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The Committee considered, in its capacity as the Council’s social housing landlord
Committee, a report which demonstrated the Council's adherence to the Regulator of
Social Housing’s (RSH) expectations.
Chris Wait, Director of Assets (Housing) for Colchester Borough Homes (CBH),
attended the meeting to provide an update and to assist the Committee with its
enquires. It was important that the Committee noted that performance had been
reported to the Operations and Performance Committee of CBH on 18 February
2025, and no concerns had been raised. CBH had been working towards 100%
compliance of 2 key metrics, asbestos and electrical safety, and it was believed that
this would be achieved by the end of the current financial year. Turning to void
properties, a high number of voids had been experienced over the last quarter, with
110 properties being vacated, however, performance remained high when compared
to peers of CBH. Property repairs had been another area of focus, with 89.61%
completed on time, just below the target of 90%. Contractor performance had been
the reason that the target had not been achieved, and following careful consideration
of the position, an action plan had been put in place to address this.
Geoff Beales, Strategic Housing and Assurance Manager, attended the meeting and
drew the attention of the Committee to Appendix 2 to the Officer’s report which was
before it, which contained a set of landlord performance targets for 2025/2026,
together with tables illustrating in-year performance. This suite of key performance
indicators (KPIs) would provide monitoring of the arms-length management
organisation (ALMO) and certain regulatory requirements for 2025/2026. As had
been previously agreed, there would be 3 areas of performance monitoring;
performance of the ALMO, compliance with legislation and regulation, and customer
satisfaction, together with a tenant satisfaction survey which was to be carried out at
end of the summer 2025, in accordance with the requirements of the RSH. A number
of the KPIs appeared on the Council’s corporate dashboard, and in conjunction with
these indicators for monitoring the compliance and safety areas reports would
continue to be provided to the Committee during 2025/2026 to provide assurance on
Council regulatory compliance in this area. Transactional surveys would be carried
out following repairs, and it was important to note that these surveys were different to
the tenant satisfaction surveys which were perception surveys.
Philip Sullivan, Chief Executive, CBH, attended the meeting and advised the
Committee that contained within the report which was before it was a regulation
update, including an update on complaints and Ombudsman cases. An updated
work plan had been provided which took account of the steps taken following the
mock inspection which had been carried out by Savills in the preceding year on
adherence to the regulatory framework. Additionally, relevant audit outcomes had
been provided and additional audits for expectations for landlord services had been
incorporated into the internal audit 2025/2026 work plan which would be approved by
CBH’s Finance and Audit Committee.
Esme Cole, Chair of the Board of CBH, attended the meeting and advised the
Committee that the report which was before it detailed the assurance that had flowed
through the Committees of CBH and up to the Board. She wished to highlight that
the terms of reference for the CBH Committees and Board had been updated to
ensure that there was a streamlined process of delivering assurance to the
Committee. Extensive resident engagement had been carried out and CBH was
meeting the Regulator’s expectations. Continuous opportunities would be provided
for residents to engage, including the Tenant Scrutiny Panel which reported directly
to Board, and which had carried out 3 ‘deep dives’, 2 of which had been signed off
and closed, and the third, relating to the lettings experience, would be reported back
to Board in 6 months’ time. There had been significant focus on risk, and the
Regulator’s Sector Risk Profile had been reviewed in the context of the Strategic
Risk Map of CBH. The Finance and Audit Committee had carried out a detailed
assessment of stock quality and had been satisfied that the Risk Register reflected
this. A number of action plans had been put in place, to address issues such as the
disparity in performance between in-house contractors and outsourced contractors,
together with tenant satisfaction measures.
A Committee member referenced the Energy Performance Certificate (EPC) target
for properties, was it the case that properties which were relatively easy to improve
to a C rating would be dealt with first, meaning that achieving the target became
more difficult and costly over time as properties became more difficult, or not viable,
to improve? How many properties was it considered viable to bring up to a C rating,
and what was the timescale for this work? Considering the review of the Council’s
Housing Revenue Account (HRA) which was currently being undertaken, it was
suggested that in the future less funding was likely to be available to support the
excellent service which CBH currently offered. Would this mean that some of the
targets which had been set in terms of tenant satisfaction would need to be re-evaluated, or was it considered that these would remain achievable?
The Chief Executive, CBH, advised the Committee that at the current time, 87% of
properties had an EPC rating of C or above, and approximately 700 properties had a
rating of D, approximately 50 with a rating of E, and 1 with a rating of F. Social
Housing Decarbonisation funding had been secured to target the properties most
difficult to improve to a C rating, and the Head of Asset Management, CBH, was
confident that 100% of properties could be improved to a C rating by 2030. If,
however, a property was unable to meet this rating then a pragmatic solution would
be considered. In terms of the future of the HRA, the comments of the Committee
were accepted, and it was assured that a workshop was being arranged for all
Councillors and CBH Board members in the near future to provide scrutiny and
awareness. The Chief Executive, CBH, wished to highlight the Council’s investment
strategy in existing homes, and considered that this had been very strong over
recent years, which meant that there was a high level of Decent Homes Standard
compliance. It was anticipated that discussions at the workshop would consider
investment strategy in the medium and long term future, and if there was a scaling
back from the current investment strategy then this could have a knock-on effect on
tenant satisfaction, requiring some adjustment of metrics in the future.
The Committee examined the issue of reletting properties, noting that CBH had
performed in the upper quartile in this area when compared to peers, which was
commendable. How was the target of 73 days for the re-letting of a property in
2024/2025 calculated, and what were the strategies and timeline for even greater
improvements to be implemented?
The Strategic Housing and Assurance Manager explained that the target of 73 days
had been a new target which had been based on benchmarking information ,
however, in reality performance had exceeded this figure throughout the year.
The Director of Assets (Housing), CBH, confirmed that a number of steps were
already being taken to decrease relet times, including ensuring that a contract
supplier was in place and working to targets which had been set, and that there were
sufficient staff to deal with voids. Directors of CBH worked to provide the necessary
support to staff to ensure targets were met, however, at the current time every
landlord was experiencing a greater associated void costs. Pre-tenancy checks were
being carried out to ensure that tenants understood what was required of them to
clear a property and leave it leave it in good standing. In terms of continuous
improvement, targets were being constantly re-assessed to seek greater efficiencies,
and although improvement targets had not been set, these would be kept under
review.
The Committee was concerned about void re-let times, and was conscious of the
impact that these had on families awaiting rehousing, as well as the financial
pressure on the Council caused by the need to fund temporary accommodation. The
Chief Executive, CBH, accepted the points which had been made and confirmed that
the proposed targets for the forthcoming year were better than current targets,
however, this was an area of discussion that he would be happy to take up with the
Portfolio Holder for Housing to provide reassurance to the Committee that targets set
were realistic but challenging. The Committee confirmed that it would welcome
seeing some stretch targets at future meetings.
A Committee member was very impressed with the information which had been
provided in the Officer’s report, considering that there had been a huge improvement
in the clarity of the presentation of this information which greatly assisted the
interpretation of the data. He considered that members of the public looking at the
data would also be able to understand this, and he had been able to see clearly that
CBH had been making year-on-year improvements across most performance
targets. One area which had been highlighted was that working days lost to sickness
had risen, what was the reason for this? The Chief Executive, CBH, confirmed that
several colleagues had been on long term sickness, which had affected this figure,
however, this situation had now been resolved and so the figure would come down in
the future. The Chair of the Board of CBH confirmed that this issue had been raised
at the last Board meeting, as it had been a glaring performance metric. Assurance
was being sought through staff surveys, and the Board would look at this issue again
in the future. The Committee considered that it would be helpful to receive more
information on both long and short-term levels of sickness, together with the cause
of the sickness, in the future.
The Committee noted that in the past there had been suggestions that the
benchmarking work which had been carried out may not have been comparing
similar figures, were the comparison that had been made based on genuine figures
which could be trusted? The Chief Executive, CBH, confirmed that CBH used the
organisation Housemark to obtain benchmarking figures, because this was the pre-eminent sector benchmarking organisation for landlords and local authorities, and
the figures which had been provided were accurate. A Committee member
considered that the figures demonstrated that relative performance looked very
good, and CBH should be congratulated on improving its performance in this way. It
was, however, also noted that the number of people presenting to the Council as
homeless was rising, and although this was out of the Council’s control, was this
trend continuing? The Chief Executive, CBH, advised the Committee that this trend
was continuing, and the number of households which had been assisted with
temporary accommodation between March 2024 and January 2025 had increased
by 36%. Although CBH had been innovative in accommodating these households,
pressure continued to be intense.
A Committee member confirmed that he had complete assurance that targets were
being monitored, and any issues taken seriously, demonstrating that necessary
systems were in place and the governance at CBH Board level was functioning
correctly. However, he considered that there were areas which were not being
examined, and that the Committee should not limit itself to an overview of CBH as
the managing agent, but should consider the whole HRA, including the asset as well
as the income statement. He remained convinced that there was an issue with how
repairs had been accounted for, and despite the assurances he had received the
Council did not have an external audit to verify the position. Was it possible to ask
that someone from CBH had an overview of HRA accounting, and that there was
some governance around this area? Additionally, he considered that the
benchmarking figures which had been provided varied from what he had seen in the
HRA accounts, and he was unable to reconcile these. Were the figures which were
submitted to the benchmarking organisation CBH figures, or the whole of the HRA
figures? It was suggested that there were areas which required greater scrutiny in
the future. The Chief Executive, CBH, confirmed that he had tried to be fully
transparent in terms of CBH and non-CBH costs, and what they related to, and had
asked Savills to specifically challenge CBH on its management costs, in addition to
the feedback which would be received as a result of the ongoing HRA review.
The Committee wished to understand how CBH had been considering the imminent
local government reorganisation (LGR), was the Board looking at this and how would
the likely impact on CBH be reported to the Committee in the future? The Chief
Executive, CBH, advised the Committee that discussions around LGR were relatively
new, and the implication of this were being considered broadly, as well as for
housing. A key consideration for CBH was to identify the correct solution for the
tenants of Colchester and beyond. The Board of CBH was alert to the coming
changes, and had shared information with Council Officers to ensure that the right
direction could be taken for residents.
The Committee considered that LGR was no longer a hypothetical situation, and it
was important that the Board did crystalise what the function of CBH was and why it
needed to exist, as the reality was that LGR was likely to take effect in 2 years’ time,
and it was important that the Board was prepared for this as it may be the case that
the Council was merged with other local authorities who took a different approach to
housing. The excellent work of CBH was recognised, and it was important that these
high standards were carried into a future organisation. The Chair of the Board of
CBH assured the Committee that the Board was passionate about ensuring that
change was prepared for, and this was why the issue of LGR had been raised
already at Board level.
RESOLVED that:
- The performance update contained in the Officer’s report and Appendix 1 be
noted;
- The Quarter 3 complaints update, service improvement example and
Ombudsman cases detailed at Appendix 3, be noted;
- The Landlord Assurance Workplan 2025/26 provided at Appendix 4 be noted;
- The additional regulatory assurance being provided by CBH’s Board and
Committees for Quarter 3 be noted.