Agenda item

This report provides an updated position for the main landlord health and safety property compliance disciplines.

The Assistant Director for Housing, Property and Communities introduced and

presented the item.

This report provided an updated position for the main landlord health and safety property compliance disciplines. Understandably, the Covid-19 pandemic has significantly impacted our ability to progress with a number of the required actions since the last update provided to the Audit, Governance and Standards Committee on 7th September 2020.  In particular, limitations within resource (both internally, and for contractors) has led to challenges in undertaking the necessary works. Obtaining access from some vulnerable tenants who are shielding or are anxious about allowing people into their homes during the second lock down continues to create difficulties in maintaining compliance in some areas.  However, we are continuing with all compliance activities.       

The information within this report summarises the current compliance of Somerset West and Taunton Council in relation to the following six key areas: 

Asbestos management

Electrical safety

Fire safety

Gas safety

Lift and Stair-lift management

Water management (Legionella)

Each compliance area is monitored separately as defined by properties contained within either the Council’s Housing Revenue Account (HRA) or General Fund (GF) accounts. HRA Blocks refer to all communal area(s) within the block (including any meeting halls), HRA Commercial refers to non-residential properties (e.g. shops or offices), HRA Dwellings refers to the individual property (e.g. house, bungalow, flat, etc.) and GF Property refers to the entire building.

The report identified:

Somerset West and Taunton Councils current compliance status (as at 25th November 2020)

Comparative performance from the previous report submitted on 7th September 2020 wherever possible. 

Table properties have changed since the last report following a validation process of required compliance activities, and the separation of properties for ease of servicing and reporting. 

Achievements and successes since the last report.

Realignment of audit categories to revised work streams / programmes of work. Issues adversely affecting compliance and action being taken.

Regulations / legislation which affects the way Somerset West and Taunton Council manages its compliance.

Risk ratings and timescales:

Somerset West and Taunton Council will review and where suitable use the ratings and timescales suggested by its approved contractors when receiving an inspection report. Where no timescales are given by the contractor, Somerset West and Taunton Council timescales as set out in its relevant policies will be adopted. Hazards deemed as urgent or as emergency works will be actioned as soon as reasonably practicable. This may include restricting access to areas immediately until the hazard can be removed.  Somerset West and Taunton Council may at times review hazards and change their priority if the original priority does not reflect the current use of the building or if there has been additional measures put in place that reduces the overall risk.

During the debate the following comments and questions were raised:-

·        Electrical testing in relation to HRA properties were questioned.

·        It was examined if Flook House was a General Fund or HRA property.

·        Percentages set out on page 104 was considered. Asbestos surveys were discussed and if delays to these following the Covid-19 pandemic were expected.

·        Sympathy around the Covid-19 sensitivities of residents were recognised where planned works on HRA properties were to be undertaken.

·        A new tranche of Asbestos surveys were underway. A previous tranche was still held from 2018. These were always conducted before any major works were undertaken on properties.

·        Replacement of Fire Doors were ongoing throughout the housing stock although a shortage of these had been experienced.

·        Legionella testing was considered on HRA properties. Water risk assessments on shared water systems were undertaken. Individual dwellings would be tested alongside other checks such as gas safety by the compliance team.

·        There was overlap between the testing programmes. Some communal areas did vary across the area in terms of the testing required such as electrical and water testing.

·        Councillors had reported ongoing issues around furniture and waste in communal areas and how estates officers monitored this. There were particular issues in instances of a lease holder who had been reported in several instances. Estate officers were aware of block inspections and were proactive in reporting any issues encountered whilst these.

Resolved that the Audit, Governance and Standards Committee noted the contents of the report and progress being made in relation to landlord property safety compliance.