CCHAs have a long track record of comprehensive tenement improvement But this work has slowed to a trickle over the last 10 years And this has left a legacy of tenements with growing problems Issue affects pre-1919 and newer LA (or ex-la) flatted stock
Lochfield Park before improvement
Glasgow and Renfrewshire estimate that they have 8,200 below tolerable standard (BTS) tenement flats From the membership survey, we estimate that there are over 17,500 sub-standard tenement flats in or near GWSF members areas of operation 12,700 built pre-1914 and 5,000 post-1924
A broad description of tenements which would ideally be subject to Comprehensive Tenement Improvement, for example: Poor structural condition Lacking basic amenities Having severe long term management/ maintenance problems affecting the fabric
GWSF members identified three key reasons: Lack of routine and cyclical maintenance Lack of interest from owners Lack of management of the building
But there were many others: a change in the Scottish Government grant regime which made CTI very difficult a Scottish Government focus on new provision rather than making the best of existing stock the replacement of Housing Action Areas (which were hugely effective) to Housing Renewal Areas (which have not been used)
an increasingly complex ownership pattern and a large growth in private landlords reduced levels of financial support for private owners, particularly for improvements
CCHAs have very limited ownership where they have any ownership at all in these tenements But half of CCHAs had tried to take action Most did not succeed mainly because of ownership issues; lack of local authority priority (and resources); and the inappropriate financial regime
Queens Cross pictures
Some tenements slipping into substantial disrepair but could be turned round by innovative action by CCHAs with relatively modest support from councils or Scottish Government Others will require to be demolished if comprehensive tenement improvement is not possible
Priority from councils and SG to seeing this as both a housing supply issue and a community regen issue Improved access to information and advice for owners Clear, enforceable legal responsibilities for owners of tenement flats to share maintenance costs and build up sinking funds
Joined up approach to funding for repairs and funding for energy efficiency Use of equity loans new SG scheme Councils underwriting costs of missing shares where a majority of owners agree to repairs Sharing learning
A (modest) fund ring-fenced in SG s housing budget for CTI schemes Financial support from councils for owners Review of the legislation on Housing Renewal Areas
What tips a HA into tackling private tenements? Regional/national HAs won t touch it Variety of approaches don t frighten the politicians A technical/skills issue Can t do it without the LA Can we really ignore it?
Improving Mixed Tenure Housing Stock in Dundee CIH Asset Management Conference 8 th September 2015 Roger Seaman Housing Investment Manager Dundee City Council
Introduction Fuel Poverty in Dundee (some context) Fuel Poverty Strategy Improvements to Properties External Wall Insulation in Mutually Owned Blocks Funding Streams and Partnerships to Deliver Some Outcomes and Case Studies
Fuel Poverty in Dundee, Some Facts 2014-42% of Households in Dundee in Fuel Poverty against a Scottish average of 36% 49% of households in Social Housing 33% of Owner Occupiers 58% of Pensioner Households Rising Trend
Council Fuel Poverty Strategy Includes: Raising Awareness Reducing Fuel Spend Maximizing Income Improving Housing Stock Providing Advice and Advocacy Working with Utilities Corporate Working Group Oversee s
Improving Council Stock To Reduce Fuel Poverty We also need to meet EESSH by 2020 Heating programmes ok as they are for individual dwellings Loft Insulation and Cavities - already insulated under a variety of schemes We have large numbers of solid wall and Non Trad Houses that are Hard to Heat. Many of these Fail EESSH at present Owner Occupiers in most Mutual Blocks
Flats Some Numbers! 4853 Flats need External Wall Insulation including 1,222 Owner Occupiers Cottages 2451 Non Traditional Cottages would also benefit including 1259 Owner Occupiers Council Stock 23m Owners Stock 13m Budget Requirements
A Strategy! 1400 House EWI Project Shelved in late 2013 following the changes to ECO in the Chancellors Autumn Statement Feb 2014 approach from SSE to help fund one Difficult to Heat Project Funded from Home Energy Efficiency Programme (HEEPS) and ECO from SSE This covered the costs for owners and some of the cost of tenanted properties
A Further Estate was added to the initial package Funded in a Similar way again at no cost to the Owner Occupiers Dundee City Council Capital funding for Tenanted Houses to supplement ECO Funding 492 Houses were Improved over both Projects including 306 Owner Occupiers
Graham Street Boots Property prior to EWI This was a good example!
Works Complete! Note the house that didn t benefit due to lack of Owner Agreement
Graham St Post Works Different Colour finish Depending on Roof Colour
EWI Phase 3 Building on the Success of Phase 1 and 2 Funding from 2014/15 Financial Year 304 Houses 92 Owner Occupiers Six Areas of the City 262 Solid Wall Houses 42 Non Trad BISF Houses 644,000 HEEPs Funding 278,000 ECO, 1.786 Council Funding
EWI Ph 3 Arklay Street Work in Progress
Arklay Street Post Works With a For Sale Sign!
EWI Phase 4 5 further areas of the City All Solid Wall flatted Inter War Stock 856 Houses 359 Owner Occupiers 2.020m HEEPs and 312,000 ECO Just over 3.0m Council Funding Sharp Decrease in ECO Funding Lower Unit Costs mean Less HEEPs
Balgay St Lochee Prominent situation on major arterial route, sympathetic approach required on design.
Lochee Phase 4 CGI of proposed design utilising brick slips to the underbuilding
Phase 4 Hospital Park Four in a Block Before and after comparison
Working in Partnership Scottish and Southern Electric Dundee City Council Alsecco (system providers) Contractors Scottish Government
Working in Partnership Project has to be of suitable and sympathetic design Owner Occupiers have to sign up for the project Just one dissenting Owner in a block can mean that the work can t proceed Even though work is free still hard work to get all the owners to agree in the right places!
Working in Partnership Community Engagement events were held in sheltered lounges, church halls, libraries Where there is a strong sense of community the task is easier. Phase 1 and 2 only two non agreements Phase 3 high non attendance at events High level of absentee Landlords
Working in Partnership SSE cannot cold call so Council Staff have to introduce Owners in order for them to sign the relevant paperwork The Councils Housing Department increased staffing resources Utilised Landlord registration info to get owner contact details Used e-mail, phone, calls,and visits
Working in Partnership Best success was getting the signature of an absentee Landlord from Australia! Phase 3 now almost 100% sign up with one small project having to be deferred Phase 4 well on the way to full sign up Owners concerns are, typically, value of their property, some lack of trust of the Council, some object on aesthetic grounds.
Some Outcomes Study by Solar Cities Dundee of Phase 1 & 2 Very short time after works completed Fuel consumption decreased by up to 20% 73% thought their house stayed warmer longer Almost 100% retired Interestingly 50% of respondents haven t altered their heating settings
Lessons for future projects Early contact with Owners Don t forget your Tenants! Energy Advice crucial following the works Attention to Detail ( design and colours)
Finally Watch your colours around football grounds!!