Local Authority Building & Maintenance January/February 2020

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JANUARY/FEBRUARY 2020

LOCAL AUTHORITY BUILDING & MAINTENANCE

HOUSING & REGENERATION VENTILATION & AIR MANAGEMENT HEATING & ENERGY EFFICIENCY

INDUSTRY COMMENT ARCH discusses the constraints on local authority housebuilding and says without debt caps councils will build more new homes

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CONTENTS

January/February 2020 Vol.36 No.1

REGULARS 5 COMMENT Boom not Bust 6 NEWS Scottish Federation of Housing Associations’ new Innovation Hub — new report on the barriers to council housebuilding — calls to scrap permitted development — Building Safety in Housing Conference 2020 8 CONTRACT UPDATE Hightown’s new affordable housing development in Hemel Hempstead — multimillion-pound social housing scheme in Wrexham — Gascoigne Estate regeneration 10 INDUSTRY COMMENT Matthew Warburton, Policy Advisor at the Association of Retained Council Housing (ARCH) 12 LEGAL UPDATE Winckworth Sherwood considers the role of social housing providers in transforming social care 13 VIEW FROM THE SUPPLY CHAIN John Roche, COO at Gas Tag, looks at the issue of gas safety in social housing 34 REFERENCE LIBRARY 35 GUEST COMMENT Derek Streek, Head of Neighbourhoods at VIVID discusses the housing association’s role in supporting vulnerable customers

Housing association Riverside discusses how it is embracing digital technology to improve services to residents

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HOUSING & REGENERATION 14 Tackling Isolation in Housing The benefits of Community Led Housing schemes for preventing isolation amongst residents 16 Finding a Sound Balance Acoustic drainage solutions to eliminate noise pollution within social housing 20 Going Digital Harnessing the power of digital to drive improvements for residents

Liberty is building new homes in Wrexham

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VENTILATION & AIR MANAGEMENT 22 Improving Air Quality The dangers of radon and advice on improving indoor air quality

21 Round-up

24 Recovery Position Improvements in heat retention and the hermetic integrity of residential developments 25 Round-up

HEATING & ENERGY EFFICIENCY 26 Prioritising System Health How magnetic filtration supports the health of central heating systems

Reducing noise from drainage in high-rise

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Guidance for councils on tackling radon

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29 Preventing Boiler Breakdowns Insulating condensate pipes to prevent boiler breakdowns 32 Round-up

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EDITOR’S COMMENT

Editor Claire Clutten labm@hamerville.co.uk

Boom not bust

Contributing Editor Bernadette Noble

Positive outlook for housing associations in 2020 according to latest industry forecasts, but more support needed for councils.

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According to research by Glenigan, the pipeline of social housing projects entering the planning system boomed last year. The research released in January shows a 14% rise in the number of detailed planning applications to build new homes by RSLs in 2019. Contained within the 527 applications were plans for 28,489 new social homes. That’s an 18% increase on the number of new units entering the pipeline in 2018, which is extremely positive.

Glenigan’s research is important for a number of reasons, it highlights the level of spend in the housing association sector on new homes — which is significant — and also the volume in terms of units. A prime example is Notting Hill Genesis, which topped the 2019 league table with a total spend of £329m. The HA has 2,000 homes in the pipeline as part of its Grahame Park estate redevelopment.

Another positive takeaway from Glenigan’s research is the types of projects housing associations are engaging in, for example Places for People is spending £100m on modular with ilke Homes. Housing associations and councils are all too acutely aware of the housing crisis and the need for more genuinely affordable homes.

Social housing is fundamental in this regard. In a bid to drive up numbers it is absolutely right that every appropriate option be explored, from traditional to modular construction methods.

According to Glenigan’s latest industry forecasts ‘social housing construction is one of the sectors predicted to weather any post-Brexit downturn’. Allan Wilen, Economics Director at Glenigan comments: “Housing associations are now better placed to finance and take forward new developments. Government requirements limiting association’s rent increases to 1% below the rate of inflation are ending. This will provide associations with greater flexibility to increase their borrowing to fund new developments.”

Good credit ratings are also enabling housing associations to engage in loan facilities with banks to build more homes, the most recent

Government needs to use the “forthcoming Budget to reform Right to Buy. ” example being Selwood Housing Group. The HA has agreed a £30m loan facility with Lloyds Bank which will support the delivery of local, affordable homes over the next five years. All of this suggests a very promising outlook for housing associations in 2020.

However there are a number of issues that need resolving if councils and ALMOs are to realise their housebuilding ambitions, highlighted in a new report by the Chartered Institute of Housing (CIH), Association of Retained Council Housing (ARCH) and the National Federation of ALMOs (NFA). These include the requirement to allow tenants to buy their homes at a significant discount, and restrictions on how councils can use the money they raise from selling these homes, as well as the need for more and more certain grant funding.

Other obstacles include land shortages and planning constraints, and the capacity of the building industry to deliver as many homes as councils and ALMOs want to build. The report also listed shortages of skilled staff and competing priorities for finite resources, such as investment in existing stock to meet new safety standards or improve energy efficiency, as barriers.

Report author John Perry says: “Councils and ALMOs are ready and willing to take on longterm investment programmes, but stability is vital: there needs to be a consistent approach to rents policy and no wider policy changes that would compromise the major commitments which councils are now taking on.”

Hopefully the Government will use the forthcoming Budget to reform Right to Buy and provide more support for new social housing.

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COVER STORY: The Cambridge Investment Partnership will be creating 236 new homes at Ironworks, Mill Road, Cambridge. To find out more head over to LABM’s website: www.labmonline.co.uk/features.

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INDUSTRY COMMENT ARCH discusses the constraints on local authority and says without housebuilding debt caps councils will build more new homes THE LEADING MAGAZINE FOR LOCAL AUTHORITY AND HOUSING ASSOCIATION SPECIFIER S, INCORPORATING

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NEWS IN BRIEF

Housing association expands

Barriers to housebuilding

New base in Seaham is part of an ambitious programme to improve services for over 18,000 believe housing customers and review staff accommodation across the organisation.

New report by the Chartered Institute of Housing (CIH), National Federation of ALMOs (NFA) and the Association of Retained Council Housing (ARCH) highlights the barriers councils still face when it comes to building more homes.

The report asked different-sized councils across England what was still stopping them building the homes their local communities need.

Report author John Perry says: “Councils and ALMOs are ready and willing to take-on long-term investment programmes, but stability is vital: there needs to be a consistent approach to rents policy and no wider policy changes that would compromise the major commitments which councils are now taking on. And given their very diverse approaches to building new homes, councils need more local powers and flexibility on key issues such as right to buy, access to grants and local rent levels to deliver what their local communities need.”

Fire Kills Campaign The Home Office has launched its latest Fire Kills advertising campaign. It highlights everyday risks around the home to encourage residents to take steps to prevent an accidental fire, as well as the importance of having a working smoke alarm on each floor of the house.

The Home Office is particularly keen to share fire safety information with those groups most at risk of having an accidental fire in the home. These are: older people, single parents, people who live alone, and people with disabilities (including mobility and mental health issues). To help councils, housing associations and ALMOs promote fire safety information to their residents, the Home Office is preparing a campaign resource pack. To request a pack email Campaign Coordinator: Olivia.Fox1@homeoffice.gov.uk.

The new office is part of believe housing’s plan to improve services offered to customers in homes stretching from the Durham coast to the North Pennines. The housing association is also introducing new ways for tenants to get in touch, including a specially designed app, and reviewing its practices to become more responsive to the needs of customers.

The award-winning housing association has agreed a 15-year lease of a three-storey office at Spectrum Business Park to replace its existing accommodation there. The new office will have space for more than 300 employees and will be equipped with new technology to allow staff to work virtually too.

Fit-out of the new office has already begun with staff expected to move in during February 2020. Investment has also been made in new IT equipment to ensure that all officers from believe housing will be able to work wherever they need to across the county and improve productivity.

New ways of working and expansion in Seaham will allow believe housing to consolidate its offices in the eastern and central parts of County Durham. Over the

Chief Executive of believe housing, Bill Fullen (left), with Spectrum Business Park developer, Paul Wellstead (right), in the new office

life of the new Spectrum office the revised accommodation portfolio is expected to save in excess of £2m; all of which will be reinvested in homes and services for customers. The review of office space and more responsive working is also expected to have a positive impact on the carbon footprint of believe housing by reducing unnecessary travelling and improving energy efficiency.

Chief Executive of believe housing, Bill Fullen, says: “We looked at a variety of options when we were reviewing our office accommodation. But Spectrum offered the best combination of space, accessibility and value for money. Seaham is close to a large number of our customers and makes a great base for our employees too.”

Social housing resource A new online portal has been created by the Scottish Federation of Housing Associations (SFHA) to support its members to find new ideas for future working. The Innovation Hub (www.sfha.co.uk/innovation) is part of SFHA’s Innovation and Future Thinking Programme, a collaboration between professionals working in, and around, social housing from across Scotland. By registering or logging into the SFHA website, members can access a range of resources such as articles, blogs, videos and downloads.

Lorna Wilson, SFHA’s Innovation and Future Thinking Lead, says: “Providing homes and support for those most in need continues to be at the heart of what housing associations do. With homelessness and inequality rising and uncertainty around funding, we all recognise the importance of

radical thinking and fresh approaches to find solutions for future working.

“This has to be evidence-led, with as many examples of good practice as possible — which is why this new resource is going to be invaluable, both now and as it continues to evolve. To help with that, we need to continually grow the membership of our Innovation Community.”

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Calls to scrap permitted development

DIARY DATES

Over 13,500 affordable homes lost through office conversions.

Building Safety in Housing Conference 2020

Communities have potentially lost out on more than 13,500 desperately-needed affordable homes in the past four years as a result of rules allowing offices to be converted into housing without planning permission, new analysis by the Local Government Association reveals.

In some parts of the country, office conversions carried out under the permitted development right — which allows homes to be created without going through the planning system — amount to almost half of all new housing. This means communities have no way to ensure developers meet high quality standards, provide any affordable homes as part of the development or ensure supporting infrastructure such as roads, schools and health services are in place. As a result, councils have serious concerns about the quality, design and safety of housing converted under permitted development, as well as the location of new homes.

The LGA said councils want to work with the Government to tackle the housing shortage and ensure new housing meets the needs of communities. As part of this, it

©trgowanlock/AdobeStock

is calling on permitted development rules to be scrapped and local communities to be allowed to have a vital say on new developments in their area.

Latest figures show that since 2015, there were 54,162 new homes converted from offices under permitted development in England. The LGA estimates this has potentially led to the loss of 13,540 affordable homes.

Cllr David Renard, the LGA’s Housing Spokesman, says: “By scrapping permitted development rules, the Government can give councils and local communities the ability to shape the area they live in and ensure homes are built to high standards with the necessary infrastructure in place.”

Employment and training opportunities North Stoneham Park, the new 1,100 homes community in Eastleigh, has delivered an abundance of employment opportunities, apprenticeship schemes and qualifications for local people. The large-scale development, built in partnership between VIVID and Highwood Group, has employed over 40 local people looking to start a new career or advance their skills in construction.

VIVID and Highwood started the development in 2017, to help address the shortage of affordable homes in Hampshire. As part of the scheme’s Employment and Skills Plan requirement the partnership set a target to help develop the employment opportunities and futures for local people through a series of work placements and apprenticeship schemes.

Throughout the first two years North Stoneham Park has provided courses and apprenticeships in carpentry, electrical, plumbing, groundwork, health and safety and first aid. These training programmes have provided a range of qualifications from NVQs, through to level 1 diplomas and degrees.

The conference will be taking place on the 27th February at the Royal Institute of British Architects, 66 Portland Place, London. The event will focus on the Building a Safer Future consultation and the latest proposals for reforming the building safety system, the strategic use of risk management systems, successful communication with residents, lessons on safety from outside of the housing sector and how we can move beyond a culture of compliance to a culture of safety.

Attendees will hear from housing association tenants as well as Building a Safer Future early adopter organisations, and have the opportunity to discuss tools to help their organisations create an effective plan for building safety.

For more information and to attend the event visit: www.housing.org.uk/events.

Heat network workshops ‘How to get the best out of your heat network’ is the topic of two free half-day workshops for social housing providers taking place in London on Wednesday 26th February and Birmingham on Tuesday 19th May. Delegates will gain a good understanding of all aspects of compliant heat metering and billing across both self-managed and S106/ESCo heat schemes and the hot topic of ‘open protocol systems’ will also be covered.

"Many housing associations and local authorities are trying to get to grips with the complex role of becoming heat network operators. The seminars will show them how to deliver the best customer service from efficient, reliable, financially sound communal heat schemes," says Ian Allan, Head of Market Strategy for Switch2 Energy, who will present at the events.

To find out more and to book a place on either workshop, visit: https://theclosed-protocol-myth.eventbrite.co.uk.

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NEWS: CONTRACT UPDATE New affordable homes in Hemel Hempstead A new development providing 87 affordable homes for rent in Hemel Hempstead has been unveiled by Hightown Housing Association.

Peregrine Close, Hightown’s latest affordable housing development in Hemel Hempstead, is another addition to the almost 2,000 homes Hightown manages in Dacorum. It provides 87 one-and twobedroom apartments across four blocks, surrounding a central courtyard and a children’s play area.

Councillor Terry Douris, Mayor of Dacorum, officially declared the homes open along with the Chair and Chief Executive of Hightown at a special ribboncutting event on Thursday 9th January.

Guests included Councillors and staff from Dacorum Borough Council; residents, staff and board members from Hightown; plus contractors, and consultants involved in the development. 47 of the homes have been

allocated to residents who were on the local authority’s waiting list and the remaining 40 to local people for intermediate rent, which will help residents saving up for a deposit as rent is set at 80% of the market rate.

Peregrine Close is located between Redbourn Road and Swallowdale Lane, with easy access to the town centre by public transport or a short drive to the motorway and surrounding areas such as St Albans. A cycle and footpath also links to the cycle path along the former railway line, known as ‘The Nicky’.

The development was constructed by contractors, Thomas Sinden, and the architects were PRP. The land was formerly an office block known as Viking House. It was bought by Hightown in 2014.

David Bogle, Hightown’s Chief Executive, says: “We are pleased to have officially opened Peregrine Close, providing affordable homes for local people who cannot afford to buy or rent at market rates. We are most grateful for the support we have received from Dacorum Borough Council for this development including grant funding.”

Graeme Sinden, Director of Thomas Sinden, comments: “We are delighted to have worked with Hightown Housing Association to transform the former Viking House site into much needed high quality affordable housing in Hemel Hempstead.

This was an important scheme for us and we are pleased to see local residents already enjoying their new homes.”

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Multimillion-pound social housing scheme Construction work on a new £2.2m social housing development site is underway in Wrexham, North Wales. The development is being built by Liberty for Wrexham County Borough Council. The work will see the transformation of the site of the former Nant Silyn care home, in Caia Park, into the first residential complex the council has built in almost 30 years.

The development will include eight one-bedroom apartments, four twobedroom houses, a one-bedroom bungalow and a two-bedroom fully adapted specialist bungalow.

Ray Jones, Group Managing Director of Liberty (pictured), says: “The regeneration of disused brownfield sites will create attractive and modern living spaces in an area brimming with natural beauty.”

Cllr David Griffiths, Lead Member for Housing at Wrexham Council, adds: “This will be the first council development to be built since 1991, and we’re very pleased that we’re able to bring new housing to this site.

The development will transform the site of the former Nant Silyn into a new community and we’re glad that we’re working alongside Liberty on this new development.”

Community centre project Multi-disciplinary construction consultancy Daniel Connal Partnership will be working with YMCA Norfolk to re-develop the Jubilee Centre on Aylsham Road to create a sustainable community hub for the local area.

Located within the Mile Cross Ward, which is ranked in the most deprived 10% of areas nationally, the centre will aim to address the community’s demand for services and will operate for their long-term benefit. The £2m refurbishment, designed by LSI Architects, will include a nursery, café, supervised contact centre and office space.

The YMCA Norfolk team will also move from their current location to the centre, removing the need for additional site staff.

Robert Dale, Senior Partner of Daniel Connal Partnership says: “To be able to future-proof this building and bring it back into community use is fantastic and we cannot wait to see the final project being used by the local residents.”

Gascoigne Estate regeneration Demolition is now underway on the west side of the Gascoigne Estate, making way for the delivery of more than 200 new homes in Barking over the next two years. Barking and Dagenham Council Leader Cllr Darren Rodwell and Managing Director of Be First Pat Hayes joined together with Wates Residential Operations Director, Adrian Fennessy and construction site representatives recently to view progress at the site on Abbey Road and celebrate the significant step forward for the scheme.

The £55m project will see part of the 1960s estate redeveloped into a modern, environmentally friendly community, including 201 new homes, of which 60% will be affordable, with rents starting from £137 a week (2020 prices). The plans include 89 one-bedroom, 88 two-bedroom and 24 three-bedroom homes, while a new children’s play area will also be built to provide open space for local people to enjoy.

The new homes will also contribute to a 40% reduction in carbon emissions thanks to a connection to the forthcoming

The team on site: Cllr Darren Rodwell (in the cab) and (l-r) Pat Hayes, MD of Be First; Josh Daniels, Wates Residential Site Manager; and Adrian Fennessey, Wates Residential Operations Director

Barking Town Centre District Heating Network and the installation of solar panels. Building work is expected to be completed in spring 2022.

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IN ASSOCIATION WITH

INDUSTRY COMMENT

Maintaining housebuilding momentum Without debt caps, councils will build more homes says Matthew Warburton, Policy Advisor at the Association of Retained Council Housing (ARCH). heresa May’s announcement, at the Conservative Party Conference in 2018, that the caps on local authority borrowing for new housing investment would be scrapped, was the perhaps the most welcome surprise of her whole unhappy period as Prime Minister. In her speech, she described solving the national housing crisis as ‘the biggest policy challenge of our generation’. ‘It doesn’t make sense, she said, ‘to stop councils playing their part in solving it.’ This would help, she said elsewhere, towards creating a ‘new generation of council housing’.

In the subsequent Budget, the Treasury and ONS both estimated that abolition of the borrowing caps would enable councils over the new few years to increase housing output to around 10,000 homes a year. Last month, ARCH, together with the CIH and National Federation of ALMOs, published research showing that this estimate will soon be reached and may well be exceeded. This finding is based on a detailed questionnaire completed by 22 English councils ranging from five London boroughs and large cities in the Midlands and North to a cross section of medium and smaller authorities, some with established building programmes, some just starting to build.

Based on the evidence from this survey and others, most authorities that

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on the evidence “fromBased this survey and others, most authorities that still have council housing plan to expand their housing delivery.

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still have council housing plan to expand their housing delivery. For three quarters, the lifting of the borrowing caps was a significant factor but not the only one.

There were major differences in planned output, ranging from several councils intending to build only around 50 new homes (or fewer) per year to two large councils aiming for over 500 a year. No councils planned to build no homes at all.

Subsidising new housing Around half of councils plan to build for social rent, but usually cross-subsidised from building for sale or market rent. A minority of councils are focussed on building for Affordable Rent.

Cross-subsidy in some form is common, but the majority of councils are using government grant and Right to Buy receipts to subsidise new social housing.

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Could they do more? Councils reported a number of continuing constraints on building plans. The most important are: ● The legacy of low rents after four years of rent reductions; ● The pressures of RTB and restrictions on use of RTB receipts; ● Scheme viability and the need for more grant funding; ● Land shortages and planning constraints; ● Shortages of skilled staff; ● Competing priorities for resources, such as investment in the existing stock.

Will they be enabled and helped to do more? This is the question Boris Johnson’s new Government has yet to answer. The Conservative manifesto and the Queen’s Speech were both worryingly silent on the future of social housing — as opposed to ‘affordable housing’ in the broader sense that includes low-cost home ownership, of which we are promised much more.

A Social Housing White Paper is promised, although there has been no hard news about its timing. Sajid Javid’s Budget on 11th March badly needs to include some good news for social housing to help councils maintain the housebuilding momentum that is already apparent in their existing plans.

www.arch-housing.org.uk

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LEGAL UPDATE

Charlotte Cook is a Partner in the Social Housing Team at Winckworth Sherwood.

■ She can be reached by email ccook@wslaw.co.uk.

Visit www.wslaw.co.uk. ocial care is a political hot potato.

Proposals from the mainstream political parties are derided as yet another tax on the elderly and infirm. The long-promised Social Care Green Paper has failed to materialise, and social care was largely absent from the General Election campaign. Yet does this political stalemate represent an opportunity for social housing providers to show leadership and deliver high quality social care for their residents?

Social housing providers have always been asked to provide more than just bricks and mortar with wider obligations in society. That has long been recognised by government, with housing associations asked to take on much greater levels of administration and enforcement. HAs are now responsible for reviewing the eligibility of tenants to rent, on immigration status, and on the ability to pay and benefits entitlements. There is also the implied responsibility of checking for incidents of domestic violence when undertaking repairs and maintenance, and for keeping and eye on the mental well-being of tenants.

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…does this political “stalemate represent an opportunity for social housing providers to show leadership and deliver high quality social care for their residents?

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Housing and social care Social housing providers are well-placed to take a lead in delivering and transforming social care. Winckworth Sherwood’s Charlotte Cook explains why.

Housing associations have been broadly happy to accept these responsibilities, perhaps seeing it as part of their wider social obligation.

Many housing associations already offer social care as part of their core offer, with move-on accommodation, extra care or supported accommodation available that follows similar offers in northern Europe, notable the Netherlands and Denmark.

Social care role It is not outside the realms of immigration that in the absence of a coherent national social care policy social housing providers will increasingly be expected to pick up a large social care role.

Here is why. The NHS has its own issues, notably staffing and funding — it is unlikely health will voluntarily step up.

Local authorities too are stretched with chronic funding issues and are unlikely to be able to do more. And consider too that social housing providers have historically been reluctant to rock the boat on major political issues and do not complain when asked to shoulder greater responsibility.

Social housing providers are innovative and collectively have a powerful voice. It is perhaps time that they took a lead on social care before it is foisted in them. The sector is perhaps uniquely placed to focus on prevention alongside care, with early interaction from RPs being at the heart of the approach, potentially saving millions from the social care budget.

Living longer and living better would be at the heart of this ethos, with tenants living in properties that are appropriate for their needs. It will need a change in the national conversation with housing and

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health working in partnership, and with the sector acting with and exercising one powerful voice. The National Housing Federation will have a key role to play.

It will undoubtedly require a rethink of legislation that makes it hard to move a tenant from one home into another, alongside a review of government policy that sees the transfer of RP assets into private ownership.

And then there is the question of funding. Local authorities, even where they have nominations for extra care, do not nominate as the budgets are not there. A review of funding that takes into account both housing and care will be needed and arguably easier to deliver.

The implications of better spending on preventative and proactive schemes are widely known — knock on benefits reduces NHS and PCG charges and a more active and happier subset of society.

And finally, tenants need to find a collective and powerful voice. An aging population means a larger grey vote, which politicians cannot ignore. A quiet revolution — RPs take the lead and show the political world what can be done.

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VIEW FROM THE SUPPLY CHAIN

Managing gas safety John Roche, COO at Gas Tag, discusses the pressures of ever increasing regulation in the social housing sector and how technology can be the answer to reducing risk and achieving compliance. anaging gas safety is one of the most important areas of compliance for social housing providers. All providers are required by law to carry out a yearly gas inspection and ensure each property has an up-to-date Landlord Gas Safety Record (LGSR). Failure to carry out these yearly inspections can have serious consequences for a provider. At Gas Tag, we support housing providers with their gas compliance, enabling them to work more efficiently and reduce risks.

In October last year The Regulator of Social Housing published its annual Sector Risk Report and detailed that one of the biggest risks facing providers was the increasing regulations around health and safety, including gas compliance.

In the post-Grenfell era, the sector is under greater scrutiny, which means that having a record of compliance is no longer seen as sufficient. Instead, housing providers are expected to demonstrate a strong oversight of their health and safety compliance and the ability to easily report on it. For many in the sector this leaves them with the question of what does achieving compliance look like in 2020 and how do they make sure they satisfy the regulator?

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Digital platforms are moving many housing providers away from traditional methods of storing compliance data to cloud based portals

Safety through technology At Gas Tag we believe that achieving compliance is more than having an upto-date Landlord Gas Safety Record (LGSR) for each property. We believe that providers can reduce the risks outlined by The Regulator of Social Housing by implementing systems that provide good quality data and one version of the truth.

Emerging technology and digital platforms are moving many housing providers away from traditional methods of storing compliance data to cloud based portals that allow access at any time. This moves gas compliance away from being an annual inspection to an important piece of stock data that is accessible at any time to inform decision-making.

The transformation of archaic paperbased reactive processes to proactive approaches opens up new opportunities for providers to manage their stock, plan their repairs and maintenance, and achieve 100% compliance.

Collecting the right data It is important to remember that any reporting system is only as good as the data that is inputted into it. If the data is flawed or not consistent then it compromises the report and cannot be used to evidence decision-making.

At Gas Tag we’ve also used technology to standardise the workflow for gas inspections. When using our app engineers follow the same process, answer the same questions and evidence the same work. For the provider, this means that they receive the same information for each property and can run accurate reports without missing or conflicting data.

The transformation of “archaic paper-based reactive processes to proactive approaches opens up new opportunities for providers to manage their stock...

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Beyond Gas Housing providers are operating in a new world of tightening regulations and increasing compliance commitments. For example, the recently published Grenfell Tower Enquiry Phase 1 report detailed recommendations that fire door inspections should be carried out at least every three months.

We understand that many in the sector are already looking for technology to support them in implementing and managing these new requirements. Our newest product Fire Door has been developed following conversations we had with current clients and we are planning to release further compliance products during the year.

The safety of residents will always be the number one priority for providers and we believe that technology is key to supporting them with the data to achieve compliance.

■ For more information on GasTag’s services and solutions visit www.rdr.link/lm001

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HOUSING & REGENERATION

Janet Wood in her New Ground Cohousing flat

Tackling isolation in housing A report released by the Community Led Homes partnership reveals that more than one third (36%) of those who live on their own say they feel lonely due to their living situation. That’s the equivalent of nearly three million. LABM reports. he report, Home Aloners: the true cost of living alone in Britain today, reveals the findings of a survey, commissioned by Community Led Homes and carried out by Savanta ComRes, and explores how today’s loneliness epidemic is affected by people’s living situation.

It showed that more than a quarter (28%) of people who live alone say it is not good for their mental health3. That’s the equivalent of more than 2.2 million Britons — more than the population of Paris — and looks set to grow to three million by 20392.

The report also reveals new analysis of government data uncovering that nearly one million people who live alone in Britain today do not have anyone to call for company (4). And that more than 600,000 Britons who live alone have nobody there if they need help and by 2039 it is expected to rise to nearly 900,0005.

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More than Housing campaign Community Led Homes has launched More than Housing, a campaign to support communities to make supportive, affordable, secure homes, together, and is encouraging people to consider community led housing as a way of combating the challenges of solo living.

Janet Wood, 73, has lived in North London her whole life. She spent 40 years in the same rented council flat until moving to a flat in New Ground Cohousing in January 2017. She has lived alone for over 10 years after her daughter moved out: “I had become quite isolated. All the people I knew had either moved on or had passed away.

Lots of the council flats had been sold off but the people that bought them didn’t live there so they were rented out. It felt that the people who moved in maybe didn’t care as much. I used to not want to go home.

“And then I was burgled. I was in my flat when it happened, although I didn’t know

at the time. I didn’t have anybody. I phoned my daughter as she’s in Stevenage but it wasn’t as if I could knock on someone’s door and say ‘oh my god, this has just happened to me’.

“I love my home now. There is so much I can say about this community, we share so much of our lives together. I feel as though my life has been completely transformed. I could never imagine living the life I’m living now. Without a doubt this community is keeping me healthier, happier and more supported.”

The number of Britons living alone hit more than eight million for the first time in 2018 and is expected to rise to 10.7 million by 20392. Living alone may be a positive situation for many people, with three in four (77%) people who live alone say they chose their living situation — that’s more than six million people in the UK2 — and three in four (74%) who live alone say they enjoy it1.

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The most popular upside of solo living cited by respondents to the survey was being able to make their own choices, such as what to watch on TV, with 75% of people who live alone choosing this. The next favourite is peace and quiet, with 67% of people living on their own citing this.

Not having to deal with other people’s annoying habits was a popular positive about living alone, with 61% of people saying they liked this aspect of solo living.

With lots of people enjoying living solo and numbers on the increase, solutions to the more difficult aspects are needed. With recent government research showing that there are plans for over 16,600 community led homes to be developed, three times the estimate from two years ago6, Community Led Housing is a growing approach. For those who want to live solo it means they can live in homes on their own but with the support of their neighbours as part of a structured community, with opportunities to socialise and share resources when they choose.

Community led approach Samantha Jones, Head of Community Led Homes, said: “Despite being a great way to live for millions of people, solo living can have its pitfalls. That’s the beauty of Community Led Housing for

people who live on their own. They can have their own private home with the backup and support of a network of neighbours. Lots of people even choose to cook, eat and socialise with their neighbours in shared spaces that have been built into the development. This is more than housing. This is security, community and even friendship.”

Community Led Housing is when community groups come together to organise new housing that meets their needs. It ensures that there is open and meaningful participation with the local community and that local people consent to the housing that is being created. The residents can decide how to set up the community of neighbours and what kind of shared spaces and resources to put in place.

The survey asked what people living alone would most want to have in their local area. Nearly half (47%) of Britons living alone say they want people in their local area who would know if they were unwell, more than one in three want opportunities to socialise with others in their local area (38%) or want a neighbour to talk to if they have a problem (37%) and one in four (25%) want common spaces in their local area to get to know their neighbours. Advice, resources and support, alongside grants of

Janet moved into her flat with New Ground Cohousing flat in January 2017 and it has made a huge difference to her quality of life

I feel as though my life has “been completely transformed. I could never imagine living the life I’m living now. Without a doubt this community is keeping me healthier, happier and more supported.

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up to £10,000 to cover start-up costs and technical support, are available from Community Led Homes.

1. Savanta ComRes surveyed 4,258 British adults aged 18+ online between 30th October and 3rd November 2019. Data was weighted to be representative by key demographics including age, gender and social grade.

2. 8.01m people live alone in the UK (ONS Families and Households in the UK 2018), which is predicted to rise to 10.7m by 2039 (ONS The Cost of Living Alone 2019).

3. The original statement was ‘My current living situation is good for my mental health’ — 28% of those who live alone disagree with this.

4. 961,200 — based on numbers of people who live alone who said that they ‘tend to disagree’ or ‘definitely disagree’ with the statement: 'To what extent do you agree or disagree that if I wanted company or to socialise, there are people I can call on' in the Community Life Survey 2017/18.

5. 640,800 in 2018 and 856,000 by 2039 — based on numbers of people who live alone and said that they ‘tend to disagree’ or ‘definitely disagree’ with the statement: 'To what extent do you agree or disagree that if I needed help, there are people who would be there for me' in the Community Life Survey 2017/18.

6. In April 2019, Homes England issued a call for information on community led housing projects and the expected need for longterm funding. Submissions revealed a potential pipeline of over 16,600 homes.

■ For more information on Community Led Housing visit www.rdr.link/lm002

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HOUSING & REGENERATION

Sealing sustainability It is estimated over two million single use plastic sealant cartridges are put into landfill every week. Scarlet McAleeseBanks explains why her company’s move away from single use plastics is a timely one for local authorities. ocal authorities are taking steps to reduce the amount of single-use plastic that they use together with their construction partners. Many have added a specific reference to single use plastic reduction in their Supplier Code of Conduct Procurement Policy for new suppliers and contractors.

Environmental issues are dominating the news agenda, and the construction sector has not escaped scrutiny. It is reported the levels of carbon dioxide emissions from the UK construction industry saw an overall increase from 8.9 million metric tonnes in 1990 to 13 million metric tonnes in 2017. This amounts to approximately 3% of the total carbon dioxide emissions in the UK for that year.

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Reducing waste to landfill Behind this staggering figure there also lies a myriad of waste and pollution issues, which ultimately need to be tackled. Recent figures on plastic waste in the construction industry make for shocking reading. Some 23% of the total plastic consumed in the UK comes from the construction sector, with 20,000 tonnes of plastic being sent to landfill every year. It is estimated that over two million single use plastic cartridges are put into landfill every week in the UK. Plastics are finding their way into our seas and oceans, and of those plastics that

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are sent to landfill, some take over a thousand years to breakdown in the soil.

There is little doubt that the construction sector and its product suppliers need to take action. Recent research suggests the trade is in general agreement that change is necessary. Insulation Express found that 95% of construction professionals admit that the industry needs to reduce its plastic use and single use plastic packaging is certainly one area that should be acted on sooner rather than later.

Environmental impact HB42 Eco-Foils help local authorities and their contractors meet their obligations and environmental commitments. We are listening to the industry and working to tackle the pressing environmental problem of disposing of the single use plastic cartridge. Hilton Banks has launched its popular HB42 All-in-One Sealant and Adhesive in 400ml foils. HB42 ‘Eco-Foil’ removes the environmental problem of disposing of the single use plastic cartridge normally associated with sealants and other similar products.

The 400ml foils produce 95% less waste than the single use tubes and users get 38% more sealant than in the 290ml plastic tube. Using the latest MS Polymer technology, the product seals, sticks and fills, is flexible up to 230%, can be over-

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HB42 All-in-One in 400ml Eco-Foils

painted and works in the wet. It is low in Volatile Organic Compounds (VOCs) and bonds to almost anything; it is also food safe, fully curing in 24 hours. The solution also contains a fungicide to inhibit mould.

The foils are durable and foil guns are easy-to-use, remaining extremely clean throughout use. At the end of their life, the waste left over from foils is minimal compared to the plastic tubes and the foils are much easier to dispose of. There are therefore cost benefits to be had from moving away from single use plastics. By producing 95% less waste, the amount of skip space or waste disposal is also greatly reduced.

Scarlet McAleese-Banks is Marketing Director of Hilton Banks ■ For more details on the HB42 Eco-Foils visit www.rdr.link/lm003

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HOUSING & REGENERATION

Modern high-rise residential building ©sveta/AdobeStock

Finding a sound balance Effectively managing noise pollution is an increasingly important concern for those designing buildings. In recent years, research has established the link between sound disturbance and poor health, such as the findings from the World Health Organisation1. David Barker explores the importance of incorporating acoustic drainage solutions within public buildings and social housing. xcuse the pun, but noise pollution is something of a silent killer.

Disruptive sounds trigger stress responders in the body, which can have serious follow-on effects. In fact, increased stress levels have been linked to heart disease, as well as high blood pressure and strokes. It’s a nationwide problem, affecting those living in both cities and rural areas. To this end, even small levels of noise pollution can become problematic and increasingly affect the whole population, regardless of where someone lives.

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To prevent noise pollution, it’s important to understand what causes it in the first place. Any object in motion makes a noise, transmitting its vibrations in the form of pressure. As a result, unwanted noise can seep into homes in a number of ways, both internally and externally.

This can particularly affect built-up, urban areas and high-rise buildings, such as social housing.

As well as densely populated areas encountering increased levels of nuisance noise from the outside world, high-rise and multi-occupancy

buildings will also likely have complex domestic plumbing and drainage systems, which in turn can lead to the generation of further internal noise around the clock.

The external layer of Marley’s dBlue pipe is created from polypropylene and resistant to external tensions and atmospheric factors

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Marley Plumbing & Drainage’s dBlue Acoustic Soil range is purpose-designed to reduce sound in drainage systems

Unwanted internal noise Many people do not consider the effects of unwanted internal noise; however, they can be just as problematic as noise from external sources. Internal noise is often the result of poor acoustic management and, in particular, drainage systems. With multioccupancy buildings containing a large amount of plumbing fixtures and pipework, these drainage systems can understandably be very noisy; with gurgling pipes, the audible sounds of toilets flushing and the sounds of wastewater passing through the building. Thankfully, there are a number of modern, acoustic drainage systems that have been designed to ensure low-noise environments.

For example, Marley Plumbing & Drainage’s dBlue Acoustic Soil range is purpose-designed to reduce sound in

drainage systems and offers outstanding sound insulation properties, lowering noise and acoustic vibrations to a level of 16dB at 4l/s. Products from the range are suitable for use in multi-occupancy applications, being quick and easy to install. They also significantly reduce the sounds of wastewater flowing through the system. With a secure push-fit jointing system, the dBlue range can help to facilitate the quick and hygienic removal of sanitary wastewater.

Specifying and installing layered plastic drainage pipework can offer the most modern method of internal sound insulation, helping to create a more comfortable and pleasant living environment for tenants. Often, each of the layers will have an individual function.

To demonstrate, the external layer of Marley’s dBlue pipe is created from polypropylene and resistant to external tensions and atmospheric factors. The internal layer is manufactured from the same material and resistant to temperatures of above 90˚C. Finally, a middle layer is made from a modified polypropylene, which provides high stiffness and excellent noise reduction.

Noise reduction In practice, triple-layered plastic drainage pipes work by absorbing sound waves and reflecting them inwards, limiting airborne and structure-borne noise. Airborne noise is reduced when sound waves from running wastewater inside the pipe come into contact with the triple-layer structure.

Similarly, structure-borne noise is reduced by limiting the acoustic resonance that travels through a system of pipe

With multi-occupancy “buildings containing a large amount of plumbing fixtures and pipework, these drainage systems can understandably be very noisy; with gurgling pipes, the audible sounds of toilets flushing and the sounds of wastewater passing through the building.

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brackets to the building’s structure. As such, it is essential that the pipe brackets installed to the wall be of a high quality. Marley Plumbing & Drainage’s Phonoklip patented acoustic body bracket, for example, encompasses a specific body section that works to reduce the generation of structureborne sound. When acoustically tested according to the European standard EN 14366, the dBlue system, as a whole, was shown to dramatically reduce noise levels in everyday surroundings.

When specifying a drainage system for social housing, or indeed any occupied building, local authorities should look to install solutions that are specifically designed to reduce acoustic disturbances, ensuring that residents are provided with a comfortable place to live, free of nuisance noise. It is also vital that the overall system is designed and installed in a manner that further aids sound reduction. By liaising with an experienced and reputable manufacturer, those working in the sector can receive technical and specification guidance, ensuring a high-quality installation.

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WHO guidelines (2018)

David Barker is Head of Category Management at Marley Plumbing & Drainage ■ For more information on the dBlue Acoustic Soil range visit www.rdr.link/lm004

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HOUSING & REGENERATION

Going digital Alison Stock discusses how Riverside is harnessing the power of digital to drive improvements for customers. ike many housing associations, Riverside is investing significant time, effort and money to harness the power of digital technology and become more agile as a business.

This requires us to both look forward to the future as well as deal with the IT legacy of the past, so that we can drive improvements for customers.

Step-by-step we are getting technology right so that it really works for our 100,000 residents and 2,700 colleagues. And the time is right. In 2012, 50% of Riverside’s customers had no access to the Internet, in 2018 this had halved to 25%. And this trend continues. Global research experts Gartner have indicated that by 2022, public cloud services will be essential for 90% of business innovation.

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Integrating technology As a leading national housing and care provider, Riverside works across 156 local authorities from Kent to the West of Scotland. This creates massive challenges in terms of integrating technology.

Riverside’s mission is to transform communities and create opportunities for its residents by maximising the numbers of households accessing online services, enabling customers to live more independent lives with digital choice 24/7.

Speaking at the Homes Conference last November, I highlighted how we strengthened our IT team and assessed which of our 250 different business applications needed improving or consolidating. Historically our focus was

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©Grŵp Llandrillo Menai

Riverside has also created “a digital plan for customers,

on customers and growth but not on exploiting technology; about 25% of our technology was where it needed to be, so we had work to do to leverage our unified position and ensure security and resilience across all of our systems.

We established our IT Foundations Programme to deliver a resilient, secure, cost-effective IT capability, laying the foundations for the future. This encompassed bringing new skills and ways of working into our IT operating model, driving standardisation and simplification, and increasingly enabling agility and control.

which is in progress with a key output being our new online portal My Riverside.

Digital plan

Building on great foundations

Riverside has also created a digital plan for our customers, which is in progress with a key output being our new online portal My Riverside, shifting processes online so that our customers can easily view and update some of their personal details, self-serve for repairs, pay rent and view balances.

Working with customers, we scrutinised the customer contact journey and carried out a procurement exercise to connect customers across the business, looking at architect-led IT. We started with online repairs for our customers and are currently in the middle of this process, integrating fully into backend systems. We’re working our way through our processes and prioritising around complexity and benefit overlaid across our different business areas.

Riverside needs to connect services seamlessly to achieve the best outcomes, streamlining our business processes and making our back office multi-channel. For

In 2019, Riverside implemented Internet and Wi-Fi across 200 of its care and support schemes and has proactively helped hundreds of older customers to become digitally included.

We are now close to completing our IT Foundations Programme, which has enhanced our systems so that nearly 90% of them are fit-for-the-future in terms of resilience and performance.

Our journey continues, as we look to harness the power of future technology, beyond our immediate priorities and agreed roadmap. Where next? Beyond the Internet of Things and Chatbots, we could see a future where our buildings will be able to ‘report their own repairs’! Exciting times ahead, building on the great foundations we are laying now.

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colleagues, it’s about using their talents to make a difference, not dealing with unnecessary bureaucracy, and being able to respond quickly to customer needs. We wanted a platform to enhance our offer, with slicker technology and more online services enabling us to increase the numbers of front line Housing Officers by 40%.

Alison Stock is Director of IT & Change at Riverside

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HOUSING & REGENERATION ROUND-UP Council upgrades housing stock with new smoke alarms

Large pipe unearths value in small space

Fife Council has engaged in a rolling programme to upgrade all of its 32,000 properties with Aico 3000 Series Alarms, including the innovative Ei3024 Multi-Sensor and the Ei3028 Heat/Carbon Monoxide alarm. The Ei3024 features Optical and Heat Sensors which constantly monitor and analyse smoke and heat levels, providing the best response to all fire types and reduced false alarms. The Ei3028 has been designed for use in kitchens and garages, providing protection from both fire and Carbon Monoxide in one compact unit, whilst being highly resilient to false alarms. All alarms are interconnected using Aico SmartLINK wireless technology, which minimises disruption in properties by removing the need for unsightly cabling between alarms and also provides greater system flexibility to match the needs of different tenants.

■ For information on the 3000 Series Alarms visit www.rdr.link/lm005

Ensuring new homes meet thermal specifications Cambridge Consultants has partnered with Redbarn Group to develop VeriTherm, a fast and simple tool to verify the thermal performance of new buildings prior to occupation. An Innovate UK study found that average total carbon emissions for new-build homes were 2.6 times higher than the design estimate. VeriTherm compares actual performance of a building against the designed performance, as opposed to measuring exact heat losses. If the designed thermal properties of the building have not been reached, further investigation can then look for specific causes and remedies. The tool provides a straightforward approach that gives a clear pass/fail result, following an overnight test. The platform takes real-time data from strategically placed sensors as the building is heated and then cools overnight. Patent pending algorithms compare recorded heating and cooling curves against the calculated theoretical design.

■ For more information on VeriTherm visit www.rdr.link/lm006 New fire safety product announced Gas Tag, the technology company responsible for gas compliance innovations in the housing sector, is launching Fire Door, which it developed in response to interest from social housing providers looking for support in managing the changing recommendations around fire safety. Fire Door is an extension of the current Gas Tag technology. A physical tag is placed in a property and tracks all of the fire door inspections and servicing work. This data is then fed into an online portal for landlords to monitor. The company has incorporated the recommendations from the recently published Phase 1 of the Grenfell Tower Enquiry into the workflow for Fire Door, along with best practice guidance. Once in use, the solution will allow housing providers to effectively manage inspections and collate and report accurately on important fire safety data.

■ For more information on Fire Door visit www.rdr.link/lm007

Working within restricted space on a new, ambitious social housing development in Barnsley, a fully adoptable stormwater attenuation tank manufactured from Polypipes Ridgistorm-XL large diameter pipe has been installed as a key element of a project-wide sustainable water management scheme. The £5.7m Catherine's Walk development, which is due for completion in autumn this year, will see the creation of 54 affordable homes for Leeds & Yorkshire Housing Association (LYHA) in the centre of an existing housing estate. The fabrication versatility of Ridgistorm-XL allowed the team to create an optimised, multi-manifold design which not only achieved the attenuation volume but also improved the hydraulic flow performance, reducing ongoing maintenance requirements. The robust and adaptable solution can be used for a wide range of applications including surface water.

■ For more information on Polypipes Ridgistorm-XL visit www.rdr.link/lm008 Nursing home specifies new telecare system The management team at Park View Nursing Home in Halifax were looking to replace an existing 18-year old nurse call system with a solution that could also support the use of telecare.

The Tunstall Carecom system specified comprises nine mobile phones for staff, three wireless receivers and a property exit system by the main door. All residents wear a smart pendant on their wrist or around their neck which enables them to call for help from anywhere in the building, rather than only from a room unit as previously, and gives care staff the ability to locate and quickly assist them. Pendants can also be used by staff as a panic alarm if required. Benefits of the new system include reduced noise levels, increased dignity, increased morale and better care planning.

■ For more information about the Tunstall Carecomm system visit www.rdr.link/lm009

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VENTILATION & AIR MANAGEMENT

Erlend Bolle discusses the dangers of radon and how local authorities can improve the indoor air quality of their building stock.

Improving air quality wareness of radon gas and indoor air quality is becoming more and more common. As radon is the leading1 cause of lung cancer among non-smokers, local authorities are showing tenants that they care about their health and wellbeing by monitoring the indoor air.

We know that high levels of radon and other common air pollutants, such as volatile organic compounds (VOC) and carbon dioxide (CO2) buildup can collect in schools, homes, offices, and public buildings. In fact, it’s all part of the air we breathe in every day. The problem is that they can accumulate in high levels in buildings of any type, size or location with

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The Corentium Plus from Airthings is a radon monitor that will record fluctuations in radon concentration by the hour

occupants unaware of the potential danger as they’re difficult to detect.

Radon gas enters a building primarily because of the air pressure. The difference in pressure causes the building to act as a vacuum, drawing radon in through foundation cracks and other openings. It is at this point that radon can become trapped within the building and where the levels can start to build up to dangerous levels.

Research2 published earlier this year has found that energy efficiency improvements can impact radon levels and indoor air quality. While improvements are able to provide a benefit of warmer homes and energy savings, they often increase how airtight a building is. This can affect the fresh

airflow into a building. Therefore, property owners and facility managers must be aware of the negative impact on air quality, as, without the correct ventilation, radon and other common indoor air pollutants can build up. The research suggests that changes should be coupled with radon and indoor air quality risk assessment and monitoring, to make sure radon levels stay low and indoor air stays healthy.

Monitoring air quality The benefit of using an air quality monitor that includes radon as well as indoor air contaminants is the insights into trends and building health it provides. Armed with knowledge, local authorities can ensure their tenants are breathing in healthy and fresh air. This allows them to proactively detect any problems with the ventilation, which could affect radon, carbon dioxide, humidity levels and more.

Councils can use the data to optimise ventilation levels to be as cost-effective as possible, leading to savings on energy bills. Additionally, the data allows them to prioritise maintenance work and identify problems before tenants detect them, or to save them hours of investigation in the tenants’ property.

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The Wave Mini allows people to measure temperature, humidity and indoor air quality levels in their home on a smartphone

Considering the numerous factors of each individual property, many local authorities are being proactive in monitoring the air, however, there is still a long way to go. In the UK, radon is identified as a potential hazard in dwellings in the Housing Act 2004.

Equipped with data and specific insights, property managers can identify air pollutants and contaminants, and take effective steps to improve the indoor air quality. Additionally, ensuring that the changes made to a property are positive, monitoring shows that they are invested in the wellbeing of the families living in the properties.

The only way to know whether elevated levels of radon are present is to use a device to monitor radon levels in the property, and long-term monitoring is by far the most accurate. Old-fashioned radon test kits based on charcoal or film canisters only provide a snapshot of radon levels (weeks-months), and need to be sent to a lab in order to get the results. Furthermore,

The Wave and Wave app from Airthings

they do not provide the necessary data to analyse temporal fluctuations and do not integrate with existing ventilation systems.

This is problematic as both pollutant and radon levels fluctuate significantly over time, and, as we have seen, there are numerous factors that impact air quality in each individual property. Additionally, they provide no insight into other factors of indoor air quality, which can really affect the health of a building and the people living in it. Comparatively, wireless, batteryoperated air quality monitors allow a complete overview from one centralised location. This means that local authorities can access cloud-based data from all of their schools, nurseries and other buildings, online at any time.

Indoor environment The issue of radon and indoor air quality continues to gain greater momentum as we have seen in government legislation such as the Housing Act of 2004. It is highly likely to become a UK requirement

The benefit of using an air “quality monitor that includes radon as well as indoor air contaminants is the insights into trends and building health it provides.

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as public bodies and regulators focus on the matter. That is why it makes sense to reap the benefits sooner, rather than later.

With constant monitoring, property and facility managers can provide evidence to show that the improvements made to properties are working, adjust ventilation systems according to the requirement of the specific property, and show that the wellbeing of the occupants is a top priority.

Today’s solutions allow you to monitor radon and indoor air quality wirelessly via plug and play solutions. This means that facility managers do not need to rewire their buildings to take advantage of intelligent indoor air quality technology.

Now is the time to take control of your indoor environment.

1. https://www.epa.gov/radon/health-risk/radon 2. https://onlinelibrary.wiley.com/doi/full/10.1111/ ina.12575

Erlend Bolle is Chief Product Officer at Airthings ■ For information on the Wave smart radon detector visit www.rdr.link/lm010 ■ For information on the Corentium Plus visit www.rdr.link/lm011

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VENTILATION & AIR MANAGEMENT Stiebel Eltron LWZ MVHR units operate below recommended decibel limits

The technology used during the housebuilding process is constantly evolving. Innovation in building materials, such as insulation and weather stripping, has led to a marked improvement in the heat retention and the hermetic integrity of residential developments says Mark McManus.

Recover y position his improvement has naturally led to higher standards across the sector, including in renovated and new-build social housing.

These technological advancements are certainly welcome, as sustainability rises up the agenda of the property sector and climate change becomes an increasingly acute issue. However, increasingly airtight homes create their own challenges and opportunities, particularly in effectively ventilating them while maintaining environmental performance.

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Home comforts UK Building Regulations call for one air change every two hours — meaning that finding the correct ventilation system is vital to ensuring compliance. Voluntary regulations take this requirement a step further with increasingly popular standards like Passivhaus demanding that mechanical ventilation systems with heat recovery (MVHR) are specified to attain accreditation.

This increasing reliance on MVHR offers opportunities for housing associations and local authorities to further improve newbuild social housing.

The technology behind modern MVHR systems has now reached a point of maturity where it can enhance the comfort of residents. Rather than simply recycling air from the outside of a building for use internally, MVHR systems now filter and actively improve the air quality of a home

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during the process of ventilation. This minimises resident’s exposure to potentially harmful pollutants like carbon dioxide and nitrogen dioxide.

This capability extends as far as allowing residents to tailor the air in their home. A particularly timely development as smart home technology continues to raise expectations for customisable home environments. Heat recovery also has implications for energy bills with fully automatic ventilation units adjusting the supply of fresh air according to the current humidity level. Meaning that maximum efficiency is achieved in all conditions.

Improving energy efficiency Another significant benefit is the ability to install units in densely packed urban developments with minimal disruption and without noise pollution. For example, Stiebel Eltron LWZ MVHR units operate below recommended decibel limits, meaning they provide seamless operation that occupants can set and forget about.

These advantages are key, particularly at a time in which housebuilding in highdensity areas is increasing exponentially, and the housing crisis demands that the maximum number of homes are delivered.

The Government’s Clean Growth Strategy is currently working towards a target of getting all social housing stock in the UK up to Energy Performance Certificate (EPC) Band C by 20301. MVHR

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has a key role to play in achieving this goal.

Heat recovery technology means up to 90% of the heat that is otherwise lost when ventilating is reused, minimising energy loss. This is further supplemented by recent improvements in the performance of heat exchangers. This has allowed units to recover up to 90% of the thermal energy in extract air, placing them at an A rating on the EU ErP energy standards.

In addition to these benefits, many products such as the LWZ are also now on the SAP Product Characteristic Database.

This assists with the installation and the design process, as the SAP Product Characteristic Database provides accurate modelling statistics that provide insight into the carbon dioxide savings associated with the unit. This means housing associations and local authorities have a clear view of the energy they could save before specifying the system and can accurately predict the environmental impact of a new scheme.

There is also the opportunity to combine MVHR systems with heat pumps to create a totally integrated renewable system.

Ventilation integrated with heat recovery forms a key element of building a sustainable future for the UK’s social housing stock that works for residents. It offers the opportunity to improve the sustainable credentials of new-build and existing social housing stock and will be of vital importance as these homes become more airtight and energy-efficient.

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Mark McManus is Managing Director at Stiebel Eltron UK ■ For more information on the Stiebel Eltron LWZ MVHR units visit www.rdr.link/lm012

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VENTILATION & AIR MANAGEMENT ROUND-UP Low-energy ventilation solution specified for school Breathing Buildings recently delivered a low-energy ventilation system for the £8m RIBA award-winning Ivydale Primary School project in Southwark, London, which involved the construction of a new two-storey building. As part of the ventilation strategy, a pair of Breathing Buildings’ e-stack A-500 units were installed in each of the eight ground-floor class rooms, while 13 actuated louvre-damper units were installed at a high-level in the atrium. This allowed an atrium cross-ventilation strategy in the ground floor class rooms, which did not have direct access to the roof. On the first floor the eight class rooms are ventilated directly through the roof using eight of the company’s e-Stack R-Series units with Mushroom roof terminals.

■ To download Breathing Buildings’ Ventilation for Schools brochure visit www.rdr.link/lm013 Continuous extract fan offers Building Regulations compliance To help landlords comply with Building Regulations, Elta Fans is expanding its de-centralised mechanical extract ventilation (dMEV) fan range with the introduction of the MORI dMEV II 150HT. The range provides ultraquiet, low-energy ventilation for use in kitchens, utility rooms, bathrooms, shower rooms, en-suites and toilets.

These continuously running units are designed to provide improved performance over intermittent extract fans for existing homes, as they are able to provide a guaranteed ventilation rate and do not have a high dependency on background ventilators, such as trickle vents in windows. The MORI dMEV II 150HT has a very high trickle rate of up to 29L/s (and up to 50L/s when on boost), which provides peace of mind that Building Regulations can be achieved.

■ For more information on the MORI dMEV II 150HT visit www.rdr.link/lm014 Laboratory air management system installed at Quadram Institute The TROX EASYLAB system, incorporating TROX VAV controllers, specialist filters, grilles and diffusers, will assist Norfolk-based Quadram Institute to meet the stringent requirements for its world-class research. To meet the complex air management demands of the project, BuroHappold Engineering and SES Engineering Services worked closely with TROX UK to design and install the air management systems for the new site. During the design phase, wind tunnel testing was carried out to determine safe fume efflux parameters for the scheme. The resulting room air management system installed ensures that supply and extraction of air is optimised automatically in each laboratory to maintain safe working environments. In addition, the controllers ensure the energy efficiency of the building’s central air conditioning and cooling system.

■ For information on the TROX EASYLAB system visit www.rdr.link/lm015

New app keeps ventilation information at specifiers finger tips

Vent-Axia’s Knowledge Hub app offers easy and quick access to the company’s product brochures; datasheets; technical manuals; information on Building Regulations and downloadable leaflets on condensation, mould and indoor air quality. By providing specifiers with access to extensive product information via the hub, the company will reduce its environmental impact since it will result in less printed material being published. Once the app is downloaded there is a menu where users can choose from three categories: brochure, datasheet or manual. Each subsequent time the user visits the app it alerts them if documents have been updated.

It also allows access to product information even when users are offline.

■ To download the android app visit www.rdr.link/lm016 To download the iOS app visit www.rdr.link/lm017 New Passivhaus accredited heat recovery unit A new version of Vortice’s Vort Avel heat recovery unit is now available. It is thermally efficient and accredited under the German Passivhaus standard. The Vort Avel 450 D is suitable for vertical wall installation. It has four operational speeds, a high efficiency counter cross flow heat exchanger and automatically activated anti-freeze protection.

The front panel gives direct access to the main internal components and allows for easy change of filters. The unit is said to have a 100% mechanical by-pass and its design allows for virtually maintenance free operation. Performance details for all the company’s products are included on Vortice’s website and in its catalogues.

■ For more information about the Vort Avel 450 D visit www.rdr.link/lm018

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HEATING & ENERGY EFFICIENCY

MagnaClean DRX installed in a plant room, helping to protect the heating system from the damaging effects of magnetite

Prioritising system health Ensuring social housing heating systems are properly protected is crucial, not only to help improve system performance, but for the wider energy and cost savings that can be made too. Darran Burrage considers the role magnetic filtration can play in supporting central heating system health. hile heating and hot water is usually provided to residents living in social housing through either a central plant room or individual boilers, the problems that affect these different types of heating system are very similar. As a starting point, it’s important to understand what threat is posed and how this can best be treated to mitigate damage to the system and protect any investment that has been made.

Simply put, it’s corrosion that causes damage to pipework and boiler

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components, which means the system becomes less efficient and is more likely to break down. Corrosion occurs when water circulates through the system and the result is magnetite, which makes up 98% of system debris. However, magnetite particles are very small, measuring just 0.008mm in diameter, which makes capturing them difficult. It also means they can travel easily around a heating system, deposit in low ow areas such as heat exchangers, base boards and radiators, cause erosion in turbulent areas and clog up pumps.

Education the key to success While there has undoubtedly been progress made in educating the sector about the importance of planned system maintenance, there are still a large proportion of heating systems left unprotected and therefore vulnerable to breakdown. Replacing a boiler, whether this is in a traditional home context or in a plant room, is an expensive exercise. Add to this the budget constraints that housing providers are under, coupled with the fact that the provision of heating and hot water

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is a basic requirement across the board, it’s imperative that the correct action is taken to protect system performance.

While specifying magnetic ďŹ ltration from the start is the most effective way to ensure proper protection, solutions can also be retroďŹ tted. Alongside the installation of a magnetic ďŹ lter, we encourage installers to take a holistic best practice approach for maximum results.

The ďŹ rst step is to clean the system with a premium chemical cleaner, which will help dislodge any system debris that has built up and make it easier to collect. A system ush should then be carried out to properly clean the system and ensure it is free from magnetite. A magnetic ďŹ lter is then installed to collect the sludge and it should be serviced once a year. A chemical inhibitor is added which helps protect against corrosion and limescale deposits, before a water test is carried out with options for both chemical and microbiological testing available.

Preventing boiler breakdown Underbank House in Bacup, Lancashire was built in the late 1960s and comprises 16 studio, one- and two-bedroom retirement ats which are managed by Together Housing. Heating and hot water are

provided via two boilers in a plant room but due to the age of the system, which had been installed during original construction, it was plagued by regular breakdowns.

With only an annual service in place and no proactive system maintenance, eventually both boilers completely failed.

Budget was allocated to source two new, more modern and efficient boilers but given the investment being made, and keen to avoid a repeat of the previous problems, Repairs Team Co-ordinator, Matthew Pilling turned to ADEY. “When the boilers failed we had to decommission the system and put temporary measures in place to ensure there was no disruption to heating and hot water,� comments Matthew. “It was May so not as critical as if it had been the winter but nevertheless, with elderly residents, it was essential we were able to solve the problem quickly. For those that needed them, we provided heaters and installed a free-standing cylinder that worked off an emersion heater and was plumbed into the pipework to maintain the hot water supply.�

Mark Pugmire from ADEY’s Commercial Division, worked closely with Matthew to install a MagnaClean DRX magnetic ďŹ lter to protect not only the boilers, but also the system as a whole. The ďŹ lter incorporates

a speciďŹ c magnetic belt containing highperforming neodymium magnets wrapped around a precision-engineered stainless steel case, to make servicing quick and easy. The belt is simply released and any black iron oxide sludge that has been collected is emptied via a drain valve.

Protection in practice “The DRX provided a exible installation option as it’s ideal for plant rooms where space is at a premium,â€? says Mark. “In discussions with Matthew we knew that simply ďŹ tting a ďŹ lter wasn’t going to be enough so we also agreed an ongoing maintenance programme that would ensure the system was properly protected, reducing the chance of breakdown and extending the lifespan of the newly installed boilers.â€?

Before the ďŹ lter was installed, the system was ushed and cleaned with ADEY’s MC3+ chemical cleaner. Once the DRX was in place, MC1+ chemical inhibitor was added to provide ongoing protection and help reduce the amount of magnetite circulating in the system. The system water is now also tested once a quarter to help spot any problems before they become critical. This also means the level of inhibitor can be checked and topped up if necessary. “The problems we had highlighted that an annual service and water test, which always revealed an issue with the water quality, were not providing sufficient protection,â€? concludes Matthew. “Thanks to a proactive rather than reactive approach, we are now in a much stronger position. While it was far from an ideal situation, we’ve learnt from it and with ADEY’s help have markedly improved the water quality. Given the cost of replacing the boilers, protection is crucial and we’re delighted with the results. The system is working much more efficiently and breakdowns are a thing of the past.â€?

Darran Burrage is National Specification Director at ADEY Dosing systems with ADEY’s chemical inhibitor MC1+ provides ongoing protection and helps limit the build-up of magnetite

â– For more information on the MagnaClean DRX magnetic filter visiU XXX SES MJOL MN

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Check out...

LABMONLINE.CO.UK Designed as an essential information resource for local authority and housing association specifiers, LABM’s website provides details on all the latest industry announcements, regulatory changes, contract awards, case studies and upcoming events.

The site showcases project videos as well as new technologies and construction solutions, in addition to featuring opinion from leading industry commentators, councils, HAs, contractors and suppliers.

Don’t forget to follow us on Twitter for all the latest news @LABMmag

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HEATING & ENERGY EFFICIENCY

Using solutions like Condensate Pro can help stop expensive heating engineer call-outs

The Connection kit makes Condensate Pro easy to install

Preventing boiler breakdowns With freezing weather now commonplace in the UK during the colder months, insulating condensate pipes effectively is more important than ever, as LABM finds out. rozen condensate pipes account for a substantial amount of boiler breakdowns in colder months.

During these times, the number of heating engineer call-outs spike as people struggle to get access to heating and hot water in their home. For local authorities, this can prove an expensive and timeconsuming issue to resolve. For their tenants in social housing and other local authority buildings, a boiler breakdown can mean extremely uncomfortable conditions.

The Beast from the East had a significant effect on boiler breakdowns and the heating industry was targeted for criticism in the national press. Longer manufacturer warranties are now being offered with new

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boilers, but that can also be a major issue if the boiler is not installed to the correct standards. In 2018, thanks to the freezing conditions, thousands of customers found their boilers were not working due to frozen condensates and because they were advised about the manufacturer’s warranty, called them for help. Manufacturers were inundated with calls, which significantly stretched their resources.

According to the Daily Express, on 2nd March 2018, British Gas engineers fixed a record 17,000 broken boilers in a single day and the company saw calls for assistance come at a rate of 104 calls every second — 13 times its usual call volumes. Another national boiler installation company, with

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HEATING & ENERGY EFFICIENCY

The Drift kit helps achieve a clean fitting on existing installations

The professionally finished condensate pipe

over 700 nationwide gas safe engineers, has seen dramatic increases of up to 278% in emergency boiler repair callouts during cold and snowy weather events over the last two years.

Protection against the elements Since then, and with more extreme winters predicted for the future, the heating industry has been looking at how to further protect against the elements, with effective insulation for condensate pipes a high priority. Dave Smith, a heating and plumbing engineer who built up and sold his own heating company, has developed a solution, Condensate Pro. It is quick and easy to install, looks professional and lasts.

Dave aimed to develop both a product and the tools that allow installers to increase long-term customer satisfaction and boost productivity, save time on installation and limit wasted resources on unnecessary call-outs. Having installed and maintained heating systems for social

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housing in Sheffield, he has experience of how local authority properties need to be maintained and call-backs kept to a minimum. To develop the most suitable solution, Dave talked to the trade, trialled several designs and carried out on-site tests. After research, investment, and securing the patents, he is confident the Condensate Pro range will help installers and contractors reduce the time needed to complete a professional condensate pipe installation in any weather.

Fit for purpose The solution fits any condensate pipe installation with specially designed UV/water resistant lagging and bond and seal adhesive. All products fit onto 32 or 21.5mm overflow pipes and the connection and terminations are pre-insulated to make life easier when fitting. The products offer a complete solution for every external termination — gully waste, soakaways, rainwater and soil pipes — making it easy to price the cost of installation.

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Dave has also manufactured a drift kit and grinder head, to help achieve a clean, faultless fitting on existing installations and uneven masonry. A 76mm grinder head is also available, designed to grind a threeinch flat face against irregular faced stonework, creating a perfect surface for the connection kit.

“There are millions of boilers fitted with substandard external condensate pipe protection with pipes that freeze easily and cause boiler breakdowns, so for the good of the industry our goal is to make external pipe installation and insulation as fast and simple as possible,” says Dave. “We provide installers with professional tools to ensure easy upgrades, replacement boiler installations, or service calls.”

With thanks to Condensate Pro for preparing this article ■ For more details and to watch how to install Condensate Pro visit www.rdr.link/lm020

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HEATING & ENERGY EFFICIENCY ROUND-UP

New installation packs for Aerona³ heat pumps

Updated App brings boilers to life

Three new installation packs are being supplied by Grant UK to complement all four models within its Aerona³ R32 air source heat pump range. The packs are made up of eight core accessories required for heat pump installations with one pack being ‘standard’, the second including the addition of a 30ltr Volumiser and the third pack including the addition of a 50ltr Buffer.

Each pack is compatible with all the Aerona³ heat pump models so specifiers can select the most appropriate pack to suit their needs. The following components are supplied in each pack: AC Isolator, 18ltr sealed system kit, flexi foot kit, Mag One filter, through wall insulation kit, 25ltr anti-freeze, domestic hot water boost kit and hot water priority relay.

The free to download Ideal Commercial Eye App brings boilers to life by placing 3D renders of the company’s condensing boiler range over ‘real life’ images through the camera in a Smartphone or tablet.

The app has been updated to incorporate the latest Apple and Google AR technology. By scanning their environment and choosing a product from the library, specifiers and contractors will see the boilers they selected being displayed automatically scaled to their surroundings. If required, boilers can be made smaller or larger or spun through 360˚. Numerous versions of each of the company’s condensing boiler range models are available in 3D, including the recently launched Evomax 2 wall hung boiler.

■ For more details on the installation packs visit www.rdr.link/lm021

■ The content in the app is provided from BIM Objects of Ideal Commercial’s boiler range, which can be downloaded from www.rdr.link/lm022

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Largest gas replacement programme with GSHPs Gentoo Group is delivering the ‘Core 364’ project with the support of energy and regeneration specialist, ENGIE, and ground source heat pump specialists, Kensa Contracting. The project includes removing gas boilers from seven tower blocks in Sunderland and replacing them with low carbon GSHPs. The heating upgrade programme is expected complete by late Summer 2020. Each Kensa Shoebox ground source heat pump — one per flat — will be connected to a fifth generation district heating system consisting of ambient shared ground loop arrays. An underground aquifer will provide the heat source for the tower blocks, accessed via open loop boreholes drilled to depths of 60m. The ambient system prevents heat losses, overcoming overheating in the tower block communal areas, and boosts the system efficiency.

■ For information on Kensa’s Shoebox GSHPs visit www.rdr.link/lm023

Enabling connected boiler control Building management systems and technologies provider Vericon Systems recently launched BCM:Connect, an intelligent universal device that monitors a boiler’s health and status in real time, and predicts when it might fail to allow preventative maintenance to ensure it is working when needed most. Targeted at housing associations and those with direct responsibility for their tenants’ welfare, the device records and sends intelligent performance data to the cloud or management system, such as Vericon’s VS:Connect Portal, where it can be analysed to predict and identify common failures such as low pressure, loss of gas and even a frozen condensate pipe. Through integration with external sensors the device also has the ability to report environmental concerns such as damp and mould, and enables the boiler to be tested/managed remotely.

■ For more information on the BCM:Connect device visit www.rdr.link/lm024

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REFERENCE LIBRARY

New acoustics, ventilation and overheating guide

New healthcare hot water guidance

ANC, the Association of Noise Consultants, is launching its Acoustics Ventilation and Overheating (AVO) Residential Design Guide. Produced by the ANC’s AVO Group, the guide provides a resource for practitioners and designers to balance the interdependence of noise, ventilation, and overheating in the acoustic assessment of new residential developments. It is intended for the consideration of new residential developments that will be exposed predominantly to airborne sound from transport sources, and to sound from mechanical services that are serving the dwellings in question. It features a range of information to help avoid potential pitfalls, including health and wellbeing risks for occupants, design risks for consultants and legal risks for developers. It also includes Approved Document F requirements, as well as typical ventilation strategies and associated noise considerations.

■ To download the guide visit www.rdr.link/lm025 ‘Perfect partnership’ of off-site and EWIs explored The benefits of combining off-site construction with external wall insulation (EWI) are explored ,QGXVWU\ 9RLFHV in a technical document produced by the (:, DQG RƬ VLWH FRQVWUXFWLRQ British Board of Agrément in conjunction with EWI specialist STO. Aimed at specifiers, contractors and end clients, the literature outlines the many benefits of marrying the two solutions, from energy efficiency to time savings and increased build quality to improved on-site health and safety.

“EWIs and off-site construction are perfect partners when system selection, design and testing are key considerations,” says BBA Test Services Product Manager George Bailey, who co-authored the document with David Tyndall, STO Director – Off-Site Construction Solutions (Western Europe). Technical elements discussed include the spacing of structural elements within each modular unit to accommodate mechanical fixings and planning the EWI early in order to determine the entire system’s performance through structural and environmental testing.

By George Bailey BEng (Hons), MSc & David Tyndall BA (Hons), MSc

PRODUCT CERTIFICATION

AUDIT & INSPECTION

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In collaboration with

Building with conscience.

■ To download the document visit www.rdr.link/lm026 Towns offered pathway for change with new report New study by the Carnegie UK Trust. The Trust’s Turnaround Towns UK report highlights how towns can overcome a lack of political power and declining economic fortunes by re-imagining their circumstances and adopting principles for change.

With two in five people living in towns, the study uses nine positive case studies to lift the lid on how communities, local councils and businesses can unite to effect change. Pippa Coutts, Policy and Development Manager at the Carnegie UK Trust, says: “Town planners and authorities should think of this report not as the answer to their problems, but as inspiration for change. It is the first time anyone has identified genuine common ground across flourishing towns in the UK — and published practical inspiration for others.

■ To download a copy of the report visit www.rdr.link/lm027 3 4

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A new guide has been launched that outlines the most important technology to look out for when complying with Health Technical Memorandum (HTM) 04-01. Created by Heatrae Sadia, ‘Taking the pain out of hot water in healthcare’ highlights the key considerations for NHS management, care home professionals, facilities managers and estate managers, on how to ensure safety for patients, visitors and staff via hot water technology. Simon Russell, National Sales Manager at Heatrae Sadia, says: “It’s important that those in healthcare are aware of the major risks surrounding water, and how best to prevent any issues from taking place, including infection, the growth of Legionella, scalding and burns. We’ve aimed to develop content that ticks all the boxes in an easy and understandable format.”

■ To access the new guide, please visit www.rdr.link/lm028 New stockist guide available for 2020 As part of its commitment to supporting the built environment, Supreme Concrete, a leading manufacturer of precast concrete products and fencing systems, has released its new stockist guide for 2020. The easy to use brochure has been updated to incorporate the latest changes to its extensive product offering following the addition of Anderton Concrete’s building and fencing products into its portfolio. In addition to its updated product offering, the newly refreshed guide provides customers with a simple pricelist to help streamline the planning and specification stages.

The guide breaks down the products’ attributes, including colours, textures and pricing. In 2019 the company’s product range increased with the inclusion of pre-blended packs of high quality Shearstone Walling Stone.

■ For a copy of the guide visit www.rdr.link/lm029

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GUEST COMMENT

Promoting healthier outcomes Derek Streek, Head of Neighbourhoods at VIVID, discusses how the housing association supports its vulnerable customers. hen I started my housing career some 35 years ago, anti-social behaviour was dealt with by the police and people with mental health issues were housed in large institutional asylums, often for far longer than was necessary. Along came Care in the Community — a noble project to move those well enough back in to the community with comprehensive support packages to help them integrate.

However, at that time there was considerable prejudice in society and the main challenge for housing providers was to ensure those coming out of institutions were housed appropriately to mitigate the risk of prejudice.

Fast forward to more recent times we’ve now seen the devastating impact austerity, welfare reforms and high levels of disengagement in health and social services has had on the more vulnerable in society. This has resulted in increasing levels of mental health issues, anti-social behaviour, hoarding and difficulties in gaining access for things like gas servicing. All of which have been linked with high level of arrears cases.

As one of the largest providers of affordable homes and housing related services in the south of England, we’ve firsthand experience with daily challenges our customers face, and these are growing.

With our customers’ wellbeing at the heart of everything we do, we launched our Wellbeing Service in December 2018 to ensure we provide support to our

customers to help them access and engage with mental health, wellbeing and recovery services, better manage their behaviours, reduce arrears through bespoke payment plans and maintain their tenancies.

As part of our Wellbeing Service we’ve forged a partnership with our local NHS trust, Solent NHS, to support those with mental health needs to stay in their own homes. Working together ensures our customers get access to the health, wellbeing and recovery services that they need, and we can prevent and reduce mental health crisis so customers can sustain their tenancies.

It’s early days for the service but we’re making great progress — and so are our customers!

Key outcomes Through offering information, advice and guidance to customers facing challenges with their mental health, and a link between housing, mental health services, social care, voluntary community groups and the NHS, our two wellbeing workers have achieved a number of key outcomes.

We’ve reduced the dependency of at least 15 high intensity users who have used NHS and/or emergency services inappropriately, with one GP estimating our involvement has saved their primary care services around £1,500 a month per customer.

We’ve secured new care plans for customers requiring additional support — enabling them to remain independent in the community whilst receiving the local

As part of our Wellbeing “Service we’ve forged a partnership with our local NHS trust, Solent NHS, to support those with mental health needs to stay in their own homes.

”

health and social care services they require. We’ve also helped customers get access to the health, wellbeing and recovery services that they need, so they do not breach their tenancy conditions. On many occasions customers with mental health conditions are perceived to be breaking their tenancy agreements and are taken to court. Thanks to our Wellbeing Service we can identify vulnerable customers earlier and ensure they have the right support to maintain their tenancies.

Since budget cuts to the welfare system and social services have come into place, housing associations have needed to expand their core services to support their customers to ensure they have bright futures. Wellbeing is now fundamental to this, and our work in this space is just the beginning.

■ www.vividhomes.co.uk

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