Pre-Housing & Communities Committee Forum

Open to all tenants and TRA representatives 

Note of meeting on Monday 10 August 2026 at 16 Church Street Council Offices, Dumbarton and on zoom

Attendees

Cllr Gurpreet Singh Johal (Housing Convener) - chaired meeting
John Kerr (Housing Development & Homelessness Manager)
Harry McCormack (Tullichewan TRA + WDTRO)
June Todd (WDTRO),
Fiona Upton (Dumbarton West TRA)
Mary Fran Degnan (Dumbarton West TRA)
Elaine Neeson (Westbridgend TRA)
Billy Neeson (Westbridgend TRA)
Jane Mack (Snr Housing Development Officer-Tenant Participation)
Mikayla Deeley (Snr Housing Development Officer -New Build))
Claire McKay (Housing Development Co-ordinator)
Jim McCarron (Finance Business Partner)

Apologies

Frances McGonagle (Littleholm TRA + WDTRO), Jaqui Peacock (Dalmuir MSF TRA + WDTRO), Janette Donlin (Dalmuir MSF TRA + WDTRO), Mary Paton (WDTRO) and Stefan Kristmanns (Housing Development Co-ordinator)

Councillor Johal welcomed everyone to the meeting.

Item 8 - West Dunbartonshire Housing Allocation Policy Review

Claire explained the changes to the Allocation Policy that are being proposed;

Putting a time limit on offer refusals – if refuse 3 offers in 12 months will then get suspended from waiting list.

Applicants with an A medical award with arrears would be suspended in same way other applicants are to make it fair. Won’t affect a huge number but takes away this anomaly.

Increased priority points for transfer applicants who are under occupying to help free up bigger properties that are in demand.

Owner/occupier would only be offered a tenancy on a Short SST and encouraged to sell their property if they can’t return to it.

Age limit of children of same sex sharing a bedroom to be increased to 16 to align with the DWP and other local housing providers. Separate bedrooms allocated to kids of different sexes over the age of 10 retained. Less than 500 applicants would be affected and doesn’t apply to kids with medical needs.

If not the main care giver, and only have access arrangements to kids, then applicants will only be allocated 1 additional bedroom.

12-month pilot also being proposed to under occupy 3 apartment properties as high pressure on 1 bedroom properties. Will monitor impact and will hopefully help target care leavers, help prevent youth homelessness and will also help future proof if their circumstances change and need more space. Outcome of pilot will be reported to a future HACC before any decisions are made.

Key points from discussion

Increasing the age of kids of the same sex to share a bedroom to 16 wasn’t accepted by a number of tenants present and Claire explained that does help make better use of the housing stock the Council has. Also under the current over 10 rule, it can actually be detrimental to many families as it means they then qualify for a bigger size that is in very short supply. The change will also align WDC with other housing providers and make it easier to prepare for a common housing register. In an ideal world, would want all kids over 10 to have their own room but don’t have enough properties to be able to do that so these changes are needed.

Question was asked if the age could be less than 16, say 13 as it is a big jump from 10 to 16 and Claire advised that had been considered but wouldn’t align us with the DWP or other housing providers and have less of an impact. 

Are also focusing on larger properties when building new homes and also asking local Housing Associations to build larger homes to help increase supply.

Item 9 - Housing Emergency Action Plan

Claire McKay gave an update on the Housing Emergency and the action plan. Have improved information available on the Council’s website so that people get realistic information. Also need a route map out of the Housing emergency and some stats are still not down and still breaches of unsuitable accommodation. Being acknowledged that need additional actions from full Council as emergency is not just a housing issue – affects education, social work, regeneration etc.  

No questions raised.

Item 10 - More Homes West Dunbartonshire - West Dunbartonsire Council Affordable Housing Supply Delivery Programme

Mikayla advised that Willox Court has won 2 awards and Mount Pleasant had 2 nominations.

Tenants have moved into new development at Braehead and Campbell Street about to be handed over by the contractor and homes are being allocated.

Paper includes proposal for potential procurement for Queens Quay and could work with Barratt to keep costs as low as possible. Seeking permission to consider possibility and would be dependent on costs.

Also proposes Vale of Leven as preferred site for decanting tenants from Dennistoun Forge.

Issue was flagged about the gypsy/traveller move and need for good communication. John confirmed that they have good communication with Dennistoun Forge and will also need planning permission for temp site so neighbours will be notified but site is secluded so little impact. 

Item 11 - Scottish Social Housing Charter / Annual Assurance Statement

John confirmed that the report sets out Housing’s performance against the Scottish Social Housing Charter and includes the required Annual Assurance Statement. 2 areas that are being highlighted are EICRs as 2770 not been done as at 31/3/26 and are tackling them. Numbers will come down but even if a property doesn’t have one for 1 day, it doesn’t meet the criteria. Now getting EICRs done along with the annual gas checks to help increase numbers. Also doing forced entries where tenants fail to give access repeatedly or threaten forced entry to increase tenant engagement.

Other tenant safety indicator not being met is having connected smoke alarms in all properties – 27 properties don’t have them and are increasing contact and cold calling to get these last ones completed.

John also said they had flagged to the Housing Regulator that they have had to use unsuitable accommodation which is where homeless applicants are in B&B for more than 7 days. The Housing Regulator will publish an engagement plan to ensure that these issues are focused on.

Key points from discussion

Harry asked about the Factored Owner satisfaction which is only 14.7% and what analysis was being done about why it was so low as will affect owners agreeing to Capital work so has an impact on tenants. John advised that there had been insurance issues but does need a full refresh. More information is to be provided to November HACC and will include a summary of improvements and include analysis of the satisfaction survey results and actions to improve.

Item 12 - More Than a Roof - West Dunbartonshire's Housing Solutions Strategy Update and New Approaches to Homelessness Progress Report

Claire gave an update on year 1 of the Housing Solutions Strategy and the report sets out the intentions for year 2. Target set at 59% of lets for homeless applicants – based on turnover and homeless numbers. Are also asking local Housing Associations to also allocate 59% of their lets to help reduce the homelessness pressure. Not known at this stage if there will be any additional funding for Rapid Rehousing but are hopeful.

Are managing to prevent 66% of cases becoming homeless so Strategy is having a positive impact. WDC has second highest number of youth homelessness and want to focus on prevention. Links to the proposed change to the Allocation policy for the pilot to under occupy 3 apartments and could help avoid young people becoming homeless.

Have also reduced the time people have to spend in temp accommodation – down to 15-week average which is better for the people but also saves the Council money.

Joint Mental Health and Addiction Protocol being developed and should help joint working to prevent homelessness of those with complex needs.

Restructure of the Homelessness service ongoing and hoping by end of year to have in place resources that focus on preventing youth homelessness.

No questions asked.

Item 13 - Housing Revenue Account (HRA) Budgetary Control Report to 30 June 2026 (Period 3)

Jim McCarron set out the financial position of the Housing Revenue Account (HRA). Had previously forecast that reserves would be increased by end of year but some adverse changes have had an impact and now forecasting a deficit of £0.863m and would reduce reserves to below the prudential target. Main impact has been from the review of the Central Support Costs which are £0.535m over budget. Is a draft and Housing are working with Finance colleagues to finalise figures.

Repairs and Maintenance budget also over due to high demand for repairs. £1.5m spent on contractors working on voids and confident that will decrease as more work getting done inhouse.

Loan charges are affected by global issues which affect interest charges. Are forecast to go up to 4.4% based on the best info at moment but might go up by more and even small percentage changes have a big impact on borrowing costs.

Work ongoing to bring all these adverse variances down and want to minimise any impact on reserves.

Key points from discussion

Harry raised the concern that they have on the impact of all this on tenant’s rent and was a big worry for tenants. Jim advised that are focusing on firming up these figures so that can be in a better position to assess the impact.

Item 14 - Housing Revenue Account (HRA) Capital Budget Control Report to 30 June 2026 (Period3)

Report sets out the position at 30/6/26 of the Capital programmes. £58m budgeted for new builds and Capital investment. Underspent in previous years but the money isn’t lost and gets reprofiled into future years.

Areas where there is less spend is mainly EESH and roofs and predicting that less will be spent and not picking up as would hope for.

Heating too is underspent – budget based on historical figures but due to investment in better boilers they are lasting longer and don’t need to be replaced so soon so predicting an underspend due to less demand.

Owner recovery also under budget as less roof work being done so less is being recharged to owners so will get less back.

Key points from discussion

Fiona asked if the underspend will affect next year budget and Jim confirmed that it would as will reduce borrowing so will pay back less borrowing costs.

Item 15 - General Fund Housing and Communities Financial Report 2026/27 as at Period 3 (30 June 2026)

Report sets on the General Fund side of services covered by the Housing & Communities Committee. The homelessness service restructure delays has resulted in an employee saving but as posts get filled, the spend will increase.

The Resettlement Team get grant income from the Home Office and it’s based on number of people supported so difficult to forecast because of uncertainty over the number of individuals who will settle in the area. Has no impact on the Housing Revenue Account.

No questions asked.

The next Pre- HACC Forum will be on Monday 23 November 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 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 Committee Forum

Open to all tenants and TRA representatives

Note of meeting on Monday 11 May 2026 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)
Harry McCormack (Tullichewan TRA + WDTRO)
Janette Donlin (Dalmuir MSF TRA + WDTRO)
June Todd (WDTRO), Jaqui Peacock (Dalmuir MSF TRA + WDTRO)
Jane Mack (Snr Housing Development Officer-Tenant Participation)
Stefan Kristmanns (Housing Development Co-ordinator)
Mikayla Deeley (Snr Housing Development Officer -New Build))
Claire McKay (Housing Development Co-ordinator)
Jonathan Stewart (HRA Accountant)

Apologies

Jaqui Peacock (Dalmuir MSF TRA + WDTRO), Mary Paton (WDTRO), Fiona Upton (Dumbarton West TRA), Billy and Elaine Neeson (Westbridgend TRA) and Jim McCarron (Finance Business Partner).

Councillor Johal welcomed everyone to the meeting.

Item 8 - Housing Services Delivery Plan 2025/26 Year-end Progress and Housing Services Delivery Plan 2026/27

John gave a summary of the delivery plan which gives an update on the plan for 2025/26 and introduces the plan for 26/27. The key priorities for 2026/27 include Preventing homelessness, improving tenant and prospective tenant journey, tenant safety and wellbeing, new housing supply and sustainable housing, delivering Capital investment programme and implementing changes in accordance the new Housing Scotland Act 2025 including the introduction of Awaab’s Law and a Net Zero standard to be published.

Been positive progress in 2025/26 and too early for year end data to be included in this report but will be available soon and will then be shared.

Key points from discussion

Question was asked about the number of SHQS abeyances as action on page 45 is to reduce them but comment doesn’t specify. Stefan confirmed that figure will be available as needed for the Charter performance submission by 31/5/26.

There is tenant interest in the working group to develop new Social Housing Net Zero Standard that WD are part of and John agreed to keep the WDTRO updated on progress as part of the Forward Plan updates he gives at Liaison meetings. Copy of presentation on Social Housing Net Zero Standard Update also provided.

Question was asked about the restructure of the Anti Social Behaviour (ASB) service (page 56) which now incorporates parking enforcement to ’generate income for the Council’ and as ASB is jointly funded by HRA and General Fund, does any of the income generated go to the Housing Revenue Account? John advised that he would get that clarified.

Post meeting:

• Stefan confirmed the Scottish Housing Quality Standard (SHQS) Abeyance rates for the last 4 years as below.

• Nicola Pettigrew confirmed

HRA does not contribute any monies towards Decriminalised Parking Enforcement (DPE), this part of the revised role Anti-social Enforcement Team roles is fully paid from by monies generated from the PCNs issued which goes to General Services.   

 Part of this change also resulted in the ASB Enforcement Team being classed as a statutory function moving forward.

 The Anti-social Enforcement Team now undertake all category A and B ASB casework and new DPE duties.  The revised Anti-social Intervention Team now provide a response after hours service to all calls from ASB helpline, undertake Category C ASB case work, deploy proactive foot / vehicle patrols and issue Fixed Penalty Notices (FPN) for Fly-Tipping, Dog and Litter offences.

As part of the restructure we undertook a revision of HRA contributions for both teams involved to reflect the revised workload now being undertaken, to ensure HRA only paid for tenant related investigations and General Services paid for owner/occupier/Private let investigations, plus authority wide DPE. 

Scott will attend a future meeting to explain how this works in practice. – agreed WDC/WDTRO Liaison 25/6/26 – added to agenda.

Item 9 - Housing Emergency Action Plan

Claire McKay gave a summary of this quarterly update to the committee on the work being done to deal with the declared Housing Emergency. Following another Housing Summitt in February, 3 new actions have been added to help tackle the Housing emergency,

• Explore options to share services with local Housing Associations to enable more housing building.
• Develop protocols with HSCP for joint working with more vulnerable applicants.
• Improve access to the Private Rent Sector to increase options for people.

Continues to be pressure on Homeless services as homeless figures continue to increase so pressures on temporary accommodation is still acute. Actions focus on homelessness prevention to reduce demand and also in increasing supply of options and access to good housing advice.

Gurpreet confirmed that he is still waiting to meet with the Housing Minister and should be arranged once new Housing minister is in place after elections.

No questions raised.

Item 10 - More Homes West Dunbartonshire - Wes Dunbartonshire Council Affordable Housing Supply Delivery Programme

Mikayla advised that Willox Court and Mount Pleasant developments have been shortlisted for national awards.

Report outlines the progress of all current developments and plans for future ones. Mikayla pointed out that the temporary suspension of lets to Young Street sheltered housing is being recommended to be lifted as there is demand for sheltered housing with an aging population so would be kept as additional sheltered accommodation along with the new sheltered development at West Thomson Street.

John advised that also now able to do more strategic planning as Scottish Government announced 4-year Affordable Housing Supply amounts and WDC getting £51m.

No questions asked.

Item 11 - West Dunbartonshire Council's Tenant Participation Strategy 2025-28 - Annual Progress Report

Jane gave outline of report which includes actions to support TRAs and existing activities but also actions to improving internal communication, reaching more tenants, tenant scrutiny and ensuring resources in place to adequately support and develop tenant participation. The Tenant Participation performance report 2025/26 is included as an appendix to the report which focuses on the improvements that have resulted from tenant participation in the last year and will also be used to promote TP activities.

No questions asked.

Item 12 - Procurement of Provision of Furniture for Supported and Temporary Accommodation

John advised that the report seeks approval to undertake a procurement process for furniture for temporary accommodation flats.

No questions asked.

Item 13 - Housing Revenue Account (HRA) Budgetary Control Report to 31 January 2026 (Period 10)

Report sets out the HRA position as at 31 January 2026 and forecasts a surplus. The year end finances are still being finalised and will be reported to Council on 17 June.

John also clarified that table on page 174 has a key driver noted against Suppliies and Services as ‘increase in tenant participation cost and increase across general supplies and services’ but this is incorrect and been no increase to TP costs.

 Key points of discussion

Question was asked about rechargeable repair policy being stated as one of the key changes and so had recovery rates increased? John confirmed that recovery rates were still a concern but through the new Repairs Policy, more repairs that should be recharged are being recharged correctly. There are also ongoing discussions about how to increase collection rates.

Was also raised that the print on page 191 was very small and very difficult to read and Gurpreet agreed to raise with the Committee admin team.

Item 14 - Housing Revenue Account (HRA) Capital Budgetary Control Report to 31 January 2026 (Period 10)

Report sets out the position at 31/1/26 of the Capital programmes.

Key points from discussion

Question was asked about the number of programmes that had comment saying that "work being funded from the Capitalised minor works budget" and Jonathan clarified that work had been done under each of these projects but allocated incorrectly to capitalised minor work budget.

Post meeting: The WDTRO were asking where the Tenant Priority Budget was noted and Jane to raise with Finance to increase transparency as it’s an annual budget of £200k – Finance advised they will see if this can be done.

The £12m budget for Capitalised minor works was also clarified as being a 5-year budget and for 25/26, the budget was £3.7m.

Item 15 - General Fund Housing and Communities Financial Report 2025/26 as at Period 10 (31 January 2026)

Report sets on the General Fund side of services covered by the Housing & Communities Committee. Was also noted that on page 197 the Housing Maintenance Trading Organisation is included but this is now within HRA for 2026/27.

No questions asked.

This Forum is open to all tenants and members of Tenant & Residents Associations

The next Pre- HACC Forum will be on Monday 10 August 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 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 Committee Forum

Open to all tenants and TRA representatives

Note of meeting on Monday 23 February 2026 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)
Harry McCormack (Tullichewan TRA + WDTRO)
Janette Donlin (Dalmuir MSF TRA + WDTRO)
Jaqui Peacock (Dalmuir MSF TRA + WDTRO)
Jane Mack (Snr Housing Development Officer-Tenant Participation)
Stefan Kristmanns (Housing Development Co-ordinator)
Mikayla Deeley (Snr Housing Development Officer)
Beata Csibi (Snr Housing Development Officer) – on zoom

Apologies

June Todd (WDTRO), Mary Paton (Willox Park TRA + WDTRO) and Councillor
Hazel Sorrell (Vice Housing Convener)

Councillor Johal welcomed everyone to the meeting. 

First paper discussed was the Housing Revenue Account (HRA), Housing Capital Investment Programme 2026-31 and the HRA revenue budget for 2026/27 and to agree the level of weekly rent increase for 2026/27. This paper will be discussed at the Full Council meeting on Wed 4/3/26. 

John Kerr talked thro the report that sets out the consultation taken about the 4 rent options proposed. Had a good response and the preferred option was option 1 for a 6.7% increase which included maintaining all current services, new build programme, Multi-storey flat Strategy, Capital investment programme and Tenant Priority Budget of £200k.

6.7% increase is in mid-region compared to other landlord increases. Since stock retention decision, WDC have had consistent investment plan whereas some Councils are playing catch up.

Stefan also highlighted the HRA savings made and are looking at savings every week to ensure getting value for money. Big focus has been on void management to reduce costs but also to relet quicker to reduce rent loss.

Key points from discussion

No questions were asked but Frances made the point that the WDTRO hope that the Council will go with the tenant majority for option1. Gurpreet confirmed that they would and added that option 2 (which included additional expenditure of £140k for grass cutting) had been put in for specific reason and now have a clear view of tenants’ priority. He confirmed that officers were aware of the HRA areas and only HRA money used to maintain them.

John confirmed that Nicola Pettigrew been discussing with Greenspace housing’s priorities and what level of service housing will get. Focus will be on housing areas around MSF and sheltered housing. 

Action: Is a key focus for tenants and all agreed for Jane to contact Nicola to clarify the priority list and what level of service has been agreed so that it could be monitored.

Moved onto the reports going to the Housing & Communities Committee (HACC). 

The reports from the Police and Fire Service were noted – their format is liked and easy to understand. Stefan confirmed that Housing are reviewing Charter report format and WDTRO will be involved with that and will aim to make it more easy to understand and attractive to read similar to these reports.

Item 8 - More Homes West Dunbartonshire - West Dunbartonshrie Council Affordable Housing Supply Delivery Programme

Mikayla gave a summary of the report and confirmed that Gilmore Avenue now completed and first tenant moved in. Willox Park move also ongoing and tenants are being assisted to move into the new building. Many have been saying how happy and settled they are in them already.

John also advised that CCG have the land where the former Frank Downie House was and will be asking for permission to buy it and then use CCG  to build amenity housing there.

 All new build developments are transfer led which means transfer tenants get offered them and aim particularly to promote downsizing and when tenants move in, their old property can then be relet.

Item 9 - Housing Emergency Action Plan

John set out this update report. Action plan created to tackle the Housing Emergency now only has 1 outstanding action which had been delayed by Job Evaluation and taken longer due to internal resources but is in final stages. Hoping for end of May for new Housing Solutions Service to be in place with a focus on prevention as well as homelessness.

Have also scaled up Housing First as new funding became available. Specific young person post being created to help young people thrive in their tenancy.

The second Housing Summit took place on 2/2/26 and had good feedback from attendees. Update report going to May HACC will include new actions and a view of how to leave the emergency.

Key points from discussion

Question was asked about the high number of voids in Dalmuir MSFs considering there are so many people homeless and John advised that was probably more a turnover issue as the level of voids was much lower than it’s been before. Properties are also void for less time as are repaired and relet quite quickly. Rent loss has been reduced by £500k and continues to fall – is more to do but still a key focus.

Stefan confirmed that tenancy sustainment was 92% which is high and means that at least the majority of tenants stay at least a year. Do look at those who don’t sustain their tenancy and try to address any issues.

Item 10 - Housing Capital Investment Programme

John explained this complex paper as it is an assessment of current investment plans and assessment has shown that investments are fundable and meet tenants’ priorities. Interest rates have been volatile but indications are that they will stabilise and have passed their peak. The paper sets out various investment options and financial modelling.

Tenant satisfaction survey in 2024 showed that tenant main priorities were better repairs service and building more homes. Less interest in environmental works so will look at that investment and see if any savings could be made and include proposals within the next rent setting consultation. Could also reduce house building to reduce borrowing costs but could also look to do more investment from CFCR (Capital financed from current revenue) so still invest but borrow less.

Investment been shown to benefit the HRA. 60 year borrowing life but properties are built to be a longer-term asset to the HRA of over 100 years. Are paid for in initial years and cash flow positive from Year 7 and produce a surplus by Year 13. New builds also add to future component replacement programmes and surplus from new builds can contribute to that so becomes self-financing.

Various tables in the paper set out the positive impact building homes produces to meet housing needs but also for longer term health of HRA.

No questions were raised.

Item 11 - Lock-up and Garage Site Review Update

Beata advised that the paper included an updated lock-up policy and garage site procedure. Also the Portpatrick Road garages had been identified as needing particular attention due to poor condition of many garages and problems with fly tipping. The Garage site management procedures will also help the sites be managed better in future.

The review of lock-ups and garage sites is ongoing and Beata confirmed that updates will continue to be provided to the JRG and there will be further consultation.

No questions asked.

Item 12 - Housing Revenue Account (HRA) Budgetary Control Report to 31 October 2025 (Period 7)

The update provided in the rent setting paper includes HRA financial information up to end of January (period 10) so is more up to date than this report – is just because of the HACC cycle. Same is for the Capital budgetary control report below.

No questions asked.

Item 13 - Housing Revenue Account (HRA) Capital Budget Control Report to 31 October 2025 (Period 7)

Item 14 - General Fund Housing and Communities Financial Report 2025/26 as at Period 7 (31 October 2025)

No questions asked.

This Forum is open to all tenants and members of Tenant & Residents Associations

The next Pre- HACC Forum will be on Monday 11 May 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 usually a lengthy document to read on a small screen- please contact Tenant Participation if you want a paper copy delivered to you.