COMHAIRLE CHONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF TALLAGHT AREA COMMITTEE 1

Monday, February 20, 2006

QUESTION No. 20.

QUESTION: Cllr. Marie Corr

"To ask the Manager to give a detailed update with regard to vacant houses in the West Tallaght area, outlining reasons for delays in the reletting of properties and outlining how this process will be speeded up going forward given the untold misery neighbouring houses to vacant properties have to endure while houses are left empty?"

REPLY

There are currently in approximately 40 vacant houses in the Tallaght area.  These houses have been vacant for periods ranging from several months to several days.  Houses are being handed over to Housing Department for pre-let repairs at a rate of two to three per week.  Houses become vacant for a wide variety of reasons including the surrender or abandonment of a house by the tenant, fire damage, vandalism by anti-social elements within the community, wilful damage caused by tenant or members of his/her household and to facilitate transfer requests.

Detailed below are typical examples of the range of repairs that may be required to be undertaken to render a house fir for re-let:-

*Replacement of roof and internal fabric of house (in case of fire damage)

*Full electrical inspection and replacement of fixtures and fittings

*Full heating and plumbing inspection, installation or replacement of heating system, replacement of sanitary fittings and fixtures

*Internal plasterwork (ceilings and walls)

*Replacement of floor coverings (usually tiles downstairs - non slip)

*Replacement of doors and windows (windows must comply with appropriate regulations to facilitate escape in case of fire)

*Replacement or installation of kitchen units with associated electrical works

*Replacement of locks (front and back doors)and general woodwork and joinery repairs

*Insulation of house and attic

*General redecoration of house following repairs

*Removal of rubbish and clean up of back and front gardens

*Specialist clean-up of house and garden in cases where drug activity is involved

These repairs are carried out by qualified contractors on behalf of Housing Department with input also from Housing Maintenance staff.  The scope and nature of repairs required in each case will determine the period of time during which a house may be vacant.  In all appropriate cases houses are secured as much as possible against break-in and the substantial cost of this to Housing Department ensures that houses are turned around as quickly as possible.  However it should be noted that there are factors which will on occasion prevent houses being made available as quickly as Housing Department would wish e.g.

*The Council must follow prescribed legal procedures to re-acquire a house that has been abandoned.  At least 28 days must elapse before action can be taken on an Abandonment Notice

*Houses are frequently targeted by anti-social elements who succeed in breaching security and vandalise houses resulting in repairs having to be undertaken again.  It is not unusual for this to occur to the same house on more than one occassion

*Houses are also frequently targeted for illegal dumping of household refuse and white goods which then require additional clean-ups

*There is on occassion difficulty in locating tenants for houses which may have to be offered to many qualified applicants before an offer will be accepted.  This can put houses at risk as they must remain vacant until applicant is found who will accept tenancy.

The above issues which have serious implications regarding turn around time are being vigorously addressed by Housing Department's Allocations, Allocations Support  and Estate Management Sections in conjunction with Housing Maintenance Section and indeed the local communities concerned.  With regard to a refurbishment programme some 153 houses have been completed to date under the present scheme with another 14 currently on hand.  An application will be made to Department of Environment and Local Government (DoELG) to include at least another another 100 houses in the next phase of Refurbishment Programme.

The random nature in which houses become vacant preclude them from being included in the DoELG approved Refurbishment Programme.  Housing Department is at present arranging to substantially increase the number of contractors available for re-let repair work which will enable us to maintain AND improve turn around time (noting nature of repairs will dictate completion times) and importantly by continuing to work with those on the Housing Waiting List and local communities seek to have the problems outlined above eliminated.

Since 1st November 2005 some 30 houses that were vacated have been repaired and re-let by Housing Department.  All the vacant houses, including 9 damaged by fire since 1/11/05, are in the process of being prepared for re-let e.g. either with contractors  (for detailed cost estimates)  and/or Housing direct labour staff.

As already mentioned, additional contractors will be available to Housing Department staff and this will increase the turn over rate of houses returned to Housing for re-let repairs