The Homes and Communities Scrutiny Committee met to discuss the draft HRA Asset Management Strategy and the government's National Plan to End Homelessness. Key decisions included a commitment to invest in capital works to improve housing stock and a focus on preventative measures to address homelessness.

Draft HRA Asset Management Strategy

The committee reviewed the draft HRA Asset Management Strategy, which outlines plans for investment in council housing stock. Councillor Graham raised concerns about the need for consistent maintenance and keeping up with repairs, stating, we need to keep up with the maintenance. We need to keep on top of it, because that's about my block and other blocks we deal with. Councillor Wolfe, the Executive Member, highlighted the significant investment planned to achieve 100% decent homes by December 2028, addressing a previous catch-22 situation where government constraints on raising funds for investment led to increased repair costs.

Concerns were raised about the capacity of the Building Safety Regulator (BSR) to handle the workload, and the unsuitability of current lift programmes for residents. Councillor Elkachinko-Arno specifically mentioned lifts in Peregrine House, stating, Those lifts are, yeah. I think they connect to us, they monitor themselves, and they will tell us when carts are wearing out. The strategy aims to move towards proactive lift maintenance through embedded technology.

The committee also discussed the lifespan and quality of bathrooms, with concerns that the 30-year lifespan for bathrooms might be optimistic and that issues with sealing and materials in new builds could lead to future costs. Councillor Sullivan questioned the lessons learned from the Decent Homes Programme regarding kitchens and bathrooms, noting that contractors cut a lot of corners then, and that's why we're having the problems about that. The need to ensure non-flammable materials are used in insulation upgrades was also emphasised.

Discussions also touched upon the energy performance certificate (EPC) standards, with a focus on bringing properties up to at least EPC Standard C. The committee explored contractual obligations with PFI1 partners regarding the upgrade of properties to current regulatory standards before they are handed back.

The committee was informed about ongoing work to improve communal heating and lift systems, including piloting new communication strategies. There was also a discussion about the need for greater surveyor oversight on new builds to prevent issues like water damage. The importance of holistic thinking when undertaking works, particularly for vulnerable residents, was stressed, with a mention that approximately 10% of new homes are being built to be wheelchair accessible.

National Plan to End Homelessness

The committee discussed the government's National Plan to End Homelessness¹, with a focus on its effectiveness and areas where it could be strengthened. Councillor Wolfe highlighted the challenge of preventing homelessness locally when the private rental sector in Islington is unaffordable, stating, the private rental market is out of kilter. The committee acknowledged the two-tier homelessness service in Islington and the difficulties councils face in housing residents within their own boroughs due to the scale of the problem, particularly in London.

Councillor McMurdy suggested exploring options for temporarily using empty new builds within the borough to house residents before they are sold. The committee also considered resurrecting schemes that involve issuing licences to housing organisations like Phoenix and Islington Community Housing to improve the quality of temporary accommodation.

The scrutiny review's findings were presented, emphasising a shift towards prevention, shared accountability across public services, and a focus on long-term housing solutions. The recommendations aim to address systemic issues that lead to homelessness, such as late intervention, early withdrawal of support, and the burden placed on individuals with complex needs. The committee noted that while Islington is committed to prevention and partnership working, there are areas where it could go further, particularly in earlier prevention and improving system design across welfare, health, and justice.

A significant point of discussion was the issue of rent increases and their potential impact on evictions and homelessness, especially during the current cost of living crisis. Councillor Gugger expressed concern that rent increases could lead to people being unable to pay and subsequently becoming homeless. The committee explored the possibility of increasing support for residents with rent arrears and utilising the IMAC support service.

The effectiveness of Universal Credit payments was also debated, with a suggestion to implement direct payments to landlords at an earlier stage to prevent tenants from falling into arrears. Councillor McMurdy noted that direct payments become mandatory grounds for possession if a tenant is more than nine weeks in arrears. The committee agreed to further discuss these recommendations in a future session.

The committee also briefly touched upon the Right to Buy scheme, noting a reduction in applications since recent government changes.

Housing Operations Service Performance

The committee received a quarterly update on Housing Operations Service Performance for Quarter 3 of 2025/26. While overall performance was noted as not being as bad as it could be, and antisocial behaviour was reported as decreasing, there was an acknowledgement that communication with residents needs improvement.