The Chairman will announce details of the arrangements in case of fire or other events that might require the meeting room or building’s evacuation.

The chair declared the meeting open at 19:05.

The Chairman reminded Members of the action to be taken in an emergency.

Receive (if any)

Apologies were received for the absence of Osman Dervish (substituted by Damian White), Philippa Crowder (substituted by John Crowder), Laurance Garrard (substituted by Julie Wilkes), Councillor John Wood and Sandy Hamberger.

Members are invited to disclose any interests in any of the items on the agenda at this point of the meeting.  Members may still declare an interest in an item at any time prior to the consideration of the matter.

Councillor David Taylor declared a non-pecuniary interest on item 5 because he is employed by a Housing Association.

Patrick Odling-Smee declared that he is a board member of a Housing Association, but not one that operates in Havering.

To approve as a correct record the Minutes of the meetings of the Sub-Committee held on 28 August 2024 and authorise the Chairman to sign them.

The minutes of the sub-committee meeting held on 28 August 2024 were agreed as a correct record and signed by the Chairman.

Report attached.

It was reported that the Social Housing (Regulation) Act 2023 introduced new consumer standards, enabling the council to inspect Housing Associations and require Performance Improvement Plans.

It was stated that Housing Associations account for a third of social housing in the borough. For low cost rentals, the general needs stock consisted of 8153 LARP units and 4243 PRP units. The average weekly net rent for LARP units in Havering was £112.78. For PRP units, it was £133.39.

It was reported that the council has nomination arrangements with all Housing Associations in the borough. There was a large degree of cooperation between the council and Housing Associations. Some of the larger Housing Associations load their properties onto LBH’s LC system, to be advertised online. Other Housing Associations send property details to LBH, to be advertised online. There have been meetings between Housing Association nomination staff and LBH staff to make sure the system operates effectively.

It was reported that there is significant cooperation regarding housing development, especially concerning section 106 agreements. When a private developer or Housing Association is developing housing, they have to provide a certain proportion as affordable housing. A recent problem is the inability of developers to find a suitable housing association to purchase the social housing on new developments. It was stated that the council has some regeneration arrangements with Housing Associations, for example with Notting Hill Genesis in Rainham and Beam Park, which was an effective joint venture.

It was reported that there is significant cooperation regarding housing management, and particularly cooperation in the maintenance of properties. The council’s Housing Strategy and Partnership Service leads the development of this working relationship. Regular meetings and forms have been held to discuss nominations and letting arrangements. Nonetheless, Havering’s relationship with Housing Associations is less developed than those of other boroughs (which have joint repair services, for example).

It was stated that every Housing Association has their own structure for resident engagement, which helps them to manage their stock well. Some have tenants on their board.

It was reported that there are a lot of arrangements between the council and Housing Associations regarding anti-social behaviour. The council can issue Community Behaviour Orders and Noise Abatement Notices. The larger Housing Associations in the borough have attended forums with the council, to discuss common approaches to anti-social behaviour and tenancy management.

Attention was drawn to appendix 1, which contains detailed figures on the numbers of Housing Association Stock. Anchor Hanover Group operated in 245 other local authorities, London and Quadrant Housing trust operated in 139 other local authorities, and The Guinness Partnership Limited operated in 133 other local authorities. The number of other local authorities Housing Associations operate in has changed their relationship with each local authority in the last 15 years. In Havering, there was now no local Housing Association based here.

In response to a question about how and why Havering’s relationship with Housing Associations is different to other boroughs, it was stated that local authorities used to have  ...  view the full minutes text for item 68.

Report attached

It was stated that Havering Council’s use of hotel and nightly charged accommodation has created enormous pressure on the Council’s housing general fund budget. The average cost of emergency temporary accommodation had risen since 2021/22, from £73 per night to £81 per night. The increase in the average cost is not because of the use of hotels, but because of the use of a nightly charged property. This is an ordinary home in Havering or another part of London.

It was shown that the council has 230 households in hotel and nightly charged accommodation. The council successfully navigated exiting families out of chain hotels where a maximum stay is 2 weeks. The council has reduced the numbers of families with children in bed and breakfast hotels over 6 weeks (a statutory obligation) from 76 households to 15.

Attention was drawn to table 1, showing the number of households directly placed into temporary accommodation over the last four years (between 2020/21 and 2023/24). The number of households in hotels has risen from 123 to 485. The number in private sector leases has fallen from 23 to 2. The number in short-life accommodation has fallen from 23 to 1. The number in hostels has fallen from 147 to 15.

It was stated that London boroughs now spend more than £90 million per month on TA, up nearly 40% from a year earlier. It was said that increases in TA costs are being driven by four broad factors: increased demand, reduced supply, increased costs and insufficient funding.

It was shown that the number of properties on private sector lease contracts over the last four years has fallen from 840 in 2019/20 to 484 in 2024/25. This is partly due to landlords asking for their properties back. It was reported that the council is currently working through 71 outstanding handbacks.

It was stated that the three main reasons for homelessness are family and friends eviction, private rented eviction, and domestic abuse. Attention was drawn to the figures in table 6, showing the numbers of homeless approaches. Domestic abuse was increasing as a reason for homelessness, up to a total of 319 domestic abuse approaches in 2023/24. 

It was shown that the performance of the Find Your Own (rent deposit) Scheme has been decreasing since 2020/21.

It was reported that the cost of temporary accommodation is being affected by the lack of supply.

Without creating a pipeline to exit residents out of the current 230 hotel and nightly charged accommodation places, it was predicted that the number of emergency forms of accommodation required will rise from 293 in 2024/25 to 940 in 2026/27. With a pipeline, it would rise from 251 in 2024/24 to 253 in 2026/27.

It was reported that the council is currently in the process of securing a supply of 562 units and it is anticipated that the council will need another 700 properties to avoid facing the high profile risks identified in the report. These plans may include the following  ...  view the full minutes text for item 69.