- We do not have up to date stock condition information on the majority of its homes as only around 40% have been surveyed within the last five years
- Stock condition surveys have not all included an assessment of hazards using the Housing Health and Safety Rating System
- Around 20% of homes do not meet the requirements of the Decent Homes Standard
- Only 67% of non-emergency repairs were completed within target timescales
- 5,400 open repairs, of which 49% were outside of target dates, some of which were from earlier than 2024
- Lack of evidence that the council had been transparent with its tenants about the health and safety issues identified and keeping tenants informed when things go wrong
Our residents have also told us that we need to improve how we respond to reports of damp and mould in our homes, so we are also focusing on that as part of the improvement plan.
We have looked into why these failings happened and we found that we need to:
- Carry out stock condition surveys on all our homes more frequently including checking for any health and safety issues
- Have a clearer approach to completing outstanding repairs
- Improve how we use data and information on the performance of our repairs service
|
What we said we will do |
Our target date |
What we have done so far (October 2025) |
|
Improve how we plan for improvements to our homes by using data and information more effectively |
May 2025 |
The investment plan has been updated with the latest information and will reflect recent government legislation on Decent Homes Standards |
|
Complete any repairs that were not carried out on time when we were inspected |
May 2025 |
All repairs that were not carried out on time at the point of inspection are now complete |
|
Put new contracts in place to carry out stock condition surveys |
September 2025 |
Contracts are in place and work will start in October 2025 |
|
Improve how we manage damp and mould cases and be ready for Awaab’s Law |
October 2025 |
Detailed action plan is in progress and improved systems are in place to meet the requirements of Awaab’s Law |
|
Complete any damp and mould cases that were not carried out on time when we were inspected |
October 2025 |
98% of open cases from the time of the inspection have now been completed. 2% of cases are still open because of access issues. |
|
Improve how we use property data and information so that we can improve how we maintain our homes |
November 2025 |
This work is underway and will be completed on time |
|
Redesign and implement delivery model for Property Services |
December 2025 |
A draft plan has been completed and is being reviewed in line with the new Housing Service Model |
|
Improve or replace the housing systems we use for property information including compliance and stock condition |
December 2026 |
A suggested design has been completed and plans are being developed |
|
Carry out stock condition surveys including checking for health and safety issues across all our homes |
March 2027 |
Over 8,758 (39%) of Newham’s homes now have a current stock condition survey and this work is on track for completion as planned |
|
Bring all our homes up to the decent homes standard |
March 2029 |
The investment plan has been developed and will be implemented from early 2026, using the stock condition information referred to above |
