Setting the Scene. by Denis Trodden. How did we get into this position ? We went from a re-let time of 16 days to 124 days. Why? A revolving door effect.

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Presentation transcript:

Setting the Scene. by Denis Trodden

How did we get into this position ? We went from a re-let time of 16 days to 124 days. Why? A revolving door effect. A high numbers of clients with little or no interest in their community or their accommodation. High void costs. Pressure to re-let the properties again as quickly as possible. Unable to address the underlying social problems. Our housing market continued to be dominated by applicants with tenancy sustainability problems.

Organisational tiredness Elderpark was worn down by continual vandalism & graffiti. Void costs a risk to our viability. Our Allocations wasn’t even computerised. External agencies weren’t able to pool the resources needed to deal with the lawlessness. Housing Management staff dealt with many anti social problems.

The Environment – Didn’t feel Safe Damaged street furniture. Vandalised litter bins – not renewed. Graffiti on the road surfaces. Broken glass on backcourt lawns and streets. A cycle of gang related violence would erupt adding to the neighbourhood’s poor reputation. Adult street drinking and collections of youths intimidated passers by.

External pressures One of the poorest areas in Western Europe. High unemployment We were expected to rehouse those in greatest housing need. High concentration of disadvantaged people in the neighbourhood. Those with greatest housing need often also experienced other disadvantages both economical and social. Difficult for stable applicants with no tenancy sustainability issues to reach the top of the allocation queue.

What happened? Voids costs a drain on our resources. Budgeting control became a heated issue. Stopped spending beyond our Maintenance budget limits Stopped repairing some voids and boarded them up. Removed graffiti less often and repaired damage less quickly. These measures simply made things worse leaving the neighbourhood feeling neglected

The Market Supply = re-lets averaging 180 to 220 each year. Demand around 700 to 800 applicants Common to complete an application form and then carry out a viewing. Boarded up properties are hard to let. Consequently we experienced an 80% refusal rate. We went from about 20 voids to over 120.