Regulator issues first C4 consumer grade over ‘very serious failings’

According to the judgement, the council had failed to self-refer over any of the issues, although it did so during the inspection over a potential breach of the Safety and Quality Standard in relation to electrical checks. It did not over fire safety.

The regulator also found a lack of evidence that the council was meeting the smoke and carbon monoxide alarm requirements for “any” of its homes. It also failed to self-refer over this issue.

The RSH found that 60% of Newham’s stock has not had a stock condition survey in the past five years, and at least 20% of its homes do not meet the Decent Homes Standard. 

The council has around 5,400 open repairs, nearly half of which are overdue.

Newham also failed to complete the tenant satisfaction measure (TSM) surveys on time.

The regulator found tenants had “very limited meaningful opportunities” to influence and scrutinise the landlord’s strategies, policies and services.

“Through our meeting observations, we did however observe a respectful approach to tenants, we saw some evidence of Newham taking the diverse needs of tenants into account, and we saw evidence of Newham ensuring services were accessible to tenants with diverse needs,” the judgement said.

Through the inspection, the RSH also identified potential “underreporting” of hate-crime incidents. The council “acknowledges that this is an issue that needs to be addressed”, and the regulator saw evidence of some of its plans to do so.

The RSH said that while Newham had “indicated a willingness to address these issues”, it failed to refer itself over “key issues”. The regulator said it has not seen sufficient evidence of the council’s ability “to put matters right”.

Kate Dodsworth, chief of regulatory engagement at the RSH, said: “The breadth and scale of these failings, including very serious health and safety issues, pose an unacceptable risk to tenants’ well-being.

“Taking accountability is a critical part of the co-regulatory approach and it is extremely concerning that, despite the gravity of these failings, the landlord failed to refer themselves to us over key issues.”

She said the regulator will now be engaging “intensively” with the council as it works to resolve the issues.

“While we are not proposing to use our enforcement powers at this stage, this will be kept under review,” Ms Dodsworth added.

The regulator has awarded 35 consumer grades since its new proactive consumer regime began in April, including nine C1 grades, 13 C2 grades, 12 C3 grades (of which 10 were self-referrals) and one C4.

It is carrying out planned inspections of all large social landlords with more than 1,000 homes, including housing associations and councils, over a four-year cycle.

In a statement, the council apologised to tenants.

Abi Gbago, chief executive of Newham Council, said: “We take our responsibilities as a landlord very seriously. And we accept that we have let our tenants down in the areas outlined by the regulator.

“We unequivocally accept all the recommendations in the report. They will be addressed in the programme of improvement already well under way.

“We can and must do better for our tenants. We have long been prioritising actions aimed at keeping residents safe, making many improvements even since the inspectors visited us in May.

“In line with our culture of openness and transparency, we welcomed the inspector’s review of how well we are delivering the outcomes of the consumer standards, providing them with opportunities to meet tenants, officers and councillors.”

Shaban Mohammed, lead member for housing services and modernisation at Newham Council, said: “Keeping our tenants safe is our priority – which is why we were one of the first councils in London to take action to remove cladding from high-rise blocks following the Grenfell fire tragedy.

“The regulators have rightly focused on areas where we need to move further and faster, but I am glad they haven’t felt it necessary to take enforcement action against us. I will be closely monitoring the improvement plan and the way our improvement programme is delivered.”

Despite the regulator’s concerns, the council said it has “already taken action on the majority of issues” found during the inspection. 

It said that Paul Kitson, corporate director of inclusive economy and housing at the council, who took up his role in April, is “leading a major transformation of Newham’s housing stock and service”. 

The council said it is undertaking a £64m capital investment programme and that since the inspection, it has put plans in place to complete the overdue remedial fire risk actions. 

It said it also put in place additional measures such as a monthly inspection of all firefighting equipment, a mobile hazard removal service and monthly liaison meetings with the London Fire Brigade.

Newham said it wrote to all tenants who have not had an electrical installation inspection for more than 10 years to offer appointments. 

It said it has improved its repairs service, with 86% of repairs completed in target time. 

The council is also designing a new ‘repairs online’ form for residents and said it has “ensured there are records to show annual carbon monoxide and smoke alarms testing”.

Mr Kitson said: “We have committed to a programme of investment over the next two years of more than £60m to ensure our residents live in safe and secure homes.

“We are able to confirm that 100% of all our properties with gas boilers have fully working carbon monoxide alarms, as these are checked as part of an annual boiler maintenance programme.”