Edgbaston House FAQs

What is happening with Edgbaston House?

It has been agreed that Portsmouth Homes will rehouse all residents from Edgbaston House in a planned and phased way to be completed by 2030. Once all residents have moved, the building will be taken out of use, secured and prepared for deconstruction.

 

Is it safe for residents to stay in the buildings?

Yes your home is safe, and your safety is our priority. The investigations did not find signs of immediate structural instability and independent reviews concluded that it is safe for residents to continue to live in the buildings for a limited period while we find alternative accommodation for residents. The investigations were completed by industry experts. Existing safety measures will remain in place, additional actions will be implemented, and we will continue to review the position.

 

What is wrong with the building?

The four blocks were built using Large Panel System Construction (LPS). Specialist investigations have found that although the buildings are not showing signs of immediate structural instability, they do not meet current and future building standards and regulations and it would not be Value for Money to complete improvement works, as these would not significantly extend the life of the buildings.

 

Will everyone move at the same time?

It will not be possible for us to move everyone at the same time, which is why this is being managed in a planned and phased way, using a top-down approach. However, we are aware that there will be specific needs for some households, which means that they may move quicker than others. We are also aware that a considerable number of households are already registered for moves, due to existing personal circumstances.

 

How will residents be kept informed?

Residents will receive clear written information and regular updates. Portsmouth Homes will provide opportunities for residents to ask questions through meetings, drop-in sessions and door knocking where appropriate as well as individual conversations.

Information will be provided in accessible formats where needed and residents will be given details of who to contact for further advice or support, as each building has a dedicated decant Housing Officer as well as Resident Liaison Officers. These staff will be in the buildings regularly and will use the Community Rooms or Scheme Managers Offices for ease of contact.

There is a dedicated web pages where information will be updated regularly as well as FAQ’s.

 

Why aren’t residents being evacuated immediately?

Residents aren’t being asked to move immediately because it is safe for them to stay in the buildings whilst alternative accommodation is found using a planned and phased approach top down. This is partly because of the way the buildings are designed. Flats are separate compartments, designed to contain fires or other hazards. And the buildings do not have a gas supply. There are existing safety measures in place, and we will implement additional actions as necessary. This position will remain under constant review.

 

What safety measures do the buildings have?

The buildings are designed so that the flats are separate compartments, designed to contain fires or other hazards. And the buildings do not have a gas supply. We will continue regular fire safety checks, structural inspections, repairs, cleaning, block inspections and other safety management arrangements. This includes the inspection of fire doors, annual fire risk assessments, checks on electrical installations, review of Personal Emergency Evacuation Plans where needed, additional fire detection in homes and continued monitoring of the buildings.

 

How do we know it is safe to stay in the building?

Resident safety is our priority. We have had structural reports from industry experts and based on this information; there is no danger from normal day-to-day living in the blocks. In addition, there is no gas supply, and we’ve put extra safety measures in place, so it is safe to stay in the building while we find alternative accommodation. We have also spoken to the fire service who are satisfied with the measures we are taking.

 

If it is safe why are you moving people out so quickly?

We are hoping to move residents from the top floors by Spring 2027. All other residents can continue to live in the blocks while alternative homes are found, and it is hoped that this will be complete by the end of 2030. Residents’ safety and wellbeing are our priority, so we want to make steady progress and avoid unnecessary delay and uncertainty.

 

What happens to repairs and services while people are still living in the blocks?

Repairs, cleaning, block inspections, fire safety checks, building safety management and general housing management services will continue as normal. Portsmouth Homes will also carefully manage vacant homes and floors during the phased decant to maintain the safety and security of residents who are still living there.

 

What if I have a disability, health condition or other support need?

Portsmouth homes will work with residents individually to understand your personal circumstances so that these can be considered when looking for a permanent move. This may include disability, health needs, caring responsibilities, mental health concerns, language needs, communication needs or other personal circumstances. Where appropriate, we will work with Adult Social Care, Children’s Social Care, Mental Health services, safeguarding services, Money Advice teams and other partners to ensure residents are appropriately supported throughout the process of moving.

 

Who can I talk to for more information?

Residents can:

• Speak to your Decant housing officer Sharon Simpson on 023 9260 6008
• call our Decant Team helpline on 02392 84 1674
• email decants@portsmouthcc.gov.uk
• Visit your dedicated webpage

Why do I have to move out?

Under the Building Safety Act 2022 we have to undertake detailed investigations to all our high-rise buildings. Portsmouth Homes carried out and commissioned specialist investigations to identify building and fire safety improvement works. These investigations highlighted the extent of work required at Edgbaston House, Tipton House, Barkis House and Nickleby House to strengthen the buildings as they would not meet current expectations for robustness, as these are all LPS constructed buildings.

 

Will I receive financial help with moving?

Tenants who are required to move permanently will receive information about statutory Home Loss payments – this is currently £8,100 per household. Portsmouth Homes will also explain what disturbance payments or practical support may be available to help with reasonable moving costs. Residents will be told how payments will be assessed, what evidence may be needed and referrals to other Council services or partner agencies such as our Money Advice service.

Examples of moving costs include:

• Removals
• Reconnection of appliances
• Curtains
• Carpets
• Decoration
• Assistance for people who need additional support

 

Will any support be available to me?

You will not be expected to manage the move alone. Each household will have opportunities to speak to Portsmouth Homes Decant Team staff about their circumstances. Support may include a named contact, help to understand housing options, practical moving support, advice on changes of address, coordination with care or support services if required and referrals to other Council services or partner agencies such as Schools, Adult Social Care, Mental Health etc.

 

How do I find out about getting moved to a new home?

We will be making contact with all affected residents in a planned and phased approach, so you do not need to contact us, unless you have an urgent or immediate problem. The Decant Team will make visits to every flat in the blocks, in a planned and phased way, over time.

 

When will I move?

All moves will be managed in line with the Council’s Allocations Policy. We will assess your housing needs and support you to register for a move at the appropriate stage. Offers of accommodation will depend on the availability of suitable homes and the level of priority assessed under the policy. We will contact you to guide you through the process and what you need to do when necessary.

 

Where will I be moved to?

We will work with you to find a suitable home, taking into account your housing needs and preferences. The location will depend on the availability of suitable homes. We will support you through the process and work with you to understand what a suitable offer would be. All offers will be made in line with the Council’s Allocations Policy.

 

How long will it take to get a new home?

We hope to have moved all residents from the top floors by Spring 2027 and all residents moved into new homes by the end of 2030.

 

Can I choose the type of home I move to?

The Council’s Allocations Policy allows residents to express preferences about the type and location of housing they would like. In some cases, this choice may be limited, for example where a household has been assessed as having urgent or exceptional priority, or where suitable homes are in short supply. We will take your preferences into account wherever possible. However, the availability of homes is limited, and all properties are allocated based on assessed need and priority.

 

Will I be able to get the type and size of home I want?

We will always aim to offer you a home that is suitable for your household, taking into account your assessed housing need, including bedroom requirements. However, it may not always be possible to match your exact preferences for property type, size or location, due to the limited availability of suitable homes.

 

How many properties will be offered to me?

Only one suitable offer of accommodation will be made to each household. We understand that this may be difficult for people, but it is necessary so we can rehouse all residents within the time frame. You will have the right to refuse the offer, if you can demonstrate that it is not a suitable offer.

 

Can I turn down a home offered to me?

As mentioned above, you will only receive one offer of a suitable home, and you will have to be able to demonstrate that it is not a suitable offer, in order for any further offer to be made. The Decant Team will support you through this process.

 

Will I have to go on the council housing register?

Yes. Every household will be assessed and will be rehoused in line with the allocations policy and through the housing register. The use of the Allocations Policy ensures that residents requiring rehousing because of the decant are prioritised transparently within the existing framework. This maintains fairness as priority will be awarded in accordance with published policy and reflects assessed housing need.

 

What if I don’t want to move out?

We understand that moving home will be difficult for some residents, especially for those who have lived in the block for a long time or have strong connections with their neighbours and local communities. However, following the decision to vacate and decommission the block, it will not be possible for residents to stay permanently. All residents will need to move, and we will work with each household to understand their needs and do everything we reasonably can to help find a suitable new home.

 

If I have rent arrears, will they move with me?

We would encourage all residents to continue to pay their rent and service charges as well as make payments towards any arrears owing. If you still have arrears at the time of an offer of suitable accommodation, Portsmouth Homes staff will discuss these individually and agree on how these will be covered/transferred.

 

I have adaptations in my current property; will these be offered to me in a new home?

If adaptations have been made to your home to meet your current needs, we will carry out an assessment in your new home for any adaptations that may be needed.

 

I’ve been looking for a mutual exchange, can this still go ahead?

At the moment, Portsmouth Homes will not refuse a mutual exchange based on the decision to decommission the buildings. If you move out of your property via a mutual exchange, you will not be eligible for a Home Loss Payment or any disturbance payments. If you move into the property via a mutual exchange, we will need to meet with you to explain the building will be decommissioned over a 4 year period. Depending on the time you have lived there, you may not be eligible for a Home Loss Payment.

Your mutual exchange could still be declined for other reasons

How did you find out about this?

Under the Building Safety Act 2022 we have to undertake detailed investigations to all our high-rise buildings. Portsmouth Homes carried out and commissioned specialist investigations to identify building and fire safety improvement works. These investigations highlighted the extent of work required at Edgbaston House, Tipton House, Barkis House and Nickleby House to strengthen the buildings as they would not meet current expectations for robustness, as these are all LPS constructed buildings.

 

Why can’t you carry out the strengthening works?

A technically suitable strengthening scheme has been identified but this would involve major work in every room of every home and across all communal areas. This would involve opening up floors and walls to install structural steel work, asbestos removal where required, rewiring, replacing kitchens and bathrooms and carrying out the necessary fire safety works. Residents could not reasonably stay in their homes while this work was taking place and the estimated cost is not considered value for money for Portsmouth Homes, as the works will not significantly extend the life of the buildings.

 

Why were they built this way?

The four blocks were built in the 1960s using Large Panel System construction, with the buildings meeting the standards of their time. However, building standards have improved over time, with requirements being more robust meaning that the buildings do not meet the current and future building standards & regulations.

 

What will happen to the buildings?

Early work suggests that both sites could offer opportunities for future housing and wider neighbourhood redevelopment, however no redevelopment scheme has been agreed. More detailed feasibility work will be needed which will involve community engagement to inform any design. Any future redevelopment proposal would need a separate decision once the properties are completely empty.

 

How tall are the buildings?

Edgbaston House, Tipton House, Barkis House and Nickleby House are 18 storeys, with residents living on 17 floors.

 

How many flats are in each building?

There are 136 flats in each building, 544 flats in total.

 

When were the buildings built?

Edgbaston House and Tipton House were built in 1966. Barkis House and Nickleby House were built in 1965.

 

People in my building don’t follow the fire safety advice (smoking, rubbish in halls, prop open doors), what should I do?

If you have any concerns about things like this you should contact your housing officer as you would normally and they will help with the situation. We are also increasing checks of the buildings to a daily basis (including weekends) to ensure good house keeping is maintained.

 

Will I still be able to get repairs done?

Yes, we will continue to carry out booked and new repairs and maintain your home and building whilst residents continue to live in the buildings.

 

What about other council blocks? Have they all been tested?

Structural surveys undertaken at other Portsmouth Homes buildings have not highlighted the same problems as the tower blocks in Portsmouth were not built with the same Large Panel System Construction. There are building and fire safety improvement works planned for all tower blocks of flats.

Wilmcote House is the other LPS block in Portsmouth, however this underwent extensive strengthening and refurbishment completed in 2019. Future work planned for Wilmcote House involve fire safety and block security improvements only.

To reassure residents, we have written to all residents living in high rise buildings explaining the situation and how we know their home is safe.

My neighbour doesn’t speak English and is confused about what’s going on.

We collect contact needs and preferences when we carry out annual tenancy update visits, or someone moves into a Portsmouth Homes property. All information should be available in any required translation and translators will be arranged for any face-to-face meetings. If there are any other concerns or requirements, you can contact the Decant Team.

• call our helpline on 02392 84 1674
• email decants@portsmouthcc.gov.uk