KingSturge - Nearly Half Of Social Sector Dwellings 'Non Decent'
The Government estimated that in 2001, 1.7 million social sector dwellings were non-decent - representing a massive 40-50% of properties. In reality, this figure varies from between 0% to 80% depending on the landlord responsible.
But what exactly defines a 'decent' home? This has been exercising those involved in social housing for some time, and a hard and fast definition remains elusive, with different landlords and tenants having varying views. However there are four criteria set out in the most recent DTLR guidelines issued in March 2002, "A Decent Home - the definition and guidance for measurement." These are as follows:
- Fitness. This currently means that the building is fit as assessed against the Fitness Standard set out in the Housing Act 1985 (amended 1989). However, the Queen's speech at the start of this session of Parliament referred to the introduction of primary legislation to enable the use of the Housing Health and Safety Rating System, which will replace the Fitness Standard. At present the methodology has been established, but not the classification of pass or fail.
- State of repair. A property fails if components are beyond an age specified by the guidance and are in poor condition. Either more than one non key-component (kitchens and bathrooms) must fail or one or more key components.
- Reasonably modern facilities. Kitchens must be less than twenty years old and of adequate size, bathrooms less than thirty years old and properly located. There must be adequate insulation against external noise and adequate size and layout of common areas for blocks of flats.
- Reasonable degree of thermal comfort. Dwellings must have effective insulation and efficient heating. Night storage heating will fail unless there is 200mm of loft insulation and cavity wall insulation. A home with gas central heating will fail unless it has at least 50mm of loft insulation.
Given the large number of properties lacking some of these basic ingredients, the Government has set an ambitious target of 2010 for all dwellings to be deemed 'decent'. The implications for landlords are manifold. Landlords have to establish a baseline level of non-decency, predict future potential non-decency and develop an action plan to deal with current non-decency and to prevent future non-decency. Resources have to be re-targeted, with recognition given to the fact that in some cases the resources may not be available.
Several Local Authorities have already stated their inability to meet this target and others are reviewing their options, while many builders remain unaware that these standards also apply to new properties built as social housing.
Landlords need guidance through what could be an extremely expensive exercise. A thorough survey is required to establish a baseline condition. KingSturge has carried out surveys for clients with a total stock of over 200,000 since the guidelines came into effect and new inspection regimes clearly target Decent Home infrastructure and plans. A methodical approach to ensuring that a portfolio reaches the appropriate decency standards will lead to the most cost effective way of managing financial resources.