£1.7Billion Needed For Decent Homes For London - Hughes

1.43.56pm GMT Mon 1st Mar 2004

London will need at least £1.7billion in the next six years if it is to meet ministers' Decent Homes Standard according to new figures released today by Liberal Democrat London Mayoral candidate Simon Hughes.

The figures revealed in a Parliamentary answer show that:-

• Camden will need £306million to meet the Decent Home Standard by 2010.

• Only one in ten of Waltham Forests Local Authority dwellings meet the Decent Homes Standard.

• On average, half of Local Authority housing stock falls below the Decent Homes Standard.

Simon Hughes said: "Not only does the capital face a massive shortage of affordable housing, but it faces a huge struggle and a huge bill to be able to hit the target set by ministers of all homes to be of a 'decent' standard by 2010."

"There has been too little leadership by either the Mayor or ministers in making sure that the decent homes scheme is doing what it says. Four years after the target was set, many councils still have half of their housing stock failing to conform to a basic standard that will keep people warm and healthy."

"A decent home is a critical component of ensuring that the mental and physical wellbeing of people living in Local Authority accommodation is provided. It is time there was a real focus on ensuring that the capital has homes that are in good shape for Londoners."

ENDS

Notes to editor

The figures were taken from the following Parliamentary answer 9 Feb 2004 : Column 1227W:

To ask the Deputy Prime Minister what proportion of (a) council owned housing and (b) housing association properties in each London borough meet the Decent Homes Standard; and what estimate he has made of the cost of meeting the standard by the target date of 2010 for each borough. [153944]

Keith Hill: The proportion of local authority owned dwellings in London that are decent and their estimates of cost to make decent, as reported on the 2003 HIP Business Plan statistical appendices, are in the table as follows. Information at the borough level on housing associations is not available, but using information from the 2003 Housing Corporation Regular Statistical Return for London based Housing Associations shows that they have around 15 per cent. non-decent homes.

According to the Office of the Deputy Prime Minister's guidelines, the definition of a home that meets the Decent Homes Standard is set out below:-

2.1 A decent home is one which is wind and weather tight, warm and has modern facilities. It reflects what social landlords spend their money on. To set a national target a common definition of decent is needed so all social landlords can work towards the same goal.

2.2 A decent home meets the following four criteria:

a - It meets the current statutory minimum standard for housing.

Dwellings below this standard are those defined as unfit under section 604 of the Housing Act 1985 (as amended by the 1989 Local Government and Housing Act).

b - It is in a reasonable state of repair

Dwellings which fail to meet this criterion are those where either:

• one or more of the key building components are old and, because of their condition, need replacing or major repair; or

• two or more of the other building components are old and, because of their condition, need replacing or major repair.

c - It has reasonably modern facilities and services

Dwellings which fail to meet this criterion are those which lack three or more of the following:

• a reasonably modern kitchen (20 years old or less);

• a kitchen with adequate space and layout;

• a reasonably modern bathroom (30 years old or less);

• an appropriately located bathroom and WC;

• adequate insulation against external noise (where external noise is a problem);

• adequate size and layout of common areas for blocks of flats.

A home lacking two or less of the above is still classed as decent therefore it is not necessary to modernise kitchens and bathrooms if a home passes the remaining criteria.

d - It provides a reasonable degree of thermal comfort.

This criterion requires dwellings to have both effective insulation and efficient heating.

Page 7 - http://www.odpm.gov.uk/stellent/groups/odpm_housing/documents/downloadable/odpm_house_027345.pdf

There are four ways for Local Authorities to raise the necessary cash:-

• Using their own resources and those made available through the new Major Repairs Allowance and the single capital pot.

• Transferring their housing stock to one or more of the housing associations.

• Setting up and Arms Length Management Organisation (ALMO); or

• Pursuing a Private Finance Initiative (PFI) scheme.