Stock Condition: Your questions answered

In our latest webinar, ‘Stock Condition: Meeting the Safety and Quality Standard’, our experts discussed the key factors you must consider to gather and maintain a robust understanding of the condition of your housing stock in alignment with regulatory requirements.

The session generated many insightful questions from attendees, which will help you gain a better understanding of your stock condition duties and an insight into questions being asked across the sector. Our experts have provided answers to these questions to help you navigate your stock condition journey. To catch up on the full webinar, click here to watch it on-demand now.  

Are there any updates on Awaab's Law?

There are currently no updates regarding Awaab’s Law, including the timeline for its release or feedback from the consultation earlier this year. Our understanding is that it will be closely linked to the Housing Health and Safety Rating System (HHSRS) and the Decent Homes Standard. In the absence of clear government guidance, we expect updates on all three will be released around the same time, potentially expected this financial year, depending on the new government’s plans. 

To discover more about your requirements under Awaab’s Law, head over to our dedicated blog, ‘Awaab’s Law: What to expect’.   

[Webinar time stamp – 51:15] 

Considering the increased scrutiny and expectations of organisations around robust conditioning data, how can we maximise access to properties in the absence of the right to force entry?  

Best practices include establishing a tenant communication access procedure using multiple channels - letters, phone calls, texts, emails - to introduce your team and intentions. After two or three attempts, additional efforts may involve sending calling cards and letters documenting your access attempts. Working with tenant liaison officers and housing management teams can also improve access rates. Additionally, consider coordinating with other services, such as gas engineers, to gain entry when they are already scheduled for visits. Ensuring your system flags outdated stock condition data is also crucial to prioritising access to these properties.  

[Webinar time stamp – 52:13]  

If cloned data is not acceptable, what should we do where access to properties is difficult? Is it acceptable to show that we have attempted to survey the dwelling but have not managed to? 

Whilst cloning data is not recommended, it can be used as a last resort, clearly labelled as cloned to indicate it’s not an accurate representation. Documenting unsuccessful survey attempts is essential, providing evidence of your efforts. 

[Webinar time stamp - 53:48] 

Are there any best practices that can be applied to those organisations struggling to get up to speed, or smaller organisations that struggle for resources? 

It’s important to optimise processes and work smarter if you are struggling to get up to speed. Even if access is a challenge, ensure you have a follow-up programme for non-engaging tenants. Regular check-ins are beneficial to confirm that residents are safe and comfortable in their homes.  

[Webinar time stamp - 55:24] 

Are wood burners still allowed in a property under HHSRS due to the risk of burns/scalding?  

Wood burners are still encountered, and their acceptability depends on various factors, including potential risks to the vulnerable category for that building. If a wood burner is deemed to pose a category 1 hazard under HHSRS, control measures or removal may be required based on the specific circumstances. 

[Webinar time stamp – 56:34] 

If a home does not have a Stock Condition Survey or one over 5 years old, would the Regulator of Social Housing (RSH) automatically class that as non-decent? 

This would be down to systemic failure. The RSH evaluates at a systemic level, so while a single failure may not result in a non-decent classification, other data about the property is essential. You may not have a formal Stock Condition Survey, but you still might have good, accurate data from carrying out recent repairs. Therefore, if you do not have data in one property, it would not be an automatic failure, but it depends on the circumstances.  

[Webinar time stamp – 57:56] 

Can you elaborate on what the governance of an Arm’s Length Management Organisation (ALMO) may look like? 

The RSH does not dictate specific governance arrangements. It is up to the organisation to determine how they manage and govern, whether through an ALMO, Tenant Management Organisation (TMO), or other managing agents. The key is ensuring that all legal obligations, including health and safety checks, are met and integrated into your governance framework. 

[Webinar time stamp – 58:03] 

We are seeing a lot of judgements based on self-referrals, are these desktop-based? 

Every referral, from whatever route, is considered on a case-by-case basis, considering a range of factors, and will involve engagement to seek further information as necessary. More details on the consumer regulation process can be found here and some of the factors considered can be found here. 

Have you seen clients using their Stock Condition Survey programme to validate H1 and H2 data for the stock? Is it a good mechanism to do this? 

In our experience, we haven't come across clients utilising this methodology before.

How do Pennington Choices band the age of building components, for example, 1-5, 6-10 years? 

We don’t band years; we use fixed lifecycles per component and apply the lifecycle to the estimated or known install year. 

Are Pennington Choices being asked to upgrade to Civica CX Asset Management Software? 

We have had discussions with them previously about what the upgrade can offer Pennington Choices but haven't been outright asked to upgrade. 

Do you have Keystone as a standalone system (without the rest of Civica)? 

We have Keystone Workbench for operations and Keystone Foundation for data collection; we do not have Civica. 

Do you offer a discounted rate for the Stock Condition/EPC combined surveys? 

Yes. The discount will depend on the geography and volume of the surveys.