LEASEHOLD FORUM Wednesday 12 th April Venue: Merry Hill Housing Office

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1 LEASEHOLD FORUM Wednesday 12 th April 2017 Venue: Merry Hill Housing Office Present: Leaseholders: Martin Cartwright (MC), Karen Phillips (KP), Billy McCormack (BM), Terry Steer (TS), Beryl Weaver (BW), Susan Mayou (SM), Betty Jones (BJ), Gladys Grimstead (GG) Leaseholder Observers: Corrie Dryden (CD) Wolverhampton Homes Board Members: Sue Roberts (SR) Wolverhampton Homes: Helen Bellingham (HB), Mohammed Kamber (MK), Simon Bamfield (SB), Roy Parlour (RP) Wolverhampton City Council: Review Panel Members: Theresa Pankhurst (TP), Juliet Logan (JL) 1, Apologies: Darren Baggs, Darren Reade, Lyndon Whitehouse, Joy McClaren, Linda Middleton, Ann Whitehouse 2/3. Minutes of Last Meeting and Matters arising The minutes were agreed and seconded as being an accurate record. TS asked if all his properties have to be advertised on the Rent with Confidence (RWC) website as he is uncomfortable with information about his investments being readily available for people to see. He is happy for his properties to be registered and inspected by RWC but not advertised on their website. He has spoken to RWC team and is awaiting a response. HB said she will have a look into this and come back to him. HB advised that properties on the Private Sector Leasing Scheme would be advertised as Wolverhampton Homes therefore no landlord details would be published so suggested TS to speak to Michelle Barker (PSL coordinator) about the scheme. 4. Introduction of New Board Members MC informed there are two new board members who are Joy McClaren and Linda Middleton who both unfortunately could not attend the forum. It was agreed to invite them to September s forum. MC also introduced two new faces, Julie Logan who is the chair of the review panel and Roy Parlour who is head of construction.

2 5. Merridale court update, Heath town development, Notional Fire doors. Merridale Court RP provided an update on the refurbishment works at Merridale Court which is one of the largest works being undertaken and is a 63 week programme due to finish in November 2017 subject all goes to plan. RP gave out hand outs which show before and after pictures of works undertaken. The main points discussed were as follows: Page 1 RP explained the roof timber was removed and replaced, new roof fitted and chimneys was rebuilt. RP said that the new roof expectancy life is approx years. Page 3 RP explained the balcony steel was eroded and the concrete had blown off. The thickness of the concrete has been increased and the height of the railings has been increased for safety in particular for children. Page 5 RP explained the picture shows why the roof tiles had to be replaced as they were in a poor condition and also the guttering was replaced. Page 7 RP explains the improvements made to the balcony which improves the longtiviety SB also mentioned that the new base for the balustrade makes future maintenance easier. Page 8 RP explained that the old outlets were degraded so designers were instructed to redesign new outlet pipes so it serves a better purpose and the new outlet is made out of aluminium. SM asked if the Ariel s were removed. SB responded that the Ariel s were repositioned to the end of the block and confirmed residents will be moved to the one communal dish which should be able to pick up all the main channels. RP finished off by mentioning that he attended an awards ceremony in London and the works undertaken at Merridale Court received a national reward which he is very proud of. TS stated that if the works were explained as they have been today he does not think there would have been a need to go to tribunal. HB responded that the benefit of going to tribunal is the ruling gives us a benchmark on what WH can charge for each lease. TS stated himself and the other leaseholders at Merridale Court are very happy with the works undertaken. MC then praised the contractors Wates as they treat people with respect and have a very good work ethic. RP agreed that Wates are excellent contractors. TS stated that the communal windows are not looking as good. RP responded that they should look better once painted.

3 Heath Town development SB outlined the bad state of disrepair the blocks are in such as the timber panels and the poorly lit communal areas. He commented on the plans to develop the blocks such as new lighting, glazing, decorating the blocks with new colours and addressing historic design problems to improve security for residents. He said he will bring pictures of the plans when he is next at forum. SB then explained the development will be costly and will have severe impact on the 11 leaseholders who reside in the blocks. He estimated they can expect service charges in region of between and they will likely be in negative equality. SB outlined the options which are being considered to help leaseholders who are affected. These include buyback options and repayment plans. SB stated that he is working with the City Council on case law relating to buybacks. He said the buyback options being considered are for leaseholders to receive the full market value but will need to look for alternative housing or alternatively City Council buying the flat back at a reduced value and the leaseholders will return to being tenants. BM asked if leaseholders who decide to remain as tenants will the value of the lost expense be wiped out. HB responded that if they remain as tenants they will still need to pay rent. She stated that if they wish to buy the flat again in the future the cost test basis will be applied and would not receive the discount again as per the Right to Buy policy. HB commented that as English may not be the first language of the leaseholders affected will need to consider to meet their needs to ensure they fully understand the implications such as using interpreters. MC asked the approximate total cost for the works. SB responded approximately 40 million pounds. MC then asked if it has been considered if there is a point in which it is not worth doing the works. SB said that the biggest issue is to trying to rehouse families who are currently housed in Heath Town. He said it is impossible to build similar blocks which meet current planning legislation. He mentioned City Council are looking at ways to build more housing in the city such as by attaining compulsory orders for unused brownfield sites owned by developers.sr stated that some developers are not making use of their land as they were able to get grants and said City Council are looking to get a compulsory order on a site used as a pub. SR mentioned it was good to see houses which are being built in the city however not great numbers are council housing. HB stated WV Living have some properties being sold and some are going to the private sector leasing scheme They will not be social housing but it is helping the housing list as it is a more affordable way to get a property for those who are unlikely to get council housing. TS commented that Heath Town will become more desirable and the values will increase once works have been done. SB stated that Heath Town has a stigma but he has not seen many issues whilst engaging with tenants. BM asked how long it will take for works to finish. SB responded likely 6 years. The second phase starts in September for nine months and the works on the frontages are starting in 4 weeks.

4 JL asked if there are planned works for the blocks in Wednesfield. SB responded that works will start on the Wednesfield Road blocks. Currently surveys are being undertaken and works are due to start in four weeks. Work includes new frontages, walkways, cladding and CCTV. TS asked if properties in Heath Town will be mortgage-able once works have finished. SB commented they will be to the N class standard however is unable to guarantee the flats will become more valuable but by transforming the area will make it more desirable. BM asked when leaseholders would be expected to be charged for the works. HB responded it will be once works have been completed. BM suggested giving leaseholders sufficient time to make such a big decision to remain or move. SB said it is important to advise them to seek legal advice and it is essential that leaseholders understand their options. The consultation period is likely to be up to three months and he is looking to plan works on the blocks with leaseholders further back to give them extra time to decide. HB stated that will be asking City Council for a blueprint for any future works similar to the Heath Town development rather than keep going back to cabinet. She said policy decision needs to be agreed which will allow leaseholders affected in the future to make informed decisions more efficiently. MC has asked for the forum to be kept informed as leaseholders are faced with life changing decision. HB said needs to be dealt with sympathetically and handled in a proper manner taking into consideration the diverse needs of those affected. HB will keep the forum updated. TS suggested if we could invite those leaseholders affected to the forum. HB responded that this could be considered once policy decision has been agreed and is expecting a decision hopefully before the next forum. SB stated may need to have individual meetings with leaseholders as some may not feel comfortable talking to a group and some may need interpretators. SB added may need to consider a repayment plan of more than 10 years or to cap level of repayment in line with income. HB stated that we will help leaseholders in any way possible such as money smart referrals which were done for some at the Oxford Street works. MC asked if works are planned for Ellerton Walk as the policy decision could be looked at. HB confirmed works were planned and will provide regular updates about the policy decision. SB suggested to brief MC and LW in the interim between forums and to call special meetings when required. HB agreed to this. JC asked if there were any facilities for a community centre. SB replied there are no plans for a community centre as it is mainly housing driven. BM stated a community centre would be a good idea. SB informed that leisure services would need to be involved. SR commented that community centres need to be going concern and used for activities to make it worthwhile.

5 Notional Fire door update SB informed there was good news about notional fire doors as a recent case in Southwark concluded that as long as a door is the original one when flats were built or before being sold then it is not a disrepair issue so cannot charge leaseholders to replace the door. The doors will be replaced and paid by Wolverhampton Homes. HB stated that where leaseholders have changed to their own doors e.g. PVC there is case law to ask leaseholders to replace the door at their own cost but not original own fit notional doors. SM asked if leaseholders need a new door and if it is an original notional door will it be free. SB confirmed it will be paid by Wolverhampton Homes. He also added that there is now clarity as there are case laws for both notional and own fit doors. 6. Chief Executive Update SR updated on the topics of discussion at the board meeting on 7 th April Progress report in relation to the relationship between Wolverhampton Homes and The Way Youth Zone. Attendance by children and young people have increased and is being well used. Issue has been identified about transport to getting to the centre and concerns with the location. Options are being considered such as bus passes or coaches and outreach programmes where users will go into local communities. Progress report for Supporting People In Need. The project aims to identify vulnerable tenants who require support to maintain their tenancies in the light of changes from government such as Universal Credit. Update on Click Start Programme which aims to help tenants tackle any digital and financial barriers they face, Up to 20 tenants and leaseholders can be involved in the first year. Users will be visited and taught ICT skills which will help them apply for Universal Credit which is online. There will be a further update in 6 months. 7. A.O.B MC asked if CD would like to join forum. CD replied she would like to join forum. HB informed DR will be arranging a bus tour for next forum date on 14 th June so the forum can see works which have been undertaken throughout the city. The tour will include Merridale Court, Hickman Estate, Oxford Street and Heath Town estate. All agreed with locations. 8. Date of Next Meeting Wednesday 14 th June 2017