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A report from the Chartered Institute of Housing earlier this month showed that 165,000 social homes have been lost since 2012. This includes nearly 50,000 Housing Association homes. It predicts that loss of social housing will reach 199,000 by 2020. This makes it increasingly difficult for people on lower incomes to access a decent home at a price they can afford.
This issue affects everybody who cares about the housing crisis, not just Housing Association residents. Here is the latest on the sell-off of social housing around the country.
Peabody Family Voice calls on Housing Association CEOs to change direction
Peabody Family Voice (PFV;1) announced today that it would be supporting the tenants’ demonstration (2) outside the GLA hearings with housing association CEOs. PFV is calling on the CEOs to move Housing Associations (HAs) back towards the traditional values of social housing and away from the increasingly commercial direction they are currently pursuing.
Many HA residents on social rents feel they are increasingly being treated as second-class citizens by HAs that are more interested in building upmarket properties for sale at the market price. Amongst the problems being experienced by HA residents are:
- poor quality repairs and maintenance by contractors who are not properly managed by HAs
- difficulty in getting their concerns heard because, through repeated mergers, HAs have become unaccountable and remote bureaucracies with no personal relationships with residents
- a shortage of new properties for social rent, due to the HAs’ practice of building less than 10% of new properties for social rent
- worry about security of tenancy due to the HAs’ practice of giving residents fixed term tenancies.
PFV believes that all these practices are due to HAs abandoning the traditional values of social housing, which they were founded upon and adopting the free market philosophy. PFV is therefore asking the CEOs the following questions at the hearings:
1. Will you commit to abolishing fixed term tenancies for residents in favour of secure tenancies with registered fair rents?
2. Will you commit to a moratorium on the amalgamation of Housing Associations?
3. Will you commit to ending the contracting out of maintenance and repairs and taking these activities in-house through Direct Labour Organisations?
4. Will you commit to ensuring that at least 50% of new properties built are for genuine social rent, not so-called ‘affordable rent’?
Sharon Rose, a Peabody tenant said: “I’m sick of Housing Associations being just another part of the machine of gentrification and social cleansing. Londoners need social housing more than ever now. It’s time for the big Housing Associations to serve the people they were set up to help.”
For more information, contact David King or Sharon Rose on 020 7502 7516 or 07854 256040, or at email@example.com.
Notes for editors
1. Peabody Family Voice is a group of residents of Peabody and the former Family Mosaic Housing Associations, set up in January 2018 to oppose the merger of the two Housing Associations, and to campaign for tenants’ rights.
2. The demonstration has been organised by Housing Association Residents Action, the Social Housing Action Campaign, Homes for All, and Notting Hill Genesis Residents. It will take place at 1 PM on Thursday, October 4 outside City Hall, during the hearing of the GLA Housing Committee, which will be questioning CEOs of four major housing associations (https://www.london.gov.uk/about-us/london-assembly/london-assemblys-current-investigations/housing-associations).
In a recent article in 24Housing Alison Muir, Peabody’s Director of Operations for Thamesmead and South Region, says “the housing sector can learn a great deal from Amazon. We can make a lot of progress with new technologies to help improve our operations.”
Would this be the same Amazon which is exploiting their workers, forcing independent retailers out of business and refusing to pay the taxes they owe the British public?
Muir’s article is headlined ‘Stand and deliver’, so Peabody Family Voice presumes that our Housing Association aspires to take us back 3 centuries and behave like the highwaymen who held up travellers and took their money, had a ‘racket’ on road transport to make travelling less safe and more expensive, as carriers regularly paid them a ransom to go unmolested. Coaches were often attacked because of their lack of protection, including public stagecoaches, and the postboys who carried the mail were also frequently held up.
The philosophy behind this article surely explains why Peabody residents are being held to ransom, workers are treated badly, and the Housing Association is working hand in glove with big property developers.
The Housing Committee of the GLA will hold a question and answer session with chief executives from four of London’s largest housing associations on Tuesday 4 October. Submit your questions now.
Housing associations are by far the biggest developers of affordable London homes. They build large numbers of market homes for rent and sale. However, they are not democratically accountable.
The largest London housing associations (sometimes called the G15) are vital partners to the Mayor if he is to come even close to delivering his housing targets. In recent years, many housing associations have merged to form much bigger organisations.
The Housing Committee of the GLA will hold a question and answer session with chief executives from four of London’s largest housing associations on Tuesday 4 October.
Committee members will use this meeting to examine the pros and cons of housing associations. We shall be asking associations about the needs they are now serving, the ways they are now raising and spending money, and how they are considering what these changes mean for their residents.
What would you like to ask the heads of housing associations?
You can let us know, by emailing a suggested question area to the Housing Committee at HousingCommittee@london.gov.uk along with a few lines of explanation.
Some suggested question areas:
- Do housing associations solve problems quickly enough?
- Are tenants properly involved in the running of housing associations?
- What are the main issues residents face when dealing with their housing association?
- How have the services residents receive changed in recent years?
Follow us @LondonAssembly and tweet about the meeting using #HousingAssociations
You can watch the meeting live here and you are welcome to attend.
Fed up Peabody tenants in Stoke Newington form campaign group to pressure housing association over repairs
PUBLISHED: Hackney Gazette 09:02 09 August 2018 | UPDATED: 10:46 09 August 2018
A group of fed-up Peabody tenants in Stoke Newington have formed a campaign group after years of complaints about the housing association’s repair work.
Peabody Family Voice was only launched in January but already has members from all over London.
A spokesperson, who did not want to be named, told the Gazette it was formed after tenants from St Kilda’s Road had attended a meeting with chiefs from the association over problems with their block.
The group are all former tenants of Family Mosaic, which is now part of Peabody. The spokesperson said: “We went to a meeting because we were so angry that scaffolding had been up for two years. It covered our garden area.
“Our complaint was escalated but they just offered 14 of us in the block £23 each for our troubles. I’ve lived here 23 years, as has my neighbour – some have been here since the block was built in the ’70s.”
The scaffolding eventually came down in April but the group feel maintenance of their homes and blocks is well below the standard expected, and has been getting progressively worse for decades. The group is also annoyed the switchboard has been centralised and say it’s almost impossible to get through to the right people.
The spokesperson added: “I was initially a tenant of New Islington and Hackney Housing Association, one of the first generation of housing associations that had a radical outlook and were for poor people and people with social needs.
“Back then the maintenance was done on a local basis. I had a man named Ted when I was living in a basement flat round the back of the reservoir and it was brilliant.
“I still like living in a housing association, but the local feel has gone.
“When it changed its name to Mosaic we were left out in the wilderness. And Mosaic then merged with a housing association called Family Housing.
“Then they really burst out of Hackney and Islington. That was the point at which repairs and maintenance started to go down.”
The group said 75 per cent of complaints at the meeting were about repairs, 20 per cent were about rent and five per cent were about other issues. At least six other people have had issues with scaffolding being left up for extended periods.
“Somebody somewhere must be paying for all this scaffolding,” they added.
The group wants to hear from anyone with issues.
A tongue-in-cheek party to celebrate the scaffolding coming down will take place a week on Sunday, with a prize for the tenants whose scaffolding was up for the longest time.
“We want to get together and basically let them know we will not put up with it anymore,” they said.
Others to experience issues with Peabody include 69-year-old Elizabeth Kelly, a tenant in Burma Road, who was in bed when her ceiling collapsed due to a leak in the flat above. It wasn’t fixed for three weeks.
And Gavin Watson, another tenant in Burma Road, has been in and out of temporary accommodation at the association’s expense for a decade because of issues with his roof.
He said: “I was only moved back to my property in February after six months in temporary accommodation.
“I have been decanted, in total, seven times in 10 years and have had two notable periods being forced to live in a hotel and it is always catastrophic for my mental health.”
Gavin is still not happy with the work, but is refusing to move out again because of the upheaval. He says Peabody is spending thousands of pounds on temporary accommodation and legal services to take him to court, when fixing the problem would cost a fraction of that.
A Peabody spokesperson said: “We have offered quite a few options over a long period of time to try and help Mr Watson, including providing temporary accommodation. There has been more than one problem with the roof and we understand Mr Watson’s frustration.
“Previous works were inspected and approved by an independent expert as well as our own surveyors. Unfortunately Mr Watson does not accept the conclusion.”
The spokesperson added Peabody wanted to resolve the issues but couldn’t unless Gavin gave workers access.
Peabody did not respond to a request for comment about the Peabody Family Voice campaign.
Anyone experiencing issues can contact the group at firstname.lastname@example.org.
A garden party to raise a bit of money for Peabody Family Voice and to celebrate the end of a marathon maintenance job
You are invited to come and get together with other Peabody tenants and friends to celebrate the scaffolding on our block coming down after two and a quarter years and to raise some money for Peabody Family Voice.
Please bring some extra food to share and anything else you want (games, drinks of your choice, music, stories of how long you have had your scaffolding up – a prize for the person who has had it up the longest!)
3-6 pm, Sunday 19th August 2018
A brief report
The sun shone! People bought delicious food to eat! The children blew giant bubbles!
And best of all, we made some great new contacts with disgruntled Peabody residents.
Thanks to the Hackney Gazette for giving us a double-page spread to help spread the word about Peabody Family Voice.
Social housing is being driven by profit. Tenants must fight back
As residents of Peabody and Family Mosaic, we fear losing our rights if the two housing associations become one
Housing associations have preserved an image of being more socially responsible than private landlords or local authorities. In fact, their drive to become more commercial and the way they treat tenants means they are often little better.
In response, housing association residents are getting organised to defend our rights. Our campaign group, Peabody Family Voice, launched in January after a consultation meeting organised by Peabody in late November left us angry. We are opposing the amalgamation of Peabody and Family Mosaic, two of London’s largest housing associations. The two organisations merged in 2017, but full amalgamation, which has yet to be approved by the Peabody board, would mean all Family Mosaic tenants becoming Peabody tenants.
To read more visit The Guardian
As tenants and residents of Peabody and Family Mosaic Housing Associations, we have come together to insist that:
* Peabody and Family Mosaic must not amalgamate. The amalgamation of these two Housing Associations is not in our best interests. Each is already too large, remote, and unaccountable to its tenants. As they have grown, services have deteriorated exponentially, and this must stop.
* Peabody and Family Mosaic must maintain the traditional values of housing associations and defend social housing. This means no sell-off of existing properties, no extension of the Right to Buy, no introduction of short-term tenancies, no further implementation of the 2016 Housing Act, no building of houses for sale and commercial rent, and no collection of data about tenants’ income or immigration status.
* Peabody and Family Mosaic must decentralise and localise housing services. Our housing associations have become too large, staff are inaccessible and their morale is low. Remote call centres and extended chains of communication should be abandoned in favour of being able to talk directly to housing and neighbourhood officers and repair teams.
* Peabody and Family Mosaic must drastically improve repairs and maintenance performance. This can be achieved by localisation, but also by ending outsourcing of contracts to commercial building companies who are themselves too large and remote.
* Peabody and Family Mosaic must maintain genuinely social rent levels for all tenants. Rents must be pegged for social tenants, as well as for key workers who are classified as ‘Intermediate Tenants’, and whose rent has been increasing each year well beyond inflation and income levels.
Peabody Family Voice, January 2018
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