Social Housing Tenants Living in Poor Conditions

by Sylvie Rouhani Deputy Editor, Taxpayers Against Poverty March 2025

Yes, its damp walls

Problem and solutions

6 million people live in Housing Association properties. In the last decade, Housing Associations have been increasingly overstretched. Many social properties have been sold and never replaced. Shelter explains: “In 2023/24, 20,560 social homes were lost, primarily through Right to Buy sales and demolitions. Meanwhile, 19,910 new social homes were delivered, leading to a net loss of 650 homes for social rent.”

The demands for social housing have increased expositional as the Cost of Living Crisis pushes many into poverty and homelessness. Many housing associations don’t have enough properties to offer.  There is a lack of regulations across the housing association sector.

 Financial goals now are taking over providing safe and secure homes for those who can’t access the current housing market, as rents are keep increasing, and, for those who are the most vulnerable. More and social housing tenants are living in poor conditions.

The Better Housing Review proposes solutions to the various issues Housing Association face, including:

·      All housing Associations need to work together as a sector and to refocus on their initial core values.

·       Housing Associations working with tenants and letting them have an influence on all matters concerning them

·      A national audit system, for better regulations across all housing associations

·      Developing closer relationships with their communities and fostering better multi- agency working.

Sue*’s experience as a social tenant

One of many social housing tenants living in poor conditions, is Sue, living in the Southeast London, Borough of Lewisham. She moved in a housing association, Hexagon, property, in 2016. After her first year in the ground floor flat, she noticed some cracks on her bedroom walls. She flagged it up and contractors came in, yearly to keep an eye. As the years went by, the cracks deepened, and more were forming in the entire extension: bathroom and bedrooms were starting to get worse. It took her a few times for someone to take it seriously, at this stage, rainwater was pouring down in her bathtub and a huge hole in the wall in one corner. There are some mould problems too.

 In July 2022, she was informed by her then housing officer, that she needed to start packing she will be soon moved into a new property as the current place was deemed unhabitable, due to structural problems. A decanting claim was made, and Sue was accepted and placed on priority Band A. Sue purchased some moving boxing and other necessities, which would be reimbursed by the council. She was never re-imbursed even though she sent the receipts, as advised. She packed all that wasn’t necessary, such as books and ornaments. The boxes have been sitting in her living room floor since 2022. Not wanting to unpack, just in case something comes up and she has to move.

In August 2022, she didn’t have any further details or contact with her Neighbourhood Officer. She had a conversation with someone from Hexagon’s Decanting Team, about her needs and the places she wished to be moved in (subject to availability, of course.) She reminded the person, she was suffering with asthma, a muscular dystrophy, severely impacting her movements, so she needed a ground floor flat or a place with a lift.  In October, she sent him an email with pictures of the bathroom ceiling, damaged by water, the hole in the wall, wider than ever. She was told by the Neighbouring Officer; the move will take longer than was expected. She didn’t have much contact with him, afterwards.

In 2023, Sue contacted her local MP, Vicki Foxcroft, explaining the situation, who, in turn, contacted Hexagon’s decanting team. An officer contacted Sue to informed her there were no suitable properties. She emailed the decanting office, later in the year, and found out the person she has been speaking to had left. She contacted the new person in charge but, as instructed, she didn’t receive a reply.

In 2024, she found a card from a new neighbouring officer, Karen, who she had never had contact with previously. Karen wasn’t aware of the decanting situation, the structural problems, the mould, the cracks, etc. Karen has been good at getting contractors dealing with the mould, the garden and getting a thorough investigation of the problems. However, there is no communication and Sue received phone calls or has contractors vising with no notice. There have been no communications between teams, and, at one point, two teams were doing the same job.

Frustrated by the lack of communication from her housing/ neighbouring officer and from the decanting team, Sue approached a local Housing Solicitor. The paralegal she spoke to said she definitely had a case, however there were no solicitors available, at the time. He kindly sent her a list of other solicitors to contact. Unfortunately, none of them were.

This year, in February, Janet, from the Decanting Team, informed Sue there was a one bedroom flat for her to visit. Unfortunately, the flat was on the second floor and the building had no lift. It turned out there was no mention of Sue’s Muscular Dystrophy, in her file. She declines to even visit the property.  Fortunately, declining this offer doesn’t mean she has to start the process all over again. Still, it will mean a few more months, if not another year, before a suitable property becomes available.

When expressing her astonishment that none of her medical conditions weren’t even mentioned in her decanting file, Karen apologised, adding: “Sometimes, there are communication problems.” It was clear she didn’t want to discuss this further. Although Karen seems proactive, there is no rapport being built.

Poor living conditions create poor health

Social tenants living in poor condition, experience poor health. Cases such as Awaab Ishak’s story, a boy who sadly died from mould in his home are tragic and preventable..  The toll on residents’ mental health is also immense, Sue explains: “There has been talk of being moved into temporary accommodation. I have lived in temporary accommodation twice in the past and just the thought of it makes me very anxious. The flat is really cold during winter times. My bathroom is an ice box, and I can’t afford the put the heating on all the time. It is very stressful.”

One of TAP’s goals is” Truly Affordable housing” Only when UK citizens have safe and affordable places to call home can they thrive and build fulfilling lives.

*All names have been changed for anonymity.

*

Our Role in Creating Change

We cannot wait for someone else to act. It’s time to demand better for the millions struggling in poverty—and for the millions more living one unexpected expense away from it.

·       Join us in advocating for a compassionate, fairer society. Here’s how you can help:

·       Speak Up: Contact your MP and demand investment in social care, living wages, and affordable housing.

·       Get Involved: Volunteer or donate to organisations like TAP that fight for systemic change.

·       Stay Informed: Follow TAP’s work and share their message to build awareness.

Together, we can create a society where no one is left behind. Let’s make compassion the cornerstone of our nation’s future.

Sylvie Rouhani Deputy Editor, Taxpayers Against Poverty

March 2025