleaning Services Contracts for Council-managed properties, with existing contracts expiring on 31st March 2020. The proposal was to authorise the Director of Housing and Regeneration, in consultation with the Head of South London Legal Partnership, to finalise tender documentation for two new eight-year contracts, with an option for an eight-year extension. The report highlighted that current contracts, procured based on the lowest price, have led to inconsistent cleaning standards and resident dissatisfaction. The new contracts will feature a revised specification to enhance and clearly define cleaning standards, with contractors required to stipulate the number of cleaning operatives needed. An incentivised performance payment system is proposed, with 5% of the contract sum paid upon achievement of key performance targets. The procurement process will involve a quality assessment element combined with negotiation. The Director of Resources noted that anticipated cost increases would be recovered from those benefiting from the service, with no overall impact on Housing Revenue Account reserves. Forum members questioned the eight-year contract duration, but were informed that it is standard for contracts of this scale and that the Council can take action in case of poor performance. It was anticipated that the new contracts would involve an average increase of around £1 per week for leaseholders and tenants, though a definitive figure cannot be provided until the tender process is complete. All cleaners will be paid the national minimum wage, with individual contractors determining higher rates.

Election of Vice-Chairman

Following nominations for the position of Vice-Chairman of the Borough Residents' Forum, Mrs. M. Price and Mr. R. Bishop received an equal number of votes (5 each). As the Forum's Constitution did not specify a procedure for such an event, it was agreed that Mrs. M. Price and Mr. R. Bishop would be elected as Joint Vice-Chairmen, representing the BRF at alternate meetings of the Housing and Regeneration Overview and Scrutiny Committee (HROSC) until the next election. A future review of the BRF Constitution will clarify the procedure for equality of votes.

Any Other Business

The Forum discussed recent consultations regarding resident engagement, including the Government consultation Recognising residents' associations, and their power to request information about tenants and the London Assembly Housing Committee's report Hearing resident voices in social housing . Officers clarified that the Government consultation primarily focuses on protecting private sector leaseholders' interests and facilitating the establishment of Resident Associations (RAs). It was noted that while the ability for leaseholders to set up specific types of RAs has existed for some time, Wandsworth currently has none. The Director of Housing and Regeneration highlighted Wandsworth's existing extensive resident participation structures, which engage both leaseholders and council tenants, and stated that the BRF is part of this structure. A Forum member raised concerns about the fairness of arrangements where an RA could only represent council leaseholders, contrasting this with Wandsworth's participatory structures that allow for representation of both leaseholder and tenant views. The Director of Housing and Regeneration confirmed that to share leaseholder details for RA establishment, the Council would need to obtain consent from each leaseholder. Regarding the London Assembly report, officers noted its alignment with the Government's social housing green paper and its recommendations for resident associations. Wandsworth's participation model largely aligns with these recommendations. Officers confirmed that Wandsworth had not formally responded to the London Assembly report as it was a call for evidence rather than a consultation, and that the Council primarily focuses on Government and London Mayoral consultations. It was also noted that the London Mayor and Assembly have no statutory remit in relation to social resident consultation. Wandsworth had submitted an extensive response to the Government's social housing green paper, which would be circulated to the BRF via the Council's webpages.

A post-meeting note addressed comments regarding a picture of a sprinkler in Homelife magazine, confirming it was from a show flat and that the appearance would vary depending on the building. Residents were encouraged to visit the show flats and provide feedback.

Date of Meetings in 2019

The Forum noted the scheduled dates for meetings in 2019: Thursday, 10th January 2019; Wednesday, 12th June 2019; Wednesday, 11th September 2019; and Tuesday, 12th November 2019.