Social housing seminar april 2014 slideshare


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  • Errol Gardens, GlasgowIntricate facades in brick and stone create a rhythm in Errol Gardens.Stone steps to the entrance doors create a powerful repeating form while providing privacy from the street.Crown Street is a development of the Gorbals which replaces earlier attempts at regeneration. It has welded together the talents and resources of both the public and private sectors in establishing a convincing urban structure based on traditional streets and row housing which has successfully combined low-cost with high quality materials.How much better – what are the continuing issues?
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  • Social housing seminar april 2014 slideshare

    1. 1. Social Housing Seminar The University of Stirling School of Applied Social Sciences with Swiftclean (UK) Ltd Friday 4th April 2014
    2. 2. Context • Council and RSLs social housing in Scotland = 600,000 units - 24% of Scotland’s housing stock • Scottish Social Housing Charter (2012) − ... “Social landlords [must] manage their businesses so that tenants’ homes, as a minimum, meet the Scottish Housing Quality Standard (SHQS) by April 2015 and continue to meet it thereafter, and when they are allocated, are always clean, tidy and in a good state of repair: tenants’ homes are well maintained, with repairs and improvements carried out when required, and tenants are given reasonable choices about when work is done”. • 2012, 66% of council homes and 82% of RSL homes had met the SHQS
    3. 3. Context • But ... Shelter estimates that 348,000 homes in Scotland are affected by dampness or condensation and that only 48% of Scotland's social housing currently meets the SHQS • …..still work to be done……
    4. 4. Isobel Anderson Professor of Housing Studies, University of Stirling • BSc (Hons) in Geography • DPhil in Social Policy & Social Work • Lecturer at the University of Stirling • Chair in Applied Social Science (Housing Studies) since 2009 • Recent publications − Anderson I (2012) Policies to Address Homelessness: Rights-Based Approaches. International Encyclopaedia of Housing and Home, Vol 5. − Anderson I & Ytrehus S (2012) Re-conceptualising Approaches to Meeting the Health Needs of Homeless People. Journal of Social Policy − Anderson I & Sim D (2011) Introduction: inequality and housing. Housing and inequality. Practice studies, Coventry: Chartered Institute of Housing
    5. 5. Isobel Anderson Professor of Housing Studies, University of Stirling Social housing and healthy living: sustaining achievements and meeting new challenges
    6. 6. Professor Isobel Anderson
    7. 7. Aims  Key Questions  How important is the home to a person’s health and well- being?  What constitutes a healthy living environment?  Who takes responsibility for the tenants’ living  How is a healthy environment and well-being in the home achieved?  What are the benefits?  Achievements in social housing  New challenges
    8. 8. Before social housing
    9. 9. 1919 - 1944 • Social reconstruction and public health • Slum clearance • Build high quality housing for the higher working classes • 2 in 3 homes built were council housing
    10. 10. 1945 - 1964 • No housing programmes from 1939 to 1945 • 1936: half of Scotland’s homes ‘inadequate’ • new council homes for working people
    11. 11. Planned communities – 1950s/60s
    12. 12. 1960s tower blocks – now demolition programmes
    13. 13. 1970s/80s
    14. 14. What makes healthy housing? • Warm • Dry • Well ventilated • Designed to prevent accidents/lifetime homes • Well maintained • Good lighting • Adequate space
    15. 15. Concept of sustainable housing
    16. 16. Model of sustainability
    17. 17. Accepted links between housing and health Overcrowding Cold Hygrothermal conditions, Ventilation – temperature and humidity. Overheating Volatile organic compounds (VOCs) Poor internal arrangements  Homelessness – most extreme impact on health
    18. 18. 0 10 20 30 40 50 60 70 80 90 100 owner-occupier LA/other public HA/co-op private-rented Poor Moderate Good single adult small adult single parent small family large family large adult older smaller single pensioner Pre-1919 1919-1944 1945-1964 1965-1982 Post-1982 urban rural Tenure NHER bandHouseholdTypeDwellingAgeLocale percentage in fuel poverty 2010 % fuel poor Jul-11 % fuel poor Oct-11 % fuel poor
    19. 19. UK Tenure Change 30% 43% 50% 57% 66% 69% 65% -10% 0% 10% 20% 30% 40% 50% 60% 70% 1951 1961 1971 1981 1991 2001 2011 Owner occupied Private rent Social rent
    20. 20. Future Challenges Changing environmental challenges Changing population & health challenges Meeting specific housing needs Changing housing stock challenges Meeting Quality Standard Maintaining quality
    21. 21. New research Sustainable homes in contrasting contexts  Integrating environmental and social concepts of housing sustainability Home not Housing: Engaging with wellbeing outcomes
    22. 22. Social Housing Seminar
    23. 23. Anthony Hoare Head of Surveying, Swiftclean • BSc (Hons) Applied Geography • Joined Swiftclean as Head of Surveying in 2006 • Runs a team of 9 Compliance Risk Assessors across the UK • Has trained thousands of FMs since 2006 • Over 250 FMs from BHS (Arcadia Group) • UK guidance on water management in multiple occupancy buildings: HSG 70, L8:2000, ACOP
    24. 24. Anthony Hoare Swiftclean , Head of Surveying UK guidance on water management in multiple occupancy buildings: HSG 70, L8:2000, ACOP
    25. 25. Water quality • Wholesome water is an essential requirement for quality of life • UK Water Quality is considered one of the best in the world • Supply into a building is the responsibility of the local Water Authority – Scottish Water
    26. 26. Legionella – A brief History • Initial outbreak in 1976 • Bacteria causes a serious pneumonia • Fatal in 12% of cases • 30 -40 cases each year in Scotland
    27. 27. Domestic Water Systems
    28. 28. History of UK Legionella Guidance • HSG 70 1993 • ACOP L8 2000 • ACOP L8 2013 • Water Supply (Water Quality) (Scotland) Regulations 2001 • Water Supply (Water Fittings) Regulations 1999
    29. 29. Importance of Management • Requirement under the Health and Safety at Work Act 1974 as well as the COSHH Regulations 2002 • Active management may highlight other potential issues
    30. 30. ACOP L8 2013 - Legionnaires’ disease The control of legionella bacteria in water systems Three separate documents: • ACOP is a stand alone document • Guidance Part 1: Evaporative Cooling Systems • Guidance Part 2: Domestic water systems • Guidance Part 3: Other risk systems
    31. 31. Main Changes Clarification on responsibilities: • Statutory Duty Holder • Appointed Responsible Person • Deputy Responsible Person • The Importance of competence
    32. 32. Competence • Essential for any Health and Safety Task • Legionella Control Association • Water Management Society Training
    33. 33. Changes to Domestic Water System Management • No appointed time frame for risk assessment review • A risk assessment should be reviewed when there are changes made to the system and/or when there are changes to the management team
    34. 34. Requirements of Landlords • “Organisations, or self-employed individuals, who provide residential accommodation or who are responsible for the water system(s) in their premises, are responsible for ensuring that the risk of exposure to legionella in those premises is properly controlled.”
    35. 35. Case Study – ASRA Housing Group • Over 70 properties • Ranging from 28 storey apartment blocks to managed bungalow/houses • Many occupants are considered high risk
    36. 36. Case Study – ASRA Housing Group • Swiftclean have managed the ASRA contract for 8 years • No legionella outbreaks in this time • Successfully re-bid and re-won the 2013 tender process for a 5 year extension
    37. 37. Case Study – ASRA Housing Group • Risk Assessment Review every 2 years • Monthly Temperature Checks • Quarterly Shower cleaning • 6 Monthly Tank Inspections • Annual Calorifier/Hot water cylinder Inspections
    38. 38. Case Study – ASRA Housing Group • Difficulties with Management: − Access − Safeguarding susceptible persons • Interpreting the guidance for tenanted buildings − Where does the responsibility lie?
    39. 39. Summary • Legionella is a waterborne bacteria present in Mains water • UK Guidance clearly outlines the need for an effective management structure of competent persons • A risk assessment is essential as a starting point • On-going planned preventative maintenance will ensure good future water quality • Good water quality is essential for health and well being
    40. 40. Social Housing Seminar
    41. 41. Ed Swift Head of Social Housing, Swiftclean • Joined Swiftclean in 2002 • Sole responsibility for social housing sector sales 2010 • Has run 5 seminars on air, water and fire prevention in social housing with around 150 building and facilities managers trained • Improving fire protection and air quality management in Social Housing
    42. 42. Ed Swift Head of Social Housing Improving fire protection and air quality management in Social Housing
    43. 43. What happens when these systems do not work properly? • Increase in humidity • Condensation • Mould • Odours
    44. 44. Which in turn leads to: • Structural and fabric issues with the building • Health issues for residents • Unpleasant smells and unsightly environment in the home
    45. 45. And can also result in: • Increased risk of smoke and fire spread throughout the building
    46. 46. Legislation & Building Standards Increased risk of smoke and fire spread throughout the building Scottish Social Housing Charter • “Tenants’ homes, as a minimum, meet the Scottish Housing Quality Standard (SHQS) by April 2015 and continue to meet it thereafter, and when they are allocated, are always clean, tidy and in a good state of repair”. Scottish Building Standards • Intermittent ventilation systems should extract at 15 litres per second • Continuous running ventilation systems: at least 0.5 air changes per hour based on the volume of the whole dwelling Scottish Fire Act 2005 • Risk assessment for care homes to include common ventilation ductwork
    47. 47. Good Practice - Swiftclean document provides guidance
    48. 48. Competence • Contractors should be reputable companies that understand the requirements of the building services hygiene sector • B&ES member organisations are subject to both quality and H&S assessment • High rise housing project experience is essential • Favourable if contractors have registration with: − ISO9001 and ISO14001: quality and environmental management of businesses − OHSAS 8001: health and safety management • Asbestos awareness training – a minimum requirement
    49. 49. Why do systems fail? • There are a number of reasons: −Age −Inadequate maintenance −Build up of dust deposits −Blockages −Damage −Balance
    50. 50. Main riser duct
    51. 51. Duct behind grille
    52. 52. Duct behind grille
    53. 53. Project examples • Example 1: St Giles House Estate consisting of eight low rise, and three tower blocks − Client was receiving complaints from residents living in the tower blocks: − Excessive noise from ventilation fans on roof − Poor extraction from grilles in WC resulting in damp and mould issues
    54. 54. St Giles House Main Riser (CCTV)
    55. 55. St Giles House Main Riser (CCTV)
    56. 56. St Giles House conclusions • The existing fire protection was inadequate for the safety of residents • Damage to the system prevented the system from functioning properly • Lack of understanding of the system components resulted in increased risk of fire spread throughout the building
    57. 57. Project examples • Example 2: Walsh Point Sheltered housing block consisting of 24 individual apartments for the elderly. − Client had existing concerns regarding fire safety and was receiving complaints from residents about: − Poor extraction from grilles in WC − Excessive smells in flats
    58. 58. Walsh Point Bathroom Duct
    59. 59. Walsh Point Bathroom Grille
    60. 60. Walsh Point conclusions • The existing fire protection was inadequate for the safety of residents • The original installation of fire blocks prevented ventilation systems from ever functioning properly • Lack of planned maintenance had never highlighted problems
    61. 61. Summary • Planned maintenance should include: −Fans and all mechanical electrical components −Ductwork inspections −Inspection or installation of fire protection −Ductwork cleaning −Air flow checks −Balancing −Reports
    62. 62. A properly functioning ventilation system maintains: • The building fabric • The home environment • The health and well being of residents
    63. 63. Social Housing Seminar Thank you