notts:feature 2 26/06/2012 11:32 Page 53
notts:feature 2 26/06/2012 11:32 Page 48
HOUSING: NOTTINGHAM CITY HOMES
HOMES AND PLACES WHERE PEOPLE WANT TO LIVE
Nottingham City Homes is a non-profit making organisation responsible for the day to day management of around 29,000 homes including services such as repairs, rent collection and tenancy management ost local councils and ALMOs have now either completed or are well on the way to finishing their Decent Homes programme. Nottingham City Homes took a different approach to many, with heavy tenant involvement and a higher standard but is still on track to hit its planned end date of 2015. Nottingham City Homes is a wholly-owned arms length management organisation with an extensive brief. “We manage 28,000 properties on behalf of Nottingham City Council,” explains Director of Property Services Mark Johnson. “We have a five year repairs and maintenance contract, which we undertake with our own Direct Labour Organisation and we complete about 3,000 repairs a week. We also manage the Decent Homes programme and other capital schemes and we do around £55 million worth of capital work per year on our properties.”
M
48
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
www.bdcmagazine.co.uk
notts:feature 2 26/06/2012 11:32 Page 49
HOUSING: NOTTINGHAM CITY HOMES “We have always known what the whole programme would cost because we’ve also done the procurement and we haven’t relied on a 5-10% indicative survey. The full survey also provided asbestos information, which we’ve now passed out to our residents and our contractors, and also Energy Performance Certificate information that we’re using for energy saving works.” The immediate outcome was a need for £165 million to bring the properties up to the Decent Homes Standard. Of this, there’s about £60 million of work still outstanding, which is dependent on the Government coming up with the backlog funding that’s due towards the end of this year. Providing this comes through, Nottingham is on track to achieve what its has promised its residents, albeit an elongated programme due to circumstances beyond its control, and will complete on time and within budgeted cost. HIGHER STANDARD The condition survey indicated a need for around 15,000 new kitchens, some 52% of the 28,000 properties, which disappointed those residents who were missing out due to the criteria set. However, Nottingham decided to go some way above the
standard, including replacing all single glazed units. “Secure Warm Modern was chosen by the residents as the title they wanted because we asked them what their priorities were,” recounts Mark. “Their first priority was security, which was a local issue. The second priority was warmth and they also wanted modern facilities but slightly differently to how Decent Homes originally came out, which was a lot about kitchens and bathrooms. “For our residents, it’s more about getting doors, windows and heating systems in. I think that time’s caught up with us a little bit there because that’s actually what the Government is putting forward now with their energy efficiency programme. So we’ve got a good head start on that. Our security programme is about replacing all the single glazed windows to make them secure by design rated and we’ve almost completed that. I believe we’re in the last year of it now and that was the programme that went first because of the residents’ priorities. But we’ve gone a little bit further than the Government has said on decency and now we’ve got a door programme that’s following that up.” The work is being undertaken in three streams, concentrating initially on the windows, with the heating done separately and the most invasive
The organisation didn’t draw down Decent Homes funding until it obtained a two star rating from the Audit Commission in 2008. As a result, it was late to start and entered the process at round four. The original completion date was 2010 but that has been elongated due to the funding being spread over a longer period when the Government changed. There was an initial reduction but the aim is to deliver what was originally promised and there is confidence that all required funding will be provided. In common with most, the start point was a condition survey that identified the scale of the task. However, as Mark points out, this was a comprehensive exercise that produced extensive information: “We have good data on our stock and part of the process that we used was that we surveyed all of our stock independently. We had all 28,000 properties surveyed, which allowed us to reflect exactly what the cost of the works would be.
www.bdcmagazine.co.uk
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
49
notts:feature 2 26/06/2012 11:32 Page 50
HOUSING: NOTTINGHAM CITY HOMES
25 years experience of curing damp, dry rot and woodworm
Baggaley & Jenkins (Remedials) Ltd • Friendly Professional Service • All work guaranteed • Contractor to local authorities • Over 25 years experience • Efficiency East Midlands Approved Contractor
PROUD TO SUPPORT NOTTINGHAM CITY HOMES
A Multi Skilled company, providing all the necessary work from start to finish Call us for expert advice and to organise a survey
01623 634550 www.bandjremedials.co.uk 26 Nursery Street, Nottingham, NG18 2AG
50
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
www.bdcmagazine.co.uk
notts:feature 2 26/06/2012 11:32 Page 51
HOUSING: NOTTINGHAM CITY HOMES
phase of replacement kitchens and bathrooms being the third activity. It currently involves different teams going round the properties to undertake the work in separate phases with the staging of the work influenced by the residents. Mark says: “We asked our residents about that because originally there was a thought that they might not want people to come in three times. But actually, it’s over a five year period and the windows take a day and the heating takes just 2-3 days, so it’s not onerous at all. Phasing the work separately has kept down costs because it’s taking some management cost out.” TENANT CONSULTATION Tenant involvement is a high priority for Nottingham City Homes and there have been two very large consultation programmes. The first of these was in
www.bdcmagazine.co.uk
2008, which led to the setting up of the Secure Warm Modern programme. A similar exercise was then mounted in December last year to decide what is to be done over the next five years and tenants’ priorities have a large bearing on how the money is to be spent. There are the necessary legislative works to keep people safe and secure, covering water hygiene, gas servicing and the like where the organisation has no great choice in what’s done. After that, there’s the completion of the Decent Homes programme, which will be followed by other works on which tenants specifically want to focus. “In particular, there are areas on cladding works, particularly for non-traditional properties, and we’ve got some significant programmes of external wall cladding that we’re starting it with,” comments Mark. “We have a large door programme that
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
51
notts:feature 2 26/06/2012 11:32 Page 52
HOUSING: NOTTINGHAM CITY HOMES complements the window programme and deals with outside decency. It’s going to be a part of the Secure programme and that’s what tenants said they wanted the highest priority on. Then there are other works on sheltered schemes to bring some of the reception areas up to a better standard and work on high rise blocks, where we are working with other outside agencies and energy companies.” Tenants are also represented on ongoing forums and there’s a Customer Care Group that has been heavily involved in the Decent Homes programme, with the specification of everything that will be used in a tenant’s house going through that group. A residents' procurement group went all over the country, particularly in the early days of the programme, visiting suppliers, talking to people and ensuring everything would do what was required. That exercise got a lot of people involved and made them feel a part of the programme. NEW PROJECTS Decent Homes is now winding down and other projects are taking over, as Mark recounts: “Decent Homes is now less than half of our capital works and is being superseded by what we’re doing on external and internal wall insulation. We’re doing a lot of works on tower blocks in terms of changing the heating systems from electrical heating to alternative fuel sources. We also have a big programme to decommission and then demolish 980 houses and flats in Nottingham and we’re going to replace those with 350 council houses.”
52
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
www.bdcmagazine.co.uk
notts:feature 2 26/06/2012 11:32 Page 53
notts:feature 2 26/06/2012 11:32 Page 54
HOUSING: NOTTINGHAM CITY HOMES
A1 SKIP HIRE For years we have been providing a top notch service, delivering the people of Nottingham and surrounding areas quality mixed concrete and skips hire
JWL
ARCHITECTURAL IRONMONGERS LTD Ironmongery • Fixings • Fasteners Tools • Power Tools WE CARRY APPROXIMATELY 7500 STOCK LINES COMPREHENSIVE STOCK RANGES COMPETITIVE PRICES HIGHLY TRAINED STAFF FOR ADVICE LOCAL DELIVERY SERVICES, NOTTINGHAM DERBY, LINCOLN FREE DELIVERY WITHIN 50 MILE RADIUS ON OUR OWN TRANSPORT
SKIPS 0115 979 44 55
CONCRETE 0115 976 22 55
skips@a1minimixandskips.co.uk
minimix@a1minimixandskips.co.uk
www.a1minimixandskips.co.uk A1 MiniMix, Plot 8, Moorbridge Works, Bestwood Road, Nottingham NG6 8SS
JWL Architectural Ironmongers Limited are pleased to be associated with Nottingham City Homes Limited Gracol House, Mount Street, New Basford, Nottingham, NG7 7HX Tel: 0115 942 2808 Fax: 0115 942 2872 Email: info@jwlonline.co.uk Web: www.jwl-online.co.uk
Specialists in Plumbing Heating Electrical Bathrooms Wet Rooms Solar Panels/Photovoltaics Appliance Serving
54
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
www.bdcmagazine.co.uk
notts:feature 2 26/06/2012 11:32 Page 55
HOUSING: NOTTINGHAM CITY HOMES
Some of the need for demolition and rebuilding came from the initial stock condition survey, which revealed a large number of non-traditional properties of varying types. With Nottingham City Homes now being self financing, longer term planning is possible and it took a look at the net present value of the stock. Some parts of the stock were in pretty poor condition and so it not only assessed the performance of the properties but also asked people if they actually wanted to live in them. “We came up with a list of properties that weren’t popular and were expensive to maintain,” says Mark. “We went to the council and we did an extensive consultation exercise with the residents who were living
www.bdcmagazine.co.uk
in the properties. Around 70% of the people said that not only were the properties expensive but also they didn’t want to live in them. They said they’d be quite happy if the properties were demolished. So that’s the approach we’re taking and the reality is that we don’t want to keep for another thirty years properties that are going to be expensive. “On all of the sites where we’re demolishing, we are working towards developing council properties and some registered provider properties going back up. It’s quite an exciting time actually in asset management because, for the first time in a long time, we’re able to take an active approach to asset management and not just keep the same old properties going for another thirty years.”
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
55
notts:feature 2 26/06/2012 11:32 Page 56
HOUSING: NOTTINGHAM CITY HOMES
DEVELOPMENT FRAMEWORKS Progress is well underway on the new developments, with three fairly large frameworks in place. These comprise a demolition framework, an architects and design framework and also the building framework itself, which is all complete. So all three areas are covered and Nottingham will also be working with local developers. A total of 31 homes were built in 2010-11 and all were to the Code for Sustainable Homes level 4. Work is ongoing with the designers and master planners to determine the exact specification of the new properties but the likelihood is that these will achieve at least the same level. The comprehensive stock survey that was undertaken in preparation for Decent Homes resulted in Energy Performance Certificates being produced for the properties, which have been the start point for other work. Mark says: “That’s how we’ve determined when we were going to intervene based on which of our stock is the worst performing. However, our stock is generally around about a 68 rating so it’s not bad at all and it’s been improved by Decent Homes. But there are some areas where we’ve got significant issues that we need to tackle, particularly in terms of high heating bills and the cost of energy going up.” The organisation has been very successful in working with some of the energy companies, including Scottish and Southern Energy, British Gas, E.ON and npower on schemes to clad or change heating systems. These are all delivering investment into Nottingham.
56
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
www.bdcmagazine.co.uk
notts:feature 2 26/06/2012 11:33 Page 57
notts:feature 2 26/06/2012 11:33 Page 58
notts:feature 2 26/06/2012 11:33 Page 59
HOUSING: NOTTINGHAM CITY HOMES ENERGY EFFICIENT Much of the work, as Mark explains, has concentrated on making the properties more energy efficient: “It’s been a lot of external and internal wall insulation. We had a big internal wall insulation program in Aspley, which I think is the biggest in the country. It was very difficult because it was all done while it was tenanted and it was undertaken by FHM Keepmoat. That’s in the Aspley Warm zone and it has resulted in massive opportunities for tenants to save money while the other big programme that we’ve had in that area is for photovoltaics.” The installation of photovoltaics is completed for now as a result of the feed-in tariff reduction but comprised the fitting of over 2,300 PV systems. Around 600 of those were done through a roof rental scheme with E.ON, which was the first scheme undertaken before the council invested around £8 million into PV directly. This required a five-month programme to be completed in five weeks at the end of 2011 before the feed-in tariff was cut. Benefits are now being seen through feedin tariff income being generated back into the HRA self-financing fund, which will be reinvested into further fuel saving measures for the residents. This income is for a guaranteed period and an eight or nine year pay back on the investment is anticipated, with tenants also benefiting through significant reductions in their electricity bills.
www.bdcmagazine.co.uk
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
59
notts:feature 2 26/06/2012 11:33 Page 60
HOUSING: NOTTINGHAM CITY HOMES
The winding down of the Decent Homes programme has seen numbers working on the scheme falling to 520 from a peak level of around 700. The work was undertaken partly by Nottingham’s own direct labour organisation, which was involved particularly on windows and heating, but the majority of the work was carried out by external contractors. These include Nationwide for the window programme, the heating through SPI (Superior Plumbing Installations) and Vinshire, with the modern living program undertaken by FHM Keepmoat, Bullock and Wates. ONE IN A MILLION A big feature of the use of contractors has been Nottingham’s One in a Million scheme, which has delivered some very positive benefits for the area. “For every £1 million we spend, we’ve ensured that the contractor employs a trainee,” explains Mark. “Up to now, we’ve had 111 trainees gone into the programme and some have completed. It’s been a tremendous success and a vast majority of those people from within the Nottingham postcode are from the estates where we’ve been trying to get people into work. So it’s been a great achievement and it’s something we’re very proud of.”
60
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
www.bdcmagazine.co.uk
notts:feature 2 26/06/2012 11:33 Page 61
HOUSING: NOTTINGHAM CITY HOMES
Putting the environment first
www.spenvalleykitchens.co.uk
ASBESTOS SURVEYS CONSULTANCY & TRAINING SPECIALISTS 4Air Monitoring 4Asbestos Analysis 4Asbestos Surveys 4Environmental Monitoring 4Tracker Software 4Training 4LEV Testing 4Silica Testing 4Energy Assessments 4Legionella Testing
Firmly established in the kitchen regeneration industry Spen Valley Kitchens are known as a reliable and flexible company providing customers with a service and product suited to their individual needs.
Unit 7 Ascot Park Estate Lenton Street, Sandiacre Nottingham NG10 5DL Tel: 0115 939 4535 Fax: 0115 939 8476 Email: admin@monitorenv.com Web: www.monitorenv.com
7 Orchard Works, Spen Vale Street, Heckmondwike, West Yorkshire, WF16 0NQ. Tel: 01924 412 278 | Fax: 01924 412 855 | Email: info@spenvalleykitchens.co.uk
www.trentsidefixings.com 0800 023 6668
FIXINGS • FASTENERS • POWER TOOLS • HAND TOOLS CABLE MANAGEMENT PRODUCTS • MECHANICAL/ELECTRICAL PRODUCTS TRENTSIDE FIXINGS is one of the leading suppliers of Fixings, Power Tools, Hand Tools, Cable Management products and Mechanical / Electrical products in the UK. Established in 1998, we supply the construction industry and allied trades with an extensive range of quality products at competitive prices.Based in Nottingham, TRENTSIDE FIXINGS offer a same / next day delivery service to construction sites and factories both locally and nationally via our own fleet of vans and reputable carriers. We also offer a collection service from our trade counter which is open 7am-5pm Monday to Friday where you can also discuss fixings solutions with our experienced staff. With over 14 years trading experience and a continually expanding product range, our aim is to provide an excellent level of service offering quality products at competitive prices. FINCH CLOSE, LENTON INDUSTRIAL ESTATE, NOTTINGHAM NG7 2NN
www.bdcmagazine.co.uk
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
61
111:Layout 1 03/07/2012 14:12 Page 1
notts:feature 2 26/06/2012 11:33 Page 63
HOUSING: NOTTINGHAM CITY HOMES
The direct labour organisation’s main activity is to handle all the reactive and preventative maintenance and repairs, with about 3,000 repairs a week and an annual spend of some £18 million throughout the city. All the reactive repairs come in through a call centre and are prioritised, allocated and completed, with customer satisfaction on the work being higher than it’s ever been. It currently stands at 8.6 out of 10, which is well above the targets that are set. There’s also a lot of detail collected on how people feel about repairs, with a repairs and maintenance forum that reports on everything that Nottingham City Homes is doing right as well as where it’s going wrong, so there is a big effort to listen to what’s being said. Nottingham achieved a two star rating at the start of the Decent Homes programme and has ambitions to go higher. But, as Mark points out, with the Audit Commission set to be replaced, there’s uncertainty about what comes next: “Our corporate plan is to be a first class organisation and we are aiming for four star estates. With the advent of tenant consultation regulation, I think it will be our tenants who will be assessing us and they can show that we’re on the right track rather than the Audit Commission in the future.” www.nottinghamcityhomes.org.uk Tel: 0845 3303131
www.bdcmagazine.co.uk
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
63
NFH:feature 2 23/06/2012 09:03 Page 64
NFH:feature 2 23/06/2012 09:03 Page 65
HOUSING: NATIONAL HOUSING FEDERATION he National Housing Federation (NHF) is the voice of affordable housing in England. The organisation believes that everyone should have the home they need at a price they can afford. That’s why it represents the work of housing associations and campaigns for better housing. Its members provide two and a half million homes for more than five million people. And each year they invest in a diverse range of neighbourhood projects that help create strong, vibrant communities. Recently, NHF chief executive David Orr was voted as the second most influential person in housing. 24housing magazine asked 200 of the country’s most senior housing chief executives, politicians, commentators, academics, lawyers and frontline managers who they thought was social housing’s biggest mover and shaker. Led by Housing Minister Grant Shapps, the Top 10 included Iain Duncan Smith, Affinity Sutton chief executive Keith Exford and crossbench peer Lord Richard Best. Orr responded to 2012’s Budget and its impact on the housing sector by saying, “We welcome the Chancellor’s move to close the loophole that allowed wealthy individuals to buy properties through companies and avoid stamp duty. It meant people on high incomes could avoid paying tax on the purchase of expensive homes. However it is disappointing that the Chancellor has failed to put investment in housing at the forefront of driving forward economic growth in the UK. “Supporting housing associations to maximise the investment they make in building and maintaining homes creates new jobs, saves the Government benefit payments, invests in local communities and boosts general economic activity. “Every new home built creates 1.5 new jobs directly and up to four times as many in the wider economy. It also improves access to housing overall particularly for those on lower and middle incomes. Few other sectors can offer this potential with such short lead-in times and the prospect of so much growth directly benefiting local communities. “Boosting the housing sector would be an easy win for the economy, for taxpayers and for families. And with 4.5 million people on waiting lists and one million children in overcrowded accommodation a big boost for fairness too.”
T
THE VOICE OF HOUSING ASSOCIATIONS The National Housing Federation represent the work of housing associations and campaigns for better and more affordable housing in England
www.housing.org.uk Tel: 020 7067 1010
www.bdcmagazine.co.uk
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
65