Lambeth Council is facing a significant financial challenge, with an estimated £2.6 billion needed over the next 30 years to maintain and improve its housing stock. This figure was revealed at a Housing Scrutiny Sub-Committee meeting on Monday, 21 July 2025, where councillors discussed the council's Housing Stock Condition and Repairs Strategy.
The investment is broken down into £1.8 billion for capital projects and £0.8 billion for revenue repairs, which would be funded through rental income. The findings come from a stock condition survey conducted in 2022/23, which assessed 85% of the council's eligible housing stock.
Deputy Leader of Housing, Investment and New Homes, Councillor Danial Adilypour, introduced the report, emphasising the need to ensure homes are as safe, secure and of high quality as possible.
He noted that over the past decade, the council has invested over £700 million in its housing stock, including roof replacements, window renewals, and electrical and mechanical works.
Councillor Adilypour acknowledged the financial pressures facing the council, stating that priorities would focus on fire safety and other legal requirements. He added that achieving the desired decent home standard
would require additional funding from the government. The council is planning to request government investment in a program designed to meet decent homes and net zero requirements. They also intend to maximise their allocation from the £39 billion investment announced in the recent Spending Review through a new 10-year Affordable Homes Programme, and have previously utilised SHTF grants for net zero projects.
Councillor Nicole Griffiths raised concerns about potential underinvestment in other areas due to the prioritisation of fire safety. Councillor Adilypour responded, We can't do absolutely everything we'd like to do everywhere at the same time,
stressing the importance of transparency with residents about the council's decision-making process.
Councillor Tim Windle sought clarification on the lifespan of components needing replacement, questioning whether capital investment was simply treading water.
It was explained that components like kitchens have a lifespan of around 20 years, after which they technically become non-decent and require replacement.
The Housing Asset Management Framework (AMF) 2025-2030, currently under consideration, will guide decisions on prioritisation, management, and investment in Lambeth's housing stock. The AMF prioritises investments based on a hierarchy, starting with statutory compliance related to building and resident health and safety. This is followed by works necessary to meet lease requirements, maintain access to key services, and avoid statutory disrepair, including Decent Homes Key Components. Other elements of the Decent Homes Standard are also prioritised, including all non-key component replacements to avoid any component being old and in poor condition. Further priorities include works necessary to keep the Housing Stock lettable, maintain the full life of components, energy efficiency improvements, environmental and communal works, estate improvements, and other improvements and customer priorities that will improve resident satisfaction.
Jodie asked if there was any recourse to reclaim any monies for fire safety remediation against any contractors or engineers. It was explained that most of the fire safety work isn't because a contractor has done something wrong in the past, it's because the regulations are now adapting to change the environment.
The council aims to survey 20% of its housing stock annually to maintain up-to-date information on its condition.
