LBS [RR]Introduces the debate and Lee Page, Resident Involvement Manager Communities Division, General Meeting 10 May :00.

Transcription

1 General Meeting 10 May :00 Attendees: Chair - Richard Reynolds (RR) Secretary - Andy Beauchamp (AB) Attendees : Eugeniya Tabakova [ET], Ben Mason [BM], John-Paul Maytym [JPM], Kim Moxey [KM], Silvano Maxia [SM], Ivona Ojo [IO], Marie Johansson [MJ], Emma Allen [EA], Chris Pig [CP], George Harvey [GH], Christina Costas [CC], Alan Nicholas-Day [AND], Carlos Noronha-Feio [CN], Janet Yatak [JY], Samuel Ojo [SO], Katherine Spence [KS], Lyla Reynolds [LR], Adebola Jay-Alechenu [AJ] Guests : Lee Page [LP-LBS] Resident Involvement Manager Communities Division, Southwark Council Andy Bates [AB-JMB] Manager, Leathermarket JMB TMO Anne Timeyin [AT-JMB] Deputy Manger, Leathermarket JMB TMO Ron Elston, [RE-JMB] Repairs Manager, Leathermarket JMB TMO Cllr Maria Linforth-Hall [MLH], Cllr Adele Morris [AM] Apologies : Cllr David Noakes LBS [RR]Introduces the debate and Lee Page, Resident Involvement Manager Communities Division, [LP-LBS] This conversation is not about leaving the council, it is all about managing services. If you are currently a tenant of southwark council you will still be a tenant of southwark council

2 There is a statutory right to manage for tenants and residents where residents come together to form a company to manage their own services. The current TRA Committee is not interested in forming a TMO as there is not enough interest within the building to do the work required it is therefore not an option. The other options are Stay as we are or join existing TMO. LBS is in favor of TMO s expanding but should not gain more than 20% of existing size as the infrastructure may not be large enough to deal with increase in demand. There are two TMO s available that are of sufficient size but neither want PH to join. That just leaves joining LM-JMB or staying as we are. There will be an independent ballot held, LBS will be looking for a majority of those voting to be in favor and also a majority of secure tenants in favor. Both tenants and leaseholders can vote but not private tenants. if you need more info contact me via [AB] I have been asked if it will cost more as a tenant to be in a JMB? [LP-LBS] No there will be no change for secure tenants. [KM] Are there some services that can not be run by JMB? [LP-LBS] The JMB can manage everything apart from setting rent and service charges [JY] would section 20 money go to JMB or PH? [LP-LBS] There is an overall admin charge but money for repairs to block is that described by your existing lease. [RR ] I have been asked What happens to the TRA if we join TMO? The answer is There would be no change to the TRA [JY] Why do we need a TRA if we join a TMO? [LP-LBS] You would need a management committee to hold TMO to account, or to join TMO as reps for TRA [RR] These rolls are all voluntary and no one would get paid. [BM] Is it cheaper for leaseholders in a TMO? [LP-LBS] Often not much difference but can be more expensive. perhaps JMB might be able to answer more fully.

3 [JY] You are ruling out managing ourselves without asking if we could form TMO [LP-LBS] I m not ruling it out but as we have discussed there is no interest within PH in forming a TMO [RR] Lee has already answered that in his introduction. [AM] Apologies for lateness, I am aware that it takes a long time to form a TMO but what has been done so far to explore this option. [LP-LBS] The TRA has no interest in forming a TMO and no one else in PH has come forward with a plan to run a TMO at PH You would need 20% of the block to form a TMO, however, where there is a TRA everyone in the block is a member of that TRA and therefor has a voice within the TRA. [AM] The process seems to be hurried. The advantage of taking more time is for everyone to look at all the options and know that this is the best route. [LP-LBS] We are looking at a quick option but if people are not sure they can always vote no. [JY] My understanding is that you will gather a level of interest over the next few months and if there is no interest then you will not go for a vote [LP-LBS] Until we have the ballot we will not know the level of interest. [JY] what is the time scale [LP-LBS] several months [RR] we have spent many months as a committee exploring these options. we have discussed it in previous meeting and there was a vote at the AGM to explore these options further, this is what we are doing at this meeting. [JY]but we could join another TMO it doesn t have to be LM-JMB [RR] As has already been discussed there are no other local TMO s that are of a suitable size that want to expand with PH joining them therefor LM-JMB is the only option if we want to join an existing TMO and there is no one in PH that has any interest in forming a TMO for PH, and I think we can be confident that the council has researched all the options of other local TMO s

4 [KM] Are we paying for the vote & will it be added to our service charge [LP-LBS] No, there will be no additional cost for residents. LM-JMB [RR] Introduces LM-JMB [AB-JMB] Thanks for coming, it is good to see this level of interest. We feel that there are tough times coming for council tenants and we believe that we are all stronger together. we are therefor looking to form alliances with other TRA s and TMO s. It would be good if you could speak to our tenants they are all of the opinion that they get a good service from JMB Each tenants associations appoint two residents onto the managements board to report back to tenants. We run a wide range of services including all major works and we run our own repair service [RE-JMB] I come from Lambeth and then southwark managing repair services. We run the repairs service like an old fashion housing office and only the best repairs will do, there is a post repair inspection in order to reach the highest standard. [CP] Entry phone has not worked for three years. [AB-JMB] We manage our own repairs and we would not let that happen, as our tenants would not let us. [RE-JMB] It is our job to manage contractors we would not let the contractor dictate to us. [RR] The LBS call centre would not be needed we would instead call JMB repairs service. [AJ] if we have repair requests outstanding when we join JMB what happens to those repairs? [AB-JMB] what ever problems exist if we take over will be sorted out by us. [KM] Is there a list of things that you will take over from the council? [AB-JMB] We would do a stock condition survey and manage repairs and major works based on that.

5 [KM] there are things on our service charge like heating which is expensive and if the heating was not taken over it makes no sense to me to leave LBS. would you take that on? [AB-JMB] We would take on heating and get consultants in to look at the system. [SO] What makes you want to get PH on board. [AB-JMB] We are a not for profit organization aiming to serve the tenants. we suggest that as a larger organization we would have more to offer to our tenants. [RE-JMB] We would look at better response time and better workmanship. and would look more closely at why the current major works have not been completed by LBS over the years. we would use a quality control officer which is something that clearly has not been visible under LBS. [JY] Will you increase staff to account for additional homes [AB-JMB] We need to review processes and find more efficient ways of working, and make sure we have the resources to cover any expansion. [RR] There are still some grey areas and unanswered question but the comparison we will be voting on will be, is it going to be better or worse? [JY] What about out of hours plumbers [RE-JMB] We can do better than the council because we don't want to have to come back and re repair repairs. [AM] Why can't we hear from a resident director or a tenant. [RR] We have a resident director here but the advice we were given by the council is that they can not speak at this meeting. [JY] We want to talk to tenants [RE-JMB] We want you to speak with tenants and we will arrange that for a future meeting. [JPM] The tenant committee vice chair has attended and talked to one of your meetings in the past. [RR] You are all encouraged to make contact with tenants of the LM-JMB

6 [BM] What covers your liability if we are handing over our service charge to you, how is it made safe? [AB-JMB] We have a continuation ballot every five years and so have to reassure our tenants about our ability to run a JMB we have been going for 20 years, we have 78% of tenants that think we are doing a good job. [LP-LBS] The council would have to pick up the pieces if they went bankrupt We have finance people regularly in their office and if it goes wrong the contract is terminated and the council seize back control [BM] Would we get our money back? [LP-LBS] Yes [RR] There was a TMO in PH 2004 which was closed down by the council due to financial irregularity and the control went back to LBS [AT-JMB] Tenants were not happy with level of service from LBS So our TRA formed TMO and then a became a JMB. As tenants we were given the option to go back to LBS but a majority voted to stay as JMB as the services were better and problems got resolved quicker. There are subgroups within the TMO s that report back to JMB and find a solution. regarding repairs, ASB or any other problem. [JY] thats the same as the council [AT-JMB] we have a better resolution rate [AM] If PH join JMB then would there be a resident director on board [AB-JMB] That is a point for discussion but as a new TRA you would have representation. [JY] If we were our own TMO we would manage ourselves but how would this work is we joined TMO [AT-JMB] Any tenant can join any of the subgroups to make decisions [JY] I m not happy with other people making decision about PH and not happy making decisions about other people estates.

7 [RR] We currently have a TRA our views are discussed and channeled back to LBS, at housing forums or via our resident officer. If we join TMO those Channels become easier as there is less bureaucracy. [JY] Will our council money go to PH or to subsidize all the other blocks? [AB-JMB] We look at what needs doing block by block [LP-LBS] It is the same way that the council works rent goes into a pool and is spent according to need [BM] Do you have a figure for major works? [AB-JMB] It is dependent on the work needed, but we aim for value for money by checking the quality of work. [BM] the example I have is the Fire safety work which was overpriced when the council did it recently how would you have dealt with it [AB-JMB] We competitively tender and we encourage tenants to get involved with the tendering process. [BM] an involvement in the process would be ideal which has been impossible with LBS [AB-JMB] We are small enough to get customized contracts. And we talk to tenants [RR] The TRA have been trying to get involved in process but the council have never let us. Anyone interested in shaping the building would be welcome to join the discussion with the TMO. [AM] I heard a rumor that JMB doesn't need smoke alarms in every room in flats that they manage, is this true? [AB-JMB] Partly true, as the JMB we told LBS that we would not pay for the alarms, so the council is offering them free. But no, we are not operating with different regulations. [AJ] Are you considering joining with other TRA s apart from PH? [AB-JMB] Other TMO s ask our advice and we are looking at working with other TMO s and perhaps sell services to them. [LP-LBS] There is a limit of 2500 properties for a TMO [AB-JMB] we are currently at 1500 we have no plans to exceed the limit

8 [JY] What about the cleaner will we keep him or do you have your own cleaner? [AB-JMB] We can transfer the cleaner across to the TMO if they want to. [RR] TRA has renegotiated the cleaning schedule, which is available to view on the web site. And this contract could be taken over to the TMO [AB-JMB] If it's good we will keep it if it is rubbish we will change it [KM] What information are you going to put through our doors? [AB-JMB] We need to make a formal offer, setting out what we will offer if you vote for us. [AJ] Can we come to JMB meetings to see what goes on & Do we have a time frame? [AB-JMB] you are welcome to visit us or look at our website. We need to amend our contract and we need a ballot so several months [RR] I encourage you all to continue the discussion with JMB, Lee Page. and PH TRA [JY] If we go in we can't come out. [LP-LBS] We can have a get out clause after five years [JPM] If all the residents wanted to leave would you let them [AB-JMB] Yes we would, and if there was a block that wanted to leave we would let it go as this would corrode the JMB if we did not [RR]thank you all for attending PH Issues [RR] Lots of rough sleepers in building. Phone 101 ASB or If drug dealing going on call 999 The more we call the more the police will care. AB and LR are now part of the safer neighborhood meetings with the police [BM] Uninvited guests shouting to get in [RR]If they are breaking the doors and causing a nuisance then call 101

9 [AB] Margaret assures us she is working on it and doing all she can, but will not share with us what she is doing. [RR] This has been going on for several years with no discernible action from our resident services officer. [MLH] It is extremely important for every resident to report it to the police, the more calls that are logged the more it is seen as a problem & the more the police will do I about it [RR] Yes every one should report incidents. [AM] What is the lock on the letter box that was posted on FB [RR] It is a code controlled letterbox and can only get post from those with the code [JY] That is put there by the council on a void flat [AJ] Why is six floor not working and are we still paying for it [AB] You are paying wether it works or not unless you refuse to pay. [RR] Flatly this is another example of the major works contracts being better If we join JMB [AJ] Could leaseholders approach LBS to complain [RR ] Ben and jane have approached citizens advice Beirut if anyone wants to take this on. We as a TRA are putting our time into getting a better deal with a TMO rather than battle the council. AOB Minutes review [RR] Talked through previous minutes Minutes agreed by 8 votes ACTION Ongoing Action of compiling a database of problems about the roundabout. RR

10 Intercom ACTION Invite Selwyn Forte to a meeting to discus intercom RR Subway sign decide on location for subway arches ACTION RR Parkour [IO] Can we do something about the parkour jumpers? [RR] They cause hundreds of pounds worthy of damage If you see them tell them not do do it and they will move on Constitution [JY] Why was there only seven days notice of this meeting? [RR] we interpret the constitution in a way that is practical. and we will in future be revising our construction to better suit the needs of the TRA based on the new model constitution from LBS. Garages [AJ] I have had a letter from LBS regarding and cost increase due to our garages that are Extra secure garages. [JPM] Rent increase only for those with extra doors or shutters like ours. [MLH] I have been getting many calls at odd hours of the night. Where is the key for garage three [RR] We had a key for a while but the council were persuaded that this arrangement was not appropriate so now you need to contact garages until this is resolved. Ended 21.23

11 ACTION RR