Lambeth Housing Activists are organising a stall this weekend, asking people to sign a petition against Lambeth Council evicting people from their homes in the Lambeth United Housing Coop.
The stall is this Saturday 4th January, 11am - 1pm at the junction of Wandsworth Road and Lansdowne Way.
If you can come please email Chris chrisblake1977 (at) yahoo.co.uk to say you can make it and give your phone number. This means if anything changes at short notice (e.g. the stall is cancelled because it’s raining) you can be kept informed.
A blog with news and comment from Lambeth Green Party. For the main Lambeth Green Party site visit lambeth.greenparty.org.uk
Showing posts with label housing co-ops. Show all posts
Showing posts with label housing co-ops. Show all posts
Thursday, 2 January 2014
Monday, 26 March 2012
Lambeth Council's approach to housing - a working single mum tells her story
Further to the concerns raised about Lambeth's u-turn on co-operative housing, and our own housing manifesto launch, I was sent an interesting post on MumsNet which highlights well why Green policies are needed in the borough.
This is what the poster - a working single mother - writes about the impact of Lambeth's housing policy:
This is the kind of thing that George Graham and Green councilor Rebecca Thackray encountered in constituency casework around housing in Lambeth.
You can read the Green Party's proposals on housing here.
This is what the poster - a working single mother - writes about the impact of Lambeth's housing policy:
"Rent rises in Lambeth of approximately 17% 9% 9% 9% over the past four years (not to mention previous increases), mean in real terms my rent has doubled in under 10 years, I am a working single mother on a low income, not low enough to claim housing benefit and no desire to do so, although financially it would seem we would be better off.
"When I complained in the past over the 17% rise along with many other tenants, I was told by Lib Peck herself that it was due to all kitchens and bathrooms being replaced.
"More and more onus has been placed on the tenant for repairs, Lambeth does no decoration, has scrapped promise to improve kitchens and bathrooms, yet we're extorted with rent increases every year.
"With the money taken from us we may have been able to improve council properties for ourselves employing tradesmen who take pride in what they do and treat the tenant like a client, as it is, we are left with no money to improve our surroundings and receive poor customer service from every department.
"My kitchen sink unit fell apart whilst waiting to be included in aforementioned scrapped scheme, it took three appointments to get it replaced (including a revisit when my kitchen flooded as a result) and it has been done to a very poor standard.
"Who makes these arbitrary decisions? I have been expected to find an extra £60 per month, £40 per month, £40 per month £40 I'm now paying £180 more a month than 5 years ago......When will it end?"
This is the kind of thing that George Graham and Green councilor Rebecca Thackray encountered in constituency casework around housing in Lambeth.
You can read the Green Party's proposals on housing here.
Monday, 19 March 2012
How Lambeth Council is selling off its co-operative housing
The Lambeth United Housing Co-op are seeking to highlight a massive inconsistency between Lambeth Council's desire to become a "Co-operative Council" and the fact they are selling off Housing Co-ops.
Supporting people to build, refurbish and manage their own homes through co-ops can ensure homes meet the needs of existing local residents and build stronger communities. Self-help groups support people in need to bring empty homes back into use for themselves. They also provide a route into training and employment for volunteers.
However, in Lambeth, despite paying lip service to co-ops the council now appears to be turning its back on co-operative housing, seeing an opportunity instead to sell off property, as part of its programme of cuts. Concerns have been growing steadily over the last few years. Now the sell-off appears to be part of a wider programme in which the council is liquidating the community’s assets in order get cash. The council has form for selling off social housing when it overspends.
In this particular case, Lambeth used “Shortlife” (hard to let or run down property) to secure vulnerable housing stock without having to provide legal tenancies. This was invested in by residents. It is now being sold off, with the interests of those residents being disregarded. The action comes at a huge price to the people in the local community who have invested heavily in the co-operative schemes.
Below are some excerpts from a short briefing that Lambeth United Housing Co-op have produced tracing the history, and to highlight what Lambeth is doing now:
Late 1970s & early 1980s
Housing Co-ops established between Lambeth and people who had begun to maintain housing abandoned by the borough, people who were homeless and on the council's housing waiting list.
Lambeth recognises that Co-ops substantially reduce reliance on undesirable lodgings and house many “vulnerable” members of the community.
Early - Mid 1990s
Co-ops encouraged to become permanent; the promise of which disappears abruptly when Lambeth attempts transfer of its ‘Shortlife’ stock to Housing Associations. “Deals” evaporate due to Lambeth's frequent policy changes.
1997 onwards
Housing Co-operatives receive renewed threats of “recall” and eviction.
Consultations between Lambeth and Housing Co-ops a stated aim but none occur; suggestions that residents could remain in-situ, if their houses were not “under-occupied”, are not pursued.
Occupants are offered the “opportunity” to buy their homes based on vacant possession, at inflated and unrealistic prices.
2011 – present
Lambeth’s cabinet decrees all decisions regarding “Shortlife” will be private, made by a small group of council officers.
Despite interest from other social housing providers to manage stock, Lambeth deal exclusively with Notting Hill Housing Group (NHHG).
By end of 2011 the NHHG deal collapses but it takes months for Lambeth to acknowledge this. Lambeth continue to use this “deal” as reason for possession in the court cases they are bringing against “Shortlifers”.
Lambeth state NHHG deal was refused because too many houses would be sold off but, ironically, Sale By Auction is now their only disposal tool.
Vacated properties are deliberately damaged by council workers or by “vacant property managers” Camelot. Some ex-Coop homes are re-occupied, due to Camelot’s bizarre operation. In some cases serious anti-social behaviour occurs in buildings soon after stable Co-op communities have been vacated.
Meanwhile, in its legal proceedings, Lambeth engages in intimidation and coercion, threatening unreasonably high “unauthorised occupation” charges, removal of the offer to re-house, and imposition of full legal costs.
Offers to re-house residents (after first making them homeless) involve joining “Choice-Based Lettings”, a system already failing most people on Lambeth's waiting list. “Shortlife” residents report the lettings team is acting especially vindictively in their cases.
Analysis
Those who brought empty properties back into use in the 1980s, on a budget and using labour from within the community, were completely in line with current government thinking as influenced by The Great British Property Scandal that is highlighting the current housing crisis.
Housing Co-ops have been praised by international management consultants Price Waterhouse as a housing model that offers the best value for money and "are a flexible model capable of delivering housing services which compare with the best of mainstream providers.”
However, Lambeth used “Shortlife” to secure their vulnerable housing stock without having to provide legal tenancies.
"Shortlife” residents invested time, effort and money on their houses, including carrying out major repairs. Their efforts have increased the value of housing stock originally bought via a Compulsory Purchase Order (CPO) for a couple of thousand pounds and then scheduled for demolition. These houses are now selling at auction for upwards of £575,000.
Housing Co-operative residents are largely low-waged, with little or no savings or outside financial support. Many are of pensionable age, others are disabled and housebound, dependent on their immediate neighbours.
These are the vulnerable people suffering whilst Lambeth uses “Shortlife” as a “piggy bank”, raiding it to offset the deficit accrued through mismanagement and internal fraud. This comes in the context of Lambeth spending £25m on new council offices.
Despite councillors declaring that Housing Coop communities have brought “a welcome permanence and continuity to the area”, Lambeth has instituted a de facto social and economic purge.
In Conclusion
The difference between the policy and attitude of the Lambeth c.1980 and the Lambeth of today is shocking in its disparity.
Lambeth recently published “The Co-operative Council” White Paper, trumpeting support of community and co-operative led housing. Yet Lambeth is simultaneously destabilising and destroying community led co-operative housing that has existed for the best part of half a century and was previously supported by them.
You can email lambethunitedhousingcoop (at) gmail.com for more information.
Supporting people to build, refurbish and manage their own homes through co-ops can ensure homes meet the needs of existing local residents and build stronger communities. Self-help groups support people in need to bring empty homes back into use for themselves. They also provide a route into training and employment for volunteers.
However, in Lambeth, despite paying lip service to co-ops the council now appears to be turning its back on co-operative housing, seeing an opportunity instead to sell off property, as part of its programme of cuts. Concerns have been growing steadily over the last few years. Now the sell-off appears to be part of a wider programme in which the council is liquidating the community’s assets in order get cash. The council has form for selling off social housing when it overspends.
In this particular case, Lambeth used “Shortlife” (hard to let or run down property) to secure vulnerable housing stock without having to provide legal tenancies. This was invested in by residents. It is now being sold off, with the interests of those residents being disregarded. The action comes at a huge price to the people in the local community who have invested heavily in the co-operative schemes.
Below are some excerpts from a short briefing that Lambeth United Housing Co-op have produced tracing the history, and to highlight what Lambeth is doing now:
Late 1970s & early 1980s
Housing Co-ops established between Lambeth and people who had begun to maintain housing abandoned by the borough, people who were homeless and on the council's housing waiting list.
Lambeth recognises that Co-ops substantially reduce reliance on undesirable lodgings and house many “vulnerable” members of the community.
Early - Mid 1990s
Co-ops encouraged to become permanent; the promise of which disappears abruptly when Lambeth attempts transfer of its ‘Shortlife’ stock to Housing Associations. “Deals” evaporate due to Lambeth's frequent policy changes.
1997 onwards
Housing Co-operatives receive renewed threats of “recall” and eviction.
Consultations between Lambeth and Housing Co-ops a stated aim but none occur; suggestions that residents could remain in-situ, if their houses were not “under-occupied”, are not pursued.
Occupants are offered the “opportunity” to buy their homes based on vacant possession, at inflated and unrealistic prices.
2011 – present
Lambeth’s cabinet decrees all decisions regarding “Shortlife” will be private, made by a small group of council officers.
Despite interest from other social housing providers to manage stock, Lambeth deal exclusively with Notting Hill Housing Group (NHHG).
By end of 2011 the NHHG deal collapses but it takes months for Lambeth to acknowledge this. Lambeth continue to use this “deal” as reason for possession in the court cases they are bringing against “Shortlifers”.
Lambeth state NHHG deal was refused because too many houses would be sold off but, ironically, Sale By Auction is now their only disposal tool.
Vacated properties are deliberately damaged by council workers or by “vacant property managers” Camelot. Some ex-Coop homes are re-occupied, due to Camelot’s bizarre operation. In some cases serious anti-social behaviour occurs in buildings soon after stable Co-op communities have been vacated.
Meanwhile, in its legal proceedings, Lambeth engages in intimidation and coercion, threatening unreasonably high “unauthorised occupation” charges, removal of the offer to re-house, and imposition of full legal costs.
Offers to re-house residents (after first making them homeless) involve joining “Choice-Based Lettings”, a system already failing most people on Lambeth's waiting list. “Shortlife” residents report the lettings team is acting especially vindictively in their cases.
Analysis
Those who brought empty properties back into use in the 1980s, on a budget and using labour from within the community, were completely in line with current government thinking as influenced by The Great British Property Scandal that is highlighting the current housing crisis.
Housing Co-ops have been praised by international management consultants Price Waterhouse as a housing model that offers the best value for money and "are a flexible model capable of delivering housing services which compare with the best of mainstream providers.”
However, Lambeth used “Shortlife” to secure their vulnerable housing stock without having to provide legal tenancies.
"Shortlife” residents invested time, effort and money on their houses, including carrying out major repairs. Their efforts have increased the value of housing stock originally bought via a Compulsory Purchase Order (CPO) for a couple of thousand pounds and then scheduled for demolition. These houses are now selling at auction for upwards of £575,000.
Housing Co-operative residents are largely low-waged, with little or no savings or outside financial support. Many are of pensionable age, others are disabled and housebound, dependent on their immediate neighbours.
These are the vulnerable people suffering whilst Lambeth uses “Shortlife” as a “piggy bank”, raiding it to offset the deficit accrued through mismanagement and internal fraud. This comes in the context of Lambeth spending £25m on new council offices.
Despite councillors declaring that Housing Coop communities have brought “a welcome permanence and continuity to the area”, Lambeth has instituted a de facto social and economic purge.
In Conclusion
The difference between the policy and attitude of the Lambeth c.1980 and the Lambeth of today is shocking in its disparity.
Lambeth recently published “The Co-operative Council” White Paper, trumpeting support of community and co-operative led housing. Yet Lambeth is simultaneously destabilising and destroying community led co-operative housing that has existed for the best part of half a century and was previously supported by them.
You can email lambethunitedhousingcoop (at) gmail.com for more information.
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