The Decent Homes programme has, for the most part, achieved its aims. Tenants have new bathrooms and kitchens and the Government has announced it expects that 95% of social housing will meet its decency standards by 2010. There can be little question that within the confines of their remit, arm’s length management organisations (ALMOs) have delivered on the Government’s promises. But, while their achievements and successes to date should not be negated, ALMOs may still have some way to go if decent homes are to be truly decent. The question mark over the future of ALMOs became clearer last month when communities and local government secretary, Ruth Kelly, announced that a ballot of tenants would be needed if councils wanted to disband ALMOs and take back full control. If it appears that ALMOs are to have a future role post-2010, then ensuring that what has been achieved to date is sustainable will be crucial. This involves addressing a number of issues, the first for Ms Kelly and her colleagues. The Decent Homes standard is, by its very nature, a moving target. The standards’ definitions include that kitchens should not be more than 20 years old or bathrooms older than 30. By implication, homes which are now ‘decent’ will in future fall outside the ‘decent’ standard. The second issue, in part for ALMOs themselves and again in part for Whitehall, is that the programme must extend beyond bathrooms and kitchens, if they are to be sustainable. Landscaping, communal facilities and gardens and security will be important considerations in ensuring that the programme delivers a sustainable legacy and refurbished homes remain attractive to tenants. In achieving this, the relationship between residents, the ALMO, consultants and contractors is critical. In short, it must be a two-way street – residents must be consulted but their comments must also be fed into the project. This is something that, as a practice, John Rowan and Partners has focused on, with a number of our ALMO clients, including three-star rated Hounslow Homes. Earlier this year, Hounslow became one of the first ALMOs in London to achieve the Decent Homes standard, four years ahead of the ODPM’s decency targets. This achievement was in part built on a willingness to engage with the community, so that its members’ ideas and comments were incorporated and the programme was developed in partnership with those it served. This has required flexibility on the part of the ALMO, but delivered tangible returns. Our ongoing engagement with residents, young and old, tells us that their hopes are not just for warm and decent homes, but decent communities, where they feel safe, together with easy access to transport, shopping, leisure and health facilities. How this is going to be delivered and the role of ALMOs in delivering these sustainable communities is still not clear. Ms Kelly has clearly suggested a role for ALMOs post-2010. The extent to which this will include a remit to deliver on new-build or extend to decent communities is less clear. No doubt, some think-tank is currently working away on policy, but until we have it, ALMOs are being told to jump on the social housing bus without being told where to go or being given a ticket. ALMOs have developed invaluable expertise and employed it to great success. We must now move forward beyond the 2010 targets for decent homes and new bathrooms and kitchens to deliver the next stage. Only in this way will they provide lasting change for the good. w Robbie Bilton is senior project manager at John Rowan & Partners
