Glasgow's tenements a 'ticking time bomb' report warns

A major report, involving around 20 housing associations, found there was clear evidence of an “increasing scale of disrepair” in the landmark buildings, particularly in blocks where private landlords or owners had blocked improvement works.

Some warned that demolition would become a ‘real possibility' without increased investment by the Scottish Government.

Housing groups reported concerns with more than 1,600 closes in Greater Glasgow and around 9,000 flats, mainly pre-1919 tenements although “investment challenges” were reported in newer flats.

Last year it was revealed the cost of restoring over 46,000 tenement flats across the city, built pre-1919 and deemed dangerous, could hit £2.9bn.

The report calls for a Govanhill regeneration scheme to be rolled out on nationally whereby the Scottish Government has partnered with Glasgow City Council and Govanhill Housing Association to support the costs of acquiring and renovating tenements.

A number of associations said “crisis point” was only a few years away with demolition becoming a real possibility, particularly in cases where owners or landlords had blocked improvements works.

Read more: Tenement plan could see repairs to hundreds of Glasgow homes 

One housing association said: "The condition and potential deterioration of the existing stock within all sectors is a major issue for Glasgow. The term ‘ticking time-bomb’ is over-used but in this case is appropriate."

Problems were most apparent in blocks of flats which are a mix of housing association and private ownership due to the owners’ “inability or unwillingness to pay their share of the cost of works.”

One housing group said: “If there is no grant for owners, some of these closes will badly deteriorate, which could result in demolition. 

“Owners do not budget for external repairs, and prefer to spend money within the property on kitchens/bathrooms/windows. 

“In this area a number of owners buy for student offspring and not homes for longer term so are not willing to invest large sums in roofs etc.”

Several associations cited cases of owners blocking minor works such as new door entry systems, rendering, and environmental works to improve the area. 

Flat owners did not appear to realise that “blocking works over a long period” could have a negative impact on the value of their home.

The report also warned that council grants provided to associations and owners for improvement works had “reduced significantly” since the 1980s and 1990s due in part to austerity and the impact on local authority budgets.

Read more: Who lived in my tenement? Website charts early owners of historic tenements 

Almost all associations reported that the increasing proportion of flats that were in the hands of private landlords was also further barrier to improvement.

“Owners are sometimes property rich and cash poor, but can also be apathetic when rental income received is the only driver for owning the property.”

The report was compiled by Glasgow and West of Scotland Forum of Housing Associations (GWSF), which campaigns on behalf of community-controlled housing groups.

It consulted with 20 member associations based in Glasgow, Renfrewshire, East Dunbartonshire and West Dunbartonshire. 

The report recommends an expansion of schemes whereby local authorities fund associations to buy and improve private housing, boosting the supply of social housing.

“The ongoing acquisition strategy in Glasgow – usually involving associations receiving 100% acquisition costs and 50% improvement costs – has been very much welcomed by the associations which have benefited, not least where it has enhanced the degree of control the association has over a close.”

Almost 300 tenements built before 1919 in Ibrox and Cessnock are in line for repairs by Glasgow City Council and Govan Housing Association.

The report calls on the Scottish Government to return to a system of direct, ring-fenced funding to support local authorities to invest as widely as possible in tenement improvements.

It states: “GWSF believes that Scotland is not ready or willing to see wholesale demolition of tenement housing. 

“Reality needs to be faced and appropriate resources invested by the Scottish Government in securing the future of these homes, in partnership with councils and housing associations, before it is too late.”

A Scottish Government spokesman said: "“Despite further cuts to the Scottish Budget from the UK Government we have ensured our partners in local government receive a fair funding settlement.

“The maintenance of common property is an important issue and we are working with all relevant partners to ensure everyone living in tenements can enjoy good quality, safe and sustainable homes.”