The Housing Select Committee meeting on 05 March 2026 addressed significant issues concerning housing providers' repairs services, major works programmes, and the development of new housing. Key decisions included noting reports from Hyde Housing and L&Q, with a specific recommendation for L&Q to provide further information and for the Chair of the Housing Committee to write to L&Q's CEO expressing dissatisfaction with their preparedness. The committee also noted a report on major works and stock condition, and discussed the ongoing challenges and delays at the John Smythe Court development.

Update from Housing Providers

The committee received updates from two major housing providers, Hyde Housing and L&Q, regarding their repairs services.

Hyde Housing presented data on their performance in Lewisham, noting 3,534 properties and 7,246 tenants. They reported completing 99.4% of emergency repairs and 79.2% of routine repairs within target times. Hyde highlighted their commitment to Awaab's Law, stating that customer safety and comfort are their highest priorities. They also provided information on their energy efficiency ratings, with 62.9% of properties rated Band C or above. Challenges identified included damp and mould, which they are actively addressing by interrogating data to find root causes. Hyde also outlined their policy on the disposal of social rented properties, stating that proceeds are reinvested into new energy-efficient homes and existing stock improvements. They confirmed the disposal of 31 properties since January 2025, with 80% sold to first-time buyers. Hyde's policy on service charges remains unchanged, with provisions collections introduced across all homes to spread the cost of major works.

L&Q provided an overview of their repairs service, managing 8,411 properties and 16,039 tenants in Lewisham. They reported completing 75% of day-to-day repairs and 96.7% of emergency repairs within Service Level Agreements (SLAs) across London and the South East. Customer satisfaction for routine repairs was reported at 82.1%, with 91.6% of residents satisfied that appointments were kept. L&Q received 406 complaints regarding their repair service in Lewisham, with 403 resolved within target. The average cost per disrepair case was £18,000. L&Q also detailed their Healthy Homes Programme for damp and mould, which includes assessments and cleaning. Challenges faced by L&Q include staff retention due to market competition and a shortage of skilled labour, as well as sub-contractor capacity issues, particularly for roofing. The average time for re-letting a void property in Lewisham was noted as 236.2 days.

Following the presentations, the committee expressed significant dissatisfaction with L&Q's preparedness, noting that many questions remained unanswered. A recommendation was made for the Chair of the Housing Committee to write to the CEO of L&Q to express this dissatisfaction.

Major Works and Stock Condition

The committee received an update on the council's capital investment in its housing stock. The Stock Investment and Asset Management (SIAM) service is responsible for planning and delivering major works to ensure homes are decent, safe, and compliant with regulations. A recent stock condition survey identified that 26% of tenanted homes were non-decent, with a significant number of Housing Health and Safety Rating System (HHSRS) hazards. The council has made progress in reducing these hazards, with the aim of achieving 100% decency as soon as possible.

The report outlined a five-year capital programme forecast of £329 million, with significant investment planned for decency, higher-risk buildings, energy efficiency, and compliance. The council is increasing the size of its SIAM team to meet current and future challenges, with a focus on asset management and commercial expertise. The report also detailed various projects in progress or design, including kitchen and bathroom replacements, lift programmes, and block refurbishments.

A particular focus was placed on the challenges faced by leaseholders regarding Section 20 contributions for major works. The committee heard concerns about the potential for astronomical bills and the impact on leaseholders' mental health. The council is exploring options to extend payment periods for leaseholders and improve engagement.

John Smythe Court Update

An update was provided on the John Smythe Court development, part of the Building for Lewisham programme. The project, which comprises 39 one-bedroom homes, including four wheelchair-accessible units, has experienced significant delays. The original completion date was May 2023, but it is now projected for April 2026. These delays have been attributed to factors such as labour and supply shortages due to COVID-19 and Brexit, as well as issues with Virgin Media cable diversions.

Of the 39 homes, 35 were allocated in March 2024. However, due to the prolonged delays, the offers made to these households have been maintained, with the council committed to honouring them upon completion. The four homeless households matched to the development have been rehoused elsewhere due to the extended waiting period. The committee raised concerns about the contractor's ability to complete works to the required standards and the contractual mitigations in place to address delays and potential losses.

Select Committee Work Programme

The committee discussed and agreed on suggestions for the incoming committee's work programme. Key suggestions included:

• Investigating arrears collection and possession proceedings, particularly concerning systemic issues in calculating arrears when threatened possession proceedings are involved.
• A briefing on the Renters' Rights Act, to be held before its implementation on 1 May 2026.
• A deeper focus on the Home Ownership service, examining leaseholder experiences in the borough, particularly concerning Section 20 agreements and communication.
• Exploring a more formal arrangement for the Housing Select Committee to meet with tenants' associations annually, potentially involving external witnesses to enhance scrutiny.
• An examination of the capital investment programme, focusing on contract management and ensuring value for money with major works contractors.

The committee also agreed to note the completed work programmes for 2022-26 and to recommend that L&Q be asked to return to provide further information, with the Chair of the Housing Committee to write to L&Q's CEO expressing the committee's dissatisfaction with their preparedness.