Asset Management Strategy 2023-2028

4.1 Stock condition data

North Tyneside is a retained housing authority and is responsible for the management and maintenance of the housing stock and garages.

The management tool used to manage the stock condition provides robust, accurately maintained data.   This information provides a detailed understanding of the future investment requirements of our stock and helps to inform the 30-year investment plan. Information is input from:

• Investment programmes;
• Stock condition surveys;
• Empty homes data collection; and
• Repairs and maintenance information.

This approach ensures that:

• Our homes are well maintained and in a lettable condition.
• Programmed works are carried out effectively and responsively.
• A key priority is necessary investment for our stock
• Our homes are thermally efficient; and
• We meet customer expectations and preferences. 

4.2 Decent homes 

Government’s Decent Homes Standard sets out the minimum standard that all social housing homes must meet.  This includes:

• Current statutory minimum standard for housing;
• Being in a reasonable state of repair;
• Having reasonably modern facilities and services; and
• Provision of a reasonable degree of thermal comfort.

North Tyneside met the standard in 2010, with work being carried out to a Decent Homes Plus standard.  Through a planned cyclical maintenance programme meeting the expected life expectancy of each renewal this continues to be achieved year on year. Work includes the renewal of bathrooms, kitchens, central heating systems, roof covering renewals, structural works, and electrical upgrades.

Working within the financial constraints of the HRA, in 2012 we were able to introduce a 15-year environmental and estate improvement plan focusing on fencing and boundary walls.  Additional off-street parking and footpaths that fall within the responsibility of the HRA are also a priority to improve external areas within our estates. 

4.3 Repairs and maintenance

In addition to ensuring stock continues to meet the Decent Homes Standard, there is a requirement to respond to day to day and emergency repairs as the result of general wear and tear, failure of specific parts or accidental damage.

Our approach to this and managing tenant expectations remain under review.

A partnership is in place with Solutions for North Tyneside to maintain the 26 sheltered accommodation schemes owned by the Authority.   This includes a full building management service, including responsive repairs and capital investment for the lifespan of the contract. 

4.4. Compliance

In addition to legislation that has been introduced or amended since 2018, ongoing consideration also needs to be given to: 

The Housing Health and Safety Rating System (HHSRS) assesses the health and safety risks within a property.  If a property fails, the HHSRS it automatically fails the Decent Homes Standard.  All HHSRS failures are treated as urgent and addressed at the earliest opportunity. The identification of HHSRS failures is being carried out as part of the ongoing stock condition survey.

Refresher training for front line staff will be delivered as part of this strategy to ensure failures are identified.

Gas Servicing

There is a legal obligation under the Gas Regulations 1998 to annually check the safety of all gas appliances, pipework and associated fittings within our stock. 

The Authority currently has Gas Safe accreditation.

Fire Safety

We have an obligation under the Regulatory Reform (Fire Safety) Order 2005 to carry out Fire Risk Assessments (FRA) in all our communal areas.

The Authority does not own any domestic buildings higher than four stories (Low Rise)

The fire risk assessment process is managed internally on an ongoing basis. The fire risk assessment process drives both any remedial works and a planned programme of works to ensure fire safety integrity within our properties. 

Alongside the FRA process there is an inspection and servicing programme for all our fire safety related equipment. This includes emergency lighting, fire alarms, smoke detectors, fire extinguishers and blankets where applicable

Asbestos Management

We have a duty to comply with the Asbestos Management Regulations 2012 and follow best practice relating to domestic properties. Our asbestos register is contained within our asset management system Keystone and managed by the compliance team.

All communal areas have been surveyed and details of these surveys are held within our asbestos register. All asbestos is managed in situ until it is appropriate to remove. We have an annual programme of re-inspection for all communal areas where asbestos has been identified.

Asbestos surveying and management are monitored through the compliance team and appropriate surveys are carried out prior to any works.

Legionella

Our policy for the control of legionella is designed in accordance with the Approved Code of Practice L8. The code recommends that we carry out routine testing of communal water systems.

Risk assessments of individual sites are used to identify the testing and inspection regime including the frequency. The compliance team are responsible for management of Legionella risk across the stock.

Electrical Safety

We are currently delivering a programme of electrical inspection and testing through our empty homes and internal works programme. As part of our review of compliance a programme of electrical inspections is being introduced and will be delivered through this strategy. 

An annual programme of periodic testing to residential properties and communal areas will be delivered to ensure electrical safety.

The Authority currently has NICEIC accreditation.

4.5 Stock breakdown

As of 1 April 2022, our stock portfolio consisted of:

• 14,243 rented homes;
  • 13,319 general need properties
  • 924 North Tyneside Living (sheltered accommodation)
• 1,636 garages; and
• 937 leaseholders.

The HRA is also responsible for 37 commercial assets, approximately 1,100 non adopted footpaths and highways and some small land sites. 

For housing management of the stock, the borough is split into two areas, the East and the West.   Breakdown of the stock for each area is: 

Our stock is predominately traditional build homes with a small number of non-traditional build homes, predominately built before 1979.  Since 2010 some investment has taken place in new build properties.

Dispersed throughout the borough there are 830 properties of non-traditional build, split between 10 construction types.  All these properties have had substantial improvement works carried out to them and are included in our investment programmes.

Six property types make up the housing offer to tenants. 

Over 10, 000 properties are two and three bedroom homes, followed by one bedroom, of these will be accommodation for older people.

4.6 North Tyneside Living

In March 2014 the Authority entered a 25 year Public Finance Initiative (PFI) arrangement with Solutions for North Tyneside to transform our entire sheltered housing stock.  924 modern apartments, a mix of one and two bedrooms are located across 26 schemes.

4.7 Low demand properties

We are proud of our proactive approach to identifying property types and estate areas that no longer meet housing need and are not fit for purpose.  In partnership, extensive regeneration work has taken place to transform areas into sustainable, safe neighbourhoods with thriving communities. 

This approach has resulted in fewer properties being classed as hard to let or low demand. To ensure that this remains the case, and investment is not made into properties that may not feature in longer term plans, a criterion has been introduced.  This looks at: 

 Since 2018 we have continued to deliver new homes.  This has included the redevelopment of a former care home site to provide 12 affordable homes, and a derelict garage site has been remodelled to offer nine bungalows using a modern method of construction known as HUSK.   Designed with a low carbon footprint, these properties will contribute to the council’s commitment to be carbon neutral by 2030.

4.8 Right to Buy sales and Leaseholders 

Stock continues to be lost through tenants exercising their right to purchase their home through the government’s Right to Buy scheme. The annual loss of homes exceeds the number of new homes built. 

Leaseholders pay an annual service charge to the council.  This is for the services provided to them, such as maintenance of communal areas. 

The charges are subject to an annual audit and review.  To ensure transparency, leaseholders receive an invoice and statement with a breakdown of costs annually.

4.9 Garages

There are 1,636 council owned garages in North Tyneside.  Their construction is either traditional or prefabricated concrete.  Some still have their original corrugated asbestos cement roofs. 

The demand for garages and their location remains under review.  Research has concluded that the build age and size of the garages means they are too small and impractical for car storage use. Some sites are no longer popular or in demand, with others in poor condition. 

To make best use of HRA land and meet customer housing need, a selective demolition programme may take place, with the sites being redeveloped and replaced with affordable housing.