Improving the standard of social housing in Lewisham

This involved contacting all our tenants to book appointments to inspect their homes to make sure they meet government standards for decent homes. It is considered best practice for landlords to conduct this type of survey, called a Stock Condition Survey, every five years.

Thank you to all tenants who took part. With your cooperation, we were able to survey 83% of homes (over 11,000) and 100% of the external and communal areas in blocks. Without your help we could not have collected this data.

The survey revealed that 26% of homes, more than a quarter, failed government standards for one or more reasons. As a direct result, we dealt with over 1400 serious hazards, significantly improving living conditions and safety for our residents. By focusing on the most urgent cases, we have already reduced the percentage of non-decent homes to 16.2%.

However, we are not complacent. The results of the survey are being used to plan a five-year refurbishment programme, focusing where improvements are needed the most.

Our five-year plan

The most common problems found by our surveyors were window failure and damp and mould. So, we are increasing investment in window replacements and weatherproofing to tackle damp and mould at its source; as well as building up our repairs teams so we can respond to your damp and mould reports more quickly.

We are also making energy efficiency improvements, because efficient homes are more comfortable and cheaper to heat. While most homes already meet the basic thermal comfort standards, we plan to make sure all homes reach an EPC (energy performance certificate) rating of C by 2030. Over 600 homes are scheduled for upgrades in the next 3 years.

Next steps

Although our surveyors were able to visit 83% of homes, that leaves 17% (around 2,500) which we haven’t accessed. It’s essential we survey all homes because if we can’t identify problems, we will not be able to fix them.

If you are a Lewisham Council tenant and you were not able to book an appointment with Savills, our surveyors, when they got in touch last year, please contact us now at MajorWorks@lewisham.gov.uk. Even if you don’t think there are any problems in your home, it is very important that we understand the overall condition of the home.

What is a non-decent home?

A home is considered non-decent if it fails one or more of the following criteria:

• Lacks structural integrity
• Has outdated key components (e.g., kitchens, bathrooms)
• Fails to provide adequate thermal comfort (warmth and ventilation)
• Contains ‘Category 1’ hazards: examples include very serious damp and mould or a dangerous electrical installation. The most common Category 1 hazard revealed in our surveys was a missing or faulty carbon monoxide alarm. We encourage all residents to regularly test their smoke/heat and carbon monoxide alarms.

Thank you

We extend our sincere thanks to all who participated in the survey. Your support is helping us to deliver safer, warmer, and more comfortable homes for Lewisham Council tenants.