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• Has outdated key components (e.g., kitchens, bathrooms)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.

Stock condition survey: Key findings

• Access and survey coverage
  The survey assessed the core stock as of April 2024, comprising 13,523 dwellings. A comprehensive inspection was achieved, with 83% of properties accessed exceeding the London average of 80% and 100% of blocks surveyed.
• Decency standard compliance
  At the time of the survey, 26% of council stock did not meet the Government’s Decent Homes Standard. By April 2025, targeted interventions reduced non-decency to 17.4%, as reported through Tenant Satisfaction Measures (TSMs) to central government. The council is on track to achieve a further reduction to approximately 10% by year-end, subject to ongoing reviews and improved access rates.
• Investment and maintenance needs
  The survey’s primary objective was to provide reliable forecasts for repairs and maintenance over 30 years. The total projected expenditure required to bring and maintain all properties to the Decent Homes Standard is estimated at £1.86 billion, equating to approximately £138,000 per property. This figure is notably high for the sector and reflects the complex nature and age of the housing stock.
• Component life cycles and external fabric
  While previous investment programmes have addressed key internal components (e.g., kitchens, bathrooms, boilers), many of these elements are now approaching the end of their life expectancy and will require replacement in the short to medium term. The external fabric of properties has received limited attention, and with the average property age at 60–70 years (projected to exceed 100 years within 30 years), significant future expenditure on external repairs is inevitable.
• Health and safety considerations
  Over half of the properties failing the Decent Homes Standard do so due to issues identified under the Housing Health and Safety Rating System (HHSRS). To date we have cleared over 70% of the severe hazards.
• Net zero ambition
  The survey highlighted 78% of our surveyed stock are above EPC C. We acknowledge the Government’s net zero targets and are considering the associated cost into consideration for future planning.

Financial and planning implications

• The work identified as part of the stock condition survey has been priced by means of a schedule of rates. The rates we have adopted reflect those which we would typically expect as part of a major works programme and are in line with what we would expect for a similar housing portfolio. For life cycles, we have applied industry standard life cycles in our calculations. Please note this exclude allowances for inflation, administration, leaseholder and management costs, or professional fees. The projections assume the retention of the full housing stock over the 30-year period; any changes (e.g., right to buy sales) will require adjustments in the investment plan.
• Expenditure is grouped into five-year periods, with increased early capital spending due to urgent, complex stock needs.