Millions of pounds need to be spent to bring council houses up to scratch.

Brighton and Hove City Council is being recommended to carry out a £150,000 survey of its housing stock.

The Government has set a decent homes standard, which councils are required to meet by the year 2010.

An initial appraisal of more than 13,000 homes owned by the council showed it was unlikely to be able to afford the work required to meet the standard.

A housing committee meeting on Wednesday is likely to agree the survey.

Three councillors, three tenants' representatives and officers would work on the study.

A report by consultants HACAS Chapman Hendry says the council is almost £70 million short of the amount needed to meet the standard.

The consultants said: "If the investment shortfall forecast proves correct, the council cannot reach decent homes standard through retaining both the ownership and management of all its housing stock.

"This means it must develop other options."

The Government also says big efforts should be made by 2004 to reduce the number of poor-quality council-owned homes.

A report by council officers says some properties will probably be impossible to bring up to standard and councillors will have to decide whether to keep them.

In Whitehawk last year, a decision was made to replace some temporary homes.

The council is already concentrating on improving homes in the Hollingdean area, which will be one of the first areas to meet government standards.

It is likely that if this happens, the Government will provide extra housing funds.

But to make sure all other housing is fit by 2010, more information will be needed through the survey on the conditions of houses and flats.

The results will then enable the council to make a crucial decision about whether to hang on to its stock or find other ways of managing it.

Labour councillor Francis Tonks, a member of the committee, said he was keen to see the council meet the standard.

He said: "I am opposed to stock transfer and want to keep homes under democratic control. I want homes brought up to standard and this should be achieved by national or local funds."