SHAC@L&Q was formed to campaign for a better deal for tenants and residents. It now has its own Steering Group of tenants and residents to direct engagement with the landlord, and broader campaigning.
The primary improvements needed relate to tenant and resident empowerment through genuine, democratic and open mechanisms for engagement. Tenants and residents also need improvements to repairs and maintenance, and reassurances on fire safety.
Poor Quality New Builds
SHAC@L&Q recently surveyed members on the quality of new buildings. The aim was to create an evidence base through which to pressure L&Q for action to tackle problems. In response to the survey, one resident stated:
L&Q will half-arse a job 20 times rather than doing it properly once . . . inside it is a genuinely dangerous place to live.”
L&Q New Build Resident #4
The report is published and found:
- 997 problems were identified by 53 respondents relating to individual properties, and a staggering 1912 issues affecting communal areas.
- Plumbing and tradesmanship were the categories with the highest number of issues identified within properties. Tenants also had issues with appliance or safety equipment installation, access points in integrated units, flooring, electrics, roofing, ventilation, condensation, and mould.
- In communal areas, problems with lifts, bin stores, grounds and landscaping, and tradesmanship were the categories with the highest number of issues identified. Also problematic were plumbing, appliance or safety equipment installation, access points in integrated units, flooring, electrics, ventilation, roofing, and condensation, and mould.
Bins and gates are constantly breaking and takes ages to get new parts. Roof has been leaking for years. Still not resolved. Leaking windows in flats with mould. Still not fixed after years.”
L&Q New Build Resident #5
- Asked about the quality of build, maintenance, and repairs, the majority of residents in each category were of the opinion that the work undertaken was not of a reasonable standard.
- When repairs were undertaken, fewer than 1 in 10 residents were of the opinion that work was done within a reasonable timescale.
- A majority of respondents believed that contractors breached service level agreements.
The report and remedial action is now being discussed with the L&Q executive and senior managers.
On Film and in Pictures
Tenants and residents are creating their own videos explaining what it is really like to live in their properties and try to engage with the landlord. See our films on SHAC YouTube
- Film #2 – A tenant describes being charged for phantom services
- Film #1 – A tenant describes attempts to reporting repairs
To share your pictures and explanation, email firstname.lastname@example.org.
SHAC has met with the L&Q executive and called on them to address disrepairs, service charge inaccuracies, slow and poor standard complaints handling, and disability discrimination. Progress against these points will be monitored and discussed again at the executive meeting in the new year.