The Place Overview and Scrutiny Subcommittee met to discuss the progress of the new housing allocations scheme, the ongoing challenges with emergency temporary accommodation, and an overview of void properties. Key decisions included noting the significant demand surge following the implementation of the new housing allocations scheme and the introduction of a Working Household Contribution to address potential disadvantages for working families. The committee also reviewed the substantial pressures on temporary accommodation resources, largely driven by increased homelessness and the collapse of the private rented sector.

New Housing Allocations Scheme Progress Report

The committee received an update on the new housing allocations scheme, which went live on 24 September 2025. Kwabena Obiri, Housing Choice and Applications Manager, explained that the implementation had been significantly delayed due to issues with the contracted provider, Capita, and later MRI Software. These delays pushed the go-live date from November 2024 to September 2025 and necessitated a full reapplication process for all existing applicants.

Following the scheme's launch, there was an unprecedented surge in applications, with over double the usual monthly volume received in the first partial month and a 326% increase in the first full month compared to the old scheme. As of 24 February 2026, 3,464 applications had been received, with 1,682 assessed. To manage the demand surge, additional assessment capacity was brought in, and high-priority applications (70 points and above) were assessed and are now actively bidding for properties.

A new Working Household Contribution has been introduced to address concerns that some working households might be disadvantaged by the new points-based system, particularly those whose waiting times were overtaken by applicants with homelessness-related priority. This adjustment provides an additional points uplift for eligible working households. The scheme is now live, high-priority assessments are complete, and the working household contribution has been implemented. The committee was informed that the service is still working through low and standard priority applications and that weekly monitoring will continue until the position is stable. It is anticipated that the backlog will be cleared by the end of May 2026.

Emergency Temporary Accommodation in Havering and the Lack of Supply

Darren Alexander, Assistant Director of Housing Demand, presented a report detailing the significant structural pressures on the council's temporary accommodation (TA) system. These pressures are driven by a 100% surge in homelessness demand since 2020, the collapse of the private rented sector, and escalating costs for hotels and nightly-charged accommodation. TA costs now represent the largest growing risk to the Housing General Fund, with forecast overspends exceeding £1.18 million for 2025/26.

The council is experiencing a significant decline in Private Sector Lease (PSL) properties, having lost over 400 units since 2019/20, particularly family homes. Handbacks of these properties are outpacing new TA acquisitions, increasing reliance on higher-cost emergency provision. Homelessness approaches remain consistently high, with family and friends' exclusion being the primary reason, followed by private rented sector evictions and domestic abuse.

To address the supply shock, the council is pursuing several initiatives, including securing 1,056 units through private equity finance, office-to-residential conversions, pension fund investments, and new development opportunities. Key projects include the Family Welcome Centre (74 units, due May 2026), modular units (18 units, due April 2026), and the Property Purchasing Scheme with Chalkhill (130 units, due October 2027). The report projects that with the full delivery of these pipeline schemes, supply could exceed demand by 2028/29, allowing for a potential exit from nightly paid accommodation.

Voids Overview

Ian Saxby, Assistant Director of Housing Property & Assets, presented an overview of the council's voids performance. As of February 2026, 620 properties and 354 garages had been processed as voids in the 2025/26 financial year. Voids are categorised as V1 (minor works, up to 11 days), V2 (major works, up to 19 days), and V3 (long-term voids, over 70 days).

The report highlighted strong performance in General Needs and TMO voids, with an average key-to-key time of 53.85 days, outperforming the London top quartile benchmark. Sheltered voids showed a year-to-date performance of 13.83 days for repairs, but a significant gap of approximately 38 days between repair completion and final letting, attributed to sheltered scheme managers handling lettings. Hostel voids predominantly fall into the V1 category, indicating minor works are typically required. Buyback properties, often requiring more extensive works to meet Havering's lettable standard, showed a higher proportion of V3 voids with longer turnaround times.

The report also addressed compliance with Awaab's Law, stating that all void works are compliant and meet lettable standards. While no London peers have yet published performance data on Awaab's Law, Havering's internal data shows high on-time completion rates for damp and mould repairs. The committee discussed potential improvements to reduce void times, including earlier OT involvement, streamlining the process for adapted properties, and enhancing the efficiency of the buyback process. The council is aiming to be the best performing council in London for void management.