Minutes of General Meeting

17 November 2009

7.00 pm – 9.00 pm

         Present -

1.       Welcome & Introduction -

Rena welcomed everyone to the meeting.  She then introduced Elaine Zwirlein, Director of Housing; Gordon Birrell, Housing Strategy Manager; David Simpson, City Housing Manager; Gregory Colgan, Finance & Corporate Services Manager and Kirsty Wells, Development Manager, Tenants Information Service

          Apologies -  Mrs Griffin, Mabel Robertson, Mrs Ballantine, William Nicoll, Helen Nicoll, Mamie Fawns, Bill Fawns, P Lawrence, L Young, Betty Jack, David Jones, Peter Waugh, Nessie Thompson, Eddie Simpson, Graeme Lawrence, Mary Crichton, Morag Hutcheson, Robert Law, Margaret Scott, Marion Bathgate

2.       Adoption of Minutes of General Meeting held on 27 October 2009 -

          Proposed by Jim Cochrane and seconded by Rita Smart

         Matters Arising:   

          Page 4 – Consensus of Opinion re retaining Derby Street Multis

          The Derby Street Multis Group raised concerns that this had been discussed without any representative from their group being invited.

          It was clarified that the group had been invited to the last General Meeting.

          The Derby Street Multis Group had a written statement that they wished to read out but it was suggested that the statement be sent in to DFTA as the General Meeting was to discuss proposed rent setting.

3.            Gregory Colgan, Finance & Corporate Services Manager, Dundee City Council

Rent Consultation 2010/11

Rent Process

Factors Influencing Rents

·       Meeting SHQS by 2015

·       Scottish Housing Regulator

·       Improving Service Levels

·       Improving Re-let standard

·       Maintaining Repairs Service

·       Planned Maintenance

·       Inflation – Basket of Indices+1%

o        September -1.9%

o        October – 2.6%

   Proposed Increases

·       Proposed Rent Increase – 4%

o        £2.22 pw on average, maximum £3.00 pw

·       Other increases –

o        Concierge                               30p per week

o        Garage Lock Up                      50p per week

o        U/Ground Car Parking            25p per week

o        Sheltered Housing                  44p per week

o        Travelling People Site             £1.79 per week

o        Heating Charge                       25p per week

·       Enhanced relet standard in line with

Scottish Housing Regulator

·       Repairs Service to be maintained and

Introduction of small projects budget

·       Delivery of SHQS

How rent money is spent 2010/11 –

Repairs and Maintenance             39%

Loan Charges                               36%

Others                                           22%

Employee/Running Costs             3%

            Sheltered Housing Service Charge

·       Sheltered Housing Charge £26.00 to £26.44 per week (1.7%)

o        Included in charge –

Water Charges

Alarms

Fuel Costs

Furniture/Equipment  

Cleaning of communal areas

Cleaning materials areas

Staff costs

Warden Call system

Telephone lines

Office expenses

Use of laundry facilities

80% staffing costs

20% running and communal lounges and facilities

            Proposed Rent Increase Summary –

·       Enhance and Maintain Repairs Service and

Introduction of small projects budget

·       Improvements highlighted by SHR are implemented

·       Improved re-let standard

·       Delivery of SHQS

Consultation Process –

·       Consultation and feedback through tenant Open Day

5 December 2009

·       Consultation with tenants and DFTA

·       Information provided through Housing Bulletin

·       Feedback from individual tenants

·       Consultation process beginning Dec 2009

·       Report to Committee Jan 2010

·       Implementation of Rent Increase April 2010

4.   Kirsty Wells, Development Manager, Tenants Information Service

Factors Affecting Rent Setting –

}        Inflation figures

}        Derby Street

}        Empty homes decoration pilot and improved relet standard

}        Increase in staff training budget

}        Small projects budget to be included in repairs budget

}        Meeting the SHQS is a priority

Money coming into the Housing Revenue Account -

}        Rents

}        RTB sales

}        Land sales

}        Last house in the block sales

}        Review of money coming in and out of the HRA

}        Borrowing levels affected by all of these factors

    Inflation Figures –

}        Current Standard Delivery Plan assumes inflation to be 3% for the duration of the plan

}        Maximum increase 4%

}        April 2009 – increase of 5.9%

}        September figures for RPI -0.9% (add 1 = 0.1%)

}        October figures for RPI -0.8% (add 1 = 0.2%)

}        October figures for CPI 1.5%

}        Basket of indices to be used but not yet available

Rent Increase Proposals -

}        Options given to tenants last year because of criticism from opposition

}        Now – no options for tenants from SNP administration

}        Proposal is 4% increase with maximum increase capped at £3 per week

}        4% increase = £1700 per empty house for relet standard

}        £1400 is current standard

Conclusion

}        Reality – must meet SHQS by 2015

}        Must maintain houses beyond 2015

}        Must meet requirements of the improvement plan for Scottish Housing Regulator

}        Declining number of tenants in Dundee means less tenants contributing rent money

5.   Any Other Competent Business

Charleston Residents Association are holding an Anti Social Information Day on Friday 27 November 2009 – tenants were invited to attend.

Rena thanked Gregory and Kirsty for their presentations, the Housing Management team and the tenants who attended the meeting.

For information  -

DCC –               Dundee City Council

DCS –               Dundee Contract Services

DFTA –             Dundee Federation of Tenants Associations

RTB -                Right to Buy     

SHQS  -            Scottish Housing Quality Standard

SDP -               Standard Delivery Plan

SHR -               Scottish Housing Regulator