Registered Social Housing (Hansard, 19 November 2003)

§ Mr. George Howarth
To ask the Deputy Prime Minister (1) what(a) guidance and (b) advice his Department published for tenants of registered social landlords, concerning (i) their rights in respect of consultation over demolition programmes and (ii) major policy changes; [139889]
(2) what (a) guidance and (b) advice his Department has published for registered social landlords concerning their responsibilities towards tenants, with particular reference to their responsibilities to inform tenants of their rights when properties become earmarked for demolition; [139890]
(3) what statutory procedures should be carried out by registered social housing landlords prior to determining demolition programmes. [139891]

§ Keith Hill
The Office of the Deputy Prime Minister has not published guidance and advice to registered social landlords (RSLs) or their tenants in respect of consultation about demolition programmes and major policy changes. Section 105 of the Housing Act 1985 requires landlords to "maintain such arrangements" as they consider appropriate for informing secure tenants about any proposals for changes in housing management which will affect them "substantially". These "matters" should include maintenance, improvement and demolition. The Housing Corporation is regulator of RSLs and its regulatory code and guidance (published in "The Way Forward: Our approach to regulation" in January 2002) include requirements that RSLs must seek and be responsive to residents' views and priorities. RSLs are required, amongst other things, to enable residents to be involved in decision making and to provide information about its activities to residents. The regulatory code and guidance apply to all types of legal occupier, including occupants with assured and secure tenancies.
RSLs do not require consent to demolish property. However, they do require the consent of the Housing Corporation under section 9 of the Housing Act 1996 if property is to be demolished and the land is to be disposed of. RSLs are required to consult the field offices of the Housing Corporation about the need for any grant payment or re-payment in these circumstances.

§ Mr. George Howarth
To ask the Deputy Prime Minister what resources in terms of(a) funding and (b) support are made available by the Government to registered social housing landlords to rectify housing stock in need of a major structural repair. [139892]

§ Keith Hill
The Housing Corporation has allocated £38.9 million in 2003–04 for works to Registered Social Landlords stock. This includes major repairs. The corporation, with the National Housing Federation, has issued guidance to associations covering all aspects of asset management, including how to deal with stock in need of major repair. They have also supported a number of seminars and other training events on this topic. Corporation regulators work with associations at risk of failing to meet the Decent Homes Standard on any of the criteria, including structural soundness, to ensure that all homes will meet the standard by 2010.
1087W

§ Mr. George Howarth
To ask the Deputy Prime Minister what the optimum size is of housing stock for stock transfers of local authority housing to a single trust or association. [139893]

§ Keith Hill
The Housing Transfer Manual 2003 makes clear that decisions of the number of dwellings transferring from a local authority to a new landlord will depend on local circumstances. A material consideration in deciding the number of dwellings transferring to a single landlord would be the number of dwellings remaining after any proposed demolitions. This supersedes the 12,000 dwelling guideline that existed previously.

§ Mr. George Howarth
To ask the Deputy Prime Minister what his policy is regarding housing trusts or associations created as a result of stock transfer ballots by tenants, in cases where they propose demolishing occupied properties without the consent of tenants. [139895]

§ Keith Hill
Tenants should be fully involved in all the stages of deciding how to deliver the decent home objective. This includes the option appraisal process, and, where transfer is the preferred option, the detailed development of the transfer proposal including the likely need for demolitions.

§ Mr. George Howarth
To ask the Deputy Prime Minister what his policy is regarding housing trusts or associations created as a result of stock transfer ballots, in cases where tenants demonstrate a desire to establish a new or alternative body to (a) manage, (b) own and (c) manage and own part of the trust's or association's housing stock. [139896]

§ Keith Hill
Increasing tenant participation is a priority for all housing transfers. The Office of the Deputy Prime Minister would expect any new landlord to be willing to consider any approach from its tenants to manage, own or own and manage their stock. However, in considering any request we would expect the landlord to consider the impact on other tenants, delivery of the transfer promises and the effect on the business plan.