MAGNA HOUSING ASSOCIATION
REPORT BY THE HEAD OF NEIGHBOURHOOD SERVICES
ON THE RESIDENT CONSULTATION
OF PUBLISHING A FIVE YEAR PLANNED MAINTENANCE PROGRAMME, A CLEARLY DEFINED DECENT HOMES PLUS STANDARD AND MAXIMISING OPPORTUNITIES TO INCREASE THE SUSTAINABILITY OF HOUSING STOCK.
13 OCTOBER 2009
1. INTRODUCTION
1.1 Following the recent inspection by the Audit Commission, they recommended that MHA “Publish a clear five-year planned maintenance programme”, “Develop a clearly defined ‘ decent homes plus’ standard in consultation with residents” and “Develop a clear policy for maximising opportunities to increase the sustainability of the housing stock.”
1.2 We committed to undertake research with a sample of MHA residents to identify what information they want in a 5 year planned maintenance programme, what service standards they would like to see around decent homes plus and sustainability.
1.3 This report provides a summary of the resident consultation carried out.
2. THE APPROACH WE USED IN THIS CONSULTATION
2.1 To allow us to be 95% confident that the information we received would be representative of all residents we needed to receive back 903 completed questionnaires.
2.2 We offered a range of consultation options, these included:
2.2.1 Focus groups – we held three focus groups between 11/6/09 to 16/6/09.
2.2.2 Postal survey – 2075 residents responded to the property Improvement survey.
3. THE AUDIENCE WE REACHED
3.1 We obtained the views from 2082 residents through this consultation exercise. We achieved a very close match to our resident profile although we didn’t reach our target audience for age group 21 – 40 or those who consider themselves disabled. The table below shows the comparison between resident profile and those reached through this consultation.
Group Resident Profile % Consultation profile reached %
Male 42% 36%
Female 58% 64%
Age 20 or under 1% 1%
Age 21 – 40 28% 21%
Age 41 – 60 21% 30%
Age 60+ 22% 48%
Disabled 51% 40%
BME 3% 3%
4. THE OUTCOME OF CONSULTATION
What information residents would like to be included in the 5 year planned programme.
Comments from focus groups, Type of work residents would like to be included in the programme
• Roofing
• Internal and external decorating
• Windows and doors
• Heating, boiler replacement
• Kitchen replacement
• Electrical / gas work
How would residents like to see the information presented
• By street or postcode.
• By area.
• By town / village
• Readable size font, good spacing
• Publish phone numbers and contact names for queries.
Other comments made regarding planned maintenance
• Grounds maintenance to be included in the programme.
• Do work on a worst first basis.
• Leave adequate alone (i.e. don’t just replace because you’re doing the block). This would shorten the list.
• Regularly check the programme against progress
• Promote dates when work will start to help people plan for holidays.
• Send surveyor to check what needs to be done before work starts.
• Be more specific with start and end times.
• Choice about having priority room done first
• Be able to opt out of programme through age or vulnerability.
Residents were shown a selection of leaflets to encourage discussion around service standards for decent homes plus
• Find ways to keep homes warm using energy standards
• Energy rating should be standard
• Replace night storage heaters with effective and efficient forms of heating
• Ability to recycle non-drinkable water
• Fit over bath showers.
Residents were asked to comment on how to sustain stock into the future
Existing properties
• Loft conversions
• Use large garden for extension
• Retro fit cavity wall insulation
• Retro fit solar panels if viable
• Extend properties if space needed for children
• Build into lofts
New Builds
• Wind generators
• En-suite shower rooms
• Solar panels
• Find ways of being as green as possible for energy, build, accessibility to shops and public amenities
• Help people understand how to use homes efficiently
Survey results • When thinking about their property general needs residents considered fencing to be in the poorest condition but they gave the highest priority for replacement (52%) to kitchens.
• When considering the area they live 57% of general needs residents considered security to communal entrances to be in the poorest condition. The highest priority for replacement (31%) went to external lighting.
• When thinking about their property sheltered residents considered external doors to be in the poorest condition, they also gave external doors the highest priority for replacement.
• When considering the area they live sheltered residents considered security to communal entrances to be in the poorest condition, they also gave this the highest priority for replacement.
• As each of the supported projects Magna run are different to each other there was differing opinions on condition and priority for replacement.
For a full breakdown of the results please refer to the Property Improvement Survey report.
6. SUMMARY
6.1 Generally, it would appear that residents are under the impression not all the major refurbishment work we do is necessary and they would like more inspections pre and post work to be carried out.
6.2 It is also clear that residents priorities differ depending on property type.
7. HOW THE OUTCOME OF THIS CONSULTATION WILL SHAPE SERVICES
7.1 The information from this consultation and the property improvement survey report will aid Magna Housing Association in producing a 5 year planned major repair and improvement programme.
8. RESIDENT SATISFACTION WITH FOCUS GROUP
8.1 The feedback we received from residents who attended these focus groups is detailed below.
8.1.1 Everyone who attended the Focus Groups understood why they were being asked to attend and what the Focus Group could and could not influence.
8.1.2 Everyone agreed that adequate information had been provided, which was easy to read and understand.
8.1.3 All agreed the information they were given and the questions they were asked were fair and balanced.
8.1.4 All felt they had been given the opportunity to say everything they want to say and that they were given enough support to participate.
8.1.5 Everyone felt there contribution had been respected and made a difference.
8.1.6 Residents were then asked to comment on how this consultation exercise could have been improved. The following comments were given:
More people attending
Only wish more people showed interest and attend such meetings
8.1.7 Residents were asked what they gained from being involved in this consultation. The following comments were given:
Saw Magna in a different light
A better insight into the workings of Magna and great opportunity for residents input
Satisfaction owing to understanding what goes on
That Magna are actually making a real effect and hopefully they will keep it up
Lots of information about the plans Magna has over the next 5 years.
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