Social housing regulator finds 'serious failings' in Northumberland

The Regulator of Social Housing (RSH) has issued the lowest, most serious rating for social housing landlords, after its inspection uncovered “very serious failings”.

The RSH inspects all social housing providers as part of its regulatory inspection programme. It takes into account all four consumer standards. These are: Neighbourhood and Community Standard, Safety and Quality Standard, Tenancy Standard, and the Transparency, Influence and Accountability Standard.

The judgment on Northumberland County Council ruled:

Our judgement is that there are very serious failings in the landlord delivering the outcomes of the consumer standards. The landlord must make fundamental changes so that improved outcomes are delivered.

Social housing — ‘Significant inconsistencies’

The RSH also based the judgment on the “scale of the issues” and the “significant impact” on tenants.

Social housing providers are required to have accurate, up-to-date, and evidence-based information about the condition of their homes. This should:

reliably inform their provision of quality, well maintained and safe homes for tenants and to ensure that their tenants’ homes meet the requirements of the Decent Homes Standard.

Shockingly, Northumberland CC only had up-to-date information on the condition of around 3% of its homes. The council last conducted its stock condition survey in 2012. However, it only completed it for 10% of its houses. This means the RSH does not have assurance that homes meet the decent homes standard.

Additionally, the RSH requires Northumberland CC to meet all legal requirements related to the safety of tenants in its homes.

The judgment states:

Through our inspection we found very serious failings in Northumberland CC delivering this required outcome. We identified significant inconsistencies in reported information relating to health and safety obligations, and limited evidence that Northumberland CC is assured that it identifies and meets all legal requirements that relate to the health and safety of tenants in its homes and communal areas. We found no evidence to support that health and safety assessments are accurately recorded, are routinely monitored or that actions are being addressed within appropriate timescales.

The RSH also found weaknesses in Northumberland CC’s ability to undertake repairs and maintenance effectively and in a timely manner. It states:

We found no evidence that it has considered the needs of tenants in the delivery of its repairs service or that Northumberland CC keep its tenants informed with clear and timely communication.

Transparency, Influence and Accountability

The Transparency, Influence and Accountability Standard sets out how landlords must be open with tenants and treat them with fairness and respect, so that tenants can access services, raise complaints, influence decision-making, and hold their landlord to account.

The RSH found that Northumberland CC was also massively failing on this standard, too.

It was discovered that it does not provide meaningful opportunities for tenants to scrutinise or influence services. Additionally, it did not respond to complaints on time.

On the subject of tenancy agreements, the RSH found:

Northumberland CC could not provide evidence that it was offering tenancies or terms of occupation that were compatible with the purpose of its accommodation, the needs of individual households, the sustainability of the community, and the efficient use of its housing stock.

Furthermore, it did not provide any evidence that it was taking appropriate action in response to anti-social behaviour and hate crimes.

Ultimately, the RSH ruled that:

Although Northumberland CC has indicated a willingness to address these very serious failings, and has started the work in some areas, we do not yet have assurance that it understands the potential risks to tenants, and that it has the ability to put matters right.

Based on our assessment of the seriousness of the failings, the risks tenants are exposed to as a result of these failings, and the fundamental changes needed to improve outcomes for tenants, we have concluded a C4 grade for Northumberland CC.

Feature image via NorthumberlandTV