The committee reviewed and noted reports on the 2025/26 Draft Budget Proposals, the Tenancy Agreement Review, the Supported Housing Strategy and the Housing Revenue Account Business Plan 2025 Update.

Draft 2025/26 Budget Proposals

The committee considered a report on the Draft 2025/26 Budget Proposals for Dacorum Council.

The draft budget proposed a number of changes to fees and charges, including a £154k increase to garden waste fees and a £371k increase to garage rental fees. The proposed changes to fees and charges relate to the council's Commercial Strategy, which was adopted in September 2022. This strategy aims to

deliver a change in culture and approach to a more agile and commercially aware operating model that will leverage maximum value from the Council’s assets and resources.

The draft budget also included a number of income generating services that were impacted positively by the withdrawal of post-Covid recovery support. These included

• Commercial Rents - £240k
• Garage Rents - £125k
• Commercial Waste - £25k

The report states that the draft budget for 2025/26 has a balanced position but remains subject to a number of budgetary assumptions, on which work continues.

Housing Revenue Account

The committee then considered the draft Housing Revenue Account (HRA) budget for 2025/26.

The draft budget includes the following key assumptions:

• Annual rent increase of 2.7% (CPI +1%) on all properties
• An increase in repairs and maintenance budgets of 1.2%
• An increase in the pay award of 3.5%
• Use of internal borrowing from the Council’s own cash balances to finance capital expenditure once other financing resources have been applied.

The report states that balancing the HRA budget in the future will be increasingly challenging because the capped rental income increase is behind current projected annual pay award and service inflationary projections.

Capital Programme

The committee considered the draft capital programme, which included a number of new additions, including:

• Investment in Adventure Playgrounds - £2m
• Investment in Hemel Leisure Centre - £440k
• Increase in budget for temporary accommodation - £277k
• Investment in the Old Town Hall - £500k
• Investment in the Planning system - £200k
• Investment in green waste collection service growth - £190k
• Increases in the Commercial Property and Estates works budget - £767k
• Investment in cemeteries - £205k
• Investment in car parks - £90k

Reserves

The draft budget also proposed a net contribution to reserves of £0.415m for 2025/26. These funds will be used to finance a number of projects, including:

• £50k for a Commercial development support officer
• £60k for the cost of a payroll apprentice for two years
• £50k to support a Community Events programme
• £124k to support Place resources
• £228k to support one off costs associated with structural changes to the Digital Service
• £500k transfer to reserves to support investment in General Fund housing activity, including the Council’s Temporary Accommodation service.

Tenancy Agreement Review

The committee considered a report on the proposed review of Dacorum Borough Council’s Secure Tenancy Agreement.

The report explains that a review of the tenancy agreement is necessary because the last review took place in 2012 and, as a result,

some elements are now outdated and in need of revision.

The report proposes a number of changes to the agreement, including:

• Adding a clause allowing interruption of quiet enjoyment in case a court grants an injunction against the tenant.
• Adding a space to reference a specific housing standard to define what fit for human habitation means.
• Adding a timeframe for completion of urgent repairs.
• Introducing a new clause requiring tenants to allow access for periodic tenancy review visits and to notify the council of any changes in their circumstances between visits.
• Adding a space to define penalties or consequences for repeated violations of health and safety obligations, particularly regarding tampering with fire doors or leaving security doors open.
• Adding a provision regarding the handling of personal belongings if the property is abandoned.
• Restricting introductory tenants from taking in lodgers or subletting, while secure tenants can do so with written permission.
• Expanding rules for using communal areas, to include rules on smoking, littering, rubbish disposal, and storing belongings in common areas.
• Clarifying the definition of domestic abuse.
• Expanding the definition of criminal acts, to specify that the property cannot be used for illegal activities, such as storing stolen goods or producing illegal drugs.
• Adding a provision that licensed firearms must be stored in accordance with Home Office guidelines.
• Expanding to include rules for installing surveillance equipment and advertising goods or services from the property.
• Expanding the rules on parking and vehicle maintenance, to include rules for hard-standing installation, storing trailers, and restrictions on vehicle repairs and parking.
• Adding a timeframe within which the landlord must respond to tenant requests for personal information under GDPR.
• Adding a new clause specifying the formal nature of complaints and including the option of escalating the complaint to the Housing Ombudsman if the tenant is dissatisfied with the council’s response.
• Adding guidance that legal advice should be sought if only one tenant wishes to end a joint tenancy, and clarifying the landlord’s decision-making process for the remaining tenant.
• Adding a process for handling lost or damaged keys before the tenancy ends.
• Adding specific requirements for tenants to arrange final meter readings and ensure gas pipes are capped by an approved contractor.

The proposed changes to the agreement aim to achieve the following:

• Provide legal clarity
• Give tenants clear expectations
• Establish clearer expectations for tenants
• Emphasise the tenant’s responsibility for insuring their personal belongings
• Simplify and improve readability
• Ensure the council can monitor compliance with the tenancy agreement and stay updated on the tenant’s circumstances
• Clarify the process for handling personal property when a tenant abandons the property
• Improve clarity of payment requirements
• Improve accessibility to important information
• Strengthen restrictions for introductory tenants
• Encourage tenants to cooperate with repair processes
• Ensure tenant compliance for safety checks
• Clarify the approval process and standards for improvements and alterations
• Improve clarity around rules for installing aerials and satellite dishes
• Clarify tenant responsibility for covering repair costs
• Provide more detailed restrictions on illegal activities at the property
• Provide clearer guidance on the differences between introductory and secure tenants regarding lodgers and subletting
• Clarify the right of secure tenants to exchange their tenancy, subject to specific conditions
• Clarify the rules around security of tenure and the legal processes involved
• Clarify the rules for tenancy succession upon the tenant's death
• Provide clearer guidance on the need for permission and the rules around keeping pets
• Provide guidance on pest management
• Add clarity and conditions for running a business or installing surveillance equipment
• Add more detailed guidelines for parking and vehicle management on council properties
• Ensure tenants know how long it will take to receive their personal data
• Provide tenants with clearer guidance on how to submit a formal complaint
• Provide tenants with a clearer understanding of when emergency access might be required
• Provide clearer guidance on the circumstances in which tenants will be responsible for costs incurred by the landlord due to tenant negligence
• Ensure tenants know what to do in the event of lost or damaged keys before vacating
• Ensure tenants are aware of the potential for viewings before they vacate the property
• Provide clearer guidance on the steps tenants must take before leaving, including final safety measures and cleaning
• Provide additional legal clarity for joint tenants when one tenant wishes to terminate the tenancy

The report also notes that the proposed changes will be subject to a formal consultation with tenants, as required under Section 105 of the Housing Act 1985.

Supported Housing Strategy

The committee considered a report on the proposed Supported Housing Strategy for Dacorum Council.

The report explained that the strategy is needed to ensure that the Council can provide suitable housing and services for older people in the borough, whose number is projected to increase significantly in coming years.

The strategy contains four commitments:

1. We will tailor our service to ensure it meets the individual needs of our tenants.
2. We will provide accommodation that meets the needs of our supported housing tenants both now and in the future.
3. We will review the suitability of our supported housing stock.
4. We will enhance our partnership working to deliver the best services possible.

The report highlights some of the challenges the council faces in providing suitable supported housing, including the fact that

the majority of our properties were built before the 1980’s.

The report also highlights the council's commitment to providing flexi-care housing, but notes that

projections show that this isn’t enough to meet the needs of the borough’s older people.

A draft action plan was included in the report, to be reviewed at regular points to ensure that it reflects workstreams required to deliver the strategy.

Also included was the draft Dacorum Supported Housing Standard, which outlines the design features and levels of service the council aims to provide at its supported housing schemes.

The committee was asked to:

• Provide feedback on the strategy, proposed standard and commitments.
• Recommend that the strategy be progressed to Cabinet for approval.

Housing Revenue Account Business Plan 2025 Update

The committee considered a report on the proposed Housing Revenue Account (HRA) Business Plan 2025 Update for Dacorum Borough Council.

The report explained that the update was necessary to reflect the latest priorities and financial position of the Housing and Property Services directorate. It identifies a number of priorities, including:

• To become an excellent social landlord, delivering services that meet the needs of our residents.
• Demonstrate dedication to tackling the climate emergency in Dacorum. Reducing energy consumption of our existing housing stock and take steps to ensure that all new homes meet excellent thermal efficiency standards.
• Champion the provision of safe, warm and dry homes across the borough.
• Champion a culture of collaboration, both internally and with external stakeholders to deliver services and positive outcomes
• Seek to meet the diverse housing needs of everyone living in Dacorum.

The report identifies a number of challenges faced by the service, including:

• The cost of living
• Impacts of National Housing Policies
• Fire Risk on Council Tower Blocks and Other High-Risk Buildings
• Interest Rate Risk
• Inflation Rate Risk
• Repairs and Maintenance
• Responding to Climate Change
• Delivering a higher quality housing service

The report concludes that the HRA can remain balanced over the period projected, and notes that the plan will be formally reviewed annually.

The committee was asked to note the contents of the report and the proposed update of the HRA Business Plan.