The Homes and Communities Scrutiny Committee of Islington Council initiated a significant review into Housing in crisis: the cost of reactive spend and the case for preventative investment, aiming to identify where earlier interventions could improve resident outcomes and public finances. The committee also received updates on the Housing Improvement Programme, which is addressing a C3 regulatory judgement from the Regulator of Social Housing, and reviewed the council's You Said, We Did framework for strengthening resident-led service improvements.

Housing in Crisis: The Cost of Reactive Spend and the Case for Preventative Investment

The committee began by discussing the Scrutiny Initiation Document (SID) for a new review titled Housing in crisis: the cost of reactive spend and the case for preventative investment. This review will examine how Islington Council can reduce the human and financial costs associated with housing crises by shifting focus and investment towards preventative measures. The central question is where the council is currently spending reactively due to housing problems reaching crisis point, and where earlier intervention could improve resident outcomes, reduce pressure on services, and make better use of public money.

Councillor Hannah McHugh, Chair of the Homes & Communities Scrutiny Committee, introduced the review, highlighting that the council sometimes spends money too late, such as when a repair becomes an emergency or when a home remains empty for too long. She emphasised that crises are not only worse for residents but also more expensive for the council. The review will focus on four key areas: homelessness and temporary accommodation, voids and empty homes, repairs, damp and mould, adaptations, stock condition and planned works, and rightsizing.

Stephen Biggs, Corporate Director of Community Wealth Building and Housing, welcomed the review's scope, stating it was exactly the right thing to do and exactly the right focus. Councillor Jackson Caines, Executive Member for Homes and Neighbourhoods, also fully welcomed the topic, noting that it ties together many early observations and addresses issues that have often been looked at in silos. Ian Swift, Director of Housing Operations, highlighted that Islington had saved almost £29 million over the last two years through its homelessness prevention work, demonstrating the potential of preventative measures.

During the discussion, Councillor Michael O'Sullivan raised concerns about government promises to end homelessness and the resources allocated to local authorities. He was informed that funding would be distributed sub-regionally, with Islington receiving a sizable amount to be spent by March 31st. Councillor Claire Zammit suggested that the review could benefit from a section detailing how the four workstreams intersect and proposed considering pilot projects to test new ideas. Councillor Hayden Banks raised the issue of contractor performance and procurement within the scope of the review, which was agreed to be incorporated.

Housing Improvement Programme Update

The committee received an update on the Housing Improvement Programme, which aims to address the C3 regulatory judgement from the Regulator of Social Housing (RSH). Ian Swift, Director of Housing Operations, presented the report, acknowledging that the judgement was greatly disappointing for the council, but it's more disappointing for tenants that are living in our accommodation. He stressed that the improvement plan must ensure the council is never in this position again.

The RSH had identified six areas of non-compliance:

• Outdated stock condition surveys and a lack of formal Housing Health and Safety Rating System (HHSRS) assessments, leading to uncertainty about whether homes meet the Decent Homes Standard.
• Limited assurance over the accuracy of health and safety compliance data, particularly concerning lifts, asbestos, and fire safety.
• Over 1,000 overdue lift remedial actions, with up to 500 overdue for more than a year.
• Gaps in the information held about tenants' diverse needs, despite a tenancy audit programme being underway.
• Failure to fully meet Tenant Satisfaction Measure (TSM) requirements due to system issues affecting complaints information.
• A need to improve assurance that the complaints process is accessible to tenants in properties managed by Tenant Management Organisations (TMOs).

The council has made progress in addressing these findings. For instance, the stock condition survey programme has been accelerated, aiming for completion by May 2027. Actions from internal audits on health and safety compliance are being progressed, and a third-party expert review of fire safety is planned. A dedicated programme is being established to tackle overdue lift remedial actions, with a target completion date of December 2026. Tenancy audits are ongoing, with over 15% completed, and improvements are being made to complaints handling processes, including a review of accessibility for TMO residents.

Councillor Jackson Caines emphasised that while the majority of lifts are working, the impact of even one non-functioning lift on residents is significant. He assured the committee that lifts are a high priority. The committee also discussed communication with residents regarding lift repairs, with residents like Elizabeth Emmanuel sharing personal experiences of long waits and lack of information.

The council is investing £2.426 billion over 30 years in its Housing Revenue Account (HRA) business plan, with £485 million allocated for the next five years. This includes significant investment in building and fire safety, achieving the Decent Homes Standard for all homes, tackling damp and mould, and improving energy efficiency. A £58 million buyback programme aims to bring more homes back into council ownership.

You Said, We Did – Strengthening Resident-Led Housing Service Improvements

This report detailed how Islington Council is enhancing resident-led housing service improvements through its You Said, We Did framework. Councillor Hannah McHugh highlighted that residents should not just receive housing services but help shape them. The report showcased how resident feedback, tenancy audits, and engagement sessions have led to practical changes, such as the housing management restructure launched in November 2025, which introduced named housing officers, increased estate visibility, and more accessible engagement sessions.

Cassandra Flavius, a resident observer, praised the council's willingness to listen and grow, noting the report's honesty about limitations and its alignment with regulatory findings. She particularly appreciated the focus on future development and youth engagement. Councillor Michael O'Sullivan raised a point about TMOs, noting their distinct governance structure and the need for their inclusion in discussions. Ian Swift confirmed that TMOs would be consulted on the report and that they are treated as integral to the council's resident engagement efforts.

The report outlined resident engagement targets for 2026/27, including engaging 10% of tenants annually, delivering activity in every ward, and ensuring at least 75% of formal engagement results in published action plans. The council is also working towards Tpas accreditation, an independent benchmark for resident engagement.

Report on Rent Arrears 2025-26

The committee reviewed the year-end report on rent arrears for 2025/26. Ian Swift, Director of Housing Operations, explained that rent arrears are a real story, people's story, our resident, and that the council approaches this not just from a financial perspective but also through wider support and preventative work. Stephen Biggs, Corporate Director of Community Wealth Building and Housing, highlighted the strong partnership between housing and community wealth building teams, particularly in providing advice to residents in temporary accommodation, which has had a material impact on their financial position and generated income for the council.

Cassandra Flavius shared a personal positive experience of receiving support from the council when she was a young single mother, noting that the support sounds like it has increased. She asked about the destination of tenants evicted due to arrears, and was informed that evictions are a last resort, with the council working with teams like the Income Maximisation Team (IMAX) to explore all options, including suspended possession orders. Councillor O'Sullivan inquired about the role of Universal Credit in rent arrears, with officers noting that while improvements have been made, the system still presents challenges, particularly for households frequently moving between Universal Credit and employment.

Islington's Approach to Tenancy Fraud

The committee received a report on Islington's approach to tenancy fraud, presented by Sinem Yanik, Assistant Director of Housing Management. She highlighted that tenancy fraud is a significant issue, with an estimated 1,300 Islington properties potentially affected. The Housing Investigations Team (HIT) recovered 90 properties in 2025-2026, preventing an estimated £5.9 million in fraud loss. The report emphasised that tackling tenancy fraud is crucial for allocating scarce social housing to those in genuine need, with 17,000 households on the waiting list and 1,800 in temporary accommodation.

Councillor O'Sullivan congratulated the team on their work and inquired about follow-up visits during occupancy audits and how housing associations could be further encouraged to tackle fraud. Sinem Yanik confirmed that the team conducts thorough investigations and works with housing associations, even providing training to them. She also noted that the team is viewed as national leaders in tenancy fraud detection and has provided training to other councils and government departments.

Work Programme 2026/27

The committee noted the draft work programme for 2026/27, which includes several key scrutiny reviews and regular performance updates. Notable items include witness evidence sessions for the main scrutiny review on housing in crisis, annual reports from the Metropolitan Police and community partnerships, and updates on specific issues like Awaab's Law and new build homes. The programme also includes regular quarterly reviews of housing performance.

The meeting concluded with the Chair, Councillor Hannah McHugh, thanking everyone involved and noting two items of any other business: Streetsfest, which was taking place the following day, and a personal congratulations to Cassandra Flavius on her upcoming marriage. The next meeting was scheduled for 17 November 2026.