Cllr Gurpreet Johal (Housing Convener) - chaired meeting
John Kerr (Housing Development & Homelessness Manager)
Frances McGonagle (Littleholm TRA + WDTRO)
Harry McCormack (Tullichewan TRA + WDTRO) on zoom
June Todd (WDTRO)
Billy Neeson (WBETRA+ WDTRO)
Jane Mack (Snr Housing Development Officer-Tenant Participation)
Jacqui Peacock (Dalmuir MSF TRA + WDTRO) Janette Donlin (Dalmuir MSF TRA + WDTRO) and Stefan Kristmanns (Housing Development Co-ordinator)
Councillor Johal welcomed everyone to the meeting. The reports from the Police and Fire Service were noted but no questions or issues raised.
John Kerr advised that report sets out the year end progress of the delivery plan. Due to the timing of the Housing & Communities Committee (HACC), some of the Performance Indicator figures are not included as data being validated and will be shared in June.
Question was asked about implementing the changes in accordance with Housing Bill Scotland 2024 (mentioned in section 4.8) and what they would be. John advised that the Act was still going through Parliament so not finalised yet. One of the key changes expected is the ’Ask and Act’ duty to help prevent homelessness. Also currently support is offered if threatened with homelessness within 56 days but that will be changing to 6 Months. Government hasn’t specified what Local Authorities’ duties will be in relation to providing temp accommodation during that longer period.
Also expect Housing Bill to include a Scottish equivalent to Awaab’s Law in terms of responding to dampness and tenant safety.
Agreed actions:
Report outlines progress on the action plan created after the WD Housing Emergency was declared 1/5/24. Changes been made to letting targets. Homeless letting target been reduced from 69% to 59% to reflect the positive change and reduction in the number of households reporting as homeless. Do still have a record number of people in temp accommodation due to delays in getting permanent offers of housing.
70% letting target to transfer tenants for new build properties will remain in place.
Local Housing Associations (HAs) also being asked to give 59% of lets to homeless applicants to help address the emergency. Clydebank HA agreeing to 50% and other HAs are looking at 59%. As an incentive, HAs meeting the 59% target will be prioritised within the Social Housing Investment Plan (SHIP).
One of the 4 main themes within the action plan is to strengthen financial viability and capacity of the Housing Revenue Account (HRA) as well as associated Homelessness budgets. Central costs, as mentioned during the launch of the rent setting consultation in November, will be reviewed in August/September and updates will be given to the Joint Rent Group.
Work also begun to look at viability of a 3-year rental strategy and a paper is planned for the August HACC. Would help the Capital programme. Would still need annual agreement with tenants on annual rent increases but should provide wider transparency.
Question was asked about action 29 (to ensure all homes meet the Scottish Housing Quality Standard) and how many properties meet the SHQS and how many are in abeyance? John confirmed that Alan Young would have this information and it could be provided.
Agreed action:
John outlined the key updates in this report. Last few properties at Clydebank East development being allocated.
Resource allocation of AHSP been confirmed and set at £10,757m. Acquisition funding been confirmed as £296k which is less than last year(£309k) but homeless figures been coming down and that average figure is used to calculate allocation.
Question was asked about the old Radnor Park hotel as building looks terrible. John confirmed that the hotel was owned by an English based hotel group and they are in discussion with a house builder but is unknown what stage they are at. Is a mobile mast that they currently get rent for but it’s being moved in future so that might add momentum for owners to progress the housing solution. John also confirmed that Scottish Water own the reservoir which is behind the hotel and that is still operational.
Report on procurement and tender processes required for specific work – external works, specialist plumbing, void and homeless property cleaning and TV aerial repairs. No one from Building Services available to discuss report.
No questions were raised.
The next Pre- HACC Forum will be on Monday 18 August 2025 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.
Cllr Gurpreet Johal (Housing Convener) - chaired meeting
Peter Barry (Chief Housing officer) -on zoom
John Kerr (Housing Development & Homelessness Manager)
Jim McCarron (Finance Business Partner)
Claire McKay (Housing Development Co-Ordinator)
Stefan Kristmanns (Housing Development Co-Ordinator) – on zoom
Frances McGonagle (Littleholm TRA + WDTRO)
Harry McCormack (Tullichewan TRA + WDTRO) on zoom
Mary Paton ( Willox Park TA + WDTRO) – on 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)
Councillor Johal welcomed everyone to the meeting. Before looking at the papers going to the Housing & Communities Committee on 26/2, the rent setting paper that is going to the full Council meeting on 5/3/25 was discussed.
Peter Barry set out the rent setting paper and the financial pressures that the HRA was facing. The 8 or 9% rent increases were uncomfortably high and reflect the serious financial pressures being experienced. On the back of covid there has been high inflation and a gap in the HRA due to increased costs of borrowing. Had been £4m gap in the HRA and have developed a number of actions to reduce the gap through efficiencies across the service. He and managers have gone through the HRA Budget line by line. Main action has been in capitalising some work that meets the financial definition of ‘capitalising’ and have been able to reduce the deficit down to £1.2m.
HRA budget must balance. Options to bridge the gap are to use all £900k HRA reserves and get a £300k loan from the General Fund.
Other option is to retain the Building Services surplus of £600k which would mean no need for loan from General Fund and leave £300k in HRA reserves.
Even if we get the HRA to balance this year are still in a serious situation but are still determined to deliver good services, improve homes and build more homes.
Harry McCormack outlined the WDTRO position which was that tenants pay Council Tax too and Councillors should work to benefit the HRA therefore the Building Services surplus should benefit the HRA and not the General Fund.
Question was also asked about how the HRA got into this predicament and was confirmed that interest rates on borrowing is the main cause for the deficit. WDC has a heavy historical housing debt that it needs to pay as well as borrowing money to spread the cost of improvements over several years – new roofs, kitchens etc. When the rent levels were set last year had got advice that interest rates would reduce but they didn’t as they advise given was too optimistic. Is estimated that will now take 2 years to get back to the previous levels.
Jim McCarron confirmed that interest rates have a big impact on HRAs and Renfrewshire Council are looking at doing a 3-year rent strategy. Need to look at cutting costs and increasing income.
Peter confirmed that they have a Value For Money group looking for more efficiencies. Reducing the number of voids and building more homes also helps increase income. Rent affordability is a main concern and are still committed to below inflation rent increases but need to deal with reality and that can’t be afforded this year.
It was confirmed that it isn’t a legal requirement to have reserves but there is an expectation and is good practice and prudent.
Gurpreet advised that he was moving Labour Group to go with the recommendations in the report.
Harry confirmed that the WDTRO understood the position but wanted the right decision to be made that was in tenants’ best interests and John confirmed that if the Building Service surplus remained in the HRA then it would be tenants that benefited.
The rent setting and HRA budget would be agreed at Council meeting on 5/3/25 and tenants could listen into the debate. Peter then left the meeting.
The reports from the Police and Fire Service were noted but no questions or issues raised.
Stefan Kristmanns outlined that the report sets out the results of the most recent tenant satisfaction survey carried out. Need to provide satisfaction information to the Housing Regulator for the Scottish Social Housing Charter but also use the information to get a picture from tenants about how they feel about the housing services they receive and helps identify what needs improved.
The survey included the key Charter Indicators and they have all improved. The last survey was done in 2022 so still had backlogs from covid and there was a real dip in satisfaction levels but now back to above 2019 figures.
The survey also asked additional questions about tenant priorities in relation to spending and key priorities were a good repairs service and building more Council homes.
No questions were asked and Stefan advised that the housing teams would examine areas of dissatisfaction and create action plans to address them.
Claire McKay advised that this was an update report on the progress of the action plan that had been created after the Council declared a Housing Emergency. A Housing Summit had been held which was well attended by other local landlords, house builders and the focus was on what actions were needed to address the housing emergency. Key issue is not enough housing supply and too much demand. Quarterly updates on progress will be given to the housing committee and tenants.
Gurpreet confirmed that most attendees found the Summit very useful and focused on what obstacles needed to be removed. Keen to keep that dialogue continuing as the emergency won’t be resolved quickly.
Claire McKay outlined that the report contains a copy of ‘More than a Roof ‘ which sets out the housing solutions strategy to address homelessness and housing access in West Dunbartonshire. Partnership working was something that strongly came out of the consultation before the strategy and that is included in the document.
The 4 strategic objectives are,
No questions raised.
John Kerr advised that Clydebank East handovers are continuing and going well – should be completed early April 2025.The contractor for Gilmour Avenue has gone into Administration in Jan 2025 – was only 2 homes and are 85% completed but looking for a new contractor to finish the project off hopefully by April. Does have a negative impact on the HRA as expected rental income will be delayed.
Plans for Dennistoun Forge are continuing. The Scottish Government have not released more funds but have incorporated funding into the AHSP but can’t apply until 2026/27. Delay does mean that can benefit from learning from other councils who have already gone thro the process.
No questions were raised.
Jim McCarron outlined this report. Currently a £7.3 m underspend but that is estimated to reduce to £4.95m by end of the March.
There is a delay with committee schedule that reports financial information means the financial reports going to the Housing & Communities Committee is belated and the current financial situation is changing very quickly. Are committed to ensuring that tenants get the most up to date information, so the Period 10 HRA position has been provided.
Period 10 update shows that the deficit has reduced to £1.3m from £2.2m in period 5 but is still a cause for concern. Loan charges are the main concern. Repairs and maintenance spending been reduced by £2.8m as work that extends the lifespan can be funded from Capital so been moved over to that budget.
Question asked about the level of borrowing that the Council is allowed and Jim confirmed that they try to keep borrowing below 50% but are allowed to go over that.
This report covers all service areas that come under the Housing & Communities Committee so not just housing. Projected underspend of £0.029 and outlines efficiencies being pursued to manage budgets.
The next Pre- HACC Forum will be on Tuesday 6 May 2025 (due to public holiday Monday) 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.
