Decision details

To approve the Housing Revenue Account Business Plan 2020-2021 including Rents and Service Charges.

Council be recommended to:

1.  Adopt the Business Plan set out at Appendix 1 to this report as the approved Housing Revenue Account Business Plan including

a.    The revenue budget for 2020-2021 at Appendix 1 to this report

b.    The Capital programme for 2020-2021 to 2024-2025 at Appendix 2 to this report that includes the following among the proposed investment plans:

·           Continued investment in the New Build Programme

·           Further investment for the Heath Town Estate refurbishment programme

·           Plans for estate remodelling

·           Resources for a programme of planned Medium and Low-Rise Fire Safety Improvements.

2.  Approve the implementation of an increase of 2.7% to social housing rents in accordance with the Welfare Reform and Work Act 2016 and gives 28 days’ notice to all secure and introductory tenants of the rent increase from 1 April 2020.

3    Approve the rates for garage rents and service charges set out in Appendix 3 to this report and formally notify tenants.

4    Approve Management Allowances for Managing Agents as follows:

·           Wolverhampton Homes - £40,090,000                                                    

·           Bushbury Hill Estate Management Board - £1,460,000

·           New Park Village Tenant Management Co-operative - £383,000

·           Springfield Horseshoe Housing Co-operative - £360,000

·           Dovecotes Tenants Management Organisation - £1,113,000

 5  That authority be delegated to the Cabinet Member for City Assets and Housing in consultation with the Director of City Assets and Housing to approve an adjustment of allowances relating to the management of 162 properties currently managed by Wolverhampton Homes that have elected to be managed by Bushbury Hill Estate Management Board.

Cabinet resolved:

1.  That the consultation responses as outlined at Appendix 4 to the report be noted.

2.  That it be noted that from 1 April 2020 the Regulator of Social Housing would regulate social rents charged by Local Authorities. The rent increase at 2.7% is chargeable in line with Government policy set out in the Rent Standard 2020.

3.  That the issues discussed in the 2018 Social Housing Green Paper which sets out five principles for a new fairer deal for social housing tenants focusing on the provision of safe and decent homes, resolving complaints, empowering tenants, tackling stigma and building new homes be noted.

4.  That it be noted that the National Building Safety Programme of the Ministry of Housing, Communities and Local Government and the Grenfell Inquiry pending its full outcomes, would inform future building safety planning. The Hackett Review 2018 makes recommendations for residential building safety and improvements to be considered as part of all future Housing Revenue Account (HRA) asset management and improvement planning.

5.  That it be noted that asset planning in 2020-2021 would look at the future management and asset planning for non-traditional homes, including high-rise homes.

6.  That it be noted that a review of Tenant and Leaseholder engagement and participation arrangement, to include the role of the Wolverhampton Federation of Tenants Associations to ensure continued strong participation and ‘tenant voice’. This work supports the monitoring of compliance against the Consumer Standards and strengthened customer insight.

7.  That it be noted that a review of the HRA Total Operating Model from 2020-2021 would consider future planning for Better Homes Investment (from 2022), the outcomes of the National Building Safety Programme, the future HRA Asset Management Plan and future Management arrangements for Housing Landlord Services.