The fire at Petworth Court (Credit: London Fire Brigade)
Octavia Housing hit national headlines in January 2024 when Petworth Court, Elm Road, Wembley Central. It emerged that Barry Gardiner, MP, had repeatedly raised concersn about the block with Octavia with little response. The Fire Brigades Union warned of 'criminal complacency' on the part of the then government and some building firms regarding cladding.
Now the Regulator of Social Housing has issued a Regulator Judgement on Octavia Housing:
The Safety and Quality Standard requires landlords to have an accurate, up to date and evidenced understanding of the condition of their homes that reliably informs their provision of good quality, well maintained and safe homes for tenants. It also requires landlords to identify and meet all legal requirements that relate to the health and safety of tenants in their homes and communal areas, and that all required actions arising from legally required health and safety assessments are carried out within appropriate timescales.
Following a serious fire at one of its properties in January 2024 and wider review of its landlord health and safety compliance, Octavia made a self-referral to us in respect of fire, electrical and gas safety. Having sought further information including assurances on other areas of building safety, we have concluded that there are serious failings in the oversight, management, and delivery in several areas of Octavia’s landlord health and safety responsibilities.
London Fire Brigade has issued Notifications of Fire Safety Deficiencies in respect of 13 of Octavia’s buildings since May 2023. Octavia currently has over 1,200 overdue fire safety remedial actions categorised as either high or medium priority and has failed to take sufficient steps to mitigate the potential risks to tenants identified.
Octavia was unable to provide sufficient assurance that it meets other landlord health and safety requirements. Octavia has failed to hold complete and accurate records to confirm where health and safety inspections are required, whether they had been carried out within legally required or recommended timescales, and whether smoke and carbon monoxide detectors are installed as legally required.
Octavia has been proactive in engaging external support, increasing staff resource, and creating improvement plans to increase its oversight of its health and safety compliance. It is currently undertaking investigations to identify and address gaps in its records, develop an effective programme of health and safety assessments and confirm the full extent of remedial actions required to meet all legal requirements.
Octavia has reported that it recognises that it can deliver its purpose more effectively by joining another landlord and following the September 2023 Regulatory Judgement has been progressing the work needed to achieve this. Ahead of this being delivered Octavia has been able to draw on significant support from its preferred partner landlord to deliver the improvements required.
Our engagement with Octavia will continue to be intensive. We will seek evidence that gives us assurance that Octavia is making sufficient progress on its investigations and delivery of its improvement programme so that it is meeting its health and safety legal requirements and delivering the outcomes of our standards. We are not proposing to use our enforcement powers at this stage but will keep this under review as Octavia seeks to resolve these issues. Our priority will be that risks to tenants are adequately managed and mitigated.
The housing provider that Octavia was engaged in partnership talks with is Abri that itself has been subjected to a finding of severe maladminstration in two cases by the Housing Ombudsman. This caused Michael Gove, the then Secretary of State to write in December 2023:
In one case, you left one of your residents with faulty windows for almost five years, with the resident waiting up to a year to hear from you on multiple occasions. They were left with a cold property in the winter and issues with insects during the summer. I am disappointed to learn that these issues became so severe that she was forced to leave the property.
In the second case, you failed to deal with a complaint about damp and mould from a vulnerable resident with a heart condition and who is registered blind. You carried out the same ineffective repairs year after year, and failed to address the root causes, leaving your vulnerable resident living in poor conditions for far too long.
When your residents report an issue, and especially when vulnerable people are involved, it must be acted upon swiftly and effectively. The tragic death of Awaab Ishak has shown that we must not be complacent about issues that risk residents’ health.
I understand you have addressed all the orders and recommendations made by the Ombudsman, including overhauling your approach, processes and policies regarding damp and mould. I expect the changes to make a significant difference to the service you deliver to your residents.
