Frequently Asked Questions

More than 2000 tenants and leaseholders have been interviewed by phone and about 1,000 have come along to meetings and road shows on their estates to have their say. Here we give answers to some of tenants’ most frequently asked questions.

All Councils must bring their council homes to a set standard by 2012. This standard is set by Government and is called the ‘Decent Homes Standard’. There are some works to your homes that are essential and unavoidable.  The Council must include the need to do these works in its plans.  

Examples of this work are:

• Roof and window repair and renewal

• Heating installation and replacement

• Dealing with building defects

• Lift refurbishment

If your home does not meet the standard in some of these key areas then works will need to be undertaken.

In Hackney the Council wants to set a Hackney Standard that goes beyond the basic government standard.  94% of residents surveyed agreed that the Council should set a higher standard.  These are some of the things that it could include.

• New Entry Phones or CCTV systems

• Environmental Improvements

• Garden/ground level access for family homes

• Play Areas

• Refuse disposal areas

• Access for those using wheelchairs

• Improving communal areas

The Council has undertaken a stock condition survey of all its properties.  This will demonstrate which of the following categories your home falls into:

• Category 1 - Meets the ‘Decent Home Standard’

• Category 2 One or two elements of the standard are not met

• Category 3– A range of elements of the standard are not met

• Category 4 – Further detailed surveys to be undertaken

All council dwellings have to reach the Decent Homes Standard by 2012, so works will be undertaken on a programmed basis from now until that time.    Work has already started on new roofs and windows for some blocks. Internal works to kitchens and bathrooms will has already statrted, hoever, Hackney Homes is awaiting funding from the Government to continue this from April 2009. At present we cannot say for certain which homes will be included in the programme as we must await a decision on whether the Council is allocated the funding. We are expecting to hear a decision on this in early 2009, following an inspection of Hackney Homes by the Audit Commission in November 2008.

Before agreeing on a higher Hackney Standard, the Council will need to be satisfied that there are sufficient funds available to carry out the initial work and to ensure that the properties can be maintained at this standard.

Bringing Council homes to the Hackney Standard will be the largest refurbishment programme the Council has ever run.  The higher Hackney Standard, it will cost even more.  The Council will need to find extra money to do the work needed to make all Hackney’s homes decent. The Government has given the Council three options to get the money for this work.  They are:

• Private Finance Initiative – The Council could borrow money from private companies by leasing Council homes to them for 30 years and asking them to manage your home.  You would pay rent to the private company.

• Stock Transfer – The Council could transfer your home to a Registered Social Landlord, such as a Housing Association, who would then become your landlord

• Arm’s Length Management Organisation (ALMO) – The Council would remain as your landlord but Council homes would be run by an elected board made up of tenants, councillors and independent representatives

The Government has made it very clear that these are the only three options available to Councils who need to raise funds to meet the Decent Homes Standard.  The Council does not have enough money to do this work, so we must consider these options.  59% of surveyed tenants said they would be happy to consider the options and 60% of those preferred the ALMO option.

Decent Homes gives us a chance to transform all Hackney’s council homes and estates.  The Council thinks that Decent Homes should be about more than bricks and mortar, which is where the government standard ends.  It should also be about safe, clean and pleasant estates.  That’s why we want to invest in extras like CCTV and environmental improvements.

It is very important to the Council that as many tenants as possible have their say in Decent Homes: The Hackney Standard.  The opinions of tenants and residents will have a major influence on the decisions that the Council makes.

We will not carry out the work if you are in arrears with your rent. It is therefore in your interests to use the intervening period whilst we are awaiting funding for the work, to clear your rent account if you are in arrears, to avoid being excluded later.

Leaseholders will be notified in writing, well in advance of Decent Homes works being carried out. This will include written details of planned works and a timetable of when the works will take place.You will be invited to pre-works consultation events and meetings with the builders, where you will be able to discuss the planned work and giveus your comments. Your questions are answered in aninformation leaflet which you can download here (opens in a new window)

If you have any queries you can phone the Hackney Homes Repairs Contact Centre on 020 8356 3691 or email Decent.Homes@Hackneyhomes.org.uk