Professional Documents
Culture Documents
Tenants Survey
have your say
Decent Homes
FAQs
Focus On
estate
environment
SUMMER 2008
2 HOMING IN
Gwyneth Allen
Divisional Director Adults
and Housing Services Update on changes to
Welcome to a bumper edition the Housing Service
of Homing In! A year-long review of Resident Services is specific service areas, providing a
now complete. more focused and specialist approach.
The theme of this issue is the estate
The review looked at how the landlord
environment. Over the past year we have service is organised to provide the best These are:
invested a lot of time and effort in possible service to you. It considered the • Anti social behaviour team;
listening to your views and making often many and varied views of residents • Rent recovery team;
expressed through either customer • Tenancy management team; and
small changes to your estate that have satisfaction surveys, complaints or • Community and investment team.
made big differences – a new play area informally at evening meetings etc.
on Grange Farm Estate; new fencing at What has been coming through loud To ensure that we work more efficiently
and clear is the need to provide improved and effectively in managing our services
Stonegrove – read all about what’s been
telephone services, access to housing we are also investing in new computer
achieved and the plans we have for the staff and a customer friendly and timely systems.
coming year in the centre pages. response to issues raised. For information about who your
Looking back over the past year we Taking these views into account the housing officer is, visit our website at
service has been rearranged into 4 www.harrow.gov.uk/housingofficer
have been working hard to deliver good
services to you and have improved our
performance in key areas including rent
collection, getting void properties let
quickly and getting day-to-day repairs
done more quickly. We have received
Rent First!
Are you finding it difficult to pay your rent on time?
Do you want to avoid legal action and • Help you to prepare a financial
many letters of praise about Kier and
possibly eviction by getting help? statement; and
where we have received complaints we Harrow Council is working in • Negotiation of sustainable repayments
have worked hard with Kier to sort out partnership with Harrow CAB to provide to your creditors.
the problems by making changes to the tenants with access to independent
money advice. So, if you have debts If you think this service can help
way we deliver our services. affecting your ability to pay we can you, contact your Housing Officer on
A new financial year brings changes arrange for an advisor to help in the 0208 424 1129/1173/1125 to arrange
to our Resident Services team, as it following ways: a referral for a dedicated appointment.
• Ensure you have maximised your There are some things you can put
evolves into new specialist teams able
income; off for another day…Paying your rent
to deal with your queries or problems. • Check that you are claiming all the isn’t one of them…Don’t delay pick up
This will help to improve our customer welfare benefits you are entitled; the phone.
service further and deal with your issues
in a timely and efficient way.
I remind you again of the importance Anti-Social tenant evicted
of paying your rent on time. Are you The Council has successfully evicted a We would like to thank the local
claiming all the benefits you are entitled tenant in Jordan Close because of anti- residents, whose lives were made a
social behaviour and rent arrears. “living hell”, for all their help and
to? Phone your rent recovery team for
We had received numerous assistance in securing the eviction.
advice and assistance. complaints from local residents about the Harrow Council will not tolerate anti-
I’d like to say farewell to Councillor tenant causing unacceptable levels of social behaviour that blights properties
Camilla Bath, who has stepped down as anti-social behaviour including keeping and affects a whole area. So please
dangerous dogs at the property. remember you will be in breach of your
Portfolio Holder for Housing, and
After obtaining a Possession Order tenancy or lease and risk eviction, if you
welcome Councillor Barry Macleod- from Watford County Court in March keep a dog in your flat or maisonette.
Cullinane as our new Portfolio Holder for 2007 to evict the tenant, the eviction was If you want to report anti-social
Adults and Housing, who along with his finally secured in March 2008 after legal behaviour, please contact the anti-social
proceedings and appeals by the tenant. behaviour team on 0208-420-9615.
Cabinet assistants, Councillors Jean
Lammiman and Yogesh Teli, will be
making sure you receive good quality Tell us what you think call 020 8424 1717
housing services.
HOMING IN 3
we can't get to the calls fast enough to meet the demand improving the estate for those residents.
A big issue for us in Harrow is that we
If calls were spread out over the day it would enable us to provide a more have nearly 1,300 families living in
overcrowded conditions whilst waiting for
efficient service
a suitable home to become available,
whilst we also have people struggling to
As an advisor it is frustrating, you want to provide the best service you
live on their own in large houses. This
can to your customers. It is always very busy in the mornings and less
year we have some dedicated funding to
busy in the afternoons help people to ‘downsize’. See page 10
for more details. You can contact me c/o
Room 102 at the Civic Centre, by phone
or email paul.ocallaghan@harrow.gov.uk on 020-8424-1852 or by email to
barry@belmont.bz
4 HOMING IN
Keep safe
with regular
New repair priorities
Gas Safety Checks
At least 20 people die each year from
introduced
carbon monoxide poisoning as a result of Following consultation with tenants in
faulty gas fires, central heating boilers, the last edition of Homing In, new repair
cookers and other appliances. priorities have been introduced from New priorities
01 April 2008.
We want to keep you safe. In the last edition of Homing In we Priority 1 emergency 24 hours
If you smell gas, or suspect there is asked all tenants to tell us what they
a gas escape, you should immediately do thought about the new repair priorities
the following:
Priority 2 3 days
we had proposed. 91% of those who
• Open all doors and windows. responded thought the new priorities Priority 3 7 days
• Shut off the gas supply at the meter were a good idea.
control valve (if you know where it is). Thank you to everyone who took the Priority 4 routine 28 days
If gas continues to escape call time to respond and for all the
National Grid on the Gas Emergency additional comments, including:
Freephone Number 0800 111 999.
“I’m happy with my repairs.
Thanks to the new priorities,
What does the Council need to do? Whenever I can call them they
since 01 April we have seen a
• Make sure that Council installed come as soon as possible and marked decrease in the amount of
appliances are maintained and that
they do a good job. I hope it will time taken to complete a non-urgent
they are checked for safety within
a 12 month interval; continue the same in the future.” repair, from 16.05 days on average
during 2007/08 to 6.73 days on
• Keep a record of the safety checks for
“Timescale is important but the average from 15 April to end June
at least two years;
quality of the work is vital.” 2008. It will take longer to assess
• Issue tenants with the latest the impact on the number of
certificate.
emergency and urgent repairs
“An urgent repair might be urgent
ordered. We will repor t back in a
What do you need to do? to me but not urgent to you. future edition.
• Give our partner, Kier Group Harrow, How do I know when I phone up More detailed information will also
access to carry out the gas safety
whether I am reporting an urgent feature in the revised tenant handbook
checks;
repair or a non-urgent repair?” and on the website shor tly.
• Keep the appointment but if you can’t
please contact Kier on 0208 861
9786 to rearrange; Feedback on repair priorities
• If you own the appliance, you are
responsible for its maintenance and for
its safety checks by a CORGI 4% 5%
registered gas engineer;
• For leaseholders – Harrow Council has A good idea
no legal obligation to undertake gas A bad idea
safety checks to gas appliances for
No opinion
leasehold properties so you need to
make your own arrangements with a
CORGI registered gas engineer.
91%
What happens if you don’t give access?
If you do not give access to us to
complete the check we will take legal
steps to gain access. If we incur any costs
as a result of this we will recharge you.
Garages to let
Garages are currently available to let across the borough. For more information
For more information about gas safety and prices, contact Doreen Gibbons on 020-8424-1363 or email at
checks contact your Housing Officer or Doreen.gibbons@harrow.gov.uk
see our website at www.harrow.gov.uk.
HOMING IN 5
Housing Capital
Decent Homes Programme
This year the Council is planning to
Focus on.............
ESTATES GET A DEEP CLEAN
All Council blocks are to get a ‘deep clean’
during the Autumn of this year.
In the past residents have been
expected to clean the internal areas of
their blocks. A recent review highlighted
our buildings are in urgent need of
cleansing. Thanks to savings made
from elsewhere in the housing
budget caretaker service operatives
will be able to carry out this much
needed work.
A regular cleaning programme has
also been developed and will continue
through the year. The programme has
been given to all Tenant and Resident
Associations (TRAs) and they will also be
posted on estate notice boards. For
more information or to find out when
your block is due to be cleaned, contact
either your TRA or Estate Services on
020-8420-9409 or email
New play area
housingestatesservices@harrow.gov.uk.
IMPROVEMENTS TO GROUNDS
swings into action
MAINTENANCE UNDERWAY New equipment for younger children has been installed in the Grange Farm
Residents will shortly see improvements Close play area.
to our grounds maintenance service Until early February, the play area had become neglected, with only one set
across the borough. of dilapidated swings intact. Now the area has been given a new lease of life,
The service started slowly this year thanks to money secured by the Council from the Big Lottery Fund.
and an improvement plan has now been The improvements have delighted residents:
estate environment
Garage area gets a WHAT’S IN
Spruce Up STORE FOR
Northolt Road estate looks better than ever now 2008/2009?
garage areas have been improved.
Prevention of anti-social behaviour and
As one of the key minor estates
environmental and Health and Safety
improvements projects over the
last financial year, the Council improvements remain high on the
in partnership with Kier has agenda for 2008/09.
installed additional lighting, The programme includes
replaced garage doors and
given them a fresh coat of refurbishment of other play areas on our
paint. The surrounding areas estates, installation of more lighting and
have also been improved with more security doors and fences. We are
the installation of:
also hoping to introduce solar panels on
• New fencing
• A new bin chamber selected blocks to provide power for
• Boxing in of water taps communal lighting. Another key project
• New signage and
currently in development is looking at
• New bollards.
using mobile cameras to help combat
In addition, overgrown trees have been pruned and a flowerbed has been rebuilt.
anti-social behaviour in problem areas
By making the environment cleaner, tidier and more attractive, we’ve noticed a
reduction in graffiti and fly tipping and residents tell us they feel safer walking on estates. This will mean that we can
through the area. install cameras at a site and monitor
problems from another location.
or email paul.ocallaghan@harrow.gov.uk
8 HOMING IN
Council Combats
Fraud
Harrow Council has a duty to protect the
public funds it manages. Preventing and
detecting fraud is an important part of
this work. We regularly take part in data
matching exercises to identify fraud and
may use information you provide to us
for this purpose.
We may also share this information
with other bodies responsible for
auditing or administering public funds
for this purpose.
Grove Estate
Residents Association
(GERA)
After meetings with interested tenants as a committee. Lisa Budd was elected
and leaseholders and our Resident
Participation Unit, Grove Estate
Residents Association (GERA) was
Chair and Heena Modi was voted in
as secretary.
If you want to find out more
Weald
formed at a general meeting on
23 January 2008. Twelve residents
were voted in to represent the estate
about GERA then please contact your
Housing Officer. Tenants &
Residents
Association
(WTRA)
Weald Tenants & Residents Association
(WTRA) is urgently looking for Tenants
and Leaseholders to join their
committee.
We are a ver y active committee,
discussing problems occurring in this
par t of Harrow Weald with
representatives from the Housing
Depar tment, Police and Youth Ser vice.
New homelessness
strategy agreed
Council improves
The number of people living in bed and
breakfast and other temporary
2-beds for
accommodation could significantly drop
under new plans unveiled by the Council.
A new action plan to prevent
homelessness and tackle its wider
underoccupiers
causes has been drawn up and agreed problems from schoolwork suffering to
ill health. In an attempt to address this
by the Council’s Cabinet.
problem and encourage tenants who
The Homelessness Strategy will roll
are currently underoccupying to move,
out from 2008 for the next 5 years and
Harrow has secured government
sets out the Council’s plans to tackle the funding to target improvements to
current high demand for housing and to 2-bedroom properties including new
develop a wide range of support flooring and curtains, new kitchens and
programmes for those at risk of bathrooms, removal costs and a
homelessness, particularly young and handyman for moving day.
vulnerable people. Plans include: Are you a Council tenant living in a The Council will never force you to
• Opening up more opportunities to access property that is too big for what you move, but if you answered yes to either
suitable homes within Harrow and also need? Have you ever considered down- question and would be interested
out of the borough; for example, a sizing to something more manageable? in moving to one of these properties,
In Harrow, whilst many people are please either contact one of our
mobility scheme which assists any
living in homes that are too big for their housing options officers on
household on the housing register to
needs, other families are forced to live 020-8424-1543 for more information.
relocate to an area of their choice;
in overcrowded conditions because of
• Working with landlords to ensure Alternatively you can register online at
the lack of large properties to rent.
private-rented accommodation is a This in turn causes a range of www.locata.org.uk/housingregister.
more desirable option, through the
West London LetStart scheme which
provides advice, support and financial
incentives;
• Pursuing a number of other housing
Leasehold Services
In April we bid farewell to Sally Thompson, our Leasehold Services Manager, who
solutions and support packages in in her 2½ years with Harrow, achieved a lot both for Harrow and for leaseholders.
partnership with organisations like the We’d now like to introduce our new Leasehold Services Manager, Simidele
YMCA, offering, for example, Adedeji. Simi is keen for Sally’s good work to continue and her priorities for the
accommodation and support to young coming year include:
single homeless people.
• Continuing to work with and develop the LSG including training on leasehold
legislation and management and conduct of Meetings.
The new plans aim to build on the
• Improving communication with all Leaseholders including invoicing day-to-day
pioneering achievements of the previous
repairs and an introduction of a 'Plain English' lease
strategy, such as the Sanctuary Scheme
• Ensuring that service charges are invoiced annually in advance and that
which allows survivors of domestic
charges made are accurate and transparent
violence to remain in their own home, but
• Improving the way we consult with leaseholders and invoice for major works
also recognises the increasing • Piloting post and Pre- inspections on major works on service of Section 20s.
challenges that we face of high demand • Working with the LSG to ensure that all leaseholders have the opportunity to
for affordable housing relative to the input into consultations, to improve service provision
small Council and housing association • Establishing ward based leaseholder consultation forums regarding major and
stock, the relatively high cost of housing Minor works and Anti Social Behaviour to encourage Leaseholders to get more
in Harrow and a lack of suitable land for involved in the management of their various Estates.
development of new affordable homes.
The next open meeting of the Leasehold Support Group is likely to take
The strategy is available from
place in November. Leaseholders will receive details shortly.
www.harrow.gov.uk
HOMING IN 11
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Telephone:
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Homing In is printed by Annodata Print Services
It is published by: Housing Services, Harrow Council, PO Box 65, Harrow, HA1 2XG.
Tel: 020 8424 1717, Fax: 020 8424 1610, www.harrow.gov.uk email paul.ocallaghan@harrow.gov.uk