private sector housing stock condition survey

PRIVATE SECTOR HOUSE 1.0 Introduction CONDITION SURVEY 2007/08

David Adamson 8 Doncaster M.B.C

1.0 INTRODUCTION

1.1 This report presents the findings to emerge from a comprehensive sample survey of private sector

housing conditions across Doncaster Metropolitan Borough Council. Survey information applies to

dwellings from private tenure sectors including those which are owner‐occupied and those rented privately as well as dwellings owned by Registered Social Landlords (RSL).

1.2 At a Council‐wide level the study has involved a sample of 2115 actual surveys of private sector

dwellings; representing approximately 2% of the 109585 private dwellings. The aim of this report is to

provide a concise synopsis of the main findings of the survey programme and to review the issues

emerging as they impact on private housing strategy. The report is divided into the following main

sections:

Section 2: Survey Method and Response

Section 3: Measurement of Housing Conditions

Section 4: Private Sector Housing Stock and Household Framework

Section 5: Housing Conditions ‐ An Overview

Section 6: Housing Conditions in the Private Sector

Section 7: Housing Conditions, Household Circumstances and Attitudes

Section 8: Owner‐Occupiers in Non‐Decent Housing

Section 9: Housing Investment Needs

Section 10: Changes in Housing Conditions 2003 – 2007/08

Section 11: Conclusions

Section 12: Recommendations

Section 13: Comparative Condition and Investment Profile by Area

1.3 The views expressed in this report are those of the Consultants and do not necessarily reflect the official

views of Doncaster Metropolitan Borough Council.

PRIVATE SECTOR HOUSE CONDITION SURVEY 2007/08


2.0 SURVEY METHOD AND RESPONSE


2.1 The survey was designed and implemented according to national guidelines recommended by the

Department for Communities and Local Government (CLG). For sampling and reporting purposes the

area administered by the Council was divided into a number of specific locations that are incorporated

within the five higher level Management Areas (MA):

TABLE 1: PRIVATE HOUSING STOCK BY AREA HOUSING STOCK

AREA NO. %

Askern 1056 1.0 Green Corridor (minus Askern) 6514 5.9 Rest of North 11397 10.4 NORTH 18966 17.3 Pathfinder 12846 11.7 Rest of West 8567 7.8 WEST 21413 19.5 4 Named Streets 280 0.3 NDC (minus 4 Named Streets) 3313 3.0 Rest of Urban 19362 17.7 URBAN 22955 20.9 EAST 25234 23.0 SOUTH 21017 19.2 ALL AREAS 109585 100.0

2.2 To achieve the required sample of 2115 completed surveys, a total of 3847 addresses were originally

drawn from the Council Tax register. Each of the dwellings received a letter informing the resident

household of the survey and its nature. However, due to subsequent resident resistance it was

necessary to issue additional boost samples bringing the total number of addresses contacted up to

4330.

2.3 At each sampled dwelling an internal and external survey of physical attributes and conditions has been

completed; supported by an interview with occupying households. The completed sample of surveys

represents a large scale and robust profile of private sector dwellings and households. With a sample

size of 2115, the maximum associated 95% confidence interval on Borough wide estimates is

approximately +/‐ 2%.

2.4 The survey generates a wide range of information on the condition of housing and on the circumstances

and attitudes of its residents. Copies of the survey questionnaire are attached at Appendix D. The

physical survey inspection embraced housing conditions, statutory housing standards and home energy

efficiency. Within the area of housing standards coverage has included decent homes against national

decency targets for private households, the former Standard of Fitness (Section 604) and changes to

minimum statutory standards introduced in April 2006 through the Housing Health and Safety Rating




System (HHSRS). Household interviews covered issues related to the socio‐economic circumstances of

households, housing support needs with regard to illness and/or disability, household attitudes to

housing and local community issues, and owner‐occupied interest in equity release.

2.5 Changes to statutory housing assessments have influenced survey reporting. In April 2006, the

minimum assessment for housing in England and Wales changed from Fitness (Section 604) to the new

assessment procedure contained within the Housing Health and Safety Rating System (Version 2). Both

methods are measured within the current survey. The emphasis of survey reporting is placed on the

new statutory framework (HHSRS) including its impact on decent homes performance. The former

Fitness Assessment (Section 604) provides a useful indicator of change in the condition of dwellings

since the previous Stock Condition Survey in 2003.



3.0 THE MEASUREMENT OF HOUSING CONDITIONS


3.1 Although the Government’s own target has been abandoned, without an alternative benchmark the

measurement of housing conditions locally has been related to the Public Service Agreement (PSA)

Target 7 ‐ Decent Homes, as it stood until November 2007. The Government’s housing objective is to

ensure that everyone has the opportunity of a decent home and so promote social cohesion, well‐being

and self‐dependence. This target was to be regarded as being met if:

• 65% of vulnerable households live in decent housing by 2007;

• 70% of vulnerable households live in decent housing by 2011; and

• 75% of vulnerable households live in decent housing by 2021.

3.2 DECENT HOMES: A decent home is one that satisfies all of the following four criteria:

• It meets the current statutory minimum standard for housing;

• It is in a reasonable state of repair;

• It has reasonably modern facilities and services; and

• It provides a reasonable degree of thermal comfort.

A full definition of this Standard is provided in Appendix E, a summary is provided below.

3.3 MINIMUM STATUTORY STANDARDS: The Housing Act 2004 (Chapter 34) introduces a new system for

assessing housing conditions and enforcing housing standards. The new system, which replaces the

former test of fitness for human habitation (Section 604, Housing Act 1985) operates by reference to

the existence of Category 1 or Category 2 hazards on residential premises as assessed within the

Housing Health and Safety Rating System (HHSRS ‐ Version 2). For the purposes of the current survey

the presence of Category 1 hazards has been assumed to represent statutory failure. These are hazards

falling within HHSRS Bands A, B or C and accruing hazard scores of 1000 points or more.

3.4 DISREPAIR: Many dwellings while not exhibiting Category 1 hazards may present evidence of disrepair

which can threaten the structural integrity of the building, its wind and weatherproofing and the health

and safety of the occupants. Identification of such dwellings provides an important indicator of

housing stock ‘at risk’ of physical deterioration. Definitions of disrepair have varied nationally over

time. For the purposes of this survey dwellings in disrepair are defined as those failing to meet the

decent homes repair criteria. A dwelling is in disrepair under this definition if:




• One or more key building components are old, and because of their condition need replacement

or major repair;

• Two or more secondary building components are old, and because of their condition need

replacement or major repair.

3.5 FACILITIES AND SERVICES: For a dwelling to comply with the Decent Homes Standard it must possess

reasonably modern facilities and services. A dwelling is considered not to meet this criterion if it lacks

three or more of the following facilities:

• a kitchen which is 20 years old or less;

• a kitchen with adequate space and layout;

• a bathroom which is 30 years old or less;

• an appropriately located bathroom and WC;

• adequate sound insulation;

• adequate size and layout of common entrance areas for blocks of flats.

3.6 THERMAL COMFORT: To meet the energy efficiency requirements of the Decent Homes Standard

dwellings must offer efficient heating and effective insulation. Under this standard, efficient heating is

defined as any gas or oil programmable central heating or electric storage heaters/programmable solid

fuel or LPG central heating or similarly efficient heating systems. Heating sources which provide less

energy efficient options fail the Decent Homes Standard.

3.7 HOUSE CONDITION CLASSIFICATION: Using the Decent Homes Standard the following classification of

dwellings has been employed and is illustrated in Figure 1:

CLASS 1: SATISFACTORY. Dwellings that satisfy all the criteria of the Decent

Homes Standard;

CLASS 2: STATUTORY FAILURE. Dwellings exhibiting Category 1 hazard

failure. These dwellings are by definition non‐decent;

CLASS 3: POOR REPAIR. Dwellings failing the repair criteria of the Decent

Homes Standard;

CLASS 4: UNSATISFACTORY AMENITY. Dwellings failing to meet the amenity

and/or energy efficiency criteria of the Decent Homes Standard.




3.8 In addition to non‐decency, dwellings identified as exhibiting Category 2 Hazards may be targeted for a

range of action within the Housing Act 2004. Such dwellings are identified in the course of the survey

and may be in decent or non‐decent condition.

FIGURE 1: HOUSING CONDITION FRAMEWORK

PRIVATE SECTOR HOUSING

CONDITION

CATEGORY 1 HAZARD

POOR REPAIR

INADEQUATE AMENITY/

ENERGY EFFICIENCY

DECENT

NON DECENT

DECENT

CATEGORY 2 HAZARDS



4.0 PRIVATE SECTOR HOUSING STOCK AND HOUSEHOLD FRAMEWORK


4.1 PRIVATE SECTOR HOUSING STOCK

4.1.1 There are an estimated 109585 private dwellings within the area administered by Doncaster

Metropolitan Borough Council.

DATE OF CONSTRUCTION

4.1.2 Private housing is of mixed origin, although there are a significant proportion of pre‐1945 dwellings;

41387 dwellings (37.8%) were constructed pre‐1945 which is similar to the English average of 41.2%,

and Yorkshire and The Humber regional average of 42.6% (CLG English House Condition Survey, 2005).

The split between dwellings constructed pre‐1919 and between 1919 and 1945 differs in Doncaster to

the regional and nationally picture; within Doncaster there are proportionally less pre‐1919 dwellings

and more built between 1919 and 1945. Dwellings constructed post 1981 account for just under 20% of

the total stock, equivalent to the national average. These comparisons are shown in the chart below.

FIGURE 2: HOUSING STOCK BY DATE OF CONSTRUCTION

13.5

24.2

21.3

13.8

7.4

19.8

24.5

18.1

19.9

14.3

5.5

17.6

23.6

17.6 17.7

14.7

6.6

19.8

0.0

5.0

10.0

15.0

20.0

25.0

30.0

Pre 1919 1919 ‐ 1944 1945 ‐ 1964 1965 ‐ 1974 1975 ‐ 1981 Post 1981

Percent o

f Dwellings

Doncaster Yorkshire & The Humber England

DWELLING TENURE

4.1.3 Owner‐occupation is the predominant form of private tenure accounting for 91086 dwellings (83.1%)

whilst 14046 dwellings (12.8%) are rented from a private landlord and 3402 (3.1%) are rented from a

RSL . Tenure was unobtainable in 987 dwellings (0.9%) with the remaining 63 (0.1%) being in shared




ownership. Nationally, 78.2% of dwellings are owner‐occupied, 12.6% privately rented and 9.3% are

RSL dwellings.

FIGURE 3: HOUSING STOCK BY TENURE

83.1%

12.8%0.1% 3.1% 0.9%

Owner Occupied Private Rented Shared Ownership RSL Unknown

DWELLING TYPE

4.1.4 Houses and bungalows comprise 104026 dwellings (94.9%) with the remaining 5559 dwellings (5.1%) in

flats. Houses and bungalows offer a range of terraced, semi‐detached and detached configurations

with flats predominately in purpose‐built blocks or in converted buildings.

0.1

0.1

0.5

0.6

3.8

12.6

82.3

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0

Percent of Dwellings

house/mixed use

non‐res with flats

maisonette

flat in converted building

purpose built flat

bungalow

house

FIGURE 4: HOUSING STOCK BY TYPE

VARIATIONS IN HOUSING COMPOSITION




4.1.5 National research through the English House Condition Survey programme (EHCS) has established that

the poorest housing conditions in the private sector are concentrated in the oldest housing stock

(approximately 38% of non‐decent homes nationally were built before 1919, EHCS 2005) and in the

private‐rented sector (41% non‐decent, EHCS 2005). Local variations in the distribution of private

housing by age and tenure may therefore prove significant in determining differential needs for private

investment across the Council. Data for each of the specific locations can be found in Appendix A. CHARACTERISTICS OF PRIVATE HOUSING BY AREA

TABLE 2: THE CHARACTERISTICS OF PRIVATE HOUSING BY MANAGEMENT AREA NORTH WEST URBAN EAST SOUTH TOTAL

dwgs % dwgs % dwgs % dwgs % dwgs % dwgs %

TENURE owner occupied 15333 80.8 18599 86.9 17819 77.6 21657 85.8 17677 84.1 91086 83.1

private rented 2499 13.2 1889 8.8 4095 17.8 2914 11.5 2649 12.6 14046 12.8

rsl 873 4.6 413 1.9 1011 4.4 530 2.1 576 2.7 3402 3.1

shared ownership

63 0.3 63 0.1

unobtainable 198 1.0 512 2.4 29 0.1 132 0.5 115 0.5 987 0.9

MAIN HOUSE TYPE house 16175 85.3 18570 86.7 19417 84.6 19935 79.0 16122 76.7 90220 82.3

bungalow 1997 10.5 1975 9.2 1534 6.7 4040 16.0 4261 20.3 13806 12.6

purpose built flat

601 3.2 409 1.9 1592 6.9 1060 4.2 518 2.5 4180 3.8

other 194 1.0 459 2.1 412 1.8 199 0.8 115 0.5 1379 1.3

DWELLING CONFIGURATION mid terrace 4011 21.1 4275 20.0 6460 28.1 3312 13.1 2706 12.9 20763 18.9

end terrace 2443 12.9 1548 7.2 1107 4.8 1921 7.6 1497 7.1 8515 7.8

semi detached 9656 50.9 10690 49.9 11180 48.7 12584 49.9 7370 35.1 51479 47.0

detached 2061 10.9 4033 18.8 2205 9.6 6159 24.4 8810 41.9 23268 21.2

flat 795 4.2 868 4.1 2004 8.7 1258 5.0 633 3.0 5559 5.1

DATE OF CONSTRUCTION pre‐1919 3880 20.5 4382 20.5 4568 19.9 861 3.4 1152 5.5 14843 13.5

1919‐1944 4108 21.7 4807 22.4 8856 38.6 5894 23.4 2879 13.7 26544 24.2

1945‐1964 3526 18.6 4275 20.0 5417 23.6 5762 22.8 4376 20.8 23356 21.3

1965‐1974 2547 13.4 3286 15.3 1054 4.6 4106 16.3 4088 19.5 15081 13.8

1975‐1981 933 4.9 1315 6.1 346 1.5 1457 5.8 4031 19.2 8081 7.4

post‐1981 3973 20.9 3350 15.6 2713 11.8 7153 28.3 4491 21.4 21680 19.8

TABLE TOTAL 18966 100.0 21413 100.0 22955 100.0 25234 100.0 21017 100.0 109585 100.0

4.1.6 At an area level the proportion of pre‐1919 housing is above average in the North (20.5%), West (20.5%)

and Urban (19.9%) Management Areas. Inside these Management Areas, specific locations with

proportionately higher levels of pre‐1919 dwellings include the 4 Named Streets (100%) and the

remaining NDC area (65.8%) in the Urban Management Area, the Green Corridor (minus Askern)

(26.9%) and the Pathfinder (33.3%) within the North and West Management Areas respectively. The

East Management Area and the Rest of the North have the highest rates of post 1981 dwellings with

28.3% in both areas constructed during this period.




TABLE 3: THE CHARACTERISTICS OF PRIVATE HOUSING BY TENURE

TENURE1

Owner Occupied Private Rented RSL Unknown Table Total

dwgs % dwgs % dwgs % dwgs % dwgs %

AREA

Askern 778 0.9 262 1.9 4 0.1 12 1.1 1056 1.0 Green Corridor (minus Askern)

5574 6.1 626 4.5 188 5.5 125 11.9 6514 5.9

Rest of North 8981 9.9 1610 11.5 681 20.0 124 11.8 11397 10.4

NORTH 15333 16.8 2499 17.8 873 25.7 261 24.9 18966 17.3

Pathfinder 10679 11.7 1341 9.5 413 12.1 413 39.3 12846 11.7

Rest of West 7920 8.7 548 3.9 100 9.5 8567 7.8

WEST 18599 20.4 1889 13.5 413 12.1 512 48.8 21413 19.5

4 Named Streets 86 0.1 165 1.2 29 0.8 280 0.3 NDC (minus 4 Named Streets)

1918 2.1 959 6.8 407 12.0 29 2.8 3313 3.0

Rest of Urban 15815 17.4 2971 21.2 575 16.9 19362 17.7

URBAN 17819 19.6 4095 29.2 1011 29.7 29 2.8 22955 20.9

EAST 21657 23.8 2914 20.7 530 15.6 132 12.6 25234 23.0

SOUTH 17677 19.4 2649 18.9 576 16.9 115 11.0 21017 19.2

MAIN HOUSE TYPE

house 77131 84.7 10786 76.8 1515 44.5 788 75.0 90220 82.3

bungalow 12263 13.5 759 5.4 677 19.9 107 10.2 13806 12.6

purpose built flat 1128 1.2 1833 13.1 1115 32.8 103 9.8 4180 3.8

other flat 564 0.6 668 4.8 95 2.8 52 4.9 1379 1.3

DWELLING CONFIGURATION

mid terrace 14172 15.6 5318 37.9 741 21.8 532 50.6 20763 18.9

end terrace 6526 7.2 1247 8.9 668 19.6 74 7.1 8515 7.8

semi detached 46157 50.7 4477 31.9 721 21.2 125 11.9 51479 47.0

detached 22539 24.7 502 3.6 62 1.8 165 15.7 23268 21.2

flat 1692 1.9 2502 17.8 1210 35.6 155 14.7 5559 5.1


pre‐1919 10230 11.2 3847 27.4 246 7.2 521 49.6 14843 13.5

1919‐1944 22295 24.5 3793 27.0 394 11.6 62 5.9 26544 24.2

1945‐1964 20862 22.9 2080 14.8 220 6.5 194 18.5 23356 21.3

1965‐1974 13845 15.2 1136 8.1 52 1.5 50 4.7 15081 13.8

1975‐1981 6979 7.7 693 4.9 288 8.5 120 11.4 8081 7.4

post‐1981 16876 18.5 2498 17.8 2203 64.7 103 9.8 21680 19.8

TABLE TOTAL 91086 100.0 14046 100.0 3402 100.0 1050 100.0 109585 100.0

4.1.7 The private rented sector exhibits a significantly older housing profile with 27.4% of all private‐rented

dwellings constructed pre‐1919. In contrast, RSL dwellings have the highest proportion of new homes

with almost 65% built since 1981. These differences reflect the national situation; the 2006 EHCS

indicates that 43% of privately rented dwellings nationally are of pre‐1919 construction and some 30%

of RSL dwellings are of post 1980 construction.

1 Shared Ownership is included in the Unknown category.




4.2 PRIVATE SECTOR HOUSEHOLDS AND POPULATION

4.2.1 Allowing for housing vacancy and multiple occupation the effective housing stock contains an estimated

106426 households and a household population of 255040 persons. Average household size is

estimated at 2.4 persons.

FIGURE 5a: HOUSEHOLDS BY TYPE

1.1

5.3

7.4

10.2

18.7

24.9

32.5

0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0

Percent of Households

large adult

large family

single parent family

single person non pensioner

two person adult non pensioner

small family

elderly

4.2.2 Almost a third of households in Doncaster are elderly in composition with small family households

accounting for a further quarter.

FIGURE 5b: HOUSEHOLDS BY SIZE

23.5

40.6

16.4

13.7

5.7

0.0

5.0

10.0

15.0

20.0

25.0

30.0

35.0

40.0

45.0

One Person Two People Three People Four People Five or more People

Percen

t of Hou

seho

lds




HOUSING OCCUPANCY

4.2.3 Based upon the bedroom standard, as defined in the Glossary of Terms Appendix, 20127 households

(18.9%) have sufficient bedrooms to meet their requirements given the household composition. 82393

households (77.4%) have more bedrooms than required and are under‐occupying while 3906

households (3.7%) have insufficient bedrooms to meet their household needs and are over‐crowded.

High levels of under‐occupancy are not surprising against generally small household sizes. These rates

are in line with those for the Yorkshire and The Humber Region; during 2005/06 1.0% of owner‐

occupied, 3.4% of private rented and 2.2% of social rented households in the Region were overcrowded

(CLG Survey of English Housing 2005/06).

FIGURE 6: HOUSING OCCUPANCY

18.9%

77.4%

3.7%

Overcrowded Bedrooms equals Need Under‐occupied

4.2.4 Rates of overcrowding are above average in the RSL (7.2%) and private rented sector (6.9%), in pre‐

1919 dwellings (7.3%), and in the NDC (minus 4 Named Streets) (11.6%), 4 Named Streets (9.0%) and

the Pathfinder areas (6.4%).




TABLE 4: HOUSEHOLD OCCUPANCY BY HOUSING SECTOR HOUSEHOLD OCCUPANCY

Overcrowded Bedrooms equal need Under‐occupied Total

hholds % hholds % hholds % hholds %

MAIN HOUSE TYPE house 3770 4.3 16281 18.5 67853 77.2 87904 100.0 bungalow 1577 11.6 11961 88.4 13539 100.0 purpose built flat 4 0.1 1745 46.0 2041 53.8 3791 100.0 other flat 132 11.0 523 43.9 537 45.1 1192 100.0 DWELLING CONFIGURATION mid terrace 1001 5.2 3443 17.9 14748 76.8 19193 100.0 end terrace 453 5.6 1711 21.3 5874 73.1 8038 100.0 semi detached 2199 4.2 10372 19.9 39578 75.9 52148 100.0 detached 117 0.5 2333 10.6 19614 88.9 22064 100.0 flat 136 2.7 2269 45.5 2578 51.7 4983 100.0 DATE OF CONSTRUCTION pre‐1919 976 7.3 2046 15.2 10398 77.5 13419 100.0 1919‐1944 1062 4.1 5118 19.6 19869 76.3 26048 100.0 1945‐1964 1074 4.6 4795 20.5 17542 74.9 23412 100.0 1965‐1974 333 2.2 2619 17.2 12306 80.7 15258 100.0 1975‐1981 193 2.4 1161 14.6 6577 82.9 7932 100.0 post‐1981 268 1.3 4388 21.6 15701 77.1 20358 100.0 AREA Askern 47 4.6 310 30.7 655 64.7 1012 100.0 Green Corridor (minus Askern)

63 1.0 877 13.6 5512 85.4 6451 100.0

Rest of North 686 6.3 2439 22.4 7776 71.3 10901 100.0 NORTH 795 4.3 3627 19.7 13942 75.9 18364 100.0 Pathfinder 775 6.4 2603 21.6 8694 72.0 12072 100.0 Rest of West 100 1.2 1494 17.9 6774 81.0 8368 100.0 WEST 875 4.3 4097 20.0 15468 75.7 20440 100.0 4 Named Streets 25 9.0 75 26.9 179 64.1 280 100.0 NDC (minus 4 Named Streets) 381 11.6 821 25.0 2082 63.4 3284 100.0 Rest of Urban 771 4.0 3275 17.1 15124 78.9 19170 100.0 URBAN 1177 5.2 4172 18.3 17385 76.5 22734 100.0 EAST 533 2.2 4728 19.3 19244 78.5 24505 100.0 SOUTH 526 2.6 3504 17.2 16353 80.2 20383 100.0 TENURE owner occupied 2735 3.1 14009 15.6 72861 81.3 89605 100.0 private rented 939 6.9 4923 36.3 7689 56.7 13552 100.0 rsl 231 7.2 1195 37.3 1780 55.5 3206 100.0 shared ownership 63 100.0 63 100.0 TABLE TOTAL 3906 3.7 20127 18.9 82393 77.4 106426 100.0

ETHNICITY

4.2.5 The overwhelming majority of private households are of White origin ‐ 103052 households (97.5%

where information is available). Of the remaining households, Asian/Asian British households account

for 1928 (1.8% of all households) and Black/Black British for 434. There are insufficient data points on

ethnicity to allow reliable analysis to be reported.




ECONOMIC CIRCUMSTANCES

4.2.6 Rates of economic activity within the private housing sector are mixed and influenced by the

demographic profile of private households. In 65908 households (61.9%) the household representative

is in either full or part‐time employment, while in 30107 households (28.3%) the household

representative is economically retired. Within England as a whole during 2005, around 63% of

household reference persons were classified as working, with 27.6% retired and 1.5% unemployed

(EHCS 2005). There are no national or regional figures on the percentage of household reference

persons permanently sick/disabled, rather these individuals are included in the other/unobtainable

category in Figure 7.

FIGURE 7: ECONOMIC STATUS OF HOUSEHOLD REPRESENTATIVE

61.9

28.3

3.0 3.1 3.7

63.2

27.9

1.5

7.4

63.1

27.6

1.5

7.7

0.0

10.0

20.0

30.0

40.0

50.0

60.0

70.0

Ful l / Part‐timeemployment

Whol ly Retired Permanentlys ick/disabled

Unemployed ‐ava i lable for work

Other / Unobta inable

Percent o

f Hou

seho

lds

Doncaster Yorkshi re and The Humber England

4.2.7 19777 households (18.6%) are in receipt of at least one of the principle means tested or disability

related benefits and are consequently classified as vulnerable; which compares with a national rate for

the owner‐occupied and private rented sector of 18.2% (EHCS, 2006). The estimated median annual

household representative income is approximately £17,000; 19497 households (24.7%), have an annual

head of household income of under £10,400, which is equivalent to less than 60% of the Council wide

median level. In general, households are thought to be in poverty if their household income is less than

60% of the median income level.

4.2.8 Extending vulnerability to include elderly households and households with children increases the at risk

household group to 78229 households or 73.5%. The remaining 26.5% or 28197 households are




classified as non‐target households within the following analysis, indicating they are not vulnerable and

are neither elderly households or contain children and therefore are assumed to be under less pressure

financially.

TABLE 5: HOUSEHOLD VULNERABILITY BY HOUSING SECTOR

TARGET HOUSEHOLDS

Non‐target Vulnerable Elderly ‐ Non Vulnerable

Family ‐ Non Vulnerable

Table Total

hholds % hholds % hholds % hholds % hholds %

MAIN HOUSE TYPE

house 23936 27.2 16088 18.3 18101 20.6 29780 33.9 87904 100.0

bungalow 1882 13.9 2442 18.0 8358 61.7 856 6.3 13539 100.0


other flat 291 24.4 411 34.5 356 29.8 135 11.3 1192 100.0


mid terrace 6209 32.3 5049 26.3 3839 20.0 4096 21.3 19193 100.0

end terrace 1917 23.8 2317 28.8 1882 23.4 1923 23.9 8038 100.0

semi detached 13765 26.4 9024 17.3 12311 23.6 17048 32.7 52148 100.0

detached 3928 17.8 2139 9.7 8427 38.2 7570 34.3 22064 100.0

flat 2379 47.7 1247 25.0 846 17.0 511 10.3 4983 100.0


pre‐1919 4670 34.8 3749 27.9 2424 18.1 2577 19.2 13419 100.0

1919‐1944 5505 21.1 5157 19.8 7567 29.0 7819 30.0 26048 100.0

1945‐1964 6087 26.0 4521 19.3 6359 27.2 6445 27.5 23412 100.0

1965‐1974 3726 24.4 1878 12.3 4594 30.1 5059 33.2 15258 100.0

1975‐1981 1628 20.5 1497 18.9 2635 33.2 2172 27.4 7932 100.0

post‐1981 6581 32.3 2976 14.6 3726 18.3 7075 34.8 20358 100.0

AREA

Askern 221 21.8 459 45.4 94 9.2 238 23.5 1012 100.0

Green Corridor (‐Askern) 1816 28.2 1691 26.2 1315 20.4 1628 25.2 6451 100.0

Rest of North 2287 21.0 1753 16.1 3583 32.9 3278 30.1 10901 100.0

NORTH 4324 23.5 3904 21.3 4992 27.2 5144 28.0 18364 100.0

Pathfinder 3655 30.3 2492 20.6 2326 19.3 3599 29.8 12072 100.0

Rest of West 2241 26.8 797 9.5 2241 26.8 3088 36.9 8368 100.0

WEST 5896 28.8 3289 16.1 4567 22.3 6688 32.7 20440 100.0 4 Named Streets 97 34.6 129 46.2 11 3.8 43 15.4 280 100.0 NDC (‐4 Named Streets) 1026 31.3 1378 42.0 469 14.3 410 12.5 3284 100.0

Rest of Urban 6840 35.7 2601 13.6 4624 24.1 5106 26.6 19170 100.0

URBAN 7963 35.0 4108 18.1 5104 22.5 5559 24.5 22734 100.0

EAST 6393 26.1 3862 15.8 6393 26.1 7858 32.1 24505 100.0

SOUTH 3621 17.8 4614 22.6 6249 30.7 5899 28.9 20383 100.0

TENURE

owner occupied 23695 26.4 12369 13.8 25034 27.9 28508 31.8 89605 100.0

private rented 3982 29.4 5336 39.4 1803 13.3 2431 17.9 13552 100.0

rsl 458 14.3 2072 64.6 468 14.6 209 6.5 3206 100.0

shared ownership 63 100.0 63 100.0

TABLE TOTAL 28197 26.5 19777 18.6 27305 25.7 31148 29.3 106426 100.0




4.2.9 Geographically, rates of vulnerability are higher for households in the 4 Named Streets (46.2%), Askern

(45.4%), the NDC (minus 4 Named Streets) (42%) and the Green Corridor (minus Askern) (26.2%) areas.

Households within the RSL (64.6%) and private rented (39.4%) sectors are more likely to be vulnerable

than owner‐occupiers (13.8%).

4.2.10 The vulnerable sector comprises a broad range of household types, 7126 vulnerable households are

elderly (36%), 4015 households (20.3%) are single parent families, 3268 households (16.5%) are small

families with children and 2010 (10.2%) are single person non‐pensioner households.

RESIDENTIAL STABILITY

4.2.11 Private households exhibit a high degree of residential stability. 52460 households (49.3%) have been

resident in their current dwelling over 10 years. Of these, 34523 households, or 65.8% have been

resident over 20 years. 87676 households (82.4%) have no intention to move within the next year.

6122 households (5.8%) expressed a definite intention to move within the next 12 months if they had a

free choice, which compares with 9.0%2 of households (9605) who had been resident in their current

property for less than 1 year. An additional 6166 (5.8%) households thought it was possible they would

move within the next 12 months.

4.2.12 For those households with a definite intention to move, 62.2% are owner‐occupiers, 31.2% rent

privately and the remaining 6.5% are RSL tenants. Two fifths of households who intend to move

currently live in the Urban Management Area with a further 25.8% in the South.

2 This is similar to England as a whole; during 2005/06 9.6% of private sector households had moved during the previous year (CLG Survey of English Housing).




TABLE 6: LENGTH OF RESIDENCE BY HOUSING SECTOR RESIDENCY

under 1 year 1‐2 years 3‐5 years 6‐10 years 11‐20 years over 20 years Table Total

hholds % hholds % hholds % hholds % hholds % hholds % hholds %

MAIN HOUSE TYPE house 7379 8.4 6557 7.5 11735 13.3 18857 21.5 14543 16.5 28833 32.8 87904 100.0 bungalow 624 4.6 650 4.8 1250 9.2 2649 19.6 3108 23.0 5257 38.8 13539 100.0 purpose built flat 1411 37.2 872 23.0 744 19.6 365 9.6 286 7.5 114 3.0 3791 100.0 other flat 191 16.0 519 43.5 108 9.1 55 4.6 318 26.7 1192 100.0 DATE OF CONSTRUCTION pre‐1919 1925 14.3 1718 12.8 1747 13.0 1617 12.0 2057 15.3 4355 32.5 13419 100.0 1919‐1944 1371 5.3 1904 7.3 3123 12.0 5315 20.4 3738 14.4 10596 40.7 26048 100.0 1945‐1964 1630 7.0 1605 6.9 1851 7.9 4355 18.6 4870 20.8 9100 38.9 23412 100.0 1965‐1974 1200 7.9 517 3.4 1228 8.1 3797 24.9 2752 18.0 5763 37.8 15258 100.0 1975‐1981 292 3.7 548 6.9 697 8.8 1891 23.8 1726 21.8 2777 35.0 7932 100.0 post‐1981 3187 15.7 2305 11.3 5189 25.5 4951 24.3 2792 13.7 1932 9.5 20358 100.0 AREA Askern 89 8.8 94 9.2 162 16.0 157 15.5 149 14.7 361 35.7 1012 100.0 Green Corridor (‐Askern) 564 8.7 125 1.9 752 11.7 1691 26.2 877 13.6 2443 37.9 6451 100.0 Rest of North 839 7.7 915 8.4 991 9.1 2363 21.7 1677 15.4 4116 37.8 10901 100.0 NORTH 1492 8.1 1134 6.2 1904 10.4 4212 22.9 2703 14.7 6921 37.7 18364 100.0 Pathfinder 775 6.4 775 6.4 1772 14.7 1938 16.1 2215 18.3 4596 38.1 12072 100.0 Rest of West 648 7.7 498 6.0 747 8.9 2490 29.8 1395 16.7 2590 31.0 8368 100.0 WEST 1423 7.0 1273 6.2 2519 12.3 4429 21.7 3610 17.7 7186 35.2 20440 100.0 4 Named Streets 86 30.8 32 11.5 79 28.2 36 12.8 14 5.1 32 11.5 280 100.0 NDC (‐4 Named Streets) 352 10.7 557 17.0 352 10.7 557 17.0 469 14.3 997 30.4 3284 100.0 Rest of Urban 1638 8.5 2119 11.1 2408 12.6 3661 19.1 3950 20.6 5395 28.1 19170 100.0 URBAN 2076 9.1 2709 11.9 2839 12.5 4254 18.7 4433 19.5 6424 28.3 22734 100.0 EAST 2863 11.7 2197 9.0 3596 14.7 5061 20.7 3862 15.8 6925 28.3 24505 100.0 SOUTH 1752 8.6 1285 6.3 2979 14.6 3971 19.5 3329 16.3 7067 34.7 20383 100.0 TENURE owner occupied 4716 5.3 4292 4.8 11083 12.4 19865 22.2 16517 18.4 33131 37.0 89605 100.0 private rented 4451 32.8 4004 29.5 1877 13.9 1445 10.7 622 4.6 1153 8.5 13552 100.0 rsl 438 13.7 301 9.4 876 27.3 616 19.2 736 22.9 239 7.5 3206 100.0 shared ownership 63 100.0 63 100.0 TABLE TOTAL 9605 9.0 8598 8.1 13837 13.0 21926 20.6 17937 16.9 34523 32.4 106426 100.0




TABLE 7: HOUSEHOLD MOVEMENT INTENTIONS BY HOUSING SECTOR

INTENTION TO MOVE

no don’t know yes ‐ possible yes ‐ definitely Table Total


MAIN HOUSE TYPE

house 71746 81.6 5678 6.5 5362 6.1 5119 5.8 87904 100.0

bungalow 12218 90.2 382 2.8 439 3.2 500 3.7 13539 100.0


other flat 776 65.1 180 15.1 130 10.9 105 8.8 1192 100.0


mid terrace 13723 69.4 2343 11.8 2052 10.4 1662 8.4 19780 100.0

end terrace 6219 77.4 718 8.9 632 7.9 469 5.8 8038 100.0

semi detached 45297 86.8 2001 3.8 2395 4.6 2506 4.8 52198 100.0

detached 19359 87.4 998 4.5 772 3.5 1031 4.7 22160 100.0

flat 3078 72.4 402 9.5 316 7.4 453 10.7 4250 100.0


pre‐1919 8080 60.2 1889 14.1 1573 11.7 1878 14.0 13419 100.0

1919‐1944 21444 82.3 1807 6.9 1384 5.3 1414 5.4 26048 100.0

1945‐1964 20514 87.6 809 3.5 1361 5.8 728 3.1 23412 100.0

1965‐1974 12805 83.9 1120 7.3 657 4.3 677 4.4 15258 100.0

1975‐1981 7013 88.4 242 3.1 297 3.7 380 4.8 7932 100.0

post‐1981 17821 87.5 596 2.9 894 4.4 1046 5.1 20358 100.0

AREA

Askern 761 75.2 81 8.0 89 8.8 81 8.0 1012 100.0


Rest of North 9834 90.2 457 4.2 610 5.6 10901 100.0

NORTH 15605 85.0 914 5.0 1388 7.6 457 2.5 18364 100.0

Pathfinder 9359 77.5 720 6.0 1163 9.6 831 6.9 12072 100.0

Rest of West 7322 87.5 249 3.0 498 6.0 299 3.6 8368 100.0 WEST 16681 81.6 969 4.7 1661 8.1 1129 5.5 20440 100.0 4 Named Streets 190 67.9 7 2.6 39 14.1 43 15.4 280 100.0

NDC (‐4 Named Streets) 704 21.4 1407 42.9 264 8.0 909 27.7 3284 100.0

Rest of Urban 16376 85.4 289 1.5 963 5.0 1541 8.0 19170 100.0

URBAN 17270 76.0 1704 7.5 1267 5.6 2493 11.0 22734 100.0

EAST 21708 88.6 1532 6.2 799 3.3 466 1.9 24505 100.0

SOUTH 16412 80.5 1343 6.6 1051 5.2 1577 7.7 20383 100.0

TENURE

owner occupied 77073 86.0 4325 4.8 4397 4.9 3811 4.3 89605 100.0

private rented 8197 60.5 1810 13.4 1634 12.1 1911 14.1 13552 100.0

rsl 2344 73.1 326 10.2 135 4.2 401 12.5 3206 100.0

Shared ownership 63 100.0 63 100.0

TABLE TOTAL 87676 82.4 6461 6.1 6166 5.8 6122 5.8 106426 100.0




FIGURE 8: LENGTH OF RESIDENCE

9.08.1

13.0

20.6

16.9

32.4

9.6

15.0

10.3

17.4

19.7

28.0

0.0

5.0

10.0

15.0

20.0

25.0

30.0

35.0

Less than 1 yr 1 ‐ 2 yrs 3 ‐ 5 yrs 6 ‐ 10 yrs 11 ‐ 20 yrs Over 20 yrs

Percen

t of Hou

seho

lds

Doncaster England

4.2.13 Residential stability varies across the Borough. Higher rates of household mobility are exhibited in the

private‐rented sector and in specific locations such as the 4 Named Streets. 4451 private‐rented

households (32.8%) have lived in their current dwelling under 1 year; 1911 private‐rented households

(14.1%) would definitely move home within the next year if they were able to. 86 households (30.8%)

in the 4 Named Streets area have lived in their dwelling for less than year and 15.4% expect to move

during the year following the survey.

HOUSEHOLD VARIATIONS

4.2.14 Significant variations in socio‐economic conditions exist between the main tenure groups. Such

variations will again impact on future investment decisions within the private housing sector. Within

tenures, the private‐rented sector exhibit less favourable socio‐economic conditions, containing a

younger, more mobile household structure with 39.4% of households categorised as vulnerable.

Within the RSL sector, 45% of households are elderly and 64.6% are vulnerable.




TABLE 8: SOCIO‐ECONOMIC CONDITIONS BY TENURE

TENURE3

Owner Occupied Private Rented RSL Table Total

dwgs % dwgs % dwgs % dwgs %

AGE OF HOUSEHOLD REPRESENTATIVE

under 25 years 963 1.1 1696 12.6 202 6.3 2860 2.7

25 ‐ 34 years 10778 12.1 4196 31.1 497 15.5 15471 14.6

35 ‐ 44 years 17827 20.0 3074 22.8 334 10.4 21236 20.0

45 ‐ 54 years 18337 20.5 1435 10.6 301 9.4 20072 18.9

55 ‐ 64 years 17333 19.4 1171 8.7 533 16.6 19036 18.0

65 years and over 23799 26.6 1864 13.8 1227 38.3 26890 25.4

unobtainable 281 0.3 50 0.4 114 3.5 445 0.4

HOUSEHOLD TYPE

single person non pensioner 7019 7.9 2967 22.0 790 24.6 10776 10.2

single parent family 4557 5.1 2735 20.3 567 17.7 7859 7.4 two person adult non pensioner

17523 19.7 2092 15.5 143 4.5 19758 18.7

small family 23700 26.6 2453 18.2 172 5.4 26325 24.9

large family 4826 5.4 647 4.8 88 2.8 5561 5.3

large adult 817 0.9 306 2.3 1123 1.1

elderly 30705 34.4 2281 16.9 1446 45.1 34431 32.5

ECONOMIC STATUS OF HOUSEHOLD REPRESENTATIVE

full‐time work 54341 60.6 6641 49.0 802 25.0 61784 58.1

part‐time work 3594 4.0 375 2.8 91 2.8 4061 3.8 unemployed‐available for work

1277 1.4 1882 13.9 92 2.9 3251 3.1

permanently sick/disabled 2103 2.3 682 5.0 426 13.3 3211 3.0

looking after home/family 805 0.9 1551 11.4 367 11.5 2723 2.6

wholly retired 26571 29.7 2261 16.7 1275 39.8 30107 28.3

student 335 0.4 59 0.4 152 4.8 547 0.5

unobtainable 580 0.6 100 0.7 680 0.6

VULNERABILITY

non vulnerable 77236 86.2 8215 60.6 1135 35.4 86587 81.4

vulnerable 12369 13.8 5336 39.4 2072 64.6 19777 18.6

RESIDENCY

under 1 year 4716 5.3 4451 32.8 438 13.7 9605 9.0

1‐2 years 4292 4.8 4004 29.5 301 9.4 8598 8.1

3‐5 years 11083 12.4 1877 13.9 876 27.3 13837 13.0

6‐10 years 19865 22.2 1445 10.7 616 19.2 21926 20.6

11‐20 years 16517 18.4 622 4.6 736 22.9 17874 16.8

over 20 years 33131 37.0 1153 8.5 239 7.5 34523 32.5

TABLE TOTAL 89605 100.0 13552 100.0 3206 100.0 106363 100.0

3 Shared ownership households have been excluded.



5.0 HOUSING CONDITIONS ‐ AN OVERVIEW


5.1 Using the definitional framework presented in Section 3.0, 86384 dwellings (78.8%) meet the

requirements of the Decent Homes Standard and can be regarded as satisfactory. The remaining 23201

dwellings (21.2%) are ‘non‐decent’ due to unsatisfactory condition or inadequate amenity/energy

efficiency.

FIGURE 9: DWELLING PERFORMANCE AGAINST THE DECENT HOMES STANDARD

78.8%

21.2%

Decent ‐ 86384 Non Decent ‐ 23201

5.2 Reasons for non‐compliance with the Decent Homes Standard include4:

• Subject to Category 1 hazard within the HHSRS: 12482 dwellings (11.4%);

• Failure to be in reasonable repair: 7926 dwellings (7.2%);

• Failure to provide reasonably modern amenities: 477 dwellings (0.4%);

• Failure to provide effective insulation and/or efficient heating: 7318 dwellings (6.7%).

5.3 17053 dwellings (15.6% of the total housing stock) exhibit Category 2 hazards5 within the HHSRS. Of

these dwellings; 10746 (63%) are also non‐decent. The remaining 6307 dwellings (37%) are otherwise

decent.

4 Dwellings may fail on more than one criterion, therefore the 4 individual percentages sum to more than the total percentage failing the Decent Homes Standard. 5 For the purposes of this report Category 2 has been reassigned to include hazards within Bands D and E only.




FIGURE 10: HOUSING CONDITIONS

5.4 A limited set of national information on private housing performance against the HHSRS is currently

available and indicates that 36.7% of private sector dwellings (including the RSL sector) are non‐decent

(EHCS, 2006 Headline Report).

5.5 We can recalculate the decent homes analysis using the Housing Fitness Standard [Section 604]. Rates

of unfitness within the Borough are estimated at 1.2% (1281 dwellings), below the equivalent national

average of 3.8% (EHCS, 2006). Rates of non‐decency within the Borough using this method are

estimated at 13.5%; again below the equivalent national average of 26% (EHCS, 2006).

PRIVATE SECTOR HOUSING

CONDITION

CATEGORY 1 HAZARD

POOR REPAIR

INADEQUATE AMENITY/

ENERGY EFFICIENCY

DECENT

12482 dwgs (11.4%)

7926 dwgs (7.2%)

7795 dwgs (7.1%)

86384 dwgs (78.8%)

NON DECENT

DECENT

CATEGORY 2 HAZARDS 10746 dwgs

(63%) 6307 dwgs (37%)

17053 dwgs (15.6%)

109585 dwgs

The previous Private Sector House Condition and Energy Report 2003 found a rate of unfitness of 4.5%, equivalent to 4514 properties. Hence at a current level of 1.2%, the level of unfitness has improved.

23201 dwgs (21.2%)




3.8

1.2

26.0

13.5

36.7

21.2

0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0 40.0


Unfitness

Non‐Decency (Unfitness)

Non‐Decency (HHSRS)

FIGURE 11: LOCAL HOUSING CONDITIONS IN A NATIONAL CONTEXT

England Doncaster

5.6 The remainder of this report examines the distribution and nature of unsatisfactory housing conditions

locally and their implications for private sector renewal and investment strategies. This is conducted

within the new statutory standards implied by the HHSRS.



6.0 HOUSING CONDITIONS IN THE PRIVATE SECTOR


6.1 NON‐DECENT HOUSING: HHSRS CATEGORY 1 AND CATEGORY 2 HAZARDS

6.1.1 The Housing Health and Safety Rating System (HHSRS) is the Government’s approach to the evaluation

of the potential risks to health and safety from any deficiencies identified in dwellings. The HHSRS,

although not in itself a standard, has been introduced as a replacement for the Housing Fitness

Standard (Housing Act 1985, Section 604, as amended).

6.1.2 Assessment of hazards is a two‐stage process, addressing first the likelihood of an occurrence and

secondly the range of probable harm outcomes. These two factors are combined using a standard

method to give a score in respect of each hazard. There are 29 hazards, arranged in four main groups

reflecting the basic health requirements. These are illustrated in Table 9 and include:

• Physiological Requirements including Hygrothermal conditions and pollutants;

• Psychological Requirements including ‐ Space, Security, Light and Noise;

• Protection against infection including ‐ Hygiene, Sanitation and Water Supply; and

• Protection against Accidents including Falls, Electric Shocks, Burns/Scalds, Collision.

TABLE 9: HAZARD GROUPINGS HAZARD CATEGORY SUB GROUPING NATURE OF HAZARD

1. Dampness & Mould 2. Excess Cold

Hygrothermal Conditions

3. Excess Heat 4. Asbestos 5. Biocides 6. CO/Fuel Combustion 7. Lead 8. Radiation 9. Un‐combusted Fuel Gas

PHYSIOLOGICAL REQUIREMENTS

Pollutants

10. Volatile Organic Compounds 11. Crowding and Space 12. Entry by Intruders 13. Lighting

PSYCHOLOGICAL REQUIREMENTS

Space, Security, Light and Noise

14. Noise 15. Hygiene, Pests, Refuse 16. Food Safety 17. Personal Hygiene, Sanitation, Drainage

PROTECTION AGAINST INFECTION

Hygiene, Sanitation and Water Supply

18. Water Supply 19. Baths 20. Level surfaces 21. Stairs

Falls

22. Between Levels 23. Electrical Hazards 24. Fire

Shocks, Fires, Burns, Scalds

25. Flames, Hot Surfaces 26. Collision and Entrapment 27. Explosions 28. Position of Amenities

PROTECTION AGAINST ACCIDENTS

Collisions, Cuts and Strains

29. Structural Collapse




6.1.3 Hazard scores are banded to reflect the relative severity of hazards and their potential outcomes.

There are ten hazard bands ranging from Band J (9 points or less) the safest, to Band A (5000 points or

more) the most dangerous.

6.1.4 Using the above bands, hazards can be grouped as Category 1 or Category 2. A Category 1 hazard will

fall within Bands A, B or C; a Category 2 hazard will fall within Bands D or higher6. The Housing Act

2004 puts Local Authorities under a general duty to take appropriate action in relation to a Category 1

hazard. Such action can include:

• Improvement Notice (Section 11, Housing Act 2004);

• Prohibition Order (Section 20, Housing Act 2004);

• Hazard Awareness Notice (Section 28, Housing Act 2004);

• Emergency Remedial Action (Section 40, Housing Act 2004);

• Emergency Prohibition Order (Section 43, Housing Act 2004);

• Demolition Order (Section 265, Housing Act 1985); and

• Clearance Area Declaration (Section 289, Housing Act 1985).

Similar powers exist to deal with Category 2 hazards but at the discretion of the Local Authority.

Emergency measures cannot however be used, nor can clearance area or demolition powers. The

presence of Category 1 hazards will be integrated within the Decent Homes Standard and forms the

main focus for our analyses.

TABLE 10: HHSRS HAZARD BANDS HHSRS BANDS HAZARD SCORE RANGE

A 5000 or more B 2000 to 4999 C 1000 to 1999 D 500 to 999 E 200 to 499 F 100 to 199 G 50 to 99 H 20 to 49 I 10 to 19 J 9 or less

6.1.5 The distribution of hazard bandings and their allocation to risk categories within Doncaster is illustrated

in Tables 11 and 12. The highest risks within the HHSRS (Category 1; 1000 or more points) are related

to the risk of falls on steps and stairs, excess cold, fire and electrical risk.

6 For the purposes of reporting Category 2 has been reassigned to incorporate Bands D and E only.




FIGURE 12: CATEGORY 1 HAZARD BY RISK CATEGORY

0.1

0.1

0.1

0.2

0.2

1.2

1.8

2.6

7.8

0.0 1.0 2.0 3.0 4.0 5.0 6.0 7.0 8.0 9.0

Falls on the Level

Crowding & Space

Falls between Levels

Domestic Hygiene

Dampness/Mould

Electrical

Fire

Excess Cold

Falls on Steps/Stairs


6.1.6 The survey estimates that 12482 private sector dwellings in the Borough exhibit Category 1 hazards

representing 11.4% of total private housing stock. Recently published national figures indicate that

22.4% of private sector and RSL homes have a Category 1 hazard present (EHCS, 2006 Headline Report).

6.1.7 As figure 12 indicates Category 1 hazards have been identified in only 9 of the 29 areas of risk, with 5

being present in less than 0.3% of the stock. The risk of falls on steps/stairs and excess cold are the

largest risk categories with 8543 and 2797 dwellings exhibiting these Category 1 hazards respectively.

Although detailed national figures for particular hazards is currently unavailable, it is known that

nationally “The most common Category 1 hazards are excess cold (homes that are difficult and/or

expensive to keep warm) and falls (particularly falls on stairs where steep and/or winding staircases,

lack of handrails, slippery steps and disrepair to stairs or steps are contributory factors to the likelihood

of an accident occurring) (EHCS, 2006 Headline Report, p4.) There is a degree of overlap between the

individual categories of risk however, such that 308 dwellings experience Category 1 hazard for both

excess cold and falls on steps/stairs. Consequently the sum of the individual risk categories does not

equal the total number of dwellings in the Borough classified as exhibiting a Category 1 hazard.




TABLE 11: HHSRS HAZARD BANDINGS BY HAZARD/RISK CATEGORY CATEGORY 1 CATEGORY 2 OTHER

Band A Band B Band C Band D Band E Band F Band G Band H Band I Band J All Dwellings

dwgs % dwgs % dwgs % dwgs % dwgs % dwgs % dwgs % dwgs % dwgs % dwgs % dwgs %

Dampness/Mould 239 0.2 2880 2.6 106466 97.2 109585 100.0 Excess Cold 2797 2.6 1964 1.8 3668 3.3 101155 92.3 109585 100.0 Excess Heat 1806 1.6 107778 98.4 109585 100.0 Asbestos 58 0.1 1405 1.3 108122 98.7 109585 100.0 Biocides 109585 100.0 109585 100.0 Carbon Monoxide 1248 1.1 108337 98.9 109585 100.0 Lead 109585 100.0 109585 100.0 Radiation 109585 100.0 109585 100.0 Uncombusted Fuel 927 0.8 108657 99.2 109585 100.0 Volatile Organic Compounds 109585 100.0 109585 100.0 Crowding And Space 66 0.1 1038 0.9 4743 4.3 103738 94.7 109585 100.0 Entry by Intruders 67 0.1 2445 2.2 4520 4.1 102553 93.6 109585 100.0 Lighting 119 0.1 109465 99.9 109585 100.0 Noise 70 0.1 1197 1.1 108317 98.8 109585 100.0 Domestic Hygiene 189 0.2 1425 1.3 107971 98.5 109585 100.0 Food Safety 215 0.2 1714 1.6 107656 98.2 109585 100.0 Hygiene/Sanitation/Drainage 357 0.3 2008 1.8 107220 97.8 109585 100.0 Domestic Water 342 0.3 109243 99.7 109585 100.0 Falls With Amenities 3814 3.5 105771 96.5 109585 100.0 Falls On The Level 119 0.1 5295 4.8 8489 7.7 95682 87.3 109585 100.0 Falls On Steps/Stairs 567 0.5 7976 7.3 28322 25.8 72720 66.4 109585 100.0 Falls Between Levels 58 0.1 4033 3.7 105494 96.3 109585 100.0 Electrical 67 0.1 1300 1.2 108218 98.8 109585 100.0 Fire 114 0.1 1823 1.7 6368 5.8 101279 92.4 109585 100.0 Hot Surface And Material 2830 2.6 2447 2.2 104308 95.2 109585 100.0 Collision/Entrapment 2322 2.1 3126 2.9 104137 95.0 109585 100.0 Explosion 66 0.1 3329 3.0 106190 96.9 109585 100.0 Ergonomics 78 0.1 109506 99.9 109585 100.0 Structural Failure 7 0.0 252 0.2 109325 99.8 109585 100.0




6.1.8 Category 1 hazards are not evenly distributed across the Borough but vary in their extent by area and

housing sector. Geographically, above average rates of Category 1 hazard failure are associated with

the 4 Named Streets, East MA and inside the Pathfinder. In the 4 Named Streets 91% of all private

sector dwellings exhibit Category 1 hazards. Equivalent failure rates in the East MA and areas inside the

Pathfinder are 18.6% and 16.9% respectively.

3.5

5.7

5.8

5.8

7.6

7.9

8.7

11.2

11.4

11.4

12.4

16.9

18.6

91.0

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0


Rest of Urban

URBAN

Green Corridor (minus Askern)

Rest of West

NORTH

Askern

Rest of North

SOUTH

DONCASTER

NDC (minus 4 Named Streets)

WEST

Pathfinder

EAST

4 Named Streets

FIGURE 13: CATEGORY 1 HAZARD RATES BY AREA

6.1.9 The reason for the extremely high rate of Category 1 hazard failure within the 4 Named Streets

necessitates further examination. All properties in this specific location are of pre‐1919 construction

and the internal design connotes a risk of falls on stairs/steps in over 90% of the dwellings. The issue of

whether or not it is physically possible or realistic to eradicate this particular hazard risk in these

circumstances requires consideration by the Council.

6.1.10 Geographical variations in Category 1 hazard failure are influenced by variations in sectoral

performance and by the composition of area housing stock. In this respect rates of Category 1 hazard

failure are significantly above average in the pre‐1919 housing stock and for the private‐rented sector.

• 3188 dwellings constructed pre‐1919 exhibit Category 1 hazards representing 21.5% of all

dwellings built in this period and a quarter of all private dwellings exhibiting Category 1 hazards.




• The largest number of Category 1 hazards is found within the owner‐occupied sector (9543

dwellings or 10.5%) although relative to its size, rates of failure are significantly higher within the

private‐rented sector. 2502 privately rented dwellings exhibit Category 1 hazards representing

17.8% of all privately rented dwellings in the Borough.

TABLE 12: THE DISTRIBUTION OF CATEGORY 1 HAZARDS BY AREA AND HOUSING SECTOR

HHSRS CATEGORY 1 RISK Table Total

no category 1 riskscategory 1 risks

present

Dwgs % Dwgs % Dwgs %

AREA

Askern 973 92.1 83 7.9 1056 100.0

Green Corridor (‐Askern) 6138 94.2 376 5.8 6514 100.0

Rest of North 10406 91.3 991 8.7 11397 100.0

NORTH 17516 92.4 1450 7.6 18967 100.0

Pathfinder 10679 83.1 2167 16.9 12846 100.0

Rest of West 8069 94.2 498 5.8 8567 100.0 WEST 18748 87.6 2665 12.4 21413 100.0 4 Named Streets 25 9.0 255 91.0 280 100.0

NDC (‐4 Named Streets) 2935 88.6 378 11.4 3313 100.0

Rest of Urban 18691 96.5 671 3.5 19362 100.0

URBAN 21651 94.3 1304 5.7 22955 100.0

EAST 20531 81.4 4702 18.6 25234 100.0

SOUTH 18656 88.8 2361 11.2 21017 100.0

TENURE

owner occupied 81543 89.5 9543 10.5 91086 100.0

private rented 11544 82.2 2502 17.8 14046 100.0

rsl 3022 88.8 381 11.2 3402 100.0 shared ownership 63 100.0 63 100.0 unknown 932 94.4 56 5.6 987 100.0

MAIN HOUSE TYPE

house 79316 87.9 10904 12.1 90220 100.0

bungalow 12588 91.2 1218 8.8 13806 100.0

purpose built flat 4048 96.8 132 3.2 4180 100.0

other flat 1151 83.5 228 16.5 1379 100.0


mid terrace 16845 81.1 3918 18.9 20763 100.0

end terrace 6974 81.9 1541 18.1 8515 100.0

semi detached 46865 91.0 4614 9.0 51479 100.0

detached 21219 91.2 2049 8.8 23268 100.0

flat 5199 93.5 360 6.5 5559 100.0


pre‐1919 11655 78.5 3188 21.5 14843 100.0

1919‐1944 22122 83.3 4422 16.7 26544 100.0

1945‐1964 21703 92.9 1652 7.1 23356 100.0

1965‐1974 13778 91.4 1304 8.6 15081 100.0

1975‐1981 7331 90.7 750 9.3 8081 100.0

post‐1981 20514 94.6 1166 5.4 21680 100.0

TABLE TOTAL 97103 88.6 12482 11.4 109585 100.0




6.1.11 Tables 13 and 14 examine the distribution of the two main Category 1 hazards7 across the housing stock

as a guide to intervention strategies. These hazards relate to falls on steps/stairs and excess cold.

6.1.12 While all Category 1 hazards are disproportionately represented within the private‐rented sector, pre‐

1919 housing and terraced housing; the numerical distribution of individual hazards, as illustrated in

Tables 13‐14, is relevant to intervention targeting.

FALLS ON STAIRS/STEPS: Trip hazards on stairs and steps are predominately found within the pre‐1945

housing sector (5200 dwellings – 60.9% of total dwellings with Category 1 falls on stairs/step Hazard),

and are more common in the 4 Named Streets (255 dwellings – 91%), the East (3576 dwellings – 14.2%)

and within the Pathfinder (1754 dwellings – 13.7%). In considering intervention strategies the integral

design features of older properties must be taken into account together with the cost and

appropriateness of design remedies. The nature of the original design and construction of most

properties, especially pre‐1919 dwellings will make it impossible to entirely elimate risk problems

associated with stairs.

EXCESS COLD: Rates of Category 1 hazards on Excess Cold are more prevalent in the 4 Named Streets

(7.7%), the Green Corridor (5.8%) and Askern (4.9%). The majority of the dwellings are found within the

owner‐occupied sector (2485 dwellings – 88.8%) with a further 8.5% (238 dwellings) being privately‐

rented. Over 95% (2674) of the properties are either houses or bungalows and are predominately

detached or semi‐detached (73.2%). Properties experiencing excess cold exhibit below average energy

efficiency levels as illustrated by the following attributes:

• 880 dwellings (31.4%) have no effective loft insulation; a further 391 dwellings (14%) have loft

insulation below 100mm. The respective percentages for dwellings without an excess cold

Category 1 Hazard are; 2.4% no loft insulation and 9.2% with loft insulation below 100mm;

• 972 dwellings (34.7%) offer single glazing compared with 7.1% for other non‐Category 1

dwellings;

• 380 dwellings (13.6%) have no central heating compared with 0.5% for other non‐Category 1

dwellings;

• 1825 dwellings (65.2%) rely on primary heating fuels which are not mains gas, while 1079

dwellings (38.6%) have non boiler driven heating systems.

The average SAP Rating for these dwellings, at 26, is significantly below the average of 60 for non

Category 1 Excess Cold dwellings.

.




TABLE 13: THE DISTRIBUTION OF CATEGORY 1 HAZARDS RELATED TO FALLS ON STEPS/STAIRS

FALLS ON STEPS/STAIRS HAZARD BAND

Category 1 Other Table Total

dwgs % dwgs % dwgs %

AREA

Askern 16 1.5 1040 98.5 1056 100.0

Green Corridor (‐Askern) 6514 100.0 6514 100.0

Rest of North 557 4.9 10839 95.1 11397 100.0

NORTH 573 3.0 18393 97.0 18967 100.0

Pathfinder 1754 13.7 11092 86.3 12846 100.0



Rest of Urban 383 2.0 18978 98.0 19362 100.0

URBAN 1016 4.4 21938 95.6 22955 100.0

EAST 3576 14.2 21657 85.8 25234 100.0

SOUTH 1324 6.3 19692 93.7 21017 100.0

TENURE

owner occupied 5984 6.6 85102 93.4 91086 100.0

private rented 2189 15.6 11858 84.4 14046 100.0


DWELLING TYPE

house 7655 8.5 82564 91.5 90220 100.0

bungalow 532 3.9 13274 96.1 13806 100.0


other flat 228 16.5 1151 83.5 1379 100.0


mid terrace 3215 15.5 17548 84.5 20763 100.0

end terrace 1335 15.7 7181 84.3 8515 100.0

semi detached 2651 5.1 48829 94.9 51479 100.0

detached 987 4.2 22281 95.8 23268 100.0

flat 356 6.4 5203 93.6 5559 100.0


pre‐1919 2508 16.9 12334 83.1 14843 100.0

1919‐1944 2692 10.1 23852 89.9 26544 100.0

1945‐1964 1142 4.9 22213 95.1 23356 100.0

1965‐1974 878 5.8 14203 94.2 15081 100.0

1975‐1981 400 4.9 7681 95.1 8081 100.0

post‐1981 923 4.3 20757 95.7 21680 100.0

TABLE TOTAL 8543 7.8 101042 92.2 109585 100.0

7 The number of unweighted cases of other Category 1 Hazards are insufficient to provide a statistically robust detailed breakdown.




TABLE 14: THE DISTRIBUTION OF CATEGORY 1 HAZARDS EXCESS COLD

EXCESS COLD HAZARD BAND

Category 1 Category 2 Other Table Total


AREA

Askern 52 4.9 60 5.6 945 89.5 1056 100.0


Rest of North 372 3.3 124 1.1 10901 95.7 11397 100.0

NORTH 799 4.2 183 1.0 17984 94.8 18967 100.0

Pathfinder 361 2.8 1238 9.6 11247 87.6 12846 100.0

Rest of West 50 0.6 149 1.7 8368 97.7 8567 100.0

WEST 411 1.9 1388 6.5 19615 91.6 21413 100.0

4 Named Streets 22 7.7 29 10.3 230 82.1 280 100.0


Rest of Urban 288 1.5 96 0.5 18978 98.0 19362 100.0

URBAN 309 1.3 154 0.7 22492 98.0 22955 100.0

EAST 530 2.1 2583 10.2 22121 87.7 25234 100.0

SOUTH 749 3.6 1324 6.3 18944 90.1 21017 100.0

TENURE

owner occupied 2485 2.7 4007 4.4 84594 92.9 91086 100.0

private rented 238 1.7 1375 9.8 12433 88.5 14046 100.0

rsl 70 2.1 199 5.8 3133 92.1 3402 100.0

shared ownership 63 100.0 63 100.0

unknown 4 0.4 52 5.2 932 94.4 987 100.0

DWELLING TYPE

house 2179 2.4 5034 5.6 83007 92.0 90220 100.0

bungalow 495 3.6 380 2.8 12931 93.7 13806 100.0

purpose built flat 58 1.4 102 2.4 4020 96.2 4180 100.0

other flat 66 4.8 116 8.4 1197 86.8 1379 100.0


mid terrace 547 2.6 2015 9.7 18201 87.7 20763 100.0

end terrace 79 .9 596 7.0 7841 92.1 8515 100.0

semi detached 1408 2.7 2175 4.2 47896 93.0 51479 100.0

detached 640 2.7 628 2.7 22001 94.6 23268 100.0

flat 124 2.2 218 3.9 5217 93.9 5559 100.0


pre‐1919 526 3.5 1331 9.0 12986 87.5 14843 100.0

1919‐1944 1306 4.9 1614 6.1 23624 89.0 26544 100.0

1945‐1964 240 1.0 1069 4.6 22047 94.4 23356 100.0

1965‐1974 186 1.2 872 5.8 14024 93.0 15081 100.0

1975‐1981 292 3.6 114 1.4 7675 95.0 8081 100.0

post‐1981 248 1.1 632 2.9 20801 95.9 21680 100.0

TABLE TOTAL 2797 2.6 5632 5.1 101155 92.3 109585 100.0

6.1.13 Costs to address Category 1 defects within the unsatisfactory housing stock are estimated at £87.022M,

averaging £6972 per defective dwelling. Individual costs range from around £1500 to over £29000.

Highest average costs are associated with the Green Corridor (£12268), Askern (£10288) and with

dwellings constructed either pre‐1919 (£8010) or between 1919 and 1944 (£8290).




6.1.14 Costs presented are net of VAT, fees, preliminaries and contingencies but in addition to HHSRS

improvements allow for the completion of any outstanding repairs to Category 1 dwellings.

TABLE 15: COSTS TO ADDRESS CATEGORY 1 HAZARDS BY AREA AND HOUSING SECTOR

CATEGORY 1 HAZARD REPAIR AND IMPROVEMENT COST

Average (£) Total (£)

AREA

Askern 10288 857717

Green Corridor (‐Askern) 12268 4610236

Rest of North 5558 5508591

NORTH 7569 10976544

Pathfinder 7546 16351450

Rest of West 6490 3232759

WEST 7349 19584209

4 Named Streets 7745 1974136

NDC (‐4 Named Streets) 7274 2747952

Rest of Urban 6764 4538179

URBAN 7104 9260267

EAST 6209 29198467

SOUTH 7625 18002074

TENURE

owner occupied 6917 66009739

private rented 7250 18140636

rsl 6585 2506719

unknown 6560 364467

MAIN HOUSE TYPE

house 7204 78554607

bungalow 4918 5990440

purpose built flat 9907 1305198

other flat 5142 1171316


mid terrace 6985 27365950

end terrace 7804 12027860

semi detached 7034 32460052

detached 6194 12691185

flat 6888 2476514


pre‐1919 8010 25535194

1919‐1944 8290 36658413

1945‐1964 5932 9801659

1965‐1974 4686 6109000

1975‐1981 4632 3471740

post‐1981 4669 5445555

TABLE TOTAL 6972 87021561

6.1.15 Movement from the Standard of Fitness (Section 604) to HHSRS will result in a significant increase in the

level of statutory housing problems within the Borough. An estimated 1281 private dwellings are unfit

representing 1.2% of all private dwellings. Under HHSRS, 12482 dwellings or 11.4% experience




Category 1 hazards. There is a slight relationship between unfitness and Category 1 hazard failure.

Thus, 449 unfit dwellings are also defective under HHSRS Category 1. These dwellings represent 22.2%

of all unfit dwellings and 6.7% of all Category 1 failures. Although new sections of the housing stock

are affected by the HHSRS, patterns of failure remain generally consistent with those under the fitness

standard; namely the private‐rented sector and dwellings constructed pre‐1919.

TABLE 16: STATUTORY HOUSING PROBLEMS ‐ HHSRS AND FITNESS SECTION 604 HHSRS CATEGORY 1 RISK FITNESS SECTION 604

no category 1 risks

category 1 risks present

not unfit unfit Table Total

Dwgs % Dwgs % Dwgs % Dwgs % Dwgs % AREA Askern 973 92.1 83 7.9 1032 97.7 24 2.3 1056 100.0 Green Corridor (‐Askern) 6138 94.2 376 5.8 6388 98.1 125 1.9 6514 100.0 Rest of North 10406 91.3 991 8.7 11025 96.7 372 3.3 11397 100.0 NORTH 17516 92.4 1450 7.6 18446 97.3 521 2.7 18966 100.0 Pathfinder 10679 83.1 2167 16.9 12588 98.0 258 2.0 12846 100.0 Rest of West 8069 94.2 498 5.8 8468 98.8 100 1.2 8567 100.0 WEST 18748 87.6 2665 12.4 21056 98.3 358 1.7 21413 100.0 4 Named Streets 25 9.0 255 91.0 183 65.4 97 34.6 280 100.0 NDC (‐4 Named Streets) 2935 88.6 378 11.4 3255 98.2 58 1.8 3313 100.0 Rest of Urban 18691 96.5 671 3.5 19362 100.0 19362 100.0 URBAN 21651 94.3 1304 5.7 22800 99.3 155 0.7 22955 100.0 EAST 20531 81.4 4702 18.6 25101 99.5 132 0.5 25234 100.0 SOUTH 18656 88.8 2361 11.2 20902 99.5 115 0.5 21017 100.0 TENURE owner occupied 81543 89.5 9543 10.5 90012 98.8 1074 1.2 91086 100.0 private rented 11544 82.2 2502 17.8 13880 98.8 166 1.2 14046 100.0 rsl 3022 88.8 381 11.2 3366 98.9 37 1.1 3402 100.0 shared ownership 63 100.0 63 100.0 63 100.0 unknown 932 94.4 56 5.6 983 99.6 4 0.4 987 100.0 MAIN HOUSE TYPE house 79316 87.9 10904 12.1 89067 98.7 1153 1.3 90220 100.0 bungalow 12588 91.2 1218 8.8 13678 99.1 128 0.9 13806 100.0 purpose built flat 4048 96.8 132 3.2 4180 100.0 4180 100.0 other flat 1151 83.5 228 16.5 1379 100.0 1379 100.0 DWELLING CONFIGURATION mid terrace 16845 81.1 3918 18.9 20434 98.4 329 1.6 20763 100.0 end terrace 6974 81.9 1541 18.1 8333 97.9 183 2.1 8515 100.0 semi detached 46865 91.0 4614 9.0 50896 98.9 584 1.1 51479 100.0 detached 21219 91.2 2049 8.8 23082 99.2 186 .8 23268 100.0 flat 5199 93.5 360 6.5 5559 100.0 5559 100.0 DATE OF CONSTRUCTION pre‐1919 11655 78.5 3188 21.5 14589 98.3 253 1.7 14843 100.0 1919‐1944 22122 83.3 4422 16.7 26052 98.1 493 1.9 26544 100.0 1945‐1964 21703 92.9 1652 7.1 23062 98.7 293 1.3 23356 100.0 1965‐1974 13778 91.4 1304 8.6 14902 98.8 180 1.2 15081 100.0 1975‐1981 7331 90.7 750 9.3 8019 99.2 62 0.8 8081 100.0 post‐1981 20514 94.6 1166 5.4 21680 100.0 21680 100.0 TABLE TOTAL 97103 88.6 12482 11.4 108304 98.8 1281 1.2 109585 100.0




6.1.16 The rate of unfitness is significantly greater in the 4 Named Streets than elsewhere; 34.6% of all

dwellings are deemed to be unfit in this location. Numerically this small area accounts for only 97

(7.6%) of the 1281 dwellings that are unfit.

6.1.17 The principal factors that cause dwellings to fail the Fitness Standard are; cooking & food preparation

facilities (589 dwellings, 46%), repair (559 dwellings, 43.6%), bath/shower & wash hand basin (228

dwellings, 17.8%) and dampness (220 dwellings, 17.2%).

6.1.18 In addition to Category 1 hazards, 17053 dwellings (15.6%) exhibit defects in hazard bands D or E and

have been classified as Category 2 dwellings. Within the Category 2 housing stock, 8234 dwellings

(48.3%) also exhibit Category 1 hazards; the remaining 8819 dwellings (51.7%) experience Category 2

hazards only.

FIGURE 14: DWELLINGS EXPERIENCING CATEGORY 2 HAZARDS

48.3%

51.7%

Category 1 and 2 hazards ‐ 8234 dwgs Category 2 hazards only ‐ 8819 dwgs




TABLE 17: DWELLINGS EXPERIENCING CATEGORY 2 HAZARDS ONLY ‐ HAZARD CLASSIFICATION BY HAZARD/RISK CATEGORY

Category 2 Bands D & E

Other Bands F through J

All Dwellings


Dampness/Mould 1354 15.4 7465 84.6 8819 100.0

Excess Cold 2420 27.4 6399 72.6 8819 100.0

Excess Heat 8819 100.0 8819 100.0

Asbestos 8819 100.0 8819 100.0

Biocides 8819 100.0 8819 100.0

Carbon Monoxide 8819 100.0 8819 100.0

Lead 8819 100.0 8819 100.0

Radiation 8819 100.0 8819 100.0

Uncombusted Fuel 8819 100.0 8819 100.0

Volatile Organic Compounds 8819 100.0 8819 100.0

Crowding And Space 455 5.2 8364 94.8 8819 100.0

Entry by Intruders 8819 100.0 8819 100.0

Lighting 8819 100.0 8819 100.0

Noise 8819 100.0 8819 100.0

Domestic Hygiene 8819 100.0 8819 100.0

Food Safety 8819 100.0 8819 100.0

Hygiene/Sanitation/Drainage 58 0.7 8762 99.3 8819 100.0

Domestic Water 8819 100.0 8819 100.0

Falls With Amenities 8819 100.0 8819 100.0

Falls On The Level 6785 76.9 2034 23.1 8819 100.0

Falls On Steps/Stairs 8819 100.0 8819 100.0

Falls Between Levels 391 4.4 8428 95.6 8819 100.0

Electrical 8819 100.0 8819 100.0

Fire 8819 100.0 8819 100.0

Hot Surface And Material 8819 100.0 8819 100.0

Collision/Entrapment 95 1.1 8724 98.9 8819 100.0

Explosion 8819 100.0 8819 100.0 Ergonomics 8819 100.0 8819 100.0 Structural Failure 8819 100.0 8819 100.0

6.1.19 When taking action to address Category 1 hazards it might be reasonably expected that Category 2

hazards are also actioned. Dwellings which only exhibit Category 2 failures would normally fall outside

any action safety net. Typically advice and education would be targeted at households occupying these

dwellings. The three key areas emerging as Category 2 hazards are dampness/mould, excess cold and

falls on the level.




6.2 NON‐DECENT HOMES: HOUSING DISREPAIR

6.2.1 To meet the Decent Homes Standard, dwellings are required to be in a reasonable state of repair.

Dwellings which fail to meet this criterion are those where either:

• One or more of the key building components are old and because of their condition, need

replacing or major repair; or

• Two or more of the other building components are old and, because of their condition need

replacing or major repair.

Key building components are those which are essential to the future integrity of the building and its

continued occupancy. These include:

• External Walls;

• Roof Structure and Covering;

• Windows and Doors;

• Chimneys;

• Central Heating Boilers;

• Gas Fires;

• Storage Heaters; and

• Electrics.

6.2.2 65668 private dwellings (59.9%) require repairs to at least one essential building element. The majority

of repairs are however minor or localised in nature reflecting a need externally for enhanced routine

maintenance and internally general household wear and tear and the ageing of internal services and

amenities. A total of 7926 dwellings (7.2%) require major works and are by definition non‐decent; this

is slightly below the national estimate that suggests 7.9% of private sector dwellings fail to meet the

repair criteria of the Decent Homes Standard (EHCS, 2006).

6.2.3 Elemental repair defects for those 7926 dwellings requiring major repairs are illustrated in Table 18. The

main areas of disrepair relate to chimney stacks, windows and access doors externally and to kitchen

fittings and doors internally. Disrepair is presented in bandings representing the estimated percentage

of each element requiring repair/replacement8.

8 As any one dwelling may require multiple essential repairs, the sum of the individual failures is significantly greater than the total number of dwellings failing the Decent Homes Standard due to disrepair.




TABLE 18: DWELLINGS REQUIRING MAJOR REPAIRS – ELEMENTAL REPAIR PROFILE

no repair localised repair

1‐5% minor repair

6‐25% medium repair

26 ‐ 60% major repair

61‐80% renew element

81‐100% All Dwellings

dwgs % dwgs % dwgs % dwgs % dwgs % dwgs % dwgs %

KEY BUILDING COMPONENTS Automatically Fail Decent Homes Standard Roof Structure 5926 74.8 1080 13.6 548 6.9 258 3.3 114 1.4 7926 100.0 Roof Cover 2704 34.1 2271 28.7 1762 22.2 950 12.0 110 1.4 129 1.6 7926 100.0 Chimney Stacks 2544 32.1 2514 31.7 1207 15.2 1415 17.9 143 1.8 103 1.3 7926 100.0 External Wall Finishes 3450 43.5 1595 20.1 1793 22.6 1034 13.0 56 0.7 7926 100.0 Lintels 6625 83.6 553 7.0 488 6.2 260 3.3 7926 100.0 External Wall Structure 6234 78.6 902 11.4 617 7.8 111 1.4 63 0.8 7926 100.0 Windows 3354 42.3 1195 15.1 1088 13.7 1220 15.4 366 4.6 704 8.9 7926 100.0 Access Doors 4020 50.7 1222 15.4 1406 17.7 365 4.6 325 4.1 588 7.4 7926 100.0 Electrics 6660 84.0 774 9.8 415 5.2 8 0.1 4 0.1 65 0.8 7926 100.0 Heating Boilers/Appliances 6427 81.1 767 9.7 113 1.4 300 3.8 159 2.0 160 2.0 7926 100.0

OTHER BUILDING COMPONENTS Require 2 or more failures to Fail Decent Homes

Standard

Rainwear 3293 41.6 2406 30.4 1101 13.9 667 8.4 218 2.8 241 3.0 7926 100.0 External Wall Pointing 2674 33.7 2348 29.6 1953 24.6 739 9.3 109 1.4 103 1.3 7926 100.0 Flashings 3513 44.3 2026 25.6 1320 16.7 739 9.3 56 0.7 273 3.4 7926 100.0 Underground Drainage 7015 88.5 294 3.7 393 5.0 225 2.8 7926 100.0 Fences/Walls And Gates 1654 20.9 1849 23.3 2870 36.2 1178 14.9 325 4.1 50 0.6 7926 100.0 Paths And Paved Areas 2260 28.5 2274 28.7 2192 27.7 855 10.8 52 0.7 293 3.7 7926 100.0 Internal Floor Structure 6258 79.0 1184 14.9 258 3.3 225 2.8 7926 100.0 Internal Floor Finish 5469 69.0 1513 19.1 646 8.1 172 2.2 61 0.8 66 0.8 7926 100.0 Internal Wall Structure 6413 80.9 1056 13.3 180 2.3 220 2.8 58 0.7 7926 100.0 Internal Wall Finish 4056 51.2 2213 27.9 1071 13.5 354 4.5 175 2.2 58 0.7 7926 100.0 Ceiling Finish 4500 56.8 2075 26.2 781 9.9 509 6.4 4 0.1 58 0.7 7926 100.0 Internal Door 4738 59.8 1923 24.3 508 6.4 631 8.0 65 0.8 62 0.8 7926 100.0 Fireplace 6751 85.2 683 8.6 189 2.4 242 3.1 62 0.8 7926 100.0 Internal Staircase 6213 78.4 1049 13.2 445 5.6 167 2.1 52 0.7 7926 100.0 Kitchen Fittings 4579 57.8 1571 19.8 992 12.5 399 5.0 66 0.8 319 4.0 7926 100.0 Bathroom Amenities 4883 61.6 1604 20.2 850 10.7 296 3.7 123 1.5 171 2.2 7926 100.0 Internal Plumbing 6902 87.1 595 7.5 368 4.6 57 0.7 4 0.1 7926 100.0 Heating Distribution 6502 82.0 741 9.3 174 2.2 189 2.4 165 2.1 156 2.0 7926 100.0




TABLE 19: DECENT HOMES REPAIR PERFORMANCE BY AREA AND HOUSING SECTOR

decent homes repair

compliant non compliant Table Total

Dwgs % Dwgs % Dwgs %

AREA

Askern 814 77.1 242 22.9 1056 100.0


Rest of North 11335 99.5 62 0.5 11397 100.0

NORTH 17285 91.1 1682 8.9 18966 100.0

Pathfinder 10834 84.3 2012 15.7 12846 100.0



Rest of Urban 18882 97.5 479 2.5 19362 100.0

URBAN 21775 94.9 1180 5.1 22955 100.0

EAST 24571 97.4 662 2.6 25234 100.0

SOUTH 19174 91.2 1843 8.8 21017 100.0

TENURE

owner occupied 85327 93.7 5759 6.3 91086 100.0

private rented 12299 87.6 1747 12.4 14046 100.0


MAIN HOUSE TYPE

house 82808 91.8 7411 8.2 90220 100.0

bungalow 13509 97.9 297 2.1 13806 100.0


other flat 1276 92.5 103 7.5 1379 100.0


mid terrace 17696 85.2 3066 14.8 20763 100.0

end terrace 6968 81.8 1548 18.2 8515 100.0

semi detached 48907 95.0 2573 5.0 51479 100.0

detached 22747 97.8 521 2.2 23268 100.0

flat 5341 96.1 218 3.9 5559 100.0


pre‐1919 11826 79.7 3017 20.3 14843 100.0

1919‐1944 23347 88.0 3198 12.0 26544 100.0

1945‐1964 22381 95.8 975 4.2 23356 100.0

1965‐1974 14682 97.3 400 2.7 15081 100.0

1975‐1981 7795 96.5 285 3.5 8081 100.0

post‐1981 21628 99.8 52 0.2 21680 100.0

TABLE TOTAL 101658 92.8 7926 7.2 109585 100.0

6.2.4 Rates of non‐compliance with decent homes repair criteria vary geographically across the Borough and

by housing sector. Highest rates of failure are associated with Askern (22.9%), 4 Named Streets

(21.8%), Green Corridor (21.2%), the private rented sector (12.4%), terraced properties (15.5%) and

dwellings constructed pre‐1919 (20.3%).




0.5

2.5

2.6

5.1

6.4

7.2

8.8

8.9

12.0

15.7

19.3

21.2

21.8

22.9

0.0 5.0 10.0 15.0 20.0 25.0


Rest of North

Rest of Urban

EAST

URBAN

Rest of West

DONCASTER

SOUTH

NORTH

WEST

Pathfinder



4 Named Streets

Askern

FIGURE 15: NON‐COMPLIANCE WITH DECENT HOMES REPAIR CRITERIA BY AREA

6.2.5 The Pathfinder area accounts for 11.7% of all private sector dwellings but over a quarter of dwellings

that fail the decent homes repair criteria. The main issues in this area are with respect to chimney

stacks (38.5%), roof cover (30.7%), windows (23.1%) and access doors (18%).

6.2.6 The vast majority of the dwellings (6215 or 78.4%) failing the decent homes repair requirements are of

pre‐1945 construction. Within this group, over a quarter fail because of the condition of the windows

and in 22.8% of cases the chimney stacks are unsuitable.

6.2.7 Costs to address catchup repair defects within the Decent Homes Standard are estimated at £53.642M,

averaging £6768 per defective dwelling. Individual costs range from around £1500 to over £28000.

However a portion of these costs have already been allocated to those dwellings that also exhibit a

Category 1 failure within the HHSRS. For dwellings failing the repair criteria, but without a Category 1

failure the average catchup repair cost is £6265 indicating a total cost of £39.851M.




TABLE 20: DECENT HOMES CATCHUP REPAIR COSTS BY AREA AND HOUSING SECTOR (All dwellings failing repair criteria) Average (£) Total (£) AREA Askern 6508 1576048

Green Corridor (‐Askern) 7803 10751200

Rest of North 5409 335032

NORTH 7528 12662280

Pathfinder 6886 13854606

Rest of West 5560 3046327

WEST 6602 16900933

4 Named Streets 7383 450558

NDC (‐4 Named Streets) 6740 4308779

Rest of Urban 5856 2806610

URBAN 6414 7565947

EAST 6402 4240272

SOUTH 6660 12272182

TENURE owner occupied 6491 37382136

private rented 7577 13235718

rsl 8849 806579

unknown 6743 2217180

MAIN HOUSE TYPE house 6931 51369377

bungalow 3630 1076396

purpose built flat 7172 825924

other flat 3585 369916

DWELLING CONFIGURATION mid terrace 6904 21170778

end terrace 8333 12896555

semi detached 5916 15221893

detached 6060 3156547

flat 5477 1195841

DATE OF CONSTRUCTION pre‐1919 7488 22591483

1919‐1944 7442 23797975

1945‐1964 4897 4773796

1965‐1974 2789 1114867

1975‐1981 4274 1218724

post‐1981 2806 144769

TABLE TOTAL 6768 53641613




6.3 NON‐DECENT HOMES ‐ AMENITY AND FACILITY

6.3.1 In addition to the presence of Category 1 hazards and disrepair the survey has examined aspects of the

amenities and facilities offered by private sector housing in Doncaster.

6.3.2 For a dwelling to comply with the Decent Homes Standard it must possess reasonably modern facilities

and services. A dwelling will fail this criterion if it lacks three or more of the following facilities:

• A kitchen which is 20 years old or less;

• A kitchen with adequate space and layout;

• A bathroom which is 30 years old or less;

• An appropriately located bathroom and WC;

• Adequate sound insulation;

• Adequate size and layout of common entrance areas for flats.

6.3.3 The performance of dwellings against kitchen and bathroom age requirements is summarised in Table

21. Kitchen and bathroom amenities within the Borough exhibit a modern age profile. 106478

dwellings or 97.2% offer kitchens less than 20 years old; 107454 dwellings or 98.1% offer bathrooms

under 30 years old. Linked to this modern age profile additional amenity defects are recorded in fewer

than 1% of the housing stock:

• 843 dwellings (0.8%) offer inadequate kitchen space/layout;

• 188 dwellings (0.2%) offer unsatisfactory WC location; and

• 210 dwellings (0.2%) offer unsatisfactory bathroom location.

6.3.4 To fail the decent homes standard a dwelling must be deficient on three or more facility requirements.

This results in a limited pattern of failure within the standard. Only 477 dwellings or 0.4% fail the

decent homes amenity criteria and all but 4 of these also exhibit a Category 1 failure within the HHSRS,

fail the decent home repair criteria or are energy inefficient. At a national level, 2.2% of relevant

dwellings fail to meet the decent homes amenity criteria (EHCS, 2006).




TABLE 21: KITCHEN AND BATHROOM AGE PROFILES BY AREA AND HOUSING SECTOR

KITCHEN FITTINGS AGE OF BATHROOM AMENITIES

under 20 yrs old over 20 yrs old under 30 yrs old over 30 yrs old Table Total

dwgs % dwgs % dwgs % dwgs % dwgs %

AREA

Askern 1028 97.4 28 2.6 1048 99.2 8 0.8 1056 100.0


Rest of North 11025 96.7 372 3.3 11211 98.4 186 1.6 11397 100.0

NORTH 18254 96.2 713 3.8 18522 97.7 444 2.3 18966 100.0

Pathfinder 12743 99.2 103 0.8 12640 98.4 206 1.6 12846 100.0

Rest of West 8318 97.1 249 2.9 8268 96.5 299 3.5 8567 100.0 WEST 21061 98.4 352 1.6 20908 97.6 505 2.4 21413 100.0 4 Named Streets 258 92.3 22 7.7 201 71.8 79 28.2 280 100.0

NDC (‐4 Named Streets) 3168 95.6 145 4.4 3197 96.5 116 3.5 3313 100.0

Rest of Urban 19266 99.5 96 0.5 19266 99.5 96 0.5 19362 100.0

URBAN 22692 98.9 263 1.1 22663 98.7 291 1.3 22955 100.0

EAST 24836 98.4 397 1.6 25035 99.2 199 0.8 25234 100.0

SOUTH 19635 93.4 1382 6.6 20326 96.7 691 3.3 21017 100.0

TENURE

owner occupied 88608 97.3 2478 2.7 89456 98.2 1630 1.8 91086 100.0

private rented 13475 95.9 571 4.1 13546 96.4 500 3.6 14046 100.0

rsl 3344 98.3 58 1.7 3402 100.0 3402 100.0 shared ownership 63 100.0 63 100.0 63 100.0 unobtainable 987 100.0 987 100.0 987 100.0

MAIN HOUSE TYPE

house 87892 97.4 2328 2.6 88391 98.0 1828 2.0 90220 100.0

bungalow 13147 95.2 659 4.8 13554 98.2 252 1.8 13806 100.0

purpose built flat 4122 98.6 58 1.4 4180 100.0 4180 100.0

other flat 1317 95.5 62 4.5 1329 96.4 50 3.6 1379 100.0


mid terrace 20169 97.1 593 2.9 20109 96.8 654 3.2 20763 100.0

end terrace 8086 95.0 429 5.0 8221 96.5 295 3.5 8515 100.0

semi detached 50265 97.6 1214 2.4 50698 98.5 781 1.5 51479 100.0

detached 22518 96.8 750 3.2 22917 98.5 351 1.5 23268 100.0

flat 5439 97.8 120 2.2 5509 99.1 50 0.9 5559 100.0


pre‐1919 14021 94.5 821 5.5 14075 94.8 768 5.2 14843 100.0

1919‐1944 25613 96.5 932 3.5 25931 97.7 613 2.3 26544 100.0

1945‐1964 22760 97.4 596 2.6 22793 97.6 563 2.4 23356 100.0

1965‐1974 14567 96.6 515 3.4 14962 99.2 120 0.8 15081 100.0

1975‐1981 7837 97.0 243 3.0 8014 99.2 66 0.8 8081 100.0

post‐1981 21680 100.0 21680 100.0 21680 100.0

TABLE TOTAL 106478 97.2 3107 2.8 107454 98.1 2130 1.9 109585 100.0




6.4 NON‐DECENT HOMES ‐ ENERGY EFFICIENCY

6.4.1 Information on domestic energy and home insulation from the survey was subjected to a National

Home Energy Rating (NHER) Profile at Enhanced Level ‘0’ as a test of energy efficiency within the private

housing stock. Several indicators are produced by the NHER system:

• SAP – Standard Assessment Procedure using information on heating and energy appliances and

insulation to profile energy efficiency. This permits the grading of properties on a score of 1‐1209.

The current UK average score for private sector housing is 51, with construction to current

building regulations level achieving a score of 65;

• BEPI – Building Energy Performance Index profiling dwelling performance on insulation. Ranging

from 1 to 100, a score of 100 signifies insulation standards at current building regulations;

• CO2 – Average annual emissions of CO2 measured in tonnes; and

• ENERGY COSTS – Average annual energy costs for domestic space and water heating and lighting.

6.4.2 To meet the energy efficiency requirements of the Decent Homes Standard dwellings must offer

efficient heating and effective insulation. 7318 dwellings or 6.7% are estimated to fail these

requirements. Highest rates of failure are associated with the South (12.3%), 4 Named Streets (11.5%),

Askern (11.3%) and the remainder of the Green Corridor (10.6%), private‐rented accommodation

(10.3%), other flats (12.2%) and with dwellings constructed either pre‐1919 (8.9%) or between 1919 and

1945 (9.4%).

9 SAP rating is based upon the SAP 2001 methodology




TABLE 22: DECENT HOMES ENERGY PERFORMANCE BY AREA AND HOUSING SECTOR decent homes energy

compliant non compliant Table Total


AREA Askern 937 88.7 119 11.3 1056 100.0 Green Corridor (‐Askern) 5825 89.4 689 10.6 6514 100.0 Rest of North 10592 92.9 805 7.1 11397 100.0 NORTH 17353 91.5 1613 8.5 18966 100.0 Pathfinder 12072 94.0 774 6.0 12846 100.0 Rest of West 8019 93.6 548 6.4 8567 100.0 WEST 20091 93.8 1322 6.2 21413 100.0 4 Named Streets 248 88.5 32 11.5 280 100.0 NDC (‐4 Named Streets) 3284 99.1 29 0.9 3313 100.0 Rest of Urban 18691 96.5 671 3.5 19362 100.0 URBAN 22222 96.8 732 3.2 22955 100.0 EAST 24174 95.8 1060 4.2 25234 100.0 SOUTH 18426 87.7 2591 12.3 21017 100.0 TENURE owner occupied 85382 93.7 5704 6.3 91086 100.0 private rented 12598 89.7 1449 10.3 14046 100.0 rsl 3237 95.1 165 4.9 3402 100.0 shared ownership 63 100.0 63 100.0 unknown 987 100.0 987 100.0 MAIN HOUSE TYPE house 84035 93.1 6185 6.9 90220 100.0 bungalow 13105 94.9 701 5.1 13806 100.0 purpose built flat 3915 93.7 265 6.3 4180 100.0 other flat 1211 87.8 168 12.2 1379 100.0 DWELLING CONFIGURATION mid terrace 18968 91.4 1795 8.6 20763 100.0 end terrace 7785 91.4 730 8.6 8515 100.0 semi detached 48188 93.6 3292 6.4 51479 100.0 detached 22199 95.4 1069 4.6 23268 100.0 flat 5126 92.2 433 7.8 5559 100.0 DATE OF CONSTRUCTION pre‐1919 13526 91.1 1317 8.9 14843 100.0 1919‐1944 24052 90.6 2492 9.4 26544 100.0 1945‐1964 21878 93.7 1478 6.3 23356 100.0 1965‐1974 14447 95.8 634 4.2 15081 100.0 1975‐1981 7604 94.1 477 5.9 8081 100.0 post‐1981 20760 95.8 920 4.2 21680 100.0 TABLE TOTAL 102267 93.3 7318 6.7 109585 100.0

6.4.3 The current average SAP rating for private housing in the Borough is measured at 59, above the national

average for all private housing of 51 (EHCS, 2005). The equivalent NHER Rating is 6.7. The lower




quartile SAP rating for private housing is 5110. 2648 dwellings (2.4%) have a SAP rating below 35, and

1437 of these, or 1.3% of all dwellings have a SAP rating below 30 compared with 9.1% nationally (EHCS,

2004). Just under half of dwellings (47.9% or 52490 properties) have a SAP rating of 60 or above.

FIGURE 16: SAP RATING DISTRIBUTION

261 375 1009

3661

20261

34717

31711

12790

4041

759

0

5000

10000

15000

20000

25000

30000

35000

40000

up to 10 11 to 20 21 to 30 31 to 40 41 to '50 51 to 60 61 to 70 71 to 80 81 to 90 91 andover

SAP Rating

Dwellings

6.4.4 Average annual CO2 emissions per dwelling are estimated at 6.0 tonnes resulting in total annual

emissions of 652526 tonnes.

6.4.5 Average annual energy expenditure is estimated at £1058 per dwelling giving a total annual household

energy bill of £115.901M.

6.4.6 The distribution of energy efficiency ratings by area and housing sector is illustrated in Table 23 below.

This indicates lower levels of energy efficiency in Askern, Rest of West and Rest of Urban (average SAP

Ratings of 54, 56 and 56 respectively), in semi‐detached properties (average SAP Rating – 57), and in

dwellings constructed pre‐1945 (average SAP Rating – 55).

6.4.7 Home energy efficiency is influenced by both heating and insulation characteristics. Underlying the

energy efficiency of private housing in the Borough the following attributes apply:

• Where applicable, 3358 dwellings (3.2%) lack any form of appropriate loft insulation, an

additional 9804 dwellings (9.4%) contain loft insulation levels below 100mm and 18775 (18%) to

100mm. Evidence of enhanced insulation is however apparent. 38411 dwellings (36.8%) offer

10 The lower quartile SAP Rating is the median Rating of the lower half of the data.




loft insulation to 150mm, 22691 dwellings (21.7%) to 200mm and 9660 dwellings (9.2%) to

250mm or above.

• Excluding dwellings of solid wall construction, 30213 dwellings exhibit evidence of additional

cavity wall insulation. Although this represents only 39.1% of dwellings with cavities the need for

additional insulation will decrease in modern properties against increasing building regulation

requirements, i.e. 21109 cavity wall dwellings (26%) were constructed post‐1981.

• Of those where information was available 91.5% or 96622 dwellings are double glazed, with 8233

dwellings (7.8%) offering single glazing. Levels of double glazing within the stock are slightly

above the national average where 85.7% of private sector properties offer full or partial double

glazing (EHCS, 2004). 86213 dwellings (81.6%) offer effective draught proofing to

windows/doors.

• 108252 dwellings (98.8%) offer full central heating, with an additional 367 dwellings (0.3%)

offering partial heating systems. Levels of full central heating exceed the national average,

which is currently estimated at 87.6% for owner‐occupier, private rented and RSL dwellings

(EHCS, 2004).




TABLE 23: ENERGY EFFICIENCY RATINGS BY AREA AND HOUSING SECTOR

SAP RATING

NHER RATING

BEPI RATING

CO2 EMISSIONS (tonnes p.a.)

ANNUAL RUNNING COST(£'s p.a.)

average average average

% of dwellings with SAP

<35 average total average total

AREA

Askern 54.5 6.1 73.2 3.4 5.7 6059 1015 1071808

Green Corridor (‐Askern) 59.0 6.8 83.0 5.8 6.6 43215 1141 7434890

Rest of North 58.8 6.7 92.9 3.3 5.1 58369 934 10648618

NORTH 58.6 6.7 88.4 4.1 5.7 107642 1010 19155316

Pathfinder 61.4 7.0 94.0 2.8 6.1 78771 1077 13832112

Rest of West 56.2 6.4 86.1 0.6 6.1 52266 1077 9228127

WEST 59.3 6.7 90.8 1.9 6.1 131036 1077 23060239

4 Named Streets 59.8 7.0 77.6 1.3 6.3 1768 1138 318627

NDC (‐4 Named Streets) 62.1 7.2 84.4 6.0 19972 1088 3605746

Rest of Urban 56.3 6.5 86.6 1.5 6.5 125314 1137 22007872

URBAN 57.1 6.6 86.2 1.3 6.4 147054 1130 25932244

EAST 61.0 7.0 97.4 2.1 5.8 146506 1045 26373026

SOUTH 58.8 6.7 93.1 3.0 5.7 120288 1017 21380373

TENURE

owner occupied 58.5 6.7 91.8 2.7 6.1 555981 1079 98317052

private rented 59.9 6.8 84.9 0.8 5.5 76923 989 13897790

rsl 68.6 7.5 106.9 1.9 3.9 13335 757 2574116

shared ownership 60.0 6.9 85.0 6.5 409 1086 68020

unknown 59.0 6.7 91.3 6.0 5879 1058 1044221

MAIN HOUSE TYPE

house 58.8 6.8 90.5 2.3 6.3 564894 1104 99646778

bungalow 56.7 6.3 93.4 3.6 4.8 66051 878 12124056

purpose built flat 72.1 7.7 110.7 3.3 13843 651 2719892

other flat 56.8 6.4 71.3 4.8 5.6 7739 1023 1410472


mid terrace 62.9 7.2 90.7 2.2 5.5 114125 993 20605250

end terrace 58.0 6.6 85.9 0.8 6.1 51709 1075 9155691

semi detached 57.3 6.6 88.7 2.7 6.3 324137 1104 56859186

detached 57.7 6.6 97.7 2.7 6.1 140974 1081 25150707

flat 68.3 7.4 100.9 1.2 3.9 21581 743 4130364


pre‐1919 55.3 6.4 75.4 3.4 6.4 95677 1128 16741858

1919‐1944 54.8 6.3 81.5 4.9 6.9 182782 1181 31357948

1945‐1964 59.1 6.8 90.2 1.0 5.9 136808 1046 24422613

1965‐1974 58.7 6.7 93.2 1.2 5.8 87203 1034 15597329

1975‐1981 59.6 6.8 96.5 2.2 5.4 43677 973 7865261

post‐1981 66.8 7.5 112.6 1.1 4.9 106379 919 19916189

TABLE TOTAL 59.0 6.7 91.4 2.4 6.0 652526 1058 115901198

6.4.8 Mains gas represents the primary heating fuel in 95.2% of all private dwellings.

6.4.9 We have considered theoretical energy efficiency programmes which could achieve a SAP rating of 80

for those dwellings currently falling below this level, ‘if’ the means were available to implement such




programmes. Dwellings were divided between those with a current SAP Rating below 50 (23705) and

those with a current SAP Rating between 50 and 79 (80228), the remaining 5652 already have a SAP of

80 or above. The table below lists a number of measures it would be possible to implement to improve

the energy efficiency of dwellings and the implication for SAP ratings.

TABLE 24: ENERGY PROGRAMME RESULTS

Current SAP < 50 50 <= Current SAP < 79

MEASURES INSTALLED Number of dwellings Number of dwellings

No measures installed11 1101 16752

Gas Condensing Boiler (GCB) 3262 17745

Loft Insulation (LI) 924 5537

GCB & LI 1849 5565

Draught Proofing (DP) 100 3904

GCB & DP 666 3225

Cavity Wall Insulation (CWI) 862 5772

GCB & CWI 4572 7688

LI & DP 733 1920

GCB, LI, & DP 2331 2098

CWI & DP 308 959

GCB, CWI & DP 922 1329

CWI & LI 1357 2402

GCB, CWI & LI 3496 4370

CWI, DP & LI 228 511

GCB, CWI, DP & LI 995 451

All 23705 80228

SAP 80 reached after

measures installed 1691 13068

SAP 80 not reached after

measures installed 22015 67160

Current Average SAP Rating

all dwellings 42 62

Potential Average SAP Rating

all dwellings 63 72

11 Dwelling already possess the appropriate insulation and boiler and therefore no measures installed.




6.4.10 Application of these measures would achieve uplift in average SAP ratings for the whole of the Borough

to 71 representing an increase of 20% from the current level. However this would require a large level

of investment, and the willingness of property owners to do such works.

FIGURE 17: ESTIMATED IMPACT OF POTENTIAL ENERGY EFFICIENCY

PROGRAMMES ON ENERGY PERFORMANCE WITHIN THE BOROUGH

CURRENT POSITION PROJECTED POSITION

SAP RATING

59

71

CO2 EMISSIONS 6.0 tonnes p.a.

5.1 tonnes p.a.

RUNNING COSTS £1058 p.a.

£944 p.a.

6.4.11 The total cost of installing gas condensing boilers and improving the insulation of dwellings as described

would be around £91.010M, based on an average cost of £1,200 for a gas condensing boiler and £200

for each insulation measure.

6.4.12 The possible energy efficiency improvements outlined would reduce the total CO2 emissions across the

Borough to 557365 tonnes per annum, equivalent to an average of 5.2 tonnes per dwelling. Running

costs would also decline to an average of £944 per annum indicating a total annual household energy

bill of £103.204M.

6.4.13 The revised average SAP Rating of 71 does not imply that all dwellings in the Borough could reach this

level. If all the measures were implemented, it would be possible to achieve the target 80 SAP or

greater, in an additional 14759 dwellings. However, 89175 dwellings (81.3% of all dwellings) will not

reach the SAP 80 target and they represent the most difficult improvement sector of properties.

6.5 SUMMARY OF DECENT HOMES PERFORMANCE

6.5.1 Overall, 86384 dwellings meet the requirements of the Decent Homes Standard and are decent. These

represent 78.8% of all private dwellings in the Borough. 23201 dwellings fail to meet the criteria of the

Decent Homes Standard and are non‐decent; this represents 21.2% of the total private sector housing

in the Borough.

6.5.2 The majority of dwellings (18958 dwellings – 81.7%) failing the Decent Homes Standard are deficient on

one matter of the Standard, the remaining 4243 dwellings or 18.3% are deficient on two or more

matters. Although not completely comparable, as the national figures relate to Decent Homes Standard




including the level of unfitness rather than failure under the HHSRS, a similar pattern in terms of the

number of defects is evident. Nationally, 81.7% of dwellings failing the Decent Homes Standard are

deficient on one matter, 14.5% are deficient on two and 3.8% on three or more (EHCS, 2005).

FIGURE 18: DECENT HOMES STANDARD ‐ NUMBER OF DEFECTIVE MATTERS

18958 dwgs 81.7%

578 dwgs 2.5%3665 dwgs

15.8%

1 Defective Matter 2 Defective Matters 3+ Defective Matters

6.5.3 The pattern of category failure within the Standard is illustrated in Table 25. This stresses the individual

influence of HHSRS Category 1 hazards, disrepair and energy inefficiency and confirms the minimal

effect of amenities on non‐decency. The most common combined defects are those associated with

HHSRS failure and energy inefficiency.

TABLE 25: NON‐DECENT DWELLINGS ‐ DEFECT CLASSIFICATION

DECENT HOMES DEFECT CLASSIFICATION

dwgs % HHSRS only 9100 39.2 Disrepair only 5549 23.9 Amenities only 4 0.0 Energy only 4305 18.6 HHSRS and disrepair 1063 4.6 HHSRS and amenities 71 0.3 HHSRS and energy 1727 7.4 Disrepair and amenity 33 0.1 Disrepair and energy 721 3.1 Amenity and energy 50 0.2 HHSRS, disrepair and amenity 62 0.3 HHSRS, disrepair and energy 259 1.1 HHSRS, amenity and energy 18 0.1 Disrepair, amenity and energy 58 0.2 HHSRS, disrepair, amenity and energy 181 0.8 All Non‐Decent Dwellings 23201 100.0




6.5.4 Dwelling performance on the Decent Homes Standard varies geographically across the Borough and by

housing sector. At an area level the highest rates of overall failure are found in 4 Named Streets

(94.9%), the Pathfinder (33.3%), Askern (32.7%) and the NDC (minus 4 Named Streets) (28.1%).

6.5.5 The high rate of non‐decency in the 4 Named Streets is attributable to the level of Category 1 hazards

relating to falls on stairs/steps found in this area. Of the 266 dwellings failing the Decent Homes

Standard only 11 do not exhibit this particular Category 1 hazard.

6.5.6 Within the Pathfinder half of dwellings failing the Decent Homes Standard exhibit a Category 1 hazard,

with the principal area of failure relating to falls on stairs/steps (41% of all non‐decent dwellings). Over

2000 dwellings in this area are in disrepair, with the main issues concerning roof cover/ structure,

windows and access doors.

6.5.7 In Askern, disrepair is the main cause for dwellings failing the Decent Homes Standard; 70% of non‐

decent dwellings fail the disrepair criteria with the main areas of disrepair being chimney stacks,

windows and external wall finishes. In addition to the problems of disrepair, just over a third of

properties in Askern that fail the Decent Homes Standard do not meet the energy efficiency

requirements.




TABLE 26: OVERALL DECENT HOMES PERFORMANCE BY AREA AND HOUSING SECTOR DECENT HOMES STANDARD compliant non compliant

Table Total

dwgs % dwgs % dwgs % AREA Askern 711 67.3 345 32.7 1056 100.0 Green Corridor (‐Askern) 4760 73.1 1754 26.9 6514 100.0 Rest of North 9972 87.5 1425 12.5 11397 100.0 NORTH 15443 81.4 3524 18.6 18967 100.0 Pathfinder 8564 66.7 4282 33.3 12846 100.0 Rest of West 7123 83.1 1444 16.9 8567 100.0 WEST 15687 73.3 5726 26.7 21413 100.0 4 Named Streets 14 5.1 266 94.9 280 100.0 NDC (‐4 Named Streets) 2383 71.9 930 28.1 3313 100.0 Rest of Urban 17732 91.6 1629 8.4 19362 100.0 URBAN 20130 87.7 2825 12.3 22955 100.0 EAST 19405 76.9 5828 23.1 25234 100.0 SOUTH 15719 74.8 5297 25.2 21017 100.0 TENURE owner occupied 73436 80.6 17650 19.4 91086 100.0 private rented 9509 67.7 4537 32.3 14046 100.0 rsl 2769 81.4 633 18.6 3402 100.0 shared ownership 63 100.0 63 100.0 unknown 607 61.5 380 38.5 987 100.0 MAIN HOUSE TYPE house 69780 77.3 20439 22.7 90220 100.0 bungalow 11953 86.6 1852 13.4 13806 100.0 purpose built flat 3668 87.8 512 12.2 4180 100.0 other flat 982 71.2 397 28.8 1379 100.0 DWELLING CONFIGURATION mid terrace 13476 64.9 7287 35.1 20763 100.0 end terrace 5405 63.5 3111 36.5 8515 100.0 semi detached 42593 82.7 8887 17.3 51479 100.0 detached 20261 87.1 3007 12.9 23268 100.0 flat 4650 83.6 909 16.4 5559 100.0 DATE OF CONSTRUCTION pre‐1919 8707 58.7 6136 41.3 14843 100.0 1919‐1944 18637 70.2 7907 29.8 26544 100.0 1945‐1964 19653 84.1 3702 15.9 23356 100.0 1965‐1974 12916 85.6 2165 14.4 15081 100.0 1975‐1981 6747 83.5 1334 16.5 8081 100.0 post‐1981 19724 91.0 1956 9.0 21680 100.0 TABLE TOTAL 86384 78.8 23201 21.2 109585 100.0

6.5.8 By sector, highest rates of non‐compliance are associated with the private‐rented sector (32.3%), with

terraced properties (35.5%) and with dwellings constructed pre‐1919 (41.3%).

6.5.9 With respect to pre‐1919 dwellings, 3188 (52%) of the 6136 dwellings failing the Decent Homes

Standard exhibit a Category 1 hazard, with 78.7% of these related to falls on stairs/steps and 16.5% to

excess cold. Disrepair affects almost half of the non‐decent dwellings, with major problems around

windows, chimney stacks, roof coverings and flashings.




6.5.10 Of the 4537 failing private rented dwellings, 2502 (55.1%) exhibit a Category 1 hazard, 1747 (38.5%) fail

to meet the disrepair criteria and 1449 (31.9%) fail energy efficiency. Three categories of HHSRS failure

are evident within the private‐rented sector, namely falls on steps/stairs (87.5%), excess cold (9.5%) and

electrical risk (5.6%). The primary disrepair issues relate to windows, flashings, roof coverings and

access doors.

8.4

12.3

12.5

16.9

18.6

21.2

23.1

25.2

26.7

26.9

28.1

32.7

33.3

94.9

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0

Percent Non‐Decent

Rest of Urban

URBAN

Rest of North

Rest of West

NORTH

DONCASTER

EAST

SOUTH

WEST



Askern

Pathfinder

4 Named Streets

FIGURE 19: RATES OF NON‐DECENT HOUSING BY AREA

6.6 NON‐DECENT HOMES: INVESTMENT NEEDS

6.6.1 Costs to address non‐decency are estimated at £131.724M averaging £5678 per dwelling across the

non‐decent housing stock. Individual dwelling costs range from £500 linked to energy improvement

measures to over £32,000 linked to HHSRS and Repair failures. 66.1% of outstanding costs are

associated with Category 1 hazards within the HHSRS (£87.022M), with a further 30.3% of costs

associated with disrepair (£39.851M).




FIGURE 20: COSTS TO ADDRESS NON‐DECENT HOMES

Amenities (£1.193M), 0.9%

Energy (£3.659M), 2.8%

Disrepair (£39.851M), 30.3%

HHSRS (£87.022M), 66.1%

6.6.2 The cost of achieving decency within the West and East Management Areas account for approximately

half of the total Borough costs, with a further 20.3% required in the South MA. Within the West MA,

almost 80% of the non‐decency costs are required in the Pathfinder area. Over three quarters of total

costs to achieve decency relate to dwellings constructed before 1945. Whilst the majority of the costs

are faced by owner‐occupiers, over one fifth is needed in the private rented.

6.6.3 Table 27 indicates the total and average costs associated with dwellings that fail the Decent Homes

Standard by the type of single or multiple defects they exhibit. The total cost to achieve decency in

dwellings that exhibit a Category 1 hazard only is £55,211M, while the total cost to achieve decency in

dwellings that have both a Category 1 hazard and fail the repair criteria of the Decent Homes Standard

is £9,884M.




TABLE 27: COSTS TO ACHIEVE DECENCY COST TO ACHIEVE DECENCY

average cost(£) total cost(£) % of total

DECENT HOMES DEFECT CLASSIFICATION HHSRS only 6067 55211303 41.9 Disrepair only 6261 34743308 26.4 Amenities only 2500 8975 0.0 Energy only 500 2152390 1.6 HHSRS and disrepair 9299 9884905 7.5 HHSRS and amenities 11850 845502 0.6 HHSRS and energy 8207 14170736 10.8 Disrepair and amenity 9408 310761 0.2 Disrepair and energy 6500 4687380 3.6 Amenity and energy 3000 149430 0.1 HHSRS, disrepair and amenity 13063 814593 0.6 HHSRS, disrepair and energy 10967 2838530 2.2 HHSRS, amenity and energy 13416 240825 0.2 Disrepair, amenity and energy 12599 725461 0.6 HHSRS, disrepair, amenity and energy 27237 4940163 3.8 AREA Askern 6190 2137995 1.6 Green Corridor (‐Askern) 8076 14162620 10.8 Rest of North 4149 5911201 4.5 NORTH 6304 22211816 16.9 Pathfinder 6200 26546170 20.2 Rest of West 4709 6802091 5.2 WEST 5824 33348260 25.3 4 Named Streets 8176 2171937 1.6 NDC (‐4 Named Streets) 6862 6381081 4.8 Rest of Urban 4713 7680264 5.8 URBAN 5746 16233282 12.3 EAST 5703 33238633 25.2 SOUTH 5039 26692270 20.3 TENURE owner occupied 5514 97327227 73.9 private rented 6289 28537651 21.7 rsl 5282 3343150 2.5 unknown 6615 2516233 1.9 DATE OF CONSTRUCTION

pre‐1919 6908 42386291 32.2 1919‐1944 7168 56681599 43.0 1945‐1964 3882 14373367 10.9 1965‐1974 3483 7541073 5.7 1975‐1981 3517 4691652 3.6 post‐1981 3092 6050279 4.6 TABLE TOTAL 5678 131724261 100.0




6.7 FUTURE NON‐DECENCY

6.7.1 An estimate of the number of dwellings that may become non‐decent in the next five years was

undertaken. This calculation excludes dwellings that are currently non‐decent and relates to disrepair

elements of the Decent Homes Standard only. Based upon the current condition of building

components and their expected replacement period, and assuming no repairs are undertaken, it is

estimated that around 1850 dwellings (1.7%) may become non‐decent due to disrepair.

6.7.2 The main issues that may cause dwellings to fail the repair criteria of the Decent Homes Standard in the

next five years are windows, roof cover, access doors and chimney stacks.

TABLE 28: FUTURE NON‐DECENCY

Decent – Now and in future

Currently Non‐decent

May become Non‐decent

Table Total


AREA

Askern 691 65.4 345 32.7 20 1.9 1056 100.0

Green Corridor (‐Askern) 4572 70.2 1754 26.9 188 2.9 6514 100.0

Rest of North 9477 83.2 1425 12.5 496 4.3 11397 100.0

NORTH 14740 77.7 3524 18.6 703 3.7 18967 100.0

Pathfinder 8461 65.9 4282 33.3 103 0.8 12846 100.0

Rest of West 6973 81.4 1444 16.9 149 1.7 8567 100.0 WEST 15434 72.1 5726 26.7 253 1.2 21413 100.0 4 Named Streets 14 5.1 266 94.9 280 100.0

NDC (‐4 Named Streets) 2238 67.5 930 28.1 145 4.4 3313 100.0

Rest of Urban 17157 88.6 1629 8.4 575 3.0 19362 100.0

URBAN 19409 84.6 2825 12.3 720 3.1 22955 100.0

EAST 19405 76.9 5828 23.1 25234 100.0

SOUTH 15547 74.0 5297 25.2 173 0.8 21017 100.0

TENURE

owner occupied 72260 79.3 17650 19.4 1176 1.3 91086 100.0

private rented 9022 64.2 4537 32.3 487 3.5 14046 100.0

rsl 2645 77.8 633 18.6 124 3.6 3402 100.0 shared ownership 63 100.0 63 100.0 unknown 545 55.2 380 38.5 62 6.3 987 100.0


pre‐1919 8019 54.0 6136 41.3 688 4.6 14843 100.0

1919‐1944 18158 68.4 7907 29.8 479 1.8 26544 100.0

1945‐1964 19277 82.5 3702 15.9 376 1.6 23356 100.0

1965‐1974 12734 84.4 2165 14.4 182 1.2 15081 100.0

1975‐1981 6747 83.5 1334 16.5 8081 100.0

post‐1981 19600 90.4 1956 9.0 124 0.6 21680 100.0

TABLE TOTAL 84535 77.1 23201 21.2 1849 1.7 109585 100.0

6.7.3 Numerically, the Urban and North Management Areas account for the majority of dwellings that may

fall into non‐decency; over three quarters of the dwellings are in these two areas. Underlying these




figures the proportion of dwellings classified as at risk of becoming non‐decent is greatest in the NDC

(minus 4 Named Streets) (4.4%) and Rest of the North (4.3%) sub‐areas.

6.7.4 The private rented sector accounts for a disproportionately large percentage (26.4%) of all dwellings at

risk. Almost two thirds (63.2%) of the identified dwellings were constructed pre‐1945.

6.8 DWELLING SECURITY

6.8.1 Though not part of the decent homes assessment, rising public awareness of and media exposure to

crime have placed an increasing emphasis on home security. Levels of core dwelling security (secure

door and window locking) within the Borough are mixed, with these measures absent in 11.4% of total

housing stock. The level of core dwelling security in the Borough is better than found nationally; around

40% of private sector housing in England does not posses any secure windows and doors (EHCS, 2004).

FIGURE 21: DWELLING SECURITY ‐ CORE MEASURES

88.6%

11.4%

Core measures present Core measures absent

6.8.2 At 22.7 incidents per thousand households the rate of burglary within Doncaster Crime and Disorder

Reduction Partnership Area during 2006/07, as measured by Police recorded crime statistics, was

significantly above the England & Wales rate of 13.1 and the highest in the South Yorkshire Force where

the average rate was 18.1 incidents per thousand households.

6.8.3 Results from the British Crime Survey 2005/06 (BSC) indicate that the risk of becoming a victim of

burglary varied considerably by household characteristic and locality. Of particular interest within the

current context is the finding that the level of home security is a key risk factor for burglary

victimisation. Households with no such measures were almost ten times more likely to have been




victims of burglary than households where simple security measures such as deadlocks on doors and

window locks were in place.

6.8.4 Variations in security provision across the Borough may be worthy of consideration by the Council in

any home security initiatives. These include a greater absence of core measures in:

• 4 Named Streets (41%) and the North Management Area (35%) areas;

• Private Rented Sector (20%); and

• Pre‐1919 Dwellings (17.1%).

TABLE 29: CORE SECURITY MEASURES BY AREA AND HOUSING SECTOR

CORE SECURITY MEASURES core measures

present core measures

absent Table Total


AREA

Askern 985 93.2 71 6.8 1056 100.0


Rest of North 5637 49.5 5760 50.5 11397 100.0

NORTH 12320 65.0 6646 35.0 18967 100.0

Pathfinder 11917 92.8 929 7.2 12846 100.0 Rest of West 8318 97.1 249 2.9 8567 100.0 WEST 20236 94.5 1178 5.5 21413 100.0

4 Named Streets 165 59.0 115 41.0 280 100.0


Rest of Urban 18116 93.6 1246 6.4 19362 100.0

URBAN 20983 91.4 1971 8.6 22955 100.0

EAST 24638 97.6 596 2.4 25234 100.0

SOUTH 18886 89.9 2130 10.1 21017 100.0

TENURE

owner occupied 81549 89.5 9537 10.5 91086 100.0

private rented 11240 80.0 2806 20.0 14046 100.0

rsl 3224 94.8 179 5.2 3402 100.0 shared ownership 63 100.0 63 100.0 MAIN HOUSE TYPE

house 79368 88.0 10852 12.0 90220 100.0

bungalow 12538 90.8 1268 9.2 13806 100.0


other flat 1036 75.1 344 24.9 1379 100.0


pre‐1919 12304 82.9 2538 17.1 14843 100.0

1919‐1944 23516 88.6 3029 11.4 26544 100.0

1945‐1964 20460 87.6 2896 12.4 23356 100.0

1965‐1974 13071 86.7 2010 13.3 15081 100.0

1975‐1981 7420 91.8 660 8.2 8081 100.0

Post‐1981 20292 93.6 1388 6.4 21680 100.0

TABLE TOTAL 97063 88.6 12521 11.4 109585 100.0



7.0 HOUSING CONDITIONS, HOUSEHOLD CIRCUMSTANCES AND ATTITUDES


7.1 Information from the physical survey of housing conditions can be directly linked to information on the

characteristics, circumstances and attitudes of occupying households collected through a

supplementary household interview survey. Key areas of investigation have included:

(a) Household social and economic circumstances and housing conditions including the

relationship between decent homes and vulnerability;

(b) Household attitudes to their neighbourhood, their housing circumstances and general

community issues including surveyor assessments of environmental quality; and

(c) Fuel Poverty, defined as 10% or more of household income spent on heating a property.

HOUSING CONDITIONS AND HOUSEHOLD CIRCUMSTANCES

7.2 Poor housing conditions are associated with households in social or economic disadvantage. This affects

the ability of households to repair and improve their dwellings:

• 7766 elderly households live in non‐decent homes representing 34.2% of all households in non‐

decent dwellings. Similarly 4369 elderly households live in dwellings with Category 1 hazards

representing 34.7% of all households in Category 1 dwellings;

• Vulnerable households represent 18.6% of all households, but are over‐represented in poor

condition dwellings. 6608 vulnerable households live in non‐decent dwellings representing 29% of

all households in non‐decent dwellings. Similarly, 3801 vulnerable households live in dwellings

with Category 1 hazards representing 30% of all households in Category 1 dwellings.

7.3 Although the Government’s own target has been abandoned, in the absence of an alternative

benchmark the measurement of housing conditions locally has been related to the Public Service

Agreement (PSA) Target 7 ‐ Decent Homes, as it stood until November 2007. Public Service Agreement

(PSA) TARGET 7 ‐ DECENT HOMES set targets that 65% of vulnerable households will live in Decent

Homes by 2007, rising to 70% by 2011 and 75% by 2021.

7.4 The survey estimates that 19777 households (18.6%) in the Borough are vulnerable. Currently 13169

vulnerable households (66.6%) live in decent homes, slightly over the Government’s overall 2007 target,




with 33.4% in non‐decent homes. Nationally, 42.7% of private sector vulnerable households live in non‐

decent homes (EHCS, 2006).

FIGURE 22: DECENT HOMES AND VULNERABILITY

6608 h/h ‐ 33.4%

16169 h/h18.7%

13169 h/h66.6%

70480 h/h81.3%

0

10000

20000

30000

40000

50000

60000

70000

80000

90000

100000

Non Vulnerable Households Vulnerable Households

Hou

seho

lds

Non‐Decent Decent

While overall targets up to 2007 for vulnerable households within the Borough have been met some

sectoral variations exist which could impact on the Council’s intervention strategies. Key groups

remaining below the 2007 target include:

• The Green Corridor, Pathfinder and East Management Area, where currently 752 (44.4%), 1163

(46.7%) and 1798 (46.6%) of vulnerable households live in non‐decent homes respectively;

• Within the 4 Named Streets area where 122 (94.4%) of vulnerable households occupy a non‐

decent home;

• The Private‐Rented Sector where currently 2485 (46.6%) of vulnerable households live in non‐

decent homes;

• Pre‐1919 and housing constructed between 1919 and 1945 where currently 2018 (53.8%) and

2151 (41.7%) of vulnerable households live in non‐decent homes respectively.




TABLE 30: HOUSING CONDITIONS AND HOUSEHOLD SOCIAL CHARACTERISTICS

DECENT HOMES STANDARD HHSRS CATEGORY 1 RISK

compliant non compliant no category 1

risks category 1 risks

present

All Hholds


PERSONS

one person 18662 22.4 6220 27.4 21806 23.4 3075 24.4 24881 23.5

two persons 34499 41.5 8517 37.5 37981 40.7 5035 40.0 43016 40.6

three persons 13025 15.7 4347 19.1 14987 16.1 2386 19.0 17372 16.4

four persons 11879 14.3 2656 11.7 12998 13.9 1537 12.2 14535 13.7

five persons 4021 4.8 560 2.5 4267 4.6 314 2.5 4581 4.3

six persons 816 1.0 230 1.0 876 0.9 170 1.4 1046 1.0

seven or more persons 269 0.3 180 0.8 382 0.4 67 0.5 449 0.4


unobtainable 385 0.5 60 0.3 445 0.5 445 0.4

under 25 years 1446 1.7 1414 6.2 1800 1.9 1060 8.4 2860 2.7

25 ‐ 34 years 12410 14.9 3060 13.5 13987 15.0 1484 11.8 15471 14.6

35 ‐ 44 years 17555 21.1 3743 16.5 19390 20.7 1908 15.2 21298 20.1

45 ‐ 54 years 15897 19.1 4175 18.4 17664 18.9 2408 19.1 20072 18.9

55 ‐ 64 years 14758 17.7 4278 18.8 16663 17.8 2373 18.9 19036 17.9

65 years and over 20909 25.1 5981 26.3 23539 25.2 3350 26.6 26890 25.4

HOUSEHOLD TYPE

single person non pensioner 8313 10.0 2525 11.1 9614 10.3 1225 9.7 10839 10.2

single parent family 5648 6.8 2212 9.7 6798 7.3 1061 8.4 7859 7.4

two person adult non pensioner 16331 19.6 3427 15.1 17638 18.9 2120 16.8 19758 18.7

small family 20868 25.1 5457 24.0 23184 24.8 3141 25.0 26325 24.9

large family 4654 5.6 907 4.0 5070 5.4 492 3.9 5561 5.3

large adult 708 0.9 415 1.8 947 1.0 176 1.4 1123 1.1

elderly 26665 32.1 7766 34.2 30062 32.2 4369 34.7 34431 32.5

BEDROOM STANDARD

overcrowded 2796 3.3 1109 4.9 3291 3.5 615 4.9 3906 3.7

bedrooms equal needs 15575 18.6 4552 20.0 17635 18.8 2492 19.7 20127 18.9

under‐occupied 65278 78.0 17115 75.1 72850 77.7 9543 75.4 82393 77.4

TABLE TOTAL 83650 100.0 22776 100.0 93776 100.0 12650 100.0 106426 100.0




TABLE 31: HOUSING CONDITIONS AND HOUSEHOLD ECONOMIC CHARACTERISTICS

DECENT HOMES STANDARD HHSRS CATEGORY 1 RISK

compliant non compliant no category 1

risks category 1 risks

present All Hholds


ECONOMIC STATUS OF HOUSEHOLD REPRESENTATIVE

full‐time work 50920 60.9 10927 48.0 55691 59.4 6156 48.7 61847 58.1

part‐time work 2754 3.3 1307 5.7 3426 3.7 635 5.0 4061 3.8 unemployed‐available for work

1967 2.4 1284 5.6 2583 2.8 668 5.3 3251 3.1

permanently sick/disabled 2110 2.5 1101 4.8 2714 2.9 497 3.9 3211 3.0

looking after home/family 1686 2.0 1038 4.6 2113 2.3 611 4.8 2723 2.6

wholly retired 23271 27.8 6836 30.0 26153 27.9 3954 31.3 30107 28.3

student 363 0.4 184 0.8 488 0.5 59 0.5 547 0.5

unobtainable 580 0.7 100 0.4 610 0.7 70 0.6 680 0.6

INCOME OF HOUSEHOLD REPRESENTATIVE

Less than £2600 185 0.2 60 0.3 189 0.2 55 0.4 244 0.2

£2600‐£3899 267 0.3 283 1.3 480 0.5 70 0.6 550 0.5

£3900‐£5199 2016 2.4 1042 4.6 2507 2.7 551 4.4 3057 2.9

£5200‐£7799 3045 3.7 2212 9.8 4095 4.4 1163 9.3 5257 5.0

£7800‐£10399 7335 8.9 3053 13.5 8366 9.0 2022 16.1 10388 9.8

£10400‐£12999 6262 7.6 2142 9.5 7100 7.6 1304 10.4 8404 8.0

£13000‐£15559 5965 7.2 2089 9.2 6837 7.4 1217 9.7 8054 7.6

£15600‐£18199 4547 5.5 2259 10.0 5513 5.9 1292 10.3 6805 6.4

£18200‐£20799 7286 8.8 1178 5.2 7863 8.5 602 4.8 8465 8.0

£20800‐£25999 11272 13.6 1382 6.1 11860 12.8 794 6.3 12654 12.0

£26000‐£31199 6679 8.1 1257 5.5 7051 7.6 884 7.1 7936 7.5

£31200‐£36399 3059 3.7 378 1.7 3059 3.3 378 3.0 3437 3.3

£36400‐£41599 1517 1.8 163 0.7 1517 1.6 163 1.3 1680 1.6

£41600‐£51999 857 1.0 167 0.7 965 1.0 58 0.5 1024 1.0

over £52000 872 1.1 117 0.5 930 1.0 58 0.5 989 0.9

Refused/don’t know 21699 26.2 4872 21.5 24657 26.5 1914 15.3 26571 25.2

TARGET HOUSEHOLDS

Non‐target 23722 28.4 4474 19.6 25792 27.5 2404 19.0 28197 26.5

Vulnerable 13169 15.7 6608 29.0 15976 17.0 3801 30.0 19777 18.6

Elderly ‐ Non Vulnerable 21352 25.5 5953 26.1 24032 25.6 3273 25.9 27305 25.7

Family ‐ Non Vulnerable 25406 30.4 5741 25.2 27976 29.8 3172 25.1 31148 29.3

TABLE TOTAL 83650 100.0 22776 100.0 93776 100.0 12650 100.0 106426 100.0




TABLE 32: VULNERABLE HOUSEHOLDS ‐ DECENT HOMES BY AREA AND HOUSING SECTOR DECENT HOMES STANDARD compliant non compliant

ALL VULNERABLE

hholds % hholds % hholds % AREA Askern 315 68.5 145 31.5 459 100.0 Green Corridor (‐Askern) 939 55.6 752 44.4 1691 100.0 Rest of North 1525 87.0 229 13.0 1753 100.0 NORTH 2779 71.2 1125 28.8 3904 100.0 Pathfinder 1329 53.3 1163 46.7 2492 100.0 Rest of West 548 68.8 249 31.3 797 100.0 WEST 1877 57.1 1412 42.9 3289 100.0 4 Named Streets 7 5.6 122 94.4 129 100.0 NDC (‐4 Named Streets) 938 68.1 440 31.9 1378 100.0 Rest of Urban 2408 92.6 193 7.4 2601 100.0 URBAN 3354 81.6 755 18.4 4108 100.0 EAST 2064 53.4 1798 46.6 3862 100.0 SOUTH 3095 67.1 1519 32.9 4614 100.0 TENURE owner occupied 8642 69.9 3727 30.1 12369 100.0 private rented 2851 53.4 2485 46.6 5336 100.0 rsl 1676 80.9 396 19.1 2072 100.0 MAIN HOUSE TYPE house 10604 65.9 5484 34.1 16088 100.0 bungalow 1692 69.3 750 30.7 2442 100.0 purpose built flat 634 75.8 202 24.2 836 100.0 other flat 239 58.2 172 41.8 411 100.0 DWELLING CONFIGURATION mid terrace 2802 55.5 2247 44.5 5049 100.0 end terrace 1239 53.5 1078 46.5 2317 100.0 semi detached 6664 73.8 2360 26.2 9024 100.0 detached 1591 74.4 548 25.6 2139 100.0 flat 873 70.0 374 30.0 1247 100.0 DATE OF CONSTRUCTION pre‐1919 1731 46.2 2018 53.8 3749 100.0 1919‐1944 3005 58.3 2151 41.7 5157 100.0 1945‐1964 3405 75.3 1116 24.7 4521 100.0 1965‐1974 1506 80.2 372 19.8 1878 100.0 1975‐1981 1027 68.6 469 31.4 1497 100.0 post‐1981 2495 83.8 481 16.2 2976 100.0 ALL VULNERABLE 13169 66.6 6608 33.4 19777 100.0




DWELLING ADAPTATION

7.5 A relatively small proportion of dwellings (5.3%) were found to offer some form of adaptation for

disabled use.

FIGURE 23: DWELLING ADAPTATIONS

103745 dwgs94.7%

5840 dwgs5.3%

Adaptations Present No Adaptations Present

7.6 Within adapted dwellings a range of adaptations are present. The most common relate to amenity

adaptation.

4.5

6.6

13.4

23.5

24.1

29.0

69.3

0 10 20 30 40 50 60 70

% Adapted

Adapted kitchen

Repositioned electrical controls

Wheelchair accessible W.C.

Chair/stairl ift/hoist

Ground floor bedroom/bathroom

Level/ramped access

Adapted bathroom/W.C.

FIGURE 24: ADAPTED DWELLINGS ‐ TYPE OF ADAPTATION




ILLNESS/DISABILITY

7.7 11241 households (10.6%) contain at least one person with a long‐term illness or disability. The

presence of a long‐term illness or disability is highly correlated with difficulties household members

experience climbing stairs/steps, getting in and out of the bath and access to and from the property.

22.4

22.6

25.0

25.9

26.5

35.9

78.2

85.6

0 10 20 30 40 50 60 70 80 90

% of Households with at least one person suffering from a l imiting long term i l lness

Using WC

Turning taps on/off

Cooking/preparing food

Access to ground floor rooms

Washing/drying clothes

Access to/from home

Getting in/out of bath

Climbing stairs/steps

FIGURE 25: DIFFICULTIES WITH HOUSEHOLD ACTIVITIES




TABLE 33: HOUSEHOLD ILLNESS/DISABILITY BY AREA AND HOUSING SECTOR HOUSEHOLD ILLNESS/DISABILITY HOUSEHOLDS illness/ disability no illness/ disability hholds % hholds % hholds % AREA Askern 204 20.2 808 79.8 1012 100.0 Green Corridor (‐Askern) 1065 16.5 5386 83.5 6451 100.0 Rest of North 991 9.1 9910 90.9 10901 100.0 NORTH 2260 12.3 16104 87.7 18364 100.0 Pathfinder 1218 10.1 10854 89.9 12072 100.0 Rest of West 747 8.9 7621 91.1 8368 100.0 WEST 1965 9.6 18475 90.4 20440 100.0 4 Named Streets 25 9.0 255 91.0 280 100.0 NDC (‐4 Named Streets) 323 9.8 2961 90.2 3284 100.0 Rest of Urban 1734 9.0 17436 91.0 19170 100.0 URBAN 2082 9.2 20652 90.8 22734 100.0 EAST 2131 8.7 22374 91.3 24505 100.0 SOUTH 2803 13.8 17580 86.2 20383 100.0 TENURE owner occupied 9116 10.2 80489 89.8 89605 100.0 private rented 1010 7.5 12542 92.5 13552 100.0 rsl 1115 34.8 2092 65.2 3206 100.0 shared ownership 63 100.0 63 100.0 MAIN HOUSE TYPE house 7492 8.5 80412 91.5 87904 100.0 bungalow 2840 21.0 10699 79.0 13539 100.0 purpose built flat 571 15.1 3220 84.9 3791 100.0 other flat 338 28.4 854 71.6 1192 100.0 DWELLING CONFIGURATION mid terrace 1796 9.4 17396 90.6 19193 100.0 end terrace 891 11.1 7147 88.9 8038 100.0 semi detached 5437 10.4 46711 89.6 52148 100.0 detached 2208 10.0 19856 90.0 22064 100.0 flat 909 18.2 4074 81.8 4983 100.0 DATE OF CONSTRUCTION pre‐1919 1379 10.3 12040 89.7 13419 100.0 1919‐1944 2619 10.1 23429 89.9 26048 100.0 1945‐1964 2608 11.1 20804 88.9 23412 100.0 1965‐1974 1595 10.5 13662 89.5 15258 100.0 1975‐1981 1122 14.1 6810 85.9 7932 100.0 post‐1981 1917 9.4 18441 90.6 20358 100.0 TOTAL 11241 10.6 95185 89.4 106426 100.0




TABLE 34: HOUSEHOLD ILLNESS/DISABILITY BY HOUSEHOLD CHARACTERISTICS

HOUSEHOLD ILLNESS/DISABILITY HOUSEHOLDS

illness/ disability no illness/ disability

hholds % hholds % hholds %


unobtainable 445 100.0 445 100.0

under 25 years 58 2.0 2802 98.0 2860 100.0

25 ‐ 34 years 344 2.2 15127 97.8 15471 100.0

35 ‐ 44 years 656 3.1 20642 96.9 21298 100.0

45 ‐ 54 years 1301 6.5 18772 93.5 20072 100.0

55 ‐ 64 years 1941 10.2 17095 89.8 19036 100.0

65 years and over 6941 25.8 19949 74.2 26890 100.0

HOUSEHOLD TYPE single person non pensioner 501 4.6 10337 95.4 10839 100.0

single parent family 222 2.8 7638 97.2 7859 100.0

two person adult non pensioner 1070 5.4 18688 94.6 19758 100.0

small family 792 3.0 25534 97.0 26325 100.0

large family 252 4.5 5310 95.5 5561 100.0

large adult 230 20.5 893 79.5 1123 100.0

elderly 8170 23.7 26261 76.3 34431 100.0

TARGET HOUSEHOLDS

Non‐target 481 1.7 27716 98.3 28197 100.0

Vulnerable 6888 34.8 12889 65.2 19777 100.0

Elderly ‐ Non Vulnerable 3681 13.5 23623 86.5 27305 100.0

Family ‐ Non Vulnerable 191 0.6 30956 99.4 31148 100.0

ALL HOUSEHOLDS 11241 10.6 95185 89.4 106426 100.0

7.8 The rate of illness/disability varies across the Borough from a low of 8.7% of households in the East

Management Area to 20.2% in Askern. Illness/disability is also over‐represented among vulnerable

households (34.8%) and the elderly (23.7%). Over 72 per cent of households with a long‐term

illness/disability are classified as elderly.

7.9 Of those households experiencing illness/disability 3983 or 35.4% occupy properties that have been

specially adapted for disabled use. Slightly over a half (53.1%) of the households with an

illness/disability are in receipt of a disability related benefit/allowance. Linking information on

illness/disability problems with current adaptation provides an indication of the size and distribution of

the core household market for disabled facilities support. This is illustrated in Figure 26.

7.10 Two thirds of households containing at least one individual with an illness/disability and occupying a

property that currently has not been adapted are elderly in composition. Over half are in fuel poverty

and 58.5% are vulnerable indicating they receive a means tested benefit.




FIGURE 26: HOUSEHOLD FRAMEWORK FOR SUPPORT NEEDS

SATISFACTION WITH HOUSING

7.11 Housing satisfaction levels within the Borough are good. 80328 households (75.8%) are very satisfied

with their current accommodation; 22334 households (21.1%) are fairly satisfied giving a total of 96.9%

households who are satisfied. Only 1156 (1.1%) were very dissatisfied with a further 1.7% (1813)

indicating they were fairly dissatisfied12. The Survey of English Housing 2005/06 found slightly lower (at

91.9%) overall levels of satisfaction, and the split between very and fairly satisfied was also different,

12 291 households did not known how satisfied they were with their accommodation, and 504 did not provide an answer and are excluded.

All Private Sector

Households 106426

Household contains individual with illness/disability 11241 (10.6%)

No individual with illness/disability 95185 (89.4%)

Household occupies an

adapted property 3983 (35.4%)

Current property not adapted

7258 (64.6%)

SECTORAL DISTRIBUTION South 1694 (23.3%) Rest of Urban 1252 (17.3%) Pathfinder 1108 (15.3%) East 932 (12.8%) Owner‐occupied 6293 (86.7%) Non‐decent 2244 (30.9%)

HOUSEHOLD DISTRIBUTION Elderly 4840 (66.7%) Vulnerable 4245 (58.5%) In fuel poverty 3701 (51.0%) Head of Household Income Less than £10,400 3939 (54.3%)




with 60.2% of private sector households being very satisfied with their accommodation and 31.7% fairly

satisfied.

FIGURE 27: SATISFACTION WITH CURRENT HOUSING

75.8%

21.1%

1.7%0.3%

1.1%

Very satisfied Fairly satisfied Fairly dissatisfied Very dissatisfied Don't know

7.12 Levels of satisfaction with current housing vary geographically, from a low of 35.7% of households in

Askern being very satisfied to over 90% in the Rest of the Rural area. Tenure also impacts upon

satisfaction levels with the private‐rented sector (10.2% dissatisfied) being the least satisfied with their

current accommodation. Again this reflects national findings; 12% of private rented households were

dissatisfied compared with 3% of owner‐occupiers (SEH, 2005/06).

7.13 There is also a relationship between housing condition and housing satisfaction, with lower levels of

satisfaction for non‐decent housing and for dwellings experiencing Category 1 risks. While 78.7% of

households who live in decent homes are very satisfied with their current accommodation, the level

drops to 65.4% for households in non‐decent dwellings. The corresponding figures with respect to

Category 1 risks are 77.5% of those where no risks are present being very satisfied falling to 63.9%

where a risk is apparent.

SATISFACTION WITH LOCAL AREA

7.14 Levels of household satisfaction with their local area are equally encouraging. 77828 households

(73.3%) are very satisfied with the area where they live; 23036 households (21.7%) are quite satisfied.

4947 households (4.6%) expressed direct dissatisfaction with their local area.




FIGURE 28: SATISFACTION WITH LOCAL AREA

73.3%

21.7%

3.2%0.4%

1.4%

Very satisfied Fairly satisfied Fairly dissatisfied Very dissatisfied Don't know

7.15 Levels of dissatisfaction with the area in which households live vary by area; those resident within the

NDC, the 4 Named Streets, Askern and the Pathfinder area are the least satisfied.

7.16 Household attitudes to trends within their local area reflect levels of area dissatisfaction to a certain

extent. Overall within Doncaster, 4508 households (4.3%) regarded their area as having improved over

the last five years, and 13795 households (13.1%) regarded their area as having declined. However the

largest response category show 87168 households (82.6%) perceive no recent change in their area.

FIGURE 29: LEVELS OF DISSATISFACTION BY AREA

1.5

1.6

1.8

3.2

3.5

4.6

5.3

5.9

6.9

7.8

11.9

14.8

21.8

30.4

0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0

Rest of Urban

EAST

Rest of West

SOUTH

Rest of North

DONCASTER

NORTH

URBAN


WEST

Pathfinder

Askern

4 Named Streets

NDC (minus 4 Named Streets )





7.17 Perceptions of area improvement or decline do vary geographically, with feelings of decline higher in

the 4 Named Streets, NDC (minus 4 Named Streets), Askern and in the South.

2.1

7.1

8.8

10.6

11.0

13.1

16.2

16.5

16.7

17.6

18.8

23.7

29.7

31.2

0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0


Rest of North

Rest of Urban

NORTH

URBAN

EAST

DONCASTER

Rest of West

WEST

Pathfinder


SOUTH

Askern


4 Named Streets

FIGURE 30: PERCEPTIONS OF AREA DECLINE

7.18 In addition to general area attitudes households were prompted to comment on a range of issues which

might represent problems within their areas. Household attitudes are again positive with any problems

emerging regarded as minor in extent. Key emerging issues do however include youth annoyance,

unsocial behaviour, property and car crime.

FIGURE 31: HOUSEHOLD PERCEPTIONS OF LOCAL PROBLEMS

0.0 2.0 4.0 6.0 8.0 10.0 12.0 14.0 16.0 18.0 20.0

Racial Harrassment

Personal Assault/Theft

Empty Properties

Graffiti

Public Drinking/Drunkenness

Drug Abuse/Dealing

Auto Crime

Property Crime

Unsocial Behaviour

Youth Annoyance


A minor problem A major problem




LIVEABILITY

7.19 As well as appraising household attitudes, surveyors were asked to identify local environmental

problems and to assess the overall visual quality of the local environment. Poor quality environments

are assessed on whether liveability problems exist in the local area. Three categories of problems are

measured comprising:

• Upkeep problems related to litter, rubbish, vandalism, graffiti and general

condition/appearance of streets and buildings;

• Traffic problems related to traffic volume and intrusion from major arterial routes; and

• Utilisation problems related to vacant sites and buildings, to intrusive industry and non‐

conforming uses.

7.20 Overall, 17490 dwellings (16%) are located in areas affected substantially by environmental problems.

By liveability categories, traffic problems affect 6419 dwellings (5.9%), utilisation problems affect just

1702 dwellings (1.6%) and upkeep problems affect 11623 dwellings (10.6%). A number of dwellings

suffer more than one problem.

5.9

1.6

10.6

16.0

0

2

4

6

8

10

12

14

16

Percent o

f Dwellings

Traffic Util isation Upkeep Poor QualityEnvironment

FIGURE 32: LIVEABILITY

7.21 Traffic problems, in particular issues regarding heavy traffic, are most prevalent in 4 Named Streets and

the Rest of the North, where 76.9% and 15.8% of dwellings respectively are adversely affected. The 4

Named Streets, Askern and the Pathfinder area exhibit the highest rates of upkeep problems, with

100%, 42.9% and 18.1% of dwellings in these locations being affected. Within the 4 Named Streets the

major underlying factor relates to litter and rubbish which affects all dwellings. Whilst litter and rubbish

is also an issue in Askern and the Pathfinder area, these areas are affected by all categories of Upkeep

problems.




FIGURE 33: TRAFFIC AND UPKEEP PROBLEMS BY AREA

0.0 10.0 20.0 30.0 40.0 50.0 60.0 70.0 80.0 90.0 100.0

Askern

Green Corridor

Rest of North

Pathfinder

Rest of West

4 Named Streets

NDC

Rest of Urban

EAST

SOUTH

NORTH

WEST

URBAN

DONCASTER


Traffic Upkeep

7.22 The 2005 EHCS found that homes in poor quality environments are more likely to be non‐decent than in

areas with no problems. A strong statistically significant relationship was also found in the current

survey data such that 33.5% of dwellings in areas experiencing greater environmental problems are

non‐decent compared with 18.8% in areas with fewer environmental problems. Furthermore, the

average cost to make homes decent is higher in poor quality environments than elsewhere; £6571 and

£5376 respectively.

FUEL POVERTY

7.23 Linking information on annual fuel costs from the energy survey to household income profiles provides

an indicative pattern of fuel poverty among private sector households in the Borough. Fuel poverty is

usually defined by an annual expenditure on fuel in excess of 10% of annual household income; by this

definition 20924 households, 19.7% are in fuel poverty.

7.24 Variations in fuel poverty by housing sector and household type are interesting and are illustrated in

Tables 34 and 35. These indicate statistically significant differences in the relative levels of fuel poverty

in:

Dwelling Characteristics

• 4 Named Streets (55.1%), NDC (minus 4 Named Streets) (41.1%), Askern (34%) and the Pathfinder

area (31.7%);




• RSL and privately rented sector; 31.3% and 29.2% of households respectively;

• Dwellings constructed either pre‐1919 (30.6%) or between 1919 and 1944 (27%);

• Non‐decent homes (35.2%);

• Dwellings with SAP ratings of below 50

Household Characteristics

• Elderly households (35.5%) and these account for 58% of all households in fuel poverty;

• Households where household representative is under 25; (29.6%);

• Vulnerable households (55.3%);

• Households where household representative is either unemployed (63.5%) or permanently

sick/disable (67.2%).




TABLE 35: FUEL POVERTY BY AREA AND HOUSING SECTOR fuel poverty

not in fuel poverty

in fuel poverty ALL HOUSEHOLDS

hholds % hholds % hholds % AREA Askern 668 66.0 344 34.0 1012 100.0 Green Corridor (‐Askern) 4697 72.8 1754 27.2 6451 100.0 Rest of North 9224 84.6 1677 15.4 10901 100.0 NORTH 14589 79.4 3775 20.6 18364 100.0 Pathfinder 8251 68.3 3821 31.7 12072 100.0 Rest of West 7322 87.5 1046 12.5 8368 100.0 WEST 15573 76.2 4867 23.8 20440 100.0 4 Named Streets 126 44.9 154 55.1 280 100.0 NDC (‐4 Named Streets) 1935 58.9 1349 41.1 3284 100.0 Rest of Urban 16473 85.9 2697 14.1 19170 100.0 URBAN 18534 81.5 4200 18.5 22734 100.0 EAST 19577 79.9 4928 20.1 24505 100.0 SOUTH 17229 84.5 3154 15.5 20383 100.0 TENURE owner occupied 73647 82.2 15958 17.8 89605 100.0 private rented 9588 70.8 3964 29.2 13552 100.0 rsl 2204 68.7 1002 31.3 3206 100.0 shared ownership 63 100.0 63 100.0 MAIN HOUSE TYPE house 69914 79.5 17990 20.5 87904 100.0 bungalow 11411 84.3 2128 15.7 13539 100.0 purpose built flat 3509 92.6 282 7.4 3791 100.0 other flat 668 56.0 524 44.0 1192 100.0 DWELLING CONFIGURATION mid terrace 13706 71.4 5487 28.6 19193 100.0 end terrace 5961 74.2 2078 25.8 8038 100.0 semi detached 42020 80.6 10129 19.4 52148 100.0 detached 19639 89.0 2425 11.0 22064 100.0 flat 4177 83.8 806 16.2 4983 100.0 DATE OF CONSTRUCTION pre‐1919 9317 69.4 4102 30.6 13419 100.0 1919‐1944 19004 73.0 7044 27.0 26048 100.0 1945‐1964 18299 78.2 5113 21.8 23412 100.0 1965‐1974 13594 89.1 1664 10.9 15258 100.0 1975‐1981 6844 86.3 1088 13.7 7932 100.0 post‐1981 18444 90.6 1914 9.4 20358 100.0 DECENT HOMES STANDARD(hhsrs) compliant 70745 84.6 12905 15.4 83650 100.0 non compliant 14757 64.8 8019 35.2 22776 100.0 SAP RATINGS 10 63 23.8 200 76.2 263 100.0 20 135 33.2 271 66.8 406 100.0 30 477 48.9 499 51.1 975 100.0 40 2269 61.3 1435 38.7 3704 100.0 50 15513 77.1 4619 22.9 20133 100.0 60 25331 80.6 6091 19.4 31422 100.0 70 26020 82.1 5677 17.9 31697 100.0 80 11549 88.4 1509 11.6 13057 100.0 90 3472 86.2 556 13.8 4028 100.0 100 674 91.0 67 9.0 740 100.0 ALL HOUSEHOLDS 85502 80.3 20924 19.7 106426 100.0




TABLE 36: FUEL POVERTY BY HOUSEHOLD CHARACTERISTICS fuel poverty

not in fuel poverty in fuel poverty ALL HOUSEHOLDS


AGE OF HOUSEHOLD REPRESENTATIVE unobtainable 389 87.5 55 12.5 445 100.0 under 25 years 2014 70.4 846 29.6 2860 100.0 25 ‐ 34 years 13635 88.1 1836 11.9 15471 100.0 35 ‐ 44 years 19643 92.2 1655 7.8 21298 100.0 45 ‐ 54 years 17331 86.3 2741 13.7 20072 100.0 55 ‐ 64 years 15480 81.3 3556 18.7 19036 100.0 65 years and over 16655 61.9 10234 38.1 26890 100.0 HOUSEHOLD TYPE single person non pensioner 8660 79.9 2178 20.1 10839 100.0 single parent family 5317 67.7 2542 32.3 7859 100.0 two person adult non pensioner 18058 91.4 1700 8.6 19758 100.0 small family 25005 95.0 1320 5.0 26325 100.0 large family 5040 90.6 521 9.4 5561 100.0 large adult 669 59.6 454 40.4 1123 100.0 elderly 22223 64.5 12208 35.5 34431 100.0 ECONOMIC STATUS OF HOUSEHOLD REPRESENTATIVE full‐time work 59048 95.5 2799 4.5 61847 100.0 part‐time work 2968 73.1 1092 26.9 4061 100.0 unemployed‐available for work 1186 36.5 2064 63.5 3251 100.0 permanently sick/disabled 1052 32.8 2159 67.2 3211 100.0 looking after home/family 1633 60.0 1090 40.0 2723 100.0 wholly retired 18711 62.1 11396 37.9 30107 100.0 student 223 40.7 324 59.3 547 100.0 unobtainable 680 100.0 680 100.0 TARGET HOUSEHOLDS Non‐target 26852 95.2 1345 4.8 28197 100.0 Vulnerable 8845 44.7 10932 55.3 19777 100.0 Elderly ‐ Non Vulnerable 19295 70.7 8009 29.3 27305 100.0 Family ‐ Non Vulnerable 30509 98.0 638 2.0 31148 100.0 ALL HOUSEHOLDS 85502 80.3 20924 19.7 106426 100.0

ENERGY EFFICIENCY MEASURES

7.25 During the course of the household interview, respondents were asked to indicate whether in the

previous 2 years any energy efficiency measures had been installed in the dwelling. Of those dwellings

of cavity wall construction around 10% (7318) had completed cavity wall insulation. 117 of these

dwellings (1.6%) exhibit a Category 1 Excess Cold hazard; whereas 2.5% of dwellings were no such

measure had been installed exhibit this type of hazard.




TABLE 37: DECENT HOMES ENERGY COMPLIANCE BY INSTALLED ENERGY EFFICIENCY MEASURES DECENT HOMES ENERGY

Compliant Non Compliant ALL HOUSEHOLDS


CAVITY WALL INSULATION (WHERE APPROPRIATE) Yes 6688 91.4 631 8.6 7318 100.0 No 63612 94.2 3910 5.8 67522 100.0 LOFT INSULATION (WHERE APPROPRIATE) Yes – 8” 8592 94.6 494 5.4 9087 100.0 Yes – 6” 6190 93.3 443 6.7 6633 100.0 Yes – 4” 494 83.7 96 16.3 591 100.0 Yes – 2” 53 47.8 58 52.2 112 100.0 No 54911 94.1 3449 5.9 58360 100.0 DRAUGHT PROOFING Yes 2017 81.8 450 18.2 2467 100.0 No 68149 94.3 4091 5.7 72240 100.0 NEW BOILER Yes 8408 93.7 568 6.3 8976 100.0 No 61795 94.0 3972 6.0 65768 100.0 HOT WATER TANK JACKET Yes 2888 88.4 381 11.6 3269 100.0 No 67407 94.1 4256 5.9 71664 100.0 DOUBLE GLAZING Yes 1921 85.1 336 14.9 2257 100.0 No 68195 94.1 4243 5.9 72437 100.0 ALL HOUSEHOLDS 98819 92.9 7607 7.1 106426 100.0

7.26 Table 36 differentiates between those households who have carried out an energy efficiency measure

and those who have not and subsequently investigates whether or not the dwelling meets the decent

homes energy efficiency criteria. Rather surprisingly, in all cases a larger percentage of households

where an energy efficiency measure had been installed fail to meet the energy requirements of the

Decent Homes Standard than where no measure had been installed.

7.27 Respondents were also asked to indicate if they had heard of or used any energy advisory agencies.

Figure 33 illustrates that only a limited percentage of households had used any of the services, with the

most popular being Warm Front. The very low usage seems to reflect, to a large extent, a lack of

knowledge about the available services.




0.0

10.0

20.0

30.0

40.0

50.0

60.0

70.0

80.0

Percent o

f Hou

seho

lds

Unaware Heard of Used

FIGURE 34: HOUSEHOLDERS' AWARENESS/USE OF..

Warm Front Warm and Well

7.28 Thirty nine percent of all households indicated that they would be interested in receiving information

from the Council on ways to improve the energy efficiency of their home. Based upon these results,

the Council might consider different ways of undertaking Borough wide campaigns to improve

householders’ awareness of actions they could take and third party sources of information and advice

to improve their own energy efficiency levels.



8.0 OWNER‐OCCUPIERS IN NON‐DECENT HOUSING


8.1 Owner‐occupied households were the focus of additional analyses during the house condition survey.

Areas of special interest and investigation have included:

(a) Relationships between house condition and economic/social circumstances, which should

guide intervention and support strategies within the sector;

(b) Barriers to owner‐occupied home improvement including past improvement histories and

improvement intentions;

(c) Attitudes to the funding of repairs/improvements including methods of payment and interest

in Council loans or equity release.

INTERVENTION AND SUPPORT REQUIREMENTS

8.2 A potential framework for intervention within the owner‐occupied sector is illustrated in Figure 34.

Three main target categories for support are identified within this framework including:

• Vulnerable households;

• Elderly households; non Vulnerable; and

• Families with Children; non Vulnerable.

8.3 17513 owner‐occupied households (19.5%) live in dwellings which are non‐decent with total

outstanding expenditure on decent home improvements of £95.166M. 3727 households within this

sector are vulnerable representing 21.3% of the total. Estimated improvement expenditure for these

households is £22.641M.




FIGURE 35: OWNER‐OCCUPIED INTERVENTION FRAMEWORK

Base = Owner‐occupied Households

OWNER‐OCCUPIED

HOUSEHOLDS

CATEGORY 1: VUNLERABLE

CATEGORY 2 : ELDERLY ‐

NON VULNERABLE

CATEGORY 3 : HOUSEHOLDS WITH CHILDREN ‐ NON VULNERABLE

CATEGORY 4 : REMAINING OWNER OCCUPIED

HOUSEHOLDS

NON DECENT

INVESTMENT REQUIRED

: 17513 h/holds

: £95.1661M

: 3727 h/holds

: £22.641M

: 5517 h/holds

: £30.024M

: 5040 h/holds

: £25.763M

: 3230 h/holds

: £16.738M

NON DECENT

INVESTMENT REQUIRED

NON DECENT

INVESTMENT REQUIRED

NON DECENT

INVESTMENT REQUIRED

NON DECENT

INVESTMENT REQUIRED




Among owner‐occupied households living in non‐decent conditions; 5517 households (31.5%) are

elderly in composition and 5040 households (28.8%) contain children. These households are not

vulnerable by definition but may be under pressure financially to improve and maintain their homes.

Outstanding expenditure against these groups to achieve the decent homes standard is estimated at

£55.787M.

CATEGORY 1: VULNERABLE OWNER‐OCCUPIERS: Vulnerable owner‐occupiers living in non‐decent

housing are strongly associated with the East (28.6%) and South (23.5%) Management Areas, the

Pathfinder (16.3%) and the Green Corridor (excluding Askern) (15.1%). A higher than average

proportion of these households live in semi detached (41.5%) properties constructed pre‐1919 (26.5%)

and between 1919 and 1944 (32.6%).

CATEGORY 2: ELDERLY NON‐VULNERABLE: Non vulnerable elderly households are predominately

located within the South (29.6%) and East (24.1%) Management Areas, with another 14.1% in the

Pathfinder. These households tend to be associated with detached or semi‐detached (65.7%) housing

of either house or bungalow design, with approximately 40% residing in dwellings built between 1919

and 1944.

CATEGORY 3: FAMILY NON‐VULNERABLE: These households are over‐represented in the East

Management Area (30.4%) and the Pathfinder (17.6%) and within the semi‐detached (49.5%) housing

market. Significant proportions are resident in pre‐1944 (56.4%) housing and all occupy houses.

BARRIERS TO OWNER‐OCCUPIED HOME IMPROVEMENT

8.4 While economic factors will influence the ability and willingness of owner‐occupiers to improve and

repair their homes, other factors will also impact. Housing satisfaction levels within the Borough have

been reported as high and this remains true among owner‐occupiers in non‐decent housing. 12283

owner‐occupiers living in non‐decent housing (70.6%) are very satisfied with their current housing; an

additional 4235 households (24.3%) are fairly satisfied. Only 878 owner‐occupiers in non‐decent

housing (5.1%) expressed direct dissatisfaction with their current accommodation. Hence owners

generally have positive views about their homes, even when they are non‐decent.

8.5 While known difficulties exist in obtaining negative views from owner‐occupiers on housing quality, high

levels of satisfaction may also reflect a lack of awareness of condition problems. This is particularly

relevant to less observable Decent Homes Standard failure related to energy efficiency and amenity

attributes and to concepts of design risk within the HHSRS.




8.6 Against these attitudes to housing and barriers to home improvement, previous and projected activity

levels among owner‐occupiers remain mixed. 10921 owner‐occupiers in non‐decent housing (62.4%)

have completed no recent major repairs/improvements, 10723 households (61.2%) have no short‐term

intentions to carry out major repairs/improvements.

TABLE 38: OWNER OCCUPIED HOUSEHOLDS IN NON‐DECENT HOUSING ‐ TARGET SUPPORT GROUPS BY AREA AND HOUSING SECTOR

TARGET HOUSEHOLDS

Non‐target Vulnerable Elderly ‐ Non Vulnerable

Family ‐ Non Vulnerable

ALL HOUSEHOLDS

hhds % hhds % hhds % hhds % hhds %

AREA

Askern 34 1.1 72 1.9 21 .4 72 1.4 200 1.1


Rest of North 381 11.8 76 2.0 381 6.9 152 3.0 991 5.7

NORTH 791 24.5 712 19.1 653 11.8 475 9.4 2631 15.0

Pathfinder 886 27.4 609 16.3 775 14.1 886 17.6 3156 18.0

Rest of West 149 4.6 199 5.3 448 8.1 398 7.9 1195 6.8

WEST 1035 32.1 808 21.7 1224 22.2 1284 25.5 4352 24.8

4 Named Streets 43 1.3 22 0.6 7 0.1 11 0.2 83 0.5

NDC (‐4 Named Streets) 176 5.4 147 3.9 88 1.6 29 .6 440 2.5

Rest of Urban 193 6.0 96 2.6 578 10.5 482 9.6 1349 7.7

URBAN 412 12.7 264 7.1 673 12.2 522 10.4 1871 10.7

EAST 466 14.4 1065 28.6 1332 24.1 1532 30.4 4395 25.1

SOUTH 526 16.3 876 23.5 1635 29.6 1226 24.3 4263 24.3

MAIN HOUSE TYPE

house 3049 94.4 2998 80.4 4745 86.0 5040 100.0 15831 90.4

bungalow 180 5.6 673 18.1 714 12.9 1568 9.0



mid terrace 1136 35.2 967 25.9 1403 25.4 1014 20.1 4520 25.8

end terrace 523 16.2 610 16.4 429 7.8 687 13.6 2249 12.8

semi detached 1261 39.0 1546 41.5 2521 45.7 2492 49.5 7820 44.7

detached 310 9.6 548 14.7 1105 20.0 846 16.8 2810 16.0

flat 55 1.5 58 1.1 114 0.6


pre‐1919 1078 33.4 988 26.5 841 15.2 883 17.5 3791 21.6

1919‐1944 636 19.7 1216 32.6 2237 40.5 1959 38.9 6047 34.5

1945‐1964 623 19.3 607 16.3 1157 21.0 773 15.3 3160 18.0

1965‐1974 426 13.2 305 8.2 683 12.4 615 12.2 2029 11.6

1975‐1981 129 4.0 353 9.5 231 4.2 225 4.5 937 5.4

post‐1981 339 10.5 258 6.9 367 6.7 584 11.6 1548 8.8

ALL HOUSEHOLDS 3230 100.0 3727 100.0 5517 100.0 5040 100.0 17513 100.0




FIGURE 36: IMPROVEMENTS COMPLETED AND INTENDED BY OWNER‐OCCUPIERS IN NON‐DECENT HOMES

0

2000

4000

6000

8000

10000

12000

Num

ber of owner‐occupied

non

‐decent d

wellings

DK 396 49 425

2 ‐ 5years 265 63 428

Next year 1397 1370 1036

No intentions 8412 984 1291

No improvements in last 5 yrs Improvements last year Improvements 2 ‐ 5 years ago

8.7 Households who have recently completed improvements have more intention of conducting work in the

coming years than those householders who have completed no recent improvements. While only

12.8% of households who have no recent history of improvements indicated they would carry out work

in the next year, this rate increases to 32.6% of households who undertook improvements 2 to 5 years

ago and 55.6% for those who completed work in the 12 months before the survey.

ATTITUDES TO IMPROVEMENT/REPAIR FUNDING

8.8 Equity release remains a Government recommendation to achieve an increase in owner‐occupied

funding for home improvement. While the potential for equity release is strongly related to household

attitudes it also depends on owners’ financial circumstances and ability to access equity. This includes,

in particular, underlying property values and existing mortgage gearing among owner‐occupied

households.

8.9 There is considerable equity within the Borough. For households providing a valid response

approximately 48% of owner‐occupied households have no outstanding mortgage or loan on their

property, a slightly higher percentage applies to those owner‐occupiers within non‐decent housing

(56%).

8.10 The divergence is even greater when households are divided by the age of the head of household. Over

87% of owner‐occupier households where the head of household is 55 years or over have no current




mortgage, only 13.6% of comparable households where the head of household is less than 55 years old

have no mortgage.

FIGURE 37: MORTGAGE POSITION BY AGE OF HOUSEHOLD REPRESENTATIVE

86.4

12.6

13.6

87.4

0.0

10.0

20.0

30.0

40.0

50.0

60.0

70.0

80.0

90.0

100.0

Less than 55 Over 54

Percent o

f Hou

seho

lds

Mortage held No mortgage

8.11 The release of this potential equity may prove problematic as there is a general reluctance on the part

of owner‐occupiers to re‐mortgage or otherwise use the value of their property to enable necessary

improvements/repairs to be carried out:

• 10341 owner‐occupied households (14%) would consider re‐mortgaging to improve or repair their

home, the proportion is very similar for those in non‐decent housing (15.9%);

• Younger households exhibit an increased willingness to re‐mortgage or use the value of their

property, 18.6% (8105 households), where the head of household is less than 55, indicating such

an attitude, compared with 7.5% (2236 households) where the head of household is 55 or older.

8.12 The potential equity held by owner‐occupiers within the Borough has been estimated by comparing the

outstanding mortgage position with prevailing house prices within postcode sectors and by housing

type. House price information relates to the second quarter of 2008, is based upon actual sales during

this period and taken from the Land Registry website.




TABLE 39: OWNER‐OCCUPIED HOUSEHOLDS POTENTIAL EQUITY RELEASE BY AGE OF HEAD OF HOUSEHOLD

OWNER OCCUPIERS MORTGAGE POSITION

With Mortgage No Outstanding Mortgage Mortgage Position Unknown H.O.H. less than

55 H.O.H. 55 or over

H.O.H. less than 55

H.O.H. 55 or over H.O.H. less than


VALUE OF PROPERTY

Average £127,782 £145,219 £126,204 £138,973 £115,779 £158,417

Total £5,061,165,867 £718,955,415 £787,190,056 £4,780,918,904 £143,041,277 £95,117,727

OUTSTANDING MORTGAGE

Average £58,069 £20,059 ‐ ‐

Total £2,299,996,952 £99,312,109 ‐ ‐

POTENTIAL EQUITY

Average £69,713 £125,160 £126,204 £138,973

Total £2,761,168,915 £619,643,306 £787,190,056 £4,780,918,904

H/holds13 39608 4951 6237 34402 1236 600

8.13 The figures in Table 39 should be treated as indicative only; the value of property is based upon average

prices for four basic house types with no differentiation by size of property or age. Additionally, the

level of a household’s outstanding mortgage is taken as the mid‐point from a range of values into which

the households’ actual amount of outstanding mortgage lies.

8.14 Overall, it is estimated that owner‐occupiers within the Borough have potential equity of around £9

billion, with 60% of this held by households where the head of household is over 54 years old.

8.15 Table 40 below provides an indication of the amount of equity that may be available to owner–

occupiers who currently live in non‐decent housing, and the costs associated with making these

properties decent.

13 Excludes 60 owner‐occupied households for whom neither mortgage position or age of head of household was available.




TABLE 40: OWNER‐OCCUPIED HOUSEHOLDS IN NON‐DECENT HOUSING AND POTENTIAL EQUITY RELEASE BY AGE OF HEAD OF HOUSEHOLD

OWNER‐OCCUPIERS MORTGAGE POSITION

With Mortgage No Outstanding Mortgage Mortgage Position

Unknown H.O.H. less than


H.O.H. less than 55

H.O.H. 55 or over All Ages

VALUE OF PROPERTY

Average £107,880 £114,929 £117,660 £130,013 £129,564

Total £705,713,544 £100,564,909 £205,418,140 £1,011,513,608 £26,814,225

POTENTIAL EQUITY

Average £62,668 £92,887 £117,660 £130,013

Total £409,936,640 £81,278,159 £205,418,140 £1,011,513,608

COSTS TO ACHIEVE DECENCY

Average £5,151 £4,446 £6,846 £5,549 £3,108

Total £33,695,727 £3,890,713 £11,952,240 £43,175,195 £643,159 Costs as % of Equity

8.2 4.8 5.8 4.3

H/holds14 6542 875 1746 7780 206

8.16 The ratio of costs to achieve decency to potential equity varies from 4.3% to 8.2% depending upon

mortgage position and the age of the head of household. The ratio of costs to equity is greatest for

those households with a mortgage and where the head of household is less than 55. This reflects the

fact that these particular households have the lowest average levels of potential equity.

8.17 Concentrating again on owner‐occupied households in non‐decent housing (17513 households)

residents were asked “If the Council devised a scheme to help you access the money tied up in your

home to undertake improvements/repairs, with a guarantee you would not lose your home, would you

consider using the scheme?”. Around 17% of households (approximately 3000) indicated a definite

interest in such a scheme. With respect to households in decent properties, 11.7% (around 8400)

expressed a positive interest in this scheme.

8.18 Householders were also asked “If in the future Doncaster Council were to offer advice on maintaining

your home would you be interested in using this service?”. Overall, 26.2% of households who provided

a valid response indicated they would be interested; this is equivalent to approximately 23500 owner‐

occupied households. Almost half of households who were in interested in a service would be willing to

pay a small fee and figure 38 below illustrates the amount householders thought to be a reasonable fee

for such a service.

14 Excludes 4 households for whom neither mortgage position or age of head of household was available.




16.7

71.4

11.9

0.0

10.0

20.0

30.0

40.0

50.0

60.0

70.0

80.0

Percen

t of Hou

seho

lds

Yes No Don’t'know

FIGURE 38: OWNER‐OCCUPIERS IN NON‐DECENT HOUSING INTEREST IN COUNCIL DEVISED SCHEME

FIGURE 39: AMOUNT HOUSEHOLDERS CONSIDER A REASONABLE FEE

0.0 5.0 10.0 15.0 20.0 25.0 30.0 35.0 40.0 45.0 50.0

less than £5

£5 ‐ £10

£10 ‐ £20

more than £20


8.19 Owner‐occupied households were also asked to indicate if they found it difficult to undertake repairs or

maintain their home due to a number of issues related to;

(i) getting independent advice on the work required and associated cost

(ii) finding a reliable builder/other contractor or tradesperson

(iii) possessing the DIY skills to do work themselves and

(iv) access to finance to carry out the work.

Figure 39 highlights the percent of households that indicated these issues were a problem. With

respect to all four factors, a greater percentage of households occupying non‐decent properties

specified that these issues made it difficult to repair or maintain their home than those in decent




homes. Around 40% of owner‐occupied households thought that a list of builders & contractors

provided by the Council would be a useful service it could provide.

FIGURE 40: ISSUES THAT IMPEDE REPAIR/MAINTENANCE

11.913.5

12.6

14.9

24.225.3

23.3

35.1

0.0

5.0

10.0

15.0

20.0

25.0

30.0

35.0

40.0

Independent advice Reliable tradesperson Lack DIY skil ls Financial constraint

Percent o

f Owner‐Occup

iers

Decent Home Non‐Decent Home

8.20 The Council also wished to know if owner‐occupiers in the Borough where aware of services the Council

currently provide. A relatively small number of households provided responses to this particular

question (between 420 and 450 unweighted cases) but from these it would appear that knowledge

about the services offered varies considerable.

FIGURE 41: OWNER‐OCCUPIERS KNOWLEDGE OF COUNCIL SERVICES

0 10 20 30 40 50 60 70 80 90

Priori ty Estates

Caravan Site Inspections

HHSRS Inspections

Overcrowding Investigation

Private Secure Tenants Advise

Insecure and Empty Properties

Houses in Multiple Occupation

Home Improvement Loans

Ass is tance with Repairs to Private Properties

Il lega l Eviction and Harassment Prevention

Anti socia l Behaviour from Private Tenants

Adaptations to Private Properties

Disabled Faci l i ties Grants




9.0 HOUSING INVESTMENT NEEDS

9.0 HOUSING INVESTMENT NEEDS 9.1 To summarise investment needs within the private sector housing stock we have utilised the four‐fold

classification of decent homes performance discussed previously:

TABLE 41: PRIVATE SECTOR INVESTMENT FRAMEWORK

CONDITION

CATEGORY

CONDITION IMPLICATION DWELLINGS COSTS TO MAKE

DECENT

1. GOOD CONDITION

‐ DECENT

These dwellings are in good condition and

meet Decent Homes requirements. Minor

works of ongoing routine maintenance will

be required.

86384

£0

2. NON‐DECENT ‐

CLASS 1 HHSRS

These dwellings can be addressed through a

range of enforcement actions and through

grant/loan facilities at both individual

dwelling and area‐based scales.

12482

£87.022M

3. NON‐DECENT ‐

DISREPAIR

Preventative action is required to reduce the

risk of further deterioration. Support

mechanisms are available largely through

grant/loan facilities at individual dwelling

scale, and through advice given by the

Council.

7926

£39.851M

4. NON‐DECENT –

AMENITY/

ENERGY

These dwellings fail Decent Homes

requirements on amenities/energy. Defects

on energy are most common, suggesting an

integration of strategies with HECA

objectives.

7795

£4.852M

TOTAL ALL NON‐DECENT CATEGORIES 23201 £131.724M

9.2 Minimum costs to achieve decency within this framework are estimated at £131.724M of which

£87.022M is required to address dwellings experiencing Category 1 hazards. It should be remembered

that the responsibility for property repair rests with the property owner; therefore these costs should

be met from private funding. However, the Council would normally try to offer support to vulnerable

households who would struggle to pay for their own repair work. The Council may also pursue

enforcement activity on behalf of a tenant, where the property is owned by a private landlord.



9.0 HOUSING INVESTMENT NEEDS

9.3 Based upon the same framework but considering vulnerable private sector households only, indicates

minimum costs to achieve decency of £41.792M, with around 66% of these costs required to address

dwellings exhibiting a Category 1 hazard.

TABLE 42: PRIVATE SECTOR INVESTMENT FRAMEWORK FOR VULNERABLE HOUSEHOLDS

CONDITION

CATEGORY

CONDITION IMPLICATION DWELLINGS COSTS TO MAKE

DECENT

1. GOOD

CONDITION ‐

DECENT

These dwellings are in good condition and

meet Decent Homes requirements. Minor

works of ongoing routine maintenance will

be required.

13169

(66.6%)

£0

2. NON‐DECENT ‐

CLASS 1 HHSRS

These dwellings can be addressed through a

range of enforcement actions and through

grant/loan facilities at both individual

dwelling and area‐based scales.

3801

£27.640M

3. NON‐DECENT ‐

DISREPAIR

Preventative action is required to reduce the

risk of further deterioration. Support

mechanisms are available largely through

grant/loan facilities at individual dwelling

scale, and through advice given by the

Council.

2362

£12.675M

4. NON‐DECENT –

AMENITY/

ENERGY

These dwellings fail Decent Homes

requirements on amenities/energy. Defects

on energy are most common, suggesting an

integration of strategies with HECA

objectives.

2056

£1.477M

TOTAL ALL NON‐DECENT CATEGORIES 6608 £41.792M



10.0 CHANGES IN HOUSING CONDITIONS 2003 – 2007/08


10.1 Using the Fitness Standard (Section 604) an analysis of changes in housing conditions can be completed

since the last house condition survey in 2003. This survey indicated a rate of private sector unfitness of

4.5%, with the current survey showing an improvement in this figure to 1.2%. Over this period, 2003‐

2007/08 the actual number of unfit homes has declined from 4514 dwellings to 1281 dwellings: a net

reduction of 3233 dwellings or 72%. Net changes in housing condition will mask broader changes and

the gross flow of dwellings into and out of unfitness.

FIGURE 42: TRENDS IN UNFITNESS 2003 ‐ 2007/08

0.0

0.5

1.0

1.5

2.0

2.5

3.0

3.5

4.0

4.5

5.0

2003 ‐ 4514 dwgs 2007/08 ‐ 1281 dwgs

Percen

t of D

wellin

gs

10.2 The Decent Homes Standard was examined during the 2003 survey. At that date the Standard of

Fitness (Section 604) comprised the minimum statutory housing standard for decent homes

assessment. For the 2007/08 survey Fitness has been replaced by Category 1 hazards within the HHSRS

making a direct comparison on the decent homes standard impossible. Whilst the 2003 report

provided data in relation to HHSRS major defects, the measurement of HHSRS at that time differed to

the current definition. Consequently a comparison of HHSRS over the two periods is not meaningful.

10.3 To achieve comparison with the previous survey decent homes 2007/08 has been remodelled using the

Fitness Standard. On this basis 14764 private dwellings or 13.5% of total stock are non‐decent. This

compares with 18948 dwellings in 2003 or 18.9% of private housing; this represents a reduction in non‐

decent housing in the Borough of 4184 dwellings or 22.1%.




FIGURE 43: TRENDS IN NON‐DECENCY 2003 ‐ 2007/08

0.0

2.0

4.0

6.0

8.0

10.0

12.0

14.0

16.0

18.0

20.0

2003 ‐ 18948 dwgs 2007/08 ‐ 14764 dwgs

Percent o

f Dwellings

10.4 Reductions in the number of non‐decent dwellings are recorded across all categories of the Decent

Homes Standard. The most significant reductions in non‐decent dwellings are however recorded with

respect to energy efficiency. Over the two periods the relative influences on non‐decency remain

comparable with the primary influences being energy efficiency and disrepair.

TABLE 43: TRENDS IN NON‐DECENCY 2003 – 2007/08 (BOROUGH WIDE)

NUMBER OF NON‐DECENT PROPERTIES % OF NON‐DECENT PROPERTIES

2003 2007/08 2003 2007/08

Unfitness 4514 1281 4.5 1.2

Disrepair 7548 7469 7.5 6.8

All non‐decent dwellings 18948 14764 18.9 13.5

Modern Facilities –

occupied dwellings 543 477 0.6 0.4

Thermal Comfort ‐

occupied dwellings 9310 7314 9.7 6.9

10.5 In addition to Borough‐wide analysis, trends within the NDC and Pathfinder areas have been considered

and are detailed below. Both areas have witnessed a decrease in the rate of unfitness; however against

this, the rate of disrepair has increased. In the NDC area in particular, the number dwellings in disrepair

has more than doubled since 2003. Overall non‐compliance with the Decent Homes Standard (based on

the Fitness Standard) has increased slightly in the Pathfinder area and has declined in the NDC.




TABLE 44: TRENDS IN NON‐DECENCY 2003 – 2007/08 (PATHFINDER AND NDC)

NUMBER OF NON‐DECENT PROPERTIES % OF NON‐DECENT PROPERTIES

2003 2007/08 2003 2007/08

Pathfinder

Unfitness 657 258 6.0 2.0

Disrepair 1282 1909 11.6 14.9


All dwellings 11045 12846

NDC

Unfitness 454 155 16.8 4.3

Disrepair 240 603 8.9 16.8


All dwellings 2702 3593



11.0 CONCLUSIONS

11.0 CONCLUSIONS

11.1 The private sector house condition survey has found that the PSA Target 7 – Decent Homes guideline

(as it stood until November 2007) for 2007 where 65% of vulnerable households are expected to live in

decent housing has been met. Currently, 66.6% of vulnerable households live in decent housing within

the Borough.

Across the owner‐occupied, private rented and RSL sectors, the survey estimates that 23201 dwellings

(21.2%) fail the requirements of the Decent Homes Standard and are non‐decent. Within this profile,

12482 dwellings (11.4%) experience Category 1 hazards within the HHSRS, the minimum statutory

Standard for housing.

The rate of unfitness across the Borough at 1.2% indicates that in general local housing conditions are

better than the national average where the rate of unfitness is 3.8%.

11.2 To improve non‐decent housing within the Borough will require a minimum of £131.724M. A number of

local issues will impact within this investment framework and will need to be addressed in any strategic

response to the survey findings. These include:

(a) Physical Condition factors;

(b) Energy Efficiency; and

(c) Household Considerations

PHYSICAL CONDITION FACTORS

Physical conditions within the Borough with regard to non‐decent housing are better than the national

average but are nonetheless significant. These include:

• 12482 dwellings (11.4%) subject to Category 1 Hazards within the HHSRS;

• 7929 dwellings (7.2%) fail the repair requirements of the Decent Homes Standard.

Category 1 Hazard failure is primarily confined to four main areas of risk:

• Falls on stairs/steps;

• Excess cold;

• Fire; and

• Electrical.



11.0 CONCLUSIONS

While Category 1 failures are numerically dominated by the owner‐occupied sector proportionately the

private‐rented sector is in a worse condition. Problems are also concentrated in pre‐1919 dwellings and

in other flats. Geographically, Category 1 failure rates are higher in 4 Named Streets, the East and

Inside the Pathfinder area.

Overall, 7926 dwellings (7.2%) require major repairs, with repair condition impacting on the other

decent homes attributes including HHSRS Category 1 failure, such that 1566 of these dwellings also

exhibit a Category 1 failure. Rates of disrepair are higher in the private rented sector and for terraced

properties. Geographically, failure rates are greatest in Askern, 4 Named Streets and the Green

Corridor.

Costs to address repair defects within the Decent Homes Standard for the 7926 dwellings are estimated

at £39.851M averaging £6265 per defective dwelling.

ENERGY EFFICIENCY FACTORS

Energy efficiency levels are above the national average although local issues still remain:

• 2648 dwellings (2.4%) have a SAP rating below 35. These dwellings are typically of semi‐detached

or detached configuration and constructed pre‐1919;

• A total of 7318 dwellings (6.7%) fail the energy efficiency requirements of the Decent Homes

Standard;

• 20924 households (19.7%) are in fuel poverty.

HOUSEHOLD CONSIDERATION FACTORS

Although PSA Target 7 levels are generally met within the Borough, an association between poor

housing condition and socio‐economic disadvantage remains and the level of decent homes failure is

slightly greater among this group. The elderly are particularly affected. Housing conditions are

exacerbated by a general lack of recognition of house condition problems among households. Housing

and area satisfaction levels are high although perceptions of area decline are emerging. Key issues

include general unsocial behaviour and car and property crime.



12.0 RECOMMENDATIONS


12.1 HOUSING INVESTMENT PROGRAMME RECOMMENDATIONS

The survey provides a benchmark of housing conditions in the Borough, information to help the

targeting of public investment and for monitoring the impact of future housing strategies. In so doing

the Council should also consider the dynamics of the housing market in general, and the strategic

resource options available to it within its Housing Investment Programme and other funding sources.

Consideration of the new statutory framework for housing contained within the HHSRS and the

Housing Act 2004 will also be required.

Strategically the legislation allows several approaches to the targeting of investment and the

development of support mechanisms. Councils were required to develop their own local Housing

Assistance Policies under the Regulatory Reform Order (RRO) in 2003. Options for investment

targeting include:

• Area based

Area based approaches are worthy of examination by the Council since a number of the identified

Areas experience higher rates of non‐compliance with the Decent Homes Standard than average. In

particular 4 Named Streets, the East and the Pathfinder exhibit greater problems related to Category 1

failure, while Askern, 4 Named Streets and the Green Corridor have higher levels of disrepair within

the private housing market.

• Property based

Property based approaches also provide a possible targeting strategy for the Council, with particular

attention required with respect to Category 1 hazards in the pre‐1919 properties. A particular priority

should be the reduction of Category 1 hazards within the stock relating to Excess Cold. These

properties in general exhibit below average energy efficiency levels and are predominately detached

or semi‐detached houses and bungalows. Just over 60% of households who occupy a dwelling with a

Category 1 Excess Cold hazard are headed by an individual over 54 years of age and 51.3% are in fuel

poverty.

Sector base

Housing conditions are significantly worse in the private rented sector as are socio‐economic

conditions associated with younger single households. The Council should consider how it could work

more closely with landlords and tenants to create policies to ensure their responsibilities under

current legislation is understood and also where necessary action and enforcement is instigated.




• Client based

Elderly households comprise 34.7% of all households in Category 1 dwellings and 34.2% of all

households living in non‐decent housing. Vulnerable households represent 18.6% of all households,

but are over‐represented in poor condition dwellings. 6608 vulnerable households live in non‐decent

dwellings representing 29% of all households in non‐decent dwellings. Similarly, 3801 vulnerable

households live in dwellings with Category 1 hazards representing 30% of all households in Category 1

dwellings.

While overall PSA7 targets up to 2007 for vulnerable households across the Borough have been met,

some sectoral variations exist which will impact on intervention strategies. Key groups remaining

below the 2007 target of 65% of vulnerable households living in decent homes include:

The Green Corridor, Pathfinder and East Management Area, where currently 752 (44.4%), 1163

(46.7%) and 1798 (46.6%) of vulnerable households live in non‐decent homes respectively;

Within the 4 Named Streets where 122 (94.4%) of vulnerable households occupy a non‐decent

home;

The Private‐Rented Sector where currently 2485 (46.6%) of vulnerable households live in non‐

decent homes;

Pre‐1919 and housing constructed between 1919 and 1945 where currently 2018 (53.8%) and

2151 (41.7%) of vulnerable households live in non‐decent homes respectively.

• Theme based

The Council may wish to consider preventative action against disrepair within the housing stock linked

to household education. Energy efficiency standards within the private sector housing stock are also

an issue. 7318 private sector dwellings (6.7%) fail the energy efficiency requirements of the Decent

Homes Standard, 2648 have a SAP Rating below and 19.7% of households (20924) are in fuel poverty.

12.2 Government Housing Renewal Guidance permits a wide range of locally developed support

mechanisms for private sector renewal, as detailed in the following list. However, there is clear

Government preference that Council’s move away from offering grant support, toward the provision

of loans, targeted specifically at the most vulnerable.

• Grant assistance

• Assistance to landlords

• Loan assistance

• Purchase and Re‐location support




• Enforcement

The investment framework emerging from the survey suggests that Council funding assistance should

remain in support of those households most in need and vulnerable. Geographically, the greatest

absolute numbers of vulnerable households occupying a non‐decent dwelling are in the East and

South.

FIGURE 44: VULNERABLE HOUSEHOLDS IN NON‐DECENT DWELLINGS

22

72

96

76

199

147

564

609

264

712

808

876

1065

90

72

96

76

50

176

188

554

362

336

604

584

599

76

117

76

58

133

128

11

0 200 400 600 800 1000 1200 1400 1600 1800 2000

4 Named Streets

Askern

Rest of Urban

Rest of North

Rest of West



Pathfinder

URBAN

NORTH

WEST

SOUTH

EAST

Number of Households

Owner‐Occupied Private Rented RSL

Within all areas a significant proportion of households categorised as vulnerable and occupying a non‐

decent dwelling rent their accommodation from a private landlord. This suggests a number of

different approaches are required to target vulnerable households, including working with landlords

to improve the condition of rented property, as well as encouraging and where appropriate financially

supporting owner‐occupiers. One of the main barriers, cited by vulnerable owner‐occupiers in a non‐

decent home, obstructing remedial work from being undertaken relates to difficulties finding a

reliable contractor; 47% of relevant households thought a Council list of builders/contractors would be

extremely useful.

When distinguished by age of head of household, there is a distinct difference in tenure breakdown

within vulnerable households in non‐decent dwellings. Whilst 78.5% (1924) of those households

where the head of household is over 54 years old are owner‐occupiers, there is an almost equal split

between owner‐occupation and private renting amongst younger vulnerable households occupying a




non‐decent home. 37% of vulnerable households are elderly; the Council should investigate ways of

reaching this particular group through existing agencies and charities.

FIGURE 45: TENURE & AGE OF HOUSEHOLD REPRESENTATIVE; VULNERABLE HOUSEHOLDS IN NON‐DECENT DWELLING

1803 1924

2038

447

316

80

0

500

1000

1500

2000

2500

3000

3500

4000

4500

Less than 55 Over 54

Num

ber of Hou

seho

lds

Owner‐Occupied Private Rented RSL

Around 67% of vulnerable households (4417) in a non‐decent dwelling are also in fuel poverty. These

households are over represented in both the Pathfinder and Green Corridor; these two areas account

for 38.2% of all such households.

Significant proportions of owner‐occupied households living in unsatisfactory housing lie outside a

normal test of resources measure and should be in a position to fund their own repair works.

Approximately 46% of owner‐occupied households have no outstanding mortgage or loan on their

property and total potential equity for all owner‐occupiers within the Borough is estimated to be

around £9billion.

Commercial, loan assistance (including equity release) offers potential but will require detailed

research on housing market demand and dynamics, particularly the willingness of households to

access such financial products. Initial survey findings indicate relatively low interest in financial

support initiatives among owner‐occupied households, in both decent and non‐decent housing.

12.3 Irrespective of future strategic choices the survey provides a detailed framework and benchmark for

the development of the local housing renewal policy.



13.0 COMPARATIVE CONDITION AND INVESTMENT PROFILE BY

AREA AND TENURE

13.0 COMPARATIVE CONDITION AND INVESTMENT PROFILE BY AREA AND TENURE

PRIVATE HOUSING STOCK

CATEGORY 1 HAZARDS NON‐DECENT COSTS TO ACHIEVE DECENCY

AVERAGE COST TO ACHIEVE DECENCY

dwgs dwgs % dwgs % £M (net) £ TENURE Owner‐occupied 91086 9543 10.5 17650 19.4 97.327 5514 Private‐rented 14046 2502 17.8 4537 32.3 28.537 6289 RSL 3402 381 11.2 633 18.6 3.343 5282 Shared ownership 63 Unknown 987 56 5.6 380 38.5 2.516 6615 SUB AREA Askern 1056 83 7.9 345 32.7 2.138 6190 Green Corridor (‐ Askern) 6514 376 5.8 1754 26.9 14.163 8076 Rest of North 11397 991 8.7 1425 12.5 5.911 4149 NORTH 18967 1450 7.6 3524 18.6 22.212 6304 Pathfinder 12846 2167 16.9 4282 33.3 26.546 6200 Rest of West 8567 498 5.8 1444 16.9 6.802 4709 WEST 21413 2665 12.4 5726 26.7 33.348 5824 4 Named Streets 280 255 91.0 266 94.9 2.172 8176 NDC (‐ 4 Named Streets) 3313 378 11.4 930 28.1 6.381 6862 Rest of Urban 19362 671 3.5 1629 8.4 7.680 4713 URBAN 22955 1304 5.7 2825 12.3 16.233 5746 EAST 25234 4702 18.6 5828 23.1 33.239 5703 SOUTH 21017 2361 11.2 5297 25.2 26.692 5039 TOTAL HOUSING STOCK 109585 12482 11.4 23201 21.2 131.724 5678

private sector housing stock condition survey

Documents