The regeneration of South Kilburn in Queen’s Park is a 15-year project aiming to deliver over 2,400 new homes as part of a sustainable and mixed neighbourhood. Flats are vacated in phases to prepare blocks for demolition. However, leaving them empty can risk them becoming the target of anti-social behaviour or can mean maintenance issues that could affect existing residents aren’t spotted.
Life for local residents can become worse just when timelines are most critical and when housing teams are most stretched. For Dot Dot Dot, this can be an opportunity to add most value. With a depth of experience in regeneration projects, and a commitment to delivering positive social impact, we work with housing teams to manage voids in a way that maintains flexibility and positivity in the decant process.
Assessing if a property can be used for guardianship
Dot Dot Dot and LB Brent worked together to establish a process whereby properties could be identified as potentially suitable for guardianship and handed over – or returned if unsuitable – in an efficient, transparent manner:
- Property in pipeline: LB Brent allocates a property as available for potential guardian use, and invites Dot Dot Dot for a pre-assessment site visit. LB Brent and Dot Dot Dot agree properties which appear suitable for guardian occupation, and LB Brent undertakes any necessary work to ensure that the units pass their EICR and gas safety inspections, are weathertight and have secure windows and doors.
- Property ready for triage: LB Brent notifies Dot Dot Dot when they’re satisfied the property is at the handover standard, and sends over gas and electricity safety certs and asbestos documentation.
- Key collection and triage authorisation: Both parties agree a timeline for Dot Dot Dot to put the property through triage i.e. assess its suitability for guardianship. LB Brent signs a Triage Authorisation Form and hands over keys. Dot Dot Dot inputs the property and its accompanying authorisation is into a property tracker visible to both parties.
- Triage: Over a maximum two-week period, Dot Dot Dot will assess the suitability of the property for guardianship e.g. the amount / cost of work needed to make it viable for occupation in line with our minimum property standards.
Either the property will be accepted by Dot Dot Dot, in which case LB Brent will give authorisation for set up to be finalised and guardians to be housed. Or, Dot Dot Dot will determine that the property can’t be used for guardian occupation, provide the reason for rejection, return the keys and a Property Handback Form to LB Brent, and designate the property on the tracker as being handed back.
Housing guardians to keep properties safe
Once authorised to house guardians, Dot Dot Dot will take on the Council Tax and utilities accounts, add safety certs to our online folder that’s shared with LB Brent, and obtain a selective licence for each property.
Prospective guardians will be vetted, with key considerations being their financial security, ability to move out if given 28 days’ notice, and their desire to volunteer.
Councillor Eleanor Southwood, Cabinet member for housing and welfare reform at LB Brent, explains: “The first temporary guardian was housed in South Kilburn in April 2021, and there are now 19 guardians across four different blocks. They will be joined by dozens more over this year as the regeneration progresses. They have already volunteered over 1,500 hours to good causes, including at local community kitchens, Covid-19 vaccination centres and the Compass network which represents the LGBT+ community within the armed forces.”
The final stage – vacant possession and handback
Using guardians means property owners are able to ask for their buildings back at any time and for any reason – all they need to do is give 32 days’ notice. In turn, Dot Dot Dot will give its guardians the 28 days’ notice required by law.
Once notice has been served, guardians will begin to activate their move on plans, and Dot Dot Dot will offer rehousing options when available and appropriate. The properties are returned to LB Brent in a clean and clear condition, and after inspecting the property, LB Brent will sign a Property Handback Schedule to confirm its return. Dot Dot Dot will close the Council Tax and utilities accounts and transfer them back to LB Brent.
This entire process can occur over a period of a few months to several years, and can flex with the timelines of the council’s regeneration plans. In choosing to work in partnership, Dot Dot Dot is able to provide its guardians with inexpensive homes in a desirable, diverse and dynamic part of the capital, and LB Brent can keep its buildings safe, support its communities and generate positive social impact through volunteering.