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From April 2024 in England its mandated by the new regulatory standards, for landlords to inspect their properties more often to confirm they meet statutory and decent standards. Assuming this is a minimum of three hours interaction annually, that’s pretty much 15 minutes each month.
I spotted this highlighted by one of my contacts on LinkedIn , Ian Wright who doing the calculation worked that out at 0.034% of a year. Is that enough time for any landlord to understand the condition of the property, or more saliently if the property is meeting the needs of the tenant?
Lets for the moment put aside the restrictions we have on budget and stock to be able to easily swap tenants into more suitable homes. I am sure readers agree that due to lack of socialhousing means that those opportunities are limited, to the distain of tenants with specific needs and others on lengthy waiting lists.
I have recent done some work to try to determine how much interaction a particular landlord had with its tenants. This involved looking at CRM, Repairs, ASB, complaint, arrears and other recorded interactions and using this data to interpret into a classic bell curve graph.
The 5% either side of that bell curve represent different types of problem. To the left, tenants with little engagement may be dissatisfied and not engaging with us, or undertaking potential habits that might mean that their landlord is the last person they would like to see. Indeed, tenants who never contact us, are as much an issue to be investigated as ones we hear from multiple times each week.
Its important too to respect tenant privacy. As a tenant myself renting an ex-RTB housing association property from a private leaseholder at a particular time in my life, I remember being awoken by my landlord gaining access to do repairs against my wishes and without prior notification. Respect is the watchword in my opinion.
Clearly we are in an age too where IOT and other tech is available to help landlords monitor damp and other issues more easily than ever before. Having wrote blogs about this being ‘just around the corner’ over several years, it seems to remain, ‘Just around the corner’. While a lot of this tech can potentially help residents, particularly with control of energy bills, hazards and other issues, it still looks to be at its ‘prototype’ stage (if at all).
If we all embraced some more of the tech, integrating good human interactions too. Most housing association staff I encounter are extremely positive toward tenants and recognise we all share the same struggles. I grew up in 1970s Council Housing on a satellite Manchester estate and it gave me the foundation to thrive. I must say that my mother had the opportunity to exercise right to buy, but refused. Whether its tech, people or a mix, that’s essential support is still there, so future communities continue to thrive too and there is affordable (lower case a, adjective not noun) housing is available for all.
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Kirsty McColl – Fifteen Minutes.
(c) Tony Smith, Acutance Consulting www.acutanceconsulting.co.uk 07854-655009
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