The Holborn District Management Committee (DMC) met to discuss the Housing Revenue Account (HRA) budget for 2025/26 and to vote on recommendations regarding rent and service charges. The committee did not support the proposed rent increase or increases to tenant service charges for caretaking and CCTV, and grounds maintenance, but did support the proposed freeze to communal lighting charges, the increase to communal mechanical and electrical (M&E) maintenance charges, the increase to the responsive housing patrol charge, and the reduction in heating pool charges. The committee also raised concerns about preventative maintenance, leaseholder charges, and government support for housing.

HRA Budget 2025/26 and Rent Setting

The Holborn DMC considered the Director of Finance's report on the Housing Revenue Account (HRA) budget for 2025/26, which included draft recommendations on rent and service charges. The report highlighted financial pressures on the HRA, including inflation, increased depreciation, and new regulatory requirements. It also noted that government austerity policies had undermined the self-financing regime for social housing, with the HRA losing £168m in rental income since 2016 due to policy changes.

The report proposed a rent increase of 2.7%, in line with the rent standard of CPI¹ + 1%. It also proposed increases to tenant service charges for caretaking, CCTV, communal M&E maintenance, grounds maintenance, and the responsive housing patrol, while communal lighting charges would be frozen. Garage rents were also set to increase by £2 per week. Heating pool charges were recommended to be reduced by 35%.

The committee voted on the proposals, resolving to:

• Not support the proposed rent increase.
• Not support the proposed increase of tenant services charge for caretaking.
• Not support the proposed increase of tenant service charge for CCTV.
• Support the proposed freeze of tenant service charge for communal lighting.
• Support the proposed increase of tenant service charge for communal M&E maintenance.
• Not support the proposed increase of tenant service charge for grounds maintenance.
• Support the proposed increase of tenant service charge for Responsive Housing Patrol.
• Support the proposed reduction in heating pool charges.

The committee also agreed to provide feedback on new savings proposals, raising concerns about leaseholder charges and the need for a better explanation of improvements to repairs services. They also requested notification of new post holders as soon as possible.

Finally, the committee agreed to provide feedback that preventative maintenance is important and expressed concern about government appreciation of the situation.

Preventative Maintenance and Repairs

The committee discussed the importance of preventative maintenance and prompt repairs, with residents highlighting instances where a lack of maintenance had led to increased costs and negative impacts on residents. A representative of the Falcon TRA reported continued issues with works dating back to 2021, and drainage/sewage issues that had not been addressed. A representative from the Tybalds Close TRA raised quality issues arising from the Better Homes programme that had not been addressed, while a representative from the New Calthorpe Estate TRA reported problems with reporting and following up on a leak.

Concerns were also raised about emergency repairs falling off the WhatsApp system, and a lack of communication between council departments and contractors. A resident of Powis House TRA stated that three residents had paid for their own repairs separately, and poor management of damp and mould was identified as a concern.

Officers acknowledged the need to invest in housing stock and highlighted the council's asset management strategy. Susanne Afra, Head of Capital Works, agreed to investigate whether CCTV surveys had taken place and to follow up on the issues raised regarding repairs and leaks. Glendine Shepherd, Director of Housing, agreed to provide an update on the neighbourhoods approach at a future meeting.

Leaseholder Services

In response to queries about the council reviewing its services to leaseholders, officers explained that a working group was reviewing the approach to recouping costs that should be recharged to leaseholders. The committee resolved to provide feedback that there was concern about leaseholder charges and that an explanation was needed.

Caretaking

The committee noted that Medway Court had been without a caretaker for several months and that residents had not been informed of who had replaced the previous Principal Caretaking Manager. Officers advised that the new manager was Johaan Seesahai and agreed to provide feedback that there was a need to communicate with residents on postholders following the restructure. Glendine Shepherd, Director of Housing, assured the committee that a visualisation of the new structure would be published online and that a recruitment campaign was underway to fill a number of vacancies.

Registration of Tenant and Resident Associations

The committee considered the list of registered tenant and resident associations (TRAs) provided by the Tenant and Leaseholder Engagement Team, as well as those TRAs whose registration had lapsed. The committee noted the lists.