Council accepts outcome of Housing Regulator investigation following self-referral

West Northamptonshire Council (WNC) has accepted a judgement issued by the Regulator of Social Housing (RSH) which has found serious failings in the way its housing is managed by Northamptonshire Partnership Homes (NPH).

Immediate action is already under way to address the issues, with NPH prioritising safety concerns, including carrying out essential safety checks such as fire risk assessments for properties with a communal space. Tenants whose properties are affected by these issues will be contacted directly by NPH and checks of all 11,500 properties will be completed by the end of December.

The Council referred itself to the Regulator in September 2024 following a review process identifying that NPH may not be managing and maintaining some homes in line with updated quality and safety standards, which came into effect in April 2024. This includes a lack of safety inspections being carried out at some properties.

Following an investigation conducted by the Regulator, the Council has been issued with a C3 judgement which means serious failings have been identified and significant improvement is needed. Regulatory judgements are published to show how well a landlord is delivering the required outcomes of the Regulator's standards and provide a consumer grading from C1 to C4.

Cllr Adam Brown, Leader of West Northamptonshire Council, said: "Everyone deserves safe, high-quality housing and we recognise that this is not being delivered to some of our tenants. This is simply not good enough and we are sorry that standards have fallen short of what the Council and tenants should expect. We accept this judgement and welcome the Regulator's input and transparency, as this will help us drive forward the urgent improvements required together.

"Since identifying these failings and submitting a self-referral, we have taken immediate action, prioritising safety concerns and working closely with NPH to ensure robust processes are in place. We have also strengthened oversight by appointing additional directors and housing experts to the board to guide and support the recovery process.

"Our priority is to restore confidence among our tenants by delivering safe, secure, and high-quality homes, and we are fully committed to meeting the Regulator's standards. We will continue to be open and transparent throughout this process as we work tirelessly to achieve these goals."

The Council is working closely with NPH on a shared plan of action to address the issues, prioritising essential safety checks such as fire risk assessments for properties with communal spaces. All tenants have been notified of the situation and those whose properties are directly affected will be contacted by NPH before the end of the year to discuss the necessary steps and ensure the issues are resolved.

In addition, two additional senior directors have been placed into NPH to work closely with its management team and ensure completion of the priority action plan, as well as to put in place longer-term improvements agreed with the Regulator. The NPH board will also be joined by two housing experts who have experience in the management of Social Housing stock and recovery plans.

The Regulator has carefully reviewed all actions to date and assessed ongoing efforts and will collaborate with the Council to improve the services we provide to our tenants and leaseholders. If deemed necessary, they may also require further specific actions to address any other concerns.

This additional scrutiny offers valuable external insight, helping the Council and NPH prioritise the most urgent areas for improvement. We fully welcome this open and transparent evaluation of our services which plays a crucial role in driving meaningful change and ensuring we deliver the high standards our tenants and leaseholders deserve.

Contact Information

West Northamptonshire Council Communications Team

communications@westnorthants.gov.uk

Notes to editors

Frequently Asked Questions

What is the Regulator of Social Housing? What do they do?

The Regulator of Social Housing (RSH) oversees social housing landlords nationally to ensure that properties meet acceptable standards of quality and safety, which include essential checks such as regular electrical and gas inspections and carbon monoxide alarms.

The Regulator has the authority to investigate and hold landlords accountable. Find out more information about RSH.

What are the National Standards for Social Homes?

On 1 April 2024, RSH introduced new consumer standards for social housing landlords, designed to drive long-term improvements in the sector. These changes resulted in a higher level of standard now being in place and mean the Council has a greater responsibility for the standards of its housing stock and is required to have a higher level of assurance on compliance with the standards, even when those homes are managed by a separate organisation like NPH.

RSH also began a programme of landlord inspections. The changes are a result of the Social Housing Regulation Act 2023. The standards address specific requirements around the quality of homes, the decency of homes against national standards; Health and safety; repairs, maintenance and adaptions; and the reasonable steps that must be taken against each to ensure we provide well maintained, safe homes. Find out more about regulatory standards for landlords.

What is a Regulatory Judgement?

Regulatory judgements are RSH's published view of how well a landlord is delivering the outcomes of their consumer standards. Regulatory judgements include a summary of the reasons for the conclusions RSH have reached. Read more about regulatory judgements and gradings.

What are the four grades of judgement?

There are four consumer grades:

C1: This judgement means that overall the landlord is delivering the outcomes of the consumer standards. The landlord has demonstrated that it identifies when issues occur and puts plans in place to remedy and minimise recurrence.

C2: This judgement means that there are some weaknesses in the landlord delivering the outcomes of the consumer standards and improvement is needed.

C3: This judgement means that there are serious failings in the landlord delivering the outcomes of the consumer standards and significant improvement is needed.

C4: This judgement means that there are very serious failings in the landlord delivering the outcomes of the consumer standards. The landlord must make fundamental changes so that improved outcomes are delivered.

What grade of judgement has the Council received?

The Council has received a C3 judgementThis means there are serious failings in us delivering the outcomes of the consumer standards and significant improvement is needed.

What will happen next?

The Regulator will expect us to develop a plan that will drive significant change and to share this with tenants. We will continue to have intensive engagement with RSH and will need to provide evidence that assures RSH that sufficient change and progress is being made.

What is the Council doing to put things right?

We are working closely with NPH on a shared plan of action and have taken immediate steps to address the issues, with NPH prioritising safety-related inspections such as fire risk assessments for properties with communal spaces, and repairs. The Council is also working with NPH to support them in rectifying their record-keeping issues, so that accurate and timely information can be provided about properties. To gain better control and visibility around how NPH is acting to deal with these issues, the Council has placed two additional directors into the organisation to work closely with its management team on completing the priority action plan, as well as to put in place longer-term improvements agreed with RSH to resolve the issues. We have also had agreement to put two very experienced housing professionals on the board of NPH. These actions will ensure ownership and focus on the key priorities.

Who is Northamptonshire Partnership Homes (NPH)?

Northamptonshire Partnership Homes (NPH) is the arms-length management organisation (ALMO) that manages West Northamptonshire Council's social housing stock of approximately 11,500 homes. NPH was first set up in 2015 by the former Northampton Borough Council for an initial period of 15 years and is responsible for repairs and maintenance, housing development, housing management, including dealing with anti-social behaviour, tenancy support and tenant involvement and Ecton Lane Park traveller site.

When did the Council refer itself to the regulator?

The Council referred itself to the Regulator in September 2024 after discovering that NPH may not be managing and maintaining our council-owned homes in a way that currently meets these national quality and safety standards across all its properties.

What did the Regulator investigate, and what does it involve?
The Regulator's investigation focused on five key areas managed by NPH on behalf of the Council: the condition of homes, record-keeping, health and safety, repairs, and maintenance. The Council and NPH worked closely with the Regulator, providing full access to records and being transparent about performance failings.

Does my home need an inspection or safety works?
It's important to understand that these issues do not affect all properties. While the majority of homes have had appropriate checks and work done to address any standards issues, it is clear now that in some properties that is not the case. As the responsible body, the Council is not willing to accept that and we will be taking actions to address the concerns identified and to assure ourselves that all properties meet or have a plan to meet the required standards.

The first and foremost priority is for NPH to address any safety concerns, including completing essential safety checks such as electrical testing and gas safety inspections. We are also working with them to support them in rectifying their record-keeping issues, so that accurate and timely information can be provided about your property in future.

If your home requires inspection or maintenance, you will be contacted by NPH. As they work through the outstanding surveys and repairs, plans will be put in place for individual properties or blocks. If any work requires temporary relocation, NPH will communicate directly with affected residents. If you do not hear from NPH then we currently have no specific concern about your property. We will however be checking all property maintenance and safety information as a matter of course.

If you believe your home is unsafe, please contact NPH on 0300 330 7003. If you have already registered an issue and been told works will be completed, then we will ensure this is done within a reasonable timescale and you don't need to tell us again.

How long will the improvement works take?
The next 12 months will prioritise critical safety inspections, repairs, and improvements. While some larger, more complex programmes may take longer to complete, both the Council and NPH are committed to keeping residents informed about plans and progress. Our goal is to reduce any safety risks and improve the overall condition of our homes.

When will you share more information about the work being done in my home, and how will I be contacted?

We will provide regular updates on the progress of improvements and scheduled works. Communication will be made via email, text, and letters, and updates will also be available on the NPH website. We are also prioritising housing forums and tenant meetings to give residents opportunities to ask questions and provide feedback.

Will there be opportunities for residents to voice concerns and provide feedback?
Yes, we are committed to ensuring residents can share their concerns and feedback. An engagement plan is being developed to outline how residents can get involved. In the meantime, please continue to raise repairs with NPH through your tenant portal. If, however you have any immediate concerns about the safety of your property, please contact NPH by calling 0300 330 7003.