Housing Issues Managed by Mountclaim Association - Case Study Example

Case Study: Housing Issues Name Date Introduction This report will evaluate several housing issues experienced by tenants who live in houses managed by Mountclaim Housing Association. The report will identify and examine how these issues affect the lives of these tenants and the probable cause of the housing issues. Consequently the report will recommend a number of interventions for the problems with examples of good practice from other housing organizations. Case study Housing structure managed by Mountclaim association has recently been faced with a number of housing issues that are accompanied with tenants’ complaints. The issues identified include; the low level of income collection, the quality of repairs and maintenance, concerns of insecurities within the neighbourhood as well as anti-social behaviours among tenants. Mount claim housing has invited a management consultant to provide adequate measures that will address housing issues at their properties. Addressing the issue of low level of income collection According to the Charted Institute of Housing (2011) in order to manage income collection effectively social landlords should first identify what is the main cause of the low levels of income collection. The current economic issues have forced social landlords to operate in a challenging financial schedule therefore, maximising the income collection is very important. Some of the factors that may lead to low levels of income collection include; potential increase of rent arrears due to welfare reforms and lack of a support service system. These two issues are considered as the main factors that may be contributing to low levels of income collection among tenants especially those with low incomes (Communities and Local Government, 2006). The Mountclaim Association needs to introduce a clear, up-to date and effective income management strategy that will adopt good practice in the management of rent collection. The strategy will include an action plan that will guide land lords in developing a well coordinated plan of rent policy, rent collection and arrears collection. In the action plan, landlords need to have conversations with each tenant to discuss the payment culture within the housing structure as well as establish a relationship between tenant and landlord. In addition to this the strategy will have to consider all the potential income sources for tenants in order to implement a service strategy that will help and support tenants to pay their rent if need be. For instance, the West Kent HA housing Organization has implemented a strategy that allows the housing association to receive charitable funds that assist tenants in paying their rents on time. West Kent Extra, as a separate charitable organization run by the housing association, uses these funds for the purpose of community development and resident involvement. Another example is from Wyre Housing Association, has put in place a regular “publicity rent free week”. Regular publicity is presented as an opportunity to remind tenants of arrears and allow them to pay off these arrears. In addition to this, the Wyre Housing Associations uses this opportunity to discuss tenants’ issues in terms of rent payment and remind them of the consequences associated with being in debt (Wyre Housing Association Limited, 2006). With these two good practice interventions that Mountclaim Association can emulate, the landlord will be able to reduce the level of low level of income collection through support systems that will help tenants to clear their arrears. In addition to this the landlord will be aware of each tenants’ capability to pay their own rents or in case of any issues that may be holding the tenant back from clearing his or her arrears Improving quality of services to the estate The Mountclaim Housing Associations needs to aim at providing affordable but decent housing structures for its tenants. Some of the major aspects that the housing association needs to look into include; design, environmental responsibility and decency. The design of the housing structure should the needs of the intended tenants, respond to its context, enhance its neighbourhood and built to last. The location, size, layout and public space within the housing structures need to be accessible and safe for its residents (Lund, 2011). Mountclaim also has an environmental responsibility to ensure that the surrounding environment is clean, well maintained, healthy and safe for its residents. In order to effectively achieve all the above the housing association needs to initiate a residents’ involvement plan. Additionally the Mountclaim Housing Association can take part in property allocation. This can be done through providing tenants with furniture and other essential home goods. For instance Brunel and Housing Association have created a Furniture Pack for its tenants to support sustainability of tenancies. This scheme mainly focuses on those tenants that are setting up their homes for the very first time and costs are rolled up into a weekly service charge (Brunel and Family Association, 2006). According to Audit Commission (2004), the process of resident involvement facilitates the exchange of ideas between tenants and landlords with the main aim of improving housing conditions and services. This process allows the landlord, housing association and residents to participate in decision making activities in order to resolve issues that affect tenants. Involving tenants in the process of decision making enhances accountability, improves performance of landlords and contribute in improving services that lead to quality housing structure. For example it is evident that participation of tenants in resolving housing issues and renovating an estate highly contributes to the reduction of void levels and tenancy turnover. This way the association is able to address issues within the community that affect residents hence stabilizing communities and provide assistance which ensures there is sustainability (Audit Commission, 2005). Tenants can be involved in a number of ways either through a complaint system for landlords, through residents committees or through tenants and residents panels. Mode of tenant participation is dependent on what the housing association and residents are comfortable with. An example can be drawn from Bassetlaw organization which has put in place a good practice activity which involves gathering and using resident feedback as a means to enhance housing services and landlord performance. The organization has put in place a ‘Customer Insight Programme’ which brings together residents to share their views and complaints about the housing structure (National Federation of ALMOs, 2007). Therefore Mountclaim Housing association can emulate this strategy and involve tenants in decision making activities in order to improve the quality of housing. Addressing the issue of insecurity According to Innes & Jones (2006) neighborhood security issues and urban change are related factor in housing issues. In addressing the insecurity concerns highlighted by the residents in the neighborhood managed by Mounclaim Housing Association, the particular risk factors need to be tackled first. Risk factors are conditions in ones surroundings that increase the likelihood of an area being insecure. The evidence of boys hanging around the neighborhood has changed the residents’ perception and beliefs about disorder and crime in the area. This particular risk factor has made the residents’ concerned as they believe the actual crime and disorder rate in the area is on the rise and therefore increasing the feelings of insecurity. Mountclain Housing Associations needs to implement interventions that are carefully tailored in order to tackle this issue which the residents believe to be a risk to their security (Innes and Jones, 2006). This way the association will aim at promoting neighborhood security, foster resilience and stimulate recovery at the neighborhood. In order to change the perception of residents within this area, Mountclaim Housing Association needs to mobilize these residents and encourage social cohesion by empowering these residents to work towards a common goal which is improving the feelings of safety in their neighborhood. This can be done through combining the efforts of the local residents and engage them in informal social control mechanisms of collective efficacy (Innes and Jones, 2006). For example the Riverside Housing Organization has initiated a resilience plan for residents termed as the Tailoring our Service Scheme. This scheme main purpose is to identify individual main concerns about their neighborhood, needs and ensuring that the housing association makes a flow up on their concerns and addresses them when delivering services. The scheme addresses insecurities issues as well as the wider cultural needs of minority faith communities (Riverside Housing Organization, 2014). Reducing anti social behavior Anti-social behavior is normally due to the general misbehaviors of young people and children, neighbor disputes as well as family problem. Anti-social behavior according to Millie et al (2005) is associated with social and moral decline, social seclusion and deprivation. Therefore anti-social behaviors require both national and local interventional strategies. The issue of anti-social behavior witnessed at the neighborhood managed by Mountclaim Housing Association can be attributed to the security concerns that residents have. According to Millie et al (2005) anti-social behaviors are viewed as signs of wider social and cultural change which is basically related to the decline in moral standards in a family or neighborhood. Therefore, the types of anti-social behavior range from noise, violence, domestic violence, harassment, criminal acts, uncontrolled animals or misuse of public areas (Joseph Rowntree Foundation, 2008). Thus Mountcouncil Housing Association needs to implement policies that will tackle any form of anti-social behavior. Putting in place a local council to address any form of antisocial behavior will be the most effective measure in tackling this issue. If the anti-social behavior is persistent police officers may be involved to ensure that this issue is challenged and reduced. For instance the Derby Housing Organization has put in place a local council that comprises of residents to fight the issue of anti-social behavior. Community watch patrols to tackle anti-social behavior are used as a means to tackle and deter anti-social behavior as well as gather evidence if need be. The housing organization has two community watch patrols that operate in the evening with mobile units patrolling hotspots. In addition to this the community works closely with the police to fight this vice. Derby Housing Organization manages the local council with support from residents and partners (Derby Housing Organization, 2002). It is therefore advisable for Mountclaim Housing Association to incorporate a local council system for the purpose of fighting anti-social behavior. Improving repairs and maintenance Repairs and maintenance projects are among the key priorities for housing associations in order to keep their tenants satisfied and give them the value for their money (Chartered Institute of Housing, 2011b). Therefore it is necessary that Mountclaim Housing Association puts in place a regulatory framework that will oversee any repair and maintenance works in their housing projects. In order for this to be successful tenants and the residents need to be informed of the necessary precautions they should follow in taking care of the property. Rules and regulations need to be put in place as well to govern this area. However due to the lack of proper financing for the housing association, Mountclaim will have to outsource funds from external donors in order to facilitate this project. In addition to this the association will have to involve tenants in the management of repairs and maintenance services. This will assist the Association in terms of commissioning and undertaking of repair tasks as agreed with the landlord in partnership with the residents and landlords. The Derby Housing Organization involves its tenants in repairs and maintenance activities by issuing quarterly repairs statements sent to tenants regularly. Derby Housing Organization enables its tenants to take part in repairs and maintenance services. The organization gives tenants a detailed report on the repairs ordered and costs incurred. Quarterly repair statements and are sent with the rent statement which is a positive practice. They highlight the repairs conducted over the previous quarter and include the cost paid by Derby Homes for each repair. This ensures that the Housing Organization pays for work that has been completed satisfactorily. Conclusion Mounclaim Housing Association needs to reevaluate its housing policies and implement both short term and long term policies that will effective in maintaining high standards of the housing structure. This report has discussed several issues that face the residents of the neighborhood which Mountclaim Housing Association is concerned. These issues have revealed that Mountclaim needs to involve its tenants in decision making as well as repair and maintenance services. Tenants’ participation has been highlighted as one of the major factors that may assist in solving the housing issues experienced by residents. In addition to this the exemplary measures implemented by other housing organization can be emulated by Mountclaim Housing Organization. This report has discussed a number of good practice measures that other Housing Associations have implemented and could benefit Mountclaim. References Audit Commission. (2004). Housing: Improving Services through Resident Involvement. Audit Commission. Audit Commission. (2005). Housing: improving service through resident participation. Audit Commission. Brunel and Family Association. (2006). Inspection Report: Furniture Pack. Audit Commission Chartered Institute of Housing. (2011a). Protecting your rental income stream. Coventry: Chartered Institute of Housing. Chartered Institute of Housing. (2011b). Repairs and Maintenance. Housing Practice. Coventry: CIH. Communities and Local Government. (2006). Guide on effective rent arrears management. London: HMSO. Derby Housing Organization. (2002). ASB Accreditation Scheme: Community Watch Patrols. Innes, M. & Jones, V. (2006). Neighborhood Security and Urban Change. Joseph Rowntree Foundation. [Online]. Available from: www.jrf.org.uk/publications/neighbourhood-security-and-urban-change (Accessed on 2nd May 2015) Joseph Rowntree Foundation. (2008). Why are fear and mistrust spiralling in 21st century Britain. York: JRF. Lund, B. (2011). Understanding Housing Policy. Bristol: Policy Press. 363.50941 LUN(CH, HR). Millie, A., Jacobson, J., Mcdonald, E., & Hough, M. (2005). Anti-social Behavior Strategies: Finding a Balance. [Online]. Available from: www.jrf.org.uk/publications/anti-social-behavior-strategies-finding-balance (Accessed on 3rd May 2015) National Federation of ALMOs. (2007). Bassetlaw Organization: Customer Insight Programme.’National Federation of ALMOs. Riverside Housing Organization. (2014). Tailoring our Service Scheme. [Online]. Available From: www.riverside.org.ul/corporate/about_us/diversity.aspx (Accessed on 4th May 2015). Wyre Housing Association. (2006). Housing Association Inspection Report. Audit Commission Read More