Transcript Void Improvement Walsall Housing Group

Void Improvement
Walsall Housing Group
• Peter Brown, Managing Director
• Ian Finlay, Director Property
Services
• Andy Roper, Property Services
Manager
• Mark Partoon, Property Services
Manager
• Dave Hall, Plumber
Today
• Walsall Housing Group
• Who we are
• Our journey
• Lean Business Engineering
• Principles
• Techniques
• What we did
• Results so far
• Back to Principles
• What we plan to do.
Walsall Housing Group
• Transferred 23rd March 2003
• 5 subsidiary Housing Trusts
• 20,000 properties
• 1,684 voids projected for year
• Void trade workforce of 96
• Budget of £2,444,500
Voids at Transfer and Now
27th March 2003 and 31st August 2007
void, 249
void, 2,162
let, 20,741
let, 19,549
Inspect
Problem
Solving
(Continuous
Improvement and
Learning)
Respect &
Teamwork
Kaizen
People and Partners
(Respect, Challenge,
and Grow Them
Process
(Eliminate Waste)
Challenge
Philosophy
(Long Term Thinking)
 Continual organisational learning through Kaizen
 Go see for yourself to thoroughly understand the
situation
 Make decisions slowly by consensus, thoroughly
considering all the options; implement rapidly
 Grow leaders who live the philosophy
 Respect, develop, and challenge your people and teams
 Respect, challenge and help your suppliers
 Create process ‘flow’ to surface problems
 Use pull systems to avoid overproduction
 Level out the workload
 Stop when there is a quality problem
 Standardise tasks for continuous improvement
 Use visual control so no problems hidden
 Use only reliable, thoroughly tested technology
 Base management decisions on long-term
philosophy, even at the expense of short-term
financial goals
Philosophy
Cost
• The Customer
• Increase income
• Increase productivity
• Reduce costs
• Increase skills
2007/2008 reduce rent
loss from £1,196,308
to £622,119.
Reduction of £574,189
Speed
Quality
Number void properties
310
291
290
270
244
250
240
240
241
238
232
229
230
232
229
220
210
210
202
188
190
185
164
170
167
167
157
166
157
150
1
2
3
4
5
6
7
8
9
10
11
12
w eek num ber
Cumulative Void Loss
700000
600000
500000
400000
target
300000
actual
200000
100000
09/03/2008
09/02/2008
09/01/2008
09/12/2007
09/11/2007
09/10/2007
09/09/2007
09/08/2007
09/07/2007
09/06/2007
09/05/2007
09/04/2007
0
13
14
15
16
17
18
19
20
21
Void Loss through dwellings being vacant as a proportion of the Annual Gross Debit
6.00
5.00
% Void Loss
Aldridge Brownhills
4.00
Bloxwich
Central Walsall
3.00
Darlaston
Willenhall
2.00
1.00
0.00
Jul-06
Aug-06 Sep-06
Oct-06
Nov-06 Dec-06 Jan-07
Feb-07 Mar-07
Apr-07
May-07 Jun-07
Jul-07
Average Re-let time for Dwellings in Calendar Days excl. Major Works
80.00
70.00
Aldridge
Brownhills
Bloxwich
Days
60.00
50.00
40.00
Central Walsall
30.00
Darlaston
20.00
10.00
Willenhall
0.00
Jul-06
Aug-06
Sep-06
Oct-06
Nov-06
Dec-06
Jan-07
Month
Feb-07
Mar-07
Apr-07
May-07
Jun-07
Jul-07
Inspect
Problem
Solving
(Continuous
Improvement and
Learning)
Respect &
Teamwork
Kaizen
People and Partners
(Respect, Challenge,
and Grow Them
Process
(Eliminate Waste)
Challenge
Philosophy
(Long Term Thinking)
 Continual organisational learning through Kaizen
 Go see for yourself to thoroughly understand the
situation
 Make decisions slowly by consensus, thoroughly
considering all the options; implement rapidly
 Grow leaders who live the philosophy
 Respect, develop, and challenge your people and teams
 Respect, challenge and help your suppliers
 Create process ‘flow’ to surface problems
 Use pull systems to avoid overproduction
 Level out the workload
 Stop when there is a quality problem
 Standardise tasks for continuous improvement
 Use visual control so no problems hidden
 Use only reliable, thoroughly tested technology
 Base management decisions on long-term
philosophy, even at the expense of short-term
financial goals
Future
• Electronic manual
• Test with
Customers
• Change our
metrics
• Personal
responsibility to
RTLs
• Communicate
• Analyse and
understand
changes
• Embed Customers
• Create
improvement
teams
• Procuring the new
capital works
programme
Discussion
Peter Brown
Andy Roper
Dave Hall