The Housing Select Committee met on Thursday, 5 March 2026, to discuss updates from housing providers, major works and stock condition, and the John Smythe Court development. Key decisions included noting reports from Hyde and L&Q, inviting L&Q to return to a future meeting due to dissatisfaction with their responses, and expressing concern over delays at John Smythe Court.

Update from Housing Providers

The committee received updates from Hyde Housing and L&Q regarding their repairs services. Hyde reported on its in-house repairs service, noting that while routine repair completion times appeared longer, this was due to ensuring all cases were fully resolved. They also detailed their approach to Awaab's Law, energy efficiency targets, and property disposals. Concerns were raised by members regarding emergency repairs, service charges, and the application of Ground 8 of the Housing Act 1988.

L&Q presented information on their extensive repairs operations in Lewisham, highlighting their reactive repair completion rates, customer satisfaction levels, and dedicated complaints function. However, members expressed significant disappointment with L&Q's responses, noting that many questions remained unanswered. Concerns were raised about long-running damp and mould cases, low satisfaction with grounds maintenance and cleaning, high disrepair expenditure, and substantial service charge increases. The committee resolved to note the reports, invite L&Q to a future meeting, and for the Chair to write to the Chief Executive of L&Q expressing dissatisfaction with the provided responses.

Major Works and Stock Condition

An update was provided on the council's capital programme for housing stock investment. The stock condition survey, which covered most tenanted homes and structural elements of flats, revealed a high level of non-decency. Officers reported significant progress in reducing Category 1 hazards, with priority given to the most serious cases, particularly those affecting vulnerable households. The committee heard that the Stock Investment and Asset Management (SIAM) service is being expanded to manage a larger major works programme, with a focus on higher-risk buildings and complex schemes.

Members requested clearer reporting that distinguishes between estate blocks and street properties to better visualise investment in the latter. The use of AICO sensors for monitoring humidity and temperature in homes with recurring damp and mould issues was explained. Significant concerns were raised about the delays and leaseholder costs associated with the Duncan Hill development. Officers acknowledged the issues, stating that a new Section 20 consultation would follow cost reviews and that greater rigour was being applied to cost validation and leaseholder engagement. The committee noted errors in the report's dates and received clarification on performance targets for reducing non-decency. Members also sought greater visibility of the long-term investment strategy beyond the five-year programme.

John Smythe Court Update Part 1

An update was given on the John Smythe Court development, a 39-unit over-55s scheme, which is approximately 90% complete but has experienced delays, pushing the projected completion date to April 2026. The delays were attributed to labour and supply issues, as well as utility diversion works. Members expressed concern about the impact of these delays on households originally matched to the scheme. Officers clarified that while most households had been allowed to retain their allocation and continue bidding for other properties, four households with homelessness duties were being rehoused elsewhere.

The committee questioned why homes had been allocated before the scheme was ready, given the potential for applicant disappointment. Officers explained that early allocation is standard practice to avoid void periods and rent loss, but acknowledged this case was exceptional due to the prolonged delays. The design of the scheme for older residents and its integration into the wider community were discussed. Members also inquired about contractual measures for recovering losses arising from delays, with officers confirming the contract allowed for withholding retention monies, seeking damages, and pursuing performance bonds, though further discussion on these matters would occur in a confidential session. The committee resolved to note the report, express concern about the project's progression, and support officers in bringing the scheme to a successful conclusion.

Select Committee Work Programme

The committee discussed potential topics for the incoming committee's work programme. Suggestions included:

• Arrears collection and possession proceedings: To investigate potential systemic issues in how arrears are calculated and managed.
• Renters' Rights Act: A briefing on the implications of the new legislation.
• Home ownership service and leaseholder experience: A focus on the home ownership service and leaseholders' interactions with council services.
• Leaseholder consultation and Section 20 processes: Further scrutiny of communication and consultation with leaseholders regarding major works.
• Communication and engagement with tenants and leaseholders: A broader review of how housing services communicate with residents.
• Engagement with Tenants' and Residents' Associations: A more structured approach to engagement with these groups.
• Capital investment programme and contract management: Scrutiny of the housing capital investment programme and value for money from contractors.
• Awaab's Law: Continued monitoring of compliance and implementation.

The committee resolved to refer these suggestions to the incoming committee and to explore arranging a briefing on the Renters' Rights Act as soon as practicable.

The meeting concluded with the committee resolving to exclude the press and public to discuss confidential information related to the John Smythe Court update.