Presentation on theme: "Steve Nunn e xecutive director development & new business Challenges facing housing associations."— Presentation transcript:
Steve Nunn e xecutive director development & new business Challenges facing housing associations
Lots of questions overview of the impact of new ‘affordable rent’ model overview of the impact of benefit changes
New affordable rent model Detailed analysis of where capacity is created (service charge issue) A new investment appraisal for new schemes – more risk, cash-flows, more voids, lenders view (revenue security with benefit reform? Will impact discount rates and effect NPV on new projects. Will drive down capacity Where will voids be? Could this change? Working closely with key LA partners to put together HCA bid – timescales tight Could see a polarisation of approach HAs
Key questions for HA s and LA s What percentage of voids should be converted (or can be)? Getting the balance right….. Robust approach to asset management Where will the capacity be used? – may not be where it is generated What are the right rent levels? Affordability/Letability/Worklessness & the poverty trap Local Lettings plans? Still a commitment to mixed tenure or will affordable rent deliver the mixed communities agenda?
Key questions for HA s and LA s What will be the impact on mobility of existing tenants – existing tenants retain rights but what if the only option is to move to an ‘affordable rent’ home? Security of tenure and succession rights – what is our position? Longer term tenancy protects rent increases. What is position on specialist/supported housing where there are no market rent equivalents What is the future for Mortgage Rescue?
Benefit changes LHA allowances reducing. The Broad Market areas do not allow for local micro markets HB based on room entitlement/90% HB for those on JSA >1 year/Deductions for non- dependents/£500 cap Need to ensure we have good quality profile information on residents – advise them on impact More demand for smaller homes? Increased arrears – what’s our position? How will we means test ‘affordable rent’ tenants?