Pre HACC Forum Meeting Notes 2025
Pre-Housing & Communities Forum
Open to all tenants and TRA representatives
Note of Meeting - Monday 17th November 2025 at
16 Church Street Council Offices, Dumbarton and on zoom
Attendees
Cllr Gurpreet Johal (Housing Convener) - chaired meeting
John Kerr (Housing Development & Homelessness Manager)
Frances McGonagle (Littleholm TRA + WDTRO),
June Todd (WDTRO)
Janette Donlin (Dalmuir MSF TRA + WDTRO)
Jane Mack (Snr Housing Development Officer-Tenant Participation)
Stefan Kristmanns (Housing Development Co-ordinator)
Mikayla Deeley (Snr Housing Development Officer)
Apologies
Harry McCormack (Tullichewan TRA + WDTRO), Elaine Neeson (Westbridgend TRA+ WDTRO), Mary Paton (Willox Park TRA + WDTRO), Ryan Chalmers (Section Head Revenues and Benefits), Jamie Dockery (Snr Housing Development Officer) and Claire McKay (Housing Development Co-ordinator)
Councillor Johal welcomed everyone to the meeting. The reports from the Police and Fire Service were noted. Concern raised about the increase in the number of Police incidents and Gurpreet noted that the explanations in the report include that more historical incidents are being reported so this increases the percentages. Gurpreet confirmed that questions would also be raised at the committee meeting about the level of disturbance caused by fireworks.
Frances commented that the format of the Police and Fire service reports were much easier to understand and more inviting to read and would be better if all committee papers were like that. There is a template that committee papers need to be written in but that doesn’t apply to non WDC organisations but John agreed to raise the issue with Committee admin to see if council committee reports could be made more like the police reports.
Item 8 - Housing Services Delivery Plan 2025/26 Mid Year Progress Report
John gave a summary of the report which gives an update on the Housing delivery action plan. One overdue action is the CCTV upgrade which is nearly completed. One action was cancelled which was to consider a rental strategy. This action was in response to the first draft of the Housing Bill which included rent strategies but now not a requirement to do one so action been cancelled.
John also advised that the figures quoted for Homelessness reassessed within a year won’t be the final figures as still 6 months to go.
Item 9 - Housing Emergency Action Plan
Been additional money announced by the Scottish Government to help Local authorities tackle the Housing Emergency but don’t know yet how much WDC will get. Focus will be on getting families out of temporary accommodation and help with deposits and rent up front for private lets. Council is hoping for more funding for additional housing in 2026-2030 and should hear in February/ March 2026.
John also advised that a second housing summit was being arranged for February 2026 and invites will be out soon.
Key points from discussion
Question was asked about the incentives provided to encourage people to move to smaller homes and John confirmed that Housing Officers can do discretionary spending to help tenants. Is being reviewed and have looked at other landlords eg Glasgow have a regional wide scheme so are looking to see if local Housing Associations are interested. Are also looking to promote the scheme and make it more visible and tenants present confirmed that they hadn’t heard of it.
In last Allocation Policy review more points were given if some-one was moving to a smaller house to help prioritise them. Are now targeting people on the waiting list and offering incentives to help them move.
Page 77, action 029 was highlighted as action says 100% complete but the wording of the action is for all housing to meet the SHQS and not all housing does. John advised that there were milestones within the action that will have been completed but agreed that the comment should have reflected that the Capital programme is about working towards 100% compliance with the SHQS.
Gurpreet confirmed too that the Council was ahead of other Council’s in our response to addressing the Housing emergency.
Item 10 - More Homes West Dunbartonshire - Strategic Housing Investment Plan (SHIP) 2025/26 - 2029/30
The Strategic Housing Investment Plan (SHIP) sets out the investment plans for the Council and local Housing Associations. Guidance provided from the Scottish Government has changed and now asks for more detail about how developments contribute to addressing local and national priorities such as homelessness, child poverty and the housing emergency.
John advised that been more activity from Housing Associations partners. They tend to be more risk adverse but finances in better position so have been taking forward development plans which is good to see. Plans are outlined pages 109-111.
Item 11 - More Homes West Dunbartonshire - West Dunbartonshire Affordable Housing Supply Delivery Programme
Mikayla gave a summary of the report and includes update on Buybacks as well as new builds. Been 133 properties completed and this has resulted in 117 children moving out of temporary accommodation. Benefit of giving transfer applicants priority for new builds as follow on voids then can get allocated to homeless applicants.
Item 12 - Scottish Social Housing Charter Annual Benchmarking and Mid-Year Progress Report
Stefan outlined the report which gives an update on the Councils performance against the Charter indicators and now includes benchmarking information which shows how WDC compares to other landlords. Paragraph 4.8 sets out the key performance areas. Also need to produce a Charter report for tenants and that’s been published on the Council’s website and sent out to TRAs. A summary version will also be included in the winter Housing News with a link to the full report.
Another requirement for the Housing Regulator is for the Council to produce an Annual Assurance Statement which sets out any areas of concern and states how assurance on performance can be evidenced. Have been breaches of the Unsuitable Accommodation Order over the past two years where B&B has been used for more than 7 days but no breaches have been reported in the first 6 months of this year (though is still pressure on the service so that might not last).
Tenants flagged concern about the poor complaints handling performance and the impact complaints have. Stefan confirmed that has been some progress this year, but performance is not meeting target and being monitored monthly. 85% of complaints are in relation to repairs.
Item 13 - Former Tenants Rent Arrears Write-Offs
Report requests approval to write-off £135k of former tenant arrears. Any write-off is a last resort and is pursued through a process and even once written off, if the person reappears can still be pursued for the debt.
Focus is on preventing debts building up and Housing Officers and Corporate finance people pursue. Are reviewing if that might better sit just with Housing Officer. Environmental Sensors might also help identify if some-one isn’t living in the property or struggling to heat, and support can be offered early on.
Gurpreet pointed out that 99.5% of rent due was collected so is a small percentage not being collected.
Item 14 - Building Services Procurement (Approval Prior to Award)
Report on procurement and tender processes required for void and temp accommodation cleaning. No one from Building Services available to discuss report but no questions were raised.
Item 15 - Building Services Procurement (Approval Prior to Tender)
Report seeking approval for awarding range of contracts set out on pages 154 and 155. No questions were raised.
Item 16 - Housing Revenue Account (HRA) Revenue Budgetary Control Report to 31 August 2025 (Period 5)
John confirmed this was the same financial report that went to full Council meeting 29/10/25 and HRA revenue balance has improved and forecasting that will be able to replenish reserves to £1.761m which is just above the prudential target.
Tenants were happy to see that reserves were up and Stefan did add a note of caution that was a projected update and that report is up to period 5 so still half a financial year to go.
Question was asked about paragraph 4.7 on page 161 as says report on the garden maintenance going to Council in March but John confirmed that it was still meant to be December and the budget will be agreed in March.
Item 17 - Housing Revenue Account (HRA) Capital Budgetary Control Report to 31 August 2025 (Period 5)
Update report on Capital budget. All projects currently on track to achieve their planned completion over 5 year programmes. For 25/26, 32 projects are off track with an estimated underspend of 39.812M reducing the forecast one-year borrowing to £39.445m.
Key points from discussion
Tenants raised concern about the underspending and the impact it has on tenants. John clarified that have targeted addresses for renewals but know some owners haven’t agreed to the work and at this time of year can predict more accurately what will be spent and adjust borrowing requirement to reduce interest costs.
Currently run renewal programmes based on age and renew by a set lifecycle e.g 15 years kitchens, 20 years bathrooms. Doing a pilot at moment with kitchens to inspect them first to check if do need renewed.
Concern was about what the tenant comeback was if the Council was saying an item didn’t need renewed but the tenant wanted it. Stefan clarified that the Scottish Housing Quality Standard was the baseline as properties need to meet that so if functional could still meet the SHQS. Cost a factor too and need a balance to renew before need to spend too much on repairing as well as keeping the property to a standard that the tenants wants. Pilot is hoped to identify the extent of issues involved.
Gurpreet agreed that was important that the process is clear for tenants and Jane was requested to ask Alan Young to clarify what the process was.
Item 18 - General Fund Housing and Communities Financial Report 2026/26 as at Period 5 (31 August 2025)
Update report and projects a favourable variance of £0.002m.
Was confirmed that the CCTV costs on page 186 were all from the General Fund and HRA funding was separate.
This Forum is open to all tenants and members of Tenant & Residents Associations
The next Pre- HACC Forum will be on Monday 23 February 2026 with the Housing Convenor and officers who have written the committee papers.
The papers are available the week before and electronic copies will be sent to all TRA Secretaries, WDTRO members and via TP Facebook page.
Paper copies will also be made available as are usually a lengthy document to read on a small screen- please contact Tenant Participation if you want a paper copy delivered to you
Pre-Housing & Communities Forum
Open to all tenants and TRA representatives
Meeting held Monday 18 August 2025, 16 Church Street Council Offices, Dumbarton and on Zoom
Attendees
Cllr Gurpreet Johal (Housing Convener) – Chair
John Kerr (Housing Development & Homelessness Manager)
Frances McGonagle (Littleholm TRA + WDTRO)
Harry McCormack (Tullichewan TRA + WDTRO)
Jacqui Peacock (Dalmuir MSF TRA + WDTRO)
Janette Donlin (Dalmuir MSF TRA + WDTRO)
Elaine Neeson (Westbridgend TRA + WDTRO)
Jane Mack (Snr Housing Development Officer – Tenant Participation)
Stefan Kristmanns (Housing Development Co-ordinator)
Claire McKay (Housing Development Co-ordinator)
Apologies
June Todd (WDTRO) and Mary Paton (Willox Park TRA + WDTRO)
Cllr Johal welcomed everyone. Police and Fire reports were noted with no questions raised.
The WDTRO requested discussion of the IRID committee motion on grass cutting, due at HACC and Council. Harry McCormack read a statement expressing concern about the proposal for the HRA to cover £290k over two years and asked what additional benefit tenants would receive. Concerns included rent impact and tenants paying twice for the same service.
Cllr Johal advised the motion followed constituent complaints. Harry queried what the HRA currently pays for and the 2024/25 levels referred to in the motion. John Kerr advised that Greenspace and Housing were preparing this information.
Cllr Johal requested an electronic copy of the WDTRO statement, which Harry provided after the meeting.
Item 8 – Housing Emergency Action Plan
John Kerr reported 33 actions completed. Voids reduced to 150 and nine empty private homes brought back into use. The common application form goes live 1 October 2025.
B&B use has reduced but demand continues to exceed supply.
Discussion
No issues were raised.
Item 9 – More Homes West Dunbartonshire: Affordable Housing Supply
John provided updates on new build developments. Mount Pleasant and Pappert are complete. West Thomson Street is being considered for amenity housing and may be an option for Young Street tenants.
Updates were also given on Dumbuie Avenue, Smollett Road, and ten buybacks.
Discussion
Cllr Johal praised the Clydebank East builds and asked for tenant visits to be arranged. John agreed.
Frances mentioned complaints from Clydebank East residents. John confirmed issues had been raised, including vandalised play equipment, and that a meeting had been held with tenants. Interest has been shown in forming a tenant group.
John advised that a return to the Scottish Government (outcomes assessment) will be completed and shared at a future Liaison meeting.
Item 10 – Scottish Social Housing Charter / Annual Update
The report covers performance against 2024/25 Charter outcomes and the Annual Assurance Statement signed by the Housing Convener.
- Tenant and resident safety – low number of valid EICRs, aiming for full compliance by Dec 2025.
- Homeless services – improvements noted under Items 8 and 11.
- Dennistoun Forge site – ongoing Regulator monitoring; satisfaction improving.
- Service quality – low factored-owner satisfaction; three-yearly survey overdue.
Discussion
No issues were raised.
Item 11 – Home at the Heart: RRTP & Homelessness Update
Claire McKay presented the update. 2024/25 was the final year of the RRTP. Work now moves into the new Homelessness Strategy, with rapid rehousing still central.
78% of homelessness situations were prevented in 2024/25 (up from 67% in 2023/24).
Scottish Government has provided funding for this year only; future funding is uncertain despite demand pressures.
Item 12 – Building Services Procurement Update
Report covered procurement and tendering for external works, specialist plumbing, voids and homeless cleaning, and TV aerial repairs. No Building Services officer was present.
No questions were raised.
Item 13 – Capital Budgetary Control Report (to 30 June 2025)
No Finance officers attended.
Concerns were raised about the usefulness of the “tenant friendly” versions of finance reports. Jane will discuss with WDTRO members.
Item 14 – HRA Budgetary Control Report (to 30 June 2025)
Concerns were raised about the predicted deficit and use of HRA reserves. John advised it is early in the financial year and remedial actions are possible.
Item 15 – General Fund Housing & Communities Financial Report (Period 3)
No Finance officers attended.
Forum open to all tenants and TRA members
The next Pre-HACC Forum will be held on Monday 17 November 2025.
Papers will be issued a week in advance to TRA Secretaries, WDTRO members and via the TP Facebook page. Paper copies available on request.
Pre-Housing & Communities Forum
Open to all tenants and TRA representatives
Meeting held Tuesday 6 May 2025, Church Street Council Offices, Dumbarton and on Zoom
Attendees
Cllr Gurpreet Johal (Housing Convener) – Chair
John Kerr (Housing Development & Homelessness Manager)
Frances McGonagle (Littleholm TRA + WDTRO)
Harry McCormack (Tullichewan TRA + WDTRO) – Zoom
June Todd (WDTRO)
Billy Neeson (WBETRA + WDTRO)
Jane Mack (Snr Housing Development Officer – Tenant Participation)
Apologies
Jacqui Peacock (Dalmuir MSF TRA + WDTRO), Janette Donlin (Dalmuir MSF TRA + WDTRO), Stefan Kristmanns (Housing Development Co-ordinator)
Cllr Johal welcomed everyone. Police and Fire reports were noted with no questions raised.
Item 8 – Year-End Progress & Delivery Plan 2025/26
John Kerr advised that the report provides year-end progress on the delivery plan. Some Performance Indicator data is still being validated due to HACC timing and will be shared in June.
Discussion
Question raised on implementing changes required by the Housing Bill (Scotland) 2024. John explained the Bill is still progressing through Parliament. Expected changes include:
- New ‘Ask and Act’ duty to prevent homelessness.
- Extending support from 56 days to 6 months for those threatened with homelessness.
- A Scottish version of Awaab’s Law relating to dampness and tenant safety.
Agreed actions:
- Full Performance Indicator data to be shared once finalised.
- A summary of the Housing Bill’s finalised outcomes to be produced and shared.
Item 9 – Housing Emergency Action Plan
Update on progress following the Housing Emergency declared 1 May 2024. Homeless letting targets reduced from 69% to 59% reflecting fewer households presenting as homeless, though temporary accommodation numbers remain high due to delays in permanent offers.
The 70% transfer target for new builds remains. Local Housing Associations are being asked to align with the 59% homeless lets target; Clydebank HA has agreed to 50% and others are considering 59%. Those who achieve this will be prioritised in the SHIP programme.
Strengthening the financial viability of the HRA and Homelessness budgets is a core theme. A review of central costs will take place in Aug/Sept and updates will be given to the Joint Rent Group.
Work has started on assessing a 3-year rent strategy; a paper will go to August HACC. Annual rent consultations with tenants will still take place.
Discussion
Question raised about Action 29 and how many properties meet the SHQS, and how many are in abeyance. John advised Alan Young holds this information.
Agreed action:
- Provide numbers of SHQS-compliant properties and details of abeyances.
Item 10 – More Homes West Dunbartonshire: Affordable Housing Supply
John outlined key updates. Final allocations at Clydebank East are underway. The Affordable Housing Supply Programme allocation is confirmed at £10.757m. Acquisition funding is £296k (lower than last year's £309k) due to falling homeless numbers, which influence the formula.
Discussion
Question raised on the condition of the old Radnor Park hotel. John advised:
- The hotel is owned by an England-based hotel group.
Pre-Housing & Communities Forum
Open to all tenants and TRA representatives
Meeting held Monday 24 February 2025 at Church Street Council Offices, Dumbarton and on Zoom
Attendees
Cllr Gurpreet Johal (Housing Convener) – Chair
Peter Barry (Chief Housing Officer) – Zoom
John Kerr (Housing Development & Homelessness Manager)
Jim McCarron (Finance Business Partner)
Claire McKay (Housing Development Co-ordinator)
Stefan Kristmanns (Housing Development Co-ordinator) – Zoom
Frances McGonagle (Littleholm TRA + WDTRO)
Harry McCormack (Tullichewan TRA + WDTRO) – Zoom
Mary Paton (Willox Park TA + WDTRO) – Zoom
June Todd (WDTRO)
Elaine Neeson (WBETRA + WDTRO)
Billy Neeson (WBETRA + WDTRO)
Janette Donlin (Dalmuir MSF TRA + WDTRO)
Jacqui Peacock (Dalmuir MSF TRA + WDTRO)
Jane Mack (Snr Housing Development Officer – Tenant Participation)
Cllr Johal welcomed everyone. Before considering the papers for the 26 February HACC meeting, discussion took place on the rent setting report for the full Council meeting on 5 March 2025.
HRA Budget, Capital Programme & Rent Setting 2025/26
Peter Barry outlined the rent setting paper and the significant financial pressures facing the HRA. The proposed 8–9% rent increase reflects high inflation and increased borrowing costs. An initial £4m gap in the HRA has been reduced to £1.2m through efficiencies and capitalising work that meets financial criteria.
To bridge the remaining gap, options include:
- Using the full £900k HRA reserves plus a £300k loan from the General Fund, or
- Retaining the £600k Building Services surplus in the HRA, avoiding the need for a loan and leaving £300k in reserves.
Harry McCormack highlighted the WDTRO position that the Building Services surplus should remain within the HRA. Discussion also took place on the causes of the deficit – mainly high loan charges, historic housing debt and overly optimistic interest rate forecasts.
Peter and Jim noted the need to cut costs, increase income, reduce voids and continue building new homes. Rent affordability remains important, though below-inflation increases are not possible this year.
Cllr Johal confirmed Labour Group support for the recommendations. The rent setting and HRA budget will be agreed at the 5 March Council meeting. Peter Barry left the meeting.
Police and Fire reports were noted with no issues raised.
Item 8 – Tenant Satisfaction Survey 2024
Stefan outlined the 2024 survey results. All key Charter indicators have improved compared with the 2022 survey, which reflected post-COVID backlogs. Results now exceed 2019 levels.
The survey also asked about tenant priorities: the top priorities were a good repairs service and building more council homes.
There were no questions. Housing teams will develop action plans for areas of dissatisfaction.
Item 9 – Housing Emergency Action Plan
Claire gave an update on progress following the declaration of a Housing Emergency. A Housing Summit was held with landlords and developers, focused on increasing supply and identifying barriers. Quarterly updates will be provided to the Housing Committee and tenants.
Discussion
Cllr Johal noted strong engagement at the Summit and a desire to maintain ongoing dialogue.
Item 10 – “More Than a Roof” Housing Solutions Strategy 2025–2028
Claire presented the strategy, which focuses on homelessness prevention and improved access to housing. Partnership working featured strongly in consultation feedback.
The four objectives are:
- Prevent homelessness through good advice and informed decision-making.
- Rehouse households quickly when homelessness occurs.
- Ensure a wide range of support services are available.
- Provide good quality temporary accommodation and partnership approaches to interim solutions.
No questions were raised.
Item 11 – Affordable Housing Supply Programme
John advised that Clydebank East handovers are progressing well; completion expected early April 2025. The contractor for Gilmour Avenue entered administration in January; the two homes are 85% complete and a replacement contractor is being sought.
Dennistoun Forge plans continue. Scottish Government funding is now part of the AHSP but won’t be available to apply for until 2026/27.
No questions were raised.
Item 12 – HRA Capital Budget (to 31 October 2024, Period 7)
Jim outlined a current £7.3m underspend, projected to reduce to £4.95m by year-end. Due to committee scheduling delays, the financial picture is changing rapidly. Period 10 figures have therefore been provided for transparency.
Item 13 – HRA Revenue Budget (to 31 October 2024, Period 7)
Period 10 update shows the deficit reduced from £2.2m to £1.3m, though still concerning. Loan charges remain the main issue. £2.8m of repairs work has been capitalised as it extends property lifespan.
Question raised about borrowing limits; Jim confirmed the aim is to remain below 50%, though going above is permitted.
Item 14 – General Fund Housing & Communities Budget (2024/25, Period 7)
Covers all Housing & Communities services. A small projected underspend of £0.029m is reported, along with ongoing efficiencies.
This Forum is open to all tenants and TRA members
The next Pre-HACC Forum will take place on Tuesday 6 May 2025 (due to the public holiday on Monday).
Papers will be issued the week before to TRA Secretaries, WDTRO members, and via the TP Facebook page.
Paper copies available on request for those who prefer not to read lengthy documents on small screens.