Quick exit

1 Recognise risk

During an inspection of Dodgeholme Court, a 16-floor privately owned building near Halifax, in July this year West Yorkshire Fire Service and Calderdale Council’s environmental health team discovered a long list of fire safety failures.

Most crucially, partitions designed to provide barriers against the spread of fire in the building were either in poor condition or missing completely. The owners of Dodgeholme Court were allegedly in default of mortgage payments, and although receivers had been appointed to scope out the building and cost improvement works, the housing service at Calderdale Council thought it was best to act immediately.

2 Discuss your options

Seven days later, it was clear that improvement works to Dodgeholme Court could take months to complete.The council held urgent discussions with the receivers to consider the options for rehousing the 70 residents, who were all leaseholders or private tenants.

Under the Housing Act 2004, authorities have several options for intervention in these circumstances, ranging from improvement notices, which require owners to carry out necessary works, to prohibition orders, which prevent people living in the block. In this case, the decision was made to serve an emergency prohibition order.

3 Team up with others

A controlled evacuation was carried out 18 days later. The team conducting this evacuation was made up of individuals from the council’s housing service and its social care and benefits sections. They were joined by members of Pennine Housing 2000, a local social landlord.

The council’s neighbourhood management partner, the Mixenden Initiative, provided an office from which to co-ordinate the operation. Benefits officers prioritised residents’ claims and housing officers arranged viewings and tenancy sign-ups for alternative accommodation, helping residents with transport so that they could look at available properties quickly.

Despite Dodgeholme Court’s lifts repeatedly breaking down, removals took place at a rate of up to 10 a day. Seven days later, the block was empty. Work began with a progress meeting at 8am on each of these days and staff worked over the weekend.

4 Think of the money

Residents received financial assistance to help pay for removals and carpeting costs for new accommodation.

The council also moved six owner occupiers whose financial situation is more complex and uncertain, at least until Dodgeholme Court’s owners clarify their intentions for the building.

5 Plan ahead

Temporary or emergency accommodation was avoided, as it would have caused further disruption for residents. Instead, they were found housing that would be suitable for six months. The owners of Dodgeholme Court have not decided what they will do with the building.

Many residents moved just a stone’s throw away, to a tower block owned by Pennine Housing 2000. Ian Cooper, portfolio holder for safer and stronger communities at Calderdale Council, says: ‘We know the move has been a shock to residents but we have made every effort to help them.’