Social Housing Seminar

The University of Stirling

School of Applied Social Sciences

with Swiftclean (UK) Ltd

Friday 4th April 2014

Context

• Council and RSLs social housing in Scotland = 600,000 units - 24% of Scotland’s housing stock

• Scottish Social Housing Charter (2012)− ... “Social landlords [must] manage their businesses so that

tenants’ homes, as a minimum, meet the Scottish Housing Quality Standard (SHQS) by April 2015 and continue to meet it thereafter, and when they are allocated, are always clean, tidy and in a good state of repair: tenants’ homes are well maintained, with repairs and improvements carried out when required, and tenants are given reasonable choices about when work is done”.

• 2012, 66% of council homes and 82% of RSL homes had met the SHQS

Context

• But ... Shelter estimates that 348,000 homes in Scotland are affected by dampness or condensation and that only 48% of Scotland's social housing currently meets the SHQS

• …..still work to be done……

Isobel AndersonProfessor of Housing Studies, University of Stirling

• BSc (Hons) in Geography

• DPhil in Social Policy & Social Work

• Lecturer at the University of Stirling

• Chair in Applied Social Science (Housing Studies) since 2009

• Recent publications− Anderson I (2012) Policies to Address Homelessness: Rights-

Based Approaches. International Encyclopaedia of Housing and Home, Vol 5.

− Anderson I & Ytrehus S (2012) Re-conceptualising Approaches to Meeting the Health Needs of Homeless People. Journal of Social Policy

− Anderson I & Sim D (2011) Introduction: inequality and housing. Housing and inequality. Practice studies, Coventry: Chartered Institute of Housing

Isobel AndersonProfessor of Housing Studies,

University of StirlingSocial housing and healthy living:

sustaining achievements and meeting new challenges

Social housing and healthy living:

sustaining achievements and meeting new challenges

Professor Isobel Anderson

AimsKey Questions

How important is the home to a person’s health and well-being?

What constitutes a healthy living environment? Who takes responsibility for the tenants’ living How is a healthy environment and well-being in the

home achieved? What are the benefits?

Achievements in social housingNew challenges

Before social housing

1919 - 1944

• Social reconstruction and public health

• Slum clearance• Build high quality housing

for the higher working classes

• 2 in 3 homes built were council housing

1945 - 1964

• No housing programmes from 1939 to 1945

• 1936: half of Scotland’s homes ‘inadequate’

• new council homes for working people

Planned communities – 1950s/60s

1960s tower blocks – now demolition programmes

1970s/80s

What makes healthy housing?

• Warm • Dry• Well ventilated• Designed to prevent accidents/lifetime homes• Well maintained• Good lighting• Adequate space

Concept of sustainable housing

Model of sustainability

Accepted links between housing and healthOvercrowding

Cold

Hygrothermal conditions, Ventilation – temperature and humidity.

Overheating

Volatile organic compounds (VOCs)

Poor internal arrangements

Homelessness – most extreme impact on health

owner-occupier

LA/other public

HA/co-op

private-rented

Poor

Moderate

Good

single adult

small adult

single parent

small family

large family

large adult

older smaller

single pensioner

Pre-1919

1919-1944

1945-1964

1965-1982

Post-1982

urban

rural

Te

nu

re

NH

ER

b

an

d

Ho

use

ho

ld T

ype

D

we

llin

g A

ge

L

oca

le0 10 20 30 40 50 60 70 80 90 100

Oct-11 % fuel poor

Jul-11 % fuel poor

2010 % fuel poor

percentage in fuel poverty

UK Tenure Change

1951 1961 1971 1981 1991 2001 2011

-10%

0%

10%

20%

30%

40%

50%

60%

70%

30%

43%

50%

57%

66%69%

65%

Owner occupied

Private rent

Social rent

Future ChallengesChanging environmental challenges Changing population & health challenges

Meeting specific housing needs Changing housing stock challenges

Meeting Quality StandardMaintaining quality

New researchSustainable homes in contrasting contextsIntegrating environmental and social concepts

of housing sustainability

Home not Housing: Engaging with wellbeing outcomes

Social Housing Seminar

Anthony HoareHead of Surveying, Swiftclean

• BSc (Hons) Applied Geography

• Joined Swiftclean as Head of Surveying in 2006

• Runs a team of 9 Compliance Risk Assessors across the UK

• Has trained thousands of FMs since 2006

• Over 250 FMs from BHS (Arcadia Group)

• UK guidance on water management in multiple occupancy buildings: HSG 70, L8:2000, ACOP

Anthony HoareSwiftclean , Head of Surveying

UK guidance on water management in multiple occupancy buildings: HSG 70,

L8:2000, ACOP

Water quality

• Wholesome water is an essential requirement for quality of life

• UK Water Quality is considered one of the best in the world

• Supply into a building is the responsibility of the local Water Authority – Scottish Water

Legionella – A brief History

• Initial outbreak in 1976

• Bacteria causes a serious pneumonia

• Fatal in 12% of cases

• 30 -40 cases each year in Scotland

Domestic Water Systems

History of UK Legionella Guidance

• HSG 70 1993

• ACOP L8 2000

• ACOP L8 2013

• Water Supply (Water Quality) (Scotland) Regulations 2001

• Water Supply (Water Fittings) Regulations 1999

Importance of Management

• Requirement under the Health and Safety at Work Act 1974 as well as the COSHH Regulations 2002

• Active management may highlight other potential issues

ACOP L8 2013 - Legionnaires’ diseaseThe control of legionella bacteria in water systems

Three separate documents:• ACOP is a stand alone document• Guidance Part 1: Evaporative

Cooling Systems• Guidance Part 2: Domestic water

systems• Guidance Part 3: Other risk

systems

Main Changes

Clarification on responsibilities:

• Statutory Duty Holder

• Appointed Responsible Person

• Deputy Responsible Person

• The Importance of competence

Competence

• Essential for any Health and Safety Task

• Legionella Control Association

• Water Management Society Training

Changes to Domestic Water System Management• No appointed time frame for risk assessment

review

• A risk assessment should be reviewed when there are changes made to the system and/or when there are changes to the management team

Requirements of Landlords

• “Organisations, or self-employed individuals, who provide residential accommodation or who are responsible for the water system(s) in their premises, are responsible for ensuring that the risk of exposure to legionella in those premises is properly controlled.”

Case Study – ASRA Housing Group

• Over 70 properties

• Ranging from 28 storey apartment blocks to managed bungalow/houses

• Many occupants are considered high risk

Case Study – ASRA Housing Group

• Swiftclean have managed the ASRA contract for 8 years

• No legionella outbreaks in this time

• Successfully re-bid and re-won the 2013 tender process for a 5 year extension

Case Study – ASRA Housing Group

• Risk Assessment Review every 2 years

• Monthly Temperature Checks

• Quarterly Shower cleaning

• 6 Monthly Tank Inspections

• Annual Calorifier/Hot water cylinder Inspections

Case Study – ASRA Housing Group

• Difficulties with Management:− Access− Safeguarding susceptible persons

• Interpreting the guidance for tenanted buildings− Where does the responsibility lie?

Summary

• Legionella is a waterborne bacteria present in Mains water

• UK Guidance clearly outlines the need for an effective management structure of competent persons

• A risk assessment is essential as a starting point

• On-going planned preventative maintenance will ensure good future water quality

• Good water quality is essential for health and well being

Social Housing Seminar

Ed SwiftHead of Social Housing, Swiftclean

• Joined Swiftclean in 2002

• Sole responsibility for social housing sector sales 2010

• Has run 5 seminars on air, water and fire prevention in social housing with around 150 building and facilities managers trained

• Improving fire protection and air quality management in Social Housing

Ed SwiftHead of Social Housing

Improving fire protection and air quality management in Social Housing

What happens when these systems do not work properly?• Increase in humidity

• Condensation

• Mould

• Odours

Which in turn leads to:

• Structural and fabric issues with the building

• Health issues for residents

• Unpleasant smells and unsightly environment in the home

And can also result in:

• Increased risk of smoke and fire spread throughout the building

Legislation & Building StandardsIncreased risk of smoke and fire spread throughout the building

Scottish Social Housing Charter • “Tenants’ homes, as a minimum, meet the Scottish Housing Quality

Standard (SHQS) by April 2015 and continue to meet it thereafter, and when they are allocated, are always clean, tidy and in a good state of repair”.

Scottish Building Standards• Intermittent ventilation systems should extract at 15 litres per second

• Continuous running ventilation systems: at least 0.5 air changes per hour based on the volume of the whole dwelling

Scottish Fire Act 2005• Risk assessment for care homes to include common ventilation

ductwork

Good Practice - Swiftclean document provides guidance

Competence

• Contractors should be reputable companies that understand the requirements of the building services hygiene sector

• B&ES member organisations are subject to both quality and H&S assessment

• High rise housing project experience is essential

• Favourable if contractors have registration with:− ISO9001 and ISO14001: quality and environmental

management of businesses− OHSAS 8001: health and safety management

• Asbestos awareness training – a minimum requirement

Why do systems fail?

• There are a number of reasons:− Age− Inadequate maintenance− Build up of dust deposits − Blockages− Damage− Balance

Main riser duct

Duct behind grille

Duct behind grille

Project examples

• Example 1: St Giles HouseEstate consisting of eight low rise, and three tower blocks

− Client was receiving complaints from residents living in the tower blocks:

− Excessive noise from ventilation fans on roof− Poor extraction from grilles in WC resulting in damp

and mould issues

St Giles House Main Riser (CCTV)

St Giles House Main Riser (CCTV)

St Giles House conclusions

• The existing fire protection was inadequate for the safety of residents

• Damage to the system prevented the system from functioning properly

• Lack of understanding of the system components resulted in increased risk of fire spread throughout the building

Project examples

• Example 2: Walsh PointSheltered housing block consisting of 24 individual apartments for the elderly.

− Client had existing concerns regarding fire safety and was receiving complaints from residents about:

− Poor extraction from grilles in WC− Excessive smells in flats

Walsh Point Bathroom Duct

Walsh Point Bathroom Grille

Walsh Point conclusions

• The existing fire protection was inadequate for the safety of residents

• The original installation of fire blocks prevented ventilation systems from ever functioning properly

• Lack of planned maintenance had never highlighted problems

Summary

• Planned maintenance should include:− Fans and all mechanical electrical

components− Ductwork inspections− Inspection or installation of fire protection− Ductwork cleaning− Air flow checks− Balancing− Reports

A properly functioning ventilation system maintains:

• The building fabric

• The home environment

• The health and well being of residents

Social Housing Seminar

Thank you