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or special grants under Sections 13/15, but these would have to be considered in relation to
the needs of individual dwellings and not on an area basis.
Having regard to this consideration alone, it would appear that the area under review
is not one that can be dealt with in the long term as a 'General Improvement Area' within the
terms of Section 28 of the Housing Act, 1969.
II. SHORT TERM - ALTERNATIVE ACTION FOR REPAIR/IMPROVEMENT
Ideally, repairs and improvement should be carried out at the same time, but since the
standard grant provisions under Part I of the Act, and the rent provisions (conversion of
controlled tenancies) under Part III are not compulsory, it is extremely doubtful whether this
can be achieved. In any event progress on improvements is likely to be slow.
On the other hand, the information produced from the survey is of sufficient detail to
enable statutory enforcement procedure to be invoked forthwith with respect to the service of
Notices to secure essential repairs and such improvements as can be obtained to houses in
multiple occupation under the Housing Acts 1957/69.
The question to be decided is whether to (a) initiate statutory procedure immediately
to give the area a repair and maintenance face-lift in the hope that owners will be prompted to
seek improvement grants and/or apply (where appropriate) for 'Qualification Certificates' under
Part III of the Act or; (b) treat the area ostensibly as an area for improvement and endeavour
to secure both repair and improvement by informal action.
Regarding method (a) to blanket the area at this stage with statutory Notices carrying
the implied threat of legal proceedings and/or work in default, without prior notice of the
Council's proposals for the area, would not be conducive to good public relations; it might
well create a hostile attitude and destroy any real chance of securing the co-operation of
owners and residents.
Since good public relations is one of the most important factors to be considered, the
second method (b) would seem to be the one most likely to succeed. In this connection it is of
interest to note that the introductory letter inviting the co-operation of residents in the area
when the survey was in progress was well received and access was obtained at 85% of the
properties. Also, the publicity created by house to house inspections in the area has already
stimulated some owners into action in carrying out fairly extensive repairs to a number of
houses.
To test public reaction further, I suggest that an informal letter be sent to owners and
occupiers drawing their attention to defects and deficiences where they exist, and inviting
them to take full advantage of the grant scheme.
Opportunity would also be taken in the letter to inform all interested persons of the
Council's proposals for the area and at the same time to include explanatory publicity material
about the working of the Act and the new grant and rent provisions.
Mobile exhibition units and a demonstration house could perhaps be provided showing
in practical terms a reasonable and economical improvement scheme, this latter point is
important because I feel that quite often we destroy our own case by presenting a model
conversion/improvement scheme which is unrealistic and out of keeping with the age,
character and locality of the properties.
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