Friday, 26 July 2013

Croydon Council’s Patchy Knowledge of Housing


While some of the housing policies and actions being undertaken by Croydon Council, such as intervention to improve living conditions in the private rented sector and to encourage Living Over the Shop schemes (see below), it is a pity that its approach to research and recording means that it either does not know the detail of key issues and trends in housing in the Borough. This has become apparent from the series of Freedom of Information requests I submitted after the Council meeting on 1 July, mainly to follow up questions and issues I had submitted to the Scrutiny Sub-committee members for their meeting on 18 June. In addition to the lack of information admitted to other housing blog postings of today, it is clear that:

(     1)   it is not monitoring the sale prices of new apartments being sold in the developments it has given planning approval for;
(     2)  It does not know the savings to its benefits bill of the cut in housing benefit to certain households with a spare bedroom.

Sale Prices of Apartments

Question: As  most of the new build housing in the Borough is being undertaken by developers.
a.    Is the Council monitoring the sale prices of the units?
b.   What were the numbers of dwellings in each £100,000 sale price band  completed in 2011/12, 2012/13 and up to 30 June in 2013/14?
c.   What was the average sale price of all new dwellings completed by developers in 2011/12, 2012/13 and up to 30 June in 2013/14?

Reply: The council does not monitor house the sale prices of units in Croydon. Therefore we are unable to provide an answer to the Freedom of Information request as we do not hold this information.  Some information on house sales is freely available on the Land Registry’s website.

Spare Rooms Benefit Reduction Savings

Question: Where households in social housing are having to move to smaller accommodation because of the spare rooms benefit reduction, is the Council monitoring the saving made in housing benefit? If so how much has been saved so far, bearing in mind that households moving in not subject to the reduction, may also be claiming housing benefit?

Answer: As Housing Benefit is funded by central government, we only receive funding/subsidy for what is accurately paid there are no savings to the council due to under occupancy or benefit cap.  Families move for a number of reasons and the council will not always be directly involved or aware of individual circumstances behind those changes in circumstances.

Living Over the Shop

Question:  Has any consideration been given to talking to shop keepers to find out:
a.    How the upper floors above their shops are used?
b.   Whether they are underused?
c.    Whether they lease the upper floors or whether that is the responsibility of their landlords?
d.   Whether there are separate access problems to the upper floors which would require some work to be undertaken to create self-contained flats?
e.   Whether they would be interested to take part in a Living Over the Shop initiative?

Answer: The Council’s Empty Property Service is currently in the middle of a 6 month survey of district centres within the borough. This includes the surveying of all shop premises and the floors/accommodation above them to establish whether they are in use or vacant and if so, what the owners intentions are.
Advice and assistance is being given to owners on how they can be returned to use, including discussing with them how access and other problems can be overcome and the letting opportunities that are available.



Trying to Unravel the Relationship Between Croydon Council and the J Laing Group

The decision of the ruling Tory administration of Croydon Council to treat J Laing Integrated Services as its preferred bidder for the award of the Library contract has raised a number of concerns about its relationship with the Laing company group.

A member of the pubic Alan Crawley submitted a question to the 1 July Council meeting ‘Was the Council Leader or any other person who signed the contracts with John Laing Ltd, aware of the tax arrangements of its parent company Henderson Group; and can any contract that Croydon Council has with John Laing Ltd be sold by John Laing Ltd to John Laing Infrastructure Fund Ltd?’ After the Council meeting I submitted two Freedom of Information requests.

So what do we learn from the answers?

Council Leader Mike Fisher explained that ‘The Council does not contract with any entity called John Laing Ltd’ and that ‘CCURV arrangements are with John Laing Projects & Developments (Croydon) Limited & John Laing PLC (as guarantor). The proposed libraries contract is with John Laing Integrated Services Ltd.’

Do note that Fisher ignores the reference to the fact that the Laing group is owned by the Henderson Group, an Anglo-Australian equity fund, which Sky News reported back in April was considering selling the Laing group.

Fisher explained the relationship with Laing in  more detail.

CCURV

·        ‘The Council has a partnership contractual relationship with John Laing Projects & Developments (Croydon) Limited (‘JLPDC’) through CCURV Llp where the Council and John Laing are 50/50 equity partners. John Laing PLC acts as guarantor to JLPDC’s obligations in the CCURV partnership.
·        Under the CCURV arrangements, JLPDC may transfer its interest to a group company with the consent of the Council, such consent not to be unreasonably withheld where the transferee has similar resources, experience and a consistent approach to partnership as John Laing Projects & Developments Croydon Limited). A group company in this context comprises any of the subsidiaries of John Laing PLC.’

The Proposed Library Contract

·        ‘The Council has another potential contractual arrangement with John Laing Integrated Services Ltd (‘JLIS’) through the proposed contract for the provision of library services the procurement of which is in the final stages. The Council as part of this procurement process took closely into account the financial viability, legal standing and status of JLIS. Such checks are undertaken as part of the ‘pre qualification’ stage of a procurement process and companies that do not fulfil the necessary criteria are unable to take part in the substantive procurement. The process is rigorous. However the tax arrangements of companies operating within the UK are the concern of Her Majesty’s Revenue and Customs.
·        It is not appropriate for the Council to comment on the details of a contract being negotiated with a third party which is still the subject of a procurement process. However, contracts that the Council has with external companies (particularly for larger scale projects) typically contain ‘change of control’ provisions dealing with the ability of the contractor to assign its shareholding to affiliated parts of its company group. These are standard contractual provisions and the proposed contract with JLIS will be no different in that regard. Similarly it would be possible for a contractor to ‘assign’ the benefit and obligations of a contract to a third party subject to the Council consenting to this and being satisfied that any such assignments is in accordance with procurement regulations. In either of these scenarios, the contracts are drafted in such a way that the quality of the service and their obligations of the private sector to work to the contract are unaffected.’

Potential Sale of J Laing plc

My Freedom of Information request stated:

'Given the media reportage that its parent company may sell J Laing plc:
1. Has the Council discussed with the former the inclusion of a condition of sale requiring the new owner of J. Laing plc to honour the guarantor from J Laing plc to JLIS under a library contract?
2.    What is the result of the discussions?
3.    If the matter has not been raised why not and it is intended to raise it?

The answer is as follows:

‘John Laing Public Limited Company is not a guarantor to John Laing Integrated Services Limited under the arrangements put in place between John Laing Integrated Services Limited and the Council under the Council's library management contract.’ 

If JLIS is not being underpinned by its parent company what happens if it finds it cannot operate the library contract within the contract sum, or it gets into financial difficulties in respect of its other contracts?

Potential Conflict of Interest

My second Freedom of Information request was as follows:

‘Given the fact that Councillor Pollard suggested at the Scrutiny Committee meeting on 11 June that the following question raised in public contribution to debate was worth investigating: ‘As the Mayor and Burgesses of Croydon are joint partners with John Laing plc in the CCRUV, does a conflict of interest exist for Councillors in respect of considering the library tender bid from John Laing plc’s subsidiary John Laing Integrated Services?’  What is the legal advice obtained on this matter?’

The answer is as follows:

‘The Council can confirm no specific legal advice was sought or given in relation to this matter.

However, in accordance with the Council’s duty under s.16 of the Freedom of Information Act 2000 to provide advice and assistance I am able to advise as follows:
·        John Laing Integrated Services (JLIS) is a separate legal entity to John Laing;
·        All bidders invited to tender for the contract were required to sign an anti-collusion certificate in the form attached;
·        As part of the tender documents the Council “reserve the right at their sole discretion to disqualify or reject an Applicant where: there is a conflict of interest arising between either Authority and the Applicant and/or any Relevant Organisation”.
·        As part of the Council’s Constitution the Members’ Code of Conduct requires the declaration of  “any private interests, both pecuniary and non-pecuniary, which relate to your public duties and must take steps to resolve any conflicts arising in a way that protects the public interest” http://www.croydon.gov.uk/contents/departments/democracy/pdf/599085/November_2012/part05i.pdf ;
·        Consideration of the tender from JLIS was undertaken by an evaluation team of officers, who made a recommendation for the appointment of JLIS as the preferred bidder and award of the contract, to the Cabinet Member for Children, Families and Learning who had been given a delegated authority from the Leader of the Council to take the decision;
·        No pecuniary or non-pecuniary interests regarding the appointment of JLIS have been declared by the Cabinet Member authorised to take the decision  http://www.croydon.gov.uk/democracy/dande/ethics-committee/members-interests/;
·        No Members of the Council are on the Board of John Laing or CCURV.

It is considered that the above matters provide the necessary assurances that no conflict of interests arose and that, for those reasons, specific legal advice was not required.’  

Note 1: The answers to the Freedom of Information requests will not be posted on the Council website until September, Joe Stock, Data Protection/FOI Support Officer in the Interim Chief Executive’s Department (Business Support Service; Complaint Resolution & Information Management Team) emailed me on 25 July to explain: ‘We aim to upload redacted versions of FOI responses to our website 2 months in arrears, so I anticipate that your responses will be on in September.’ Clearly if it wins the local elections in May Labour should promise to end this delay on posting up future FoI replies.

Note 2: The Council does not make understanding easy. The CCURV website talks about John Laing and gives a weblink to John Laing Plc’s website: http://www.laing.com. So is it any wonder that members of the public will assume that the partner is John Laing Plc not one of its subsidaries?



Croydon Intervention to Improve Private Tenants Conditions

Croydon Council appears to be undertaking quite a lot of work to ensure that private tenants living conditions meet expected standards. However it does not know the nature of multiple ownership by private landlords nor by networks of interconnected companies and individuals. I had raised these and other issues about the Council’s action and its knowledge of the nature of private landlordism in a supplementary note for the Scrutiny  Sub-committee meeting on 18 June, followed up in a Freedom of Information Act request.

Health & Safety Inspections

Question: How many assessments have Croydon officials carried out into private rented dwellings under the Housing Health and Safety Rating System (HHSRS) each year since it came into force by category of action:

a.  Sections 3 and 4
b.  Fuel poverty or energy efficiency strategy
c.  Neighbourhood renewal assessment
d.  Multi-occupied buildings
e.  Requests for financial assistance by owner or tenants

The reply:

1. A and D – number of HHSRS assessments.

Note (1) – the number of assessments carried out under Section 4 is approximate and is based on the number of requests for service in each year.  The majority of these will result in a HHSRS assessment being carried out, but not all (eg some issues may be dealt with under the environmental protection act).  The actual number of assessments cannot be obtained by running a report, The information can only be obtained by manually looking at every service request.  Given the number involved this would take more than 18 hours.  The Freedom of Information (Fees and Appropriate Limit) Regulations 2004 specify an “appropriate limit” for the amount of time the council needs to spend undertaking that search.  If the council estimates that the time to taken to locate, retrieve and extract the information requested will exceed the appropriate limit, then under Section 12 of the Act, it is not obliged to comply with that request.

The appropriate limit currently specified by the Regulations for local authorities is £450. This represents the estimated cost of one person spending two and a half working days in locating, retrieving and extracting the information from where it is stored.  We estimate that the cumulative time it would take officers to retrieve the complete records you are seeking would exceed the appropriate limit. Therefore, we are unable to disclose the information you are seeking.

Note (2) – the number of assessments for HMOs is approximate and is based on the number of service requests relating to disrepair in HMOs and the number of HMO licences issued.  The actual figure is likely to be higher as not all properties inspected will proceed to full licensing, but again the only way of obtaining the information would be to manually look at each case.


2006/07
2007/08
2008/09
2009/10
2010/11
2011/12
2012/13
S3
21
247
419
388
309
209
176
S4
403
787
986
905
1054
1154
1089
HMOs
176
144
81
281
200
209
195

B. None

C. None

E. The number of assessments carried out as a result of requests for financial assistance from the owner or tenants is approximate and is based on the number of empty property grants or loans given out in each year as each will have involved an HHSRS assessment. The only financial assistance that has generally been available to tenants is Disabled Facilities Grant and Energy Grant or Energy Loan, none of which generally require an HHSRS assessment to be carried out.



2006/07
2007/08
2008/09
2009/10
2010/11
2011/12
2012/13
Requests for financial assistance by owner or tenants
7
27
5
17
45
37
14

Service of Notices on Landlords

Question:  In relation to Category 1 hazards how many of the following notices have been served on private landlords each year since the legislation came into force:
a.    improvement notice 
b.    prohibition order
c.    hazard awareness notice
d.   emergency remedial action
e.   emergency prohibition order
f.    demolition order ( section 265 of the Housing Act 1985 as amended)
g.    clearance area ( section 289 of the 1985 Act as amended.)

The reply: Notices served, category one hazards


2006/07
2007/08
2008/09
2009/10
2010/11
2011/12
2012/13
Improvement
218
171
110
144
167
204
200
Prohibition
1
5
1
2
2
0
2
Hazard Aware
2
1
0
0
2
2
2
Emer remedial
0
4
2
1
0
1
0
Emer prohibit
1
0
0
0
2
0
0
Demolition
1
0
0
0
0
0
0
Clearance
0
0
0
0
0
0
0

Hazards Notices

Question: How many notices have been served in relation to Category 2 hazards?
a.    improvement notices;
b.   prohibition orders;
c.    hazard awareness notices;

Reply: Notices served, category two hazards


2006/07
2007/08
2008/09
2009/10
2010/11
2011/12
2012/13
Improvement
72
100
139
94
95
106
149
Prohibition
0
0
0
0
2
0
2
Hazard Aware
0
0
0
0
0
2
2

Empty Properties

Question: How many notices have been served in respect of empty dwellings?

Reply: Nine. These are included within the figures above.

Council Works in Default

Question: How many dwellings have been subject to the Council undertaking works in default?

Reply: ‘Works carried out in default (housing act notices only)’

2006/07
2007/08
2008/09
2009/10
2010/11
2011/12
2012/13
13
24
17
14
9
11
9

Negotiating Rent Reductions

Question: Has the Council been able to negotiate rent reductions for private tenants on housing benefit as part of an agreement with private sector landlords to voluntarily remedy hazards, instead of the Council having to take any of the above actions taken against them?

Reply; This is not something we have done.’

Multiple Ownership

Question: In respect of all action taken how many private sector landlords are multiple owners by numbers of categories?

Reply: We do not record this information.

Research on Private Landlords’ Ownership

Question: Does the Council research how many dwellings private sector landlords (whether individuals or companies) own and whether there are links between both individuals and companies as part of a property owning network?  

Reply: Not as a matter of course, but this has been done on occasion if we have noted similarities in housing conditions/behaviour towards tenants in several properties.