approaches to the april 2018 rent increase -...
TRANSCRIPT
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Approaches to the April 2018 rent increase
GWSF Open Meeting
19 October 2017
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September inflation figures (out on 17 Oct)
• CPI 3%, up from 2.9% in August
• RPI 3.9%, same as in August
• CPIH (CPI with housing costs measure) 2.8%, up from 2.7% in August
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Initial results from GWSF survey
CPI only 2
CPI or RPI only 1
CPI + 0.5% 1
CPI + 1% 1
RPI only 4
RPI + 0.5% 1
RPI + 1% 1
1.5% 1
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Rent levels and
rent consultation
Our experience at
Maryhill
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Our story
- New rent structure 2016: - Biggest increase: c.£70 a month
- Phased over three years
- £39 a month in the final year
- BP assumptions: RPI + 1% for
30 years
- Low average rents: 7-9% lower
than peers
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Comparison with our neighbours
£-
£50.00
£100.00
£150.00
£200.00
£250.00
£300.00
£350.00
£400.00
£450.00
1 apartment 2 apartment 3 apartment 4 apartment 5 apartment
2017/18 montly rent comparison
Maryhill
North West Glasgow
Scottish average
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SFHA affordability checker
1 apartment 2 apartment 3 apartment 4 apartment
single person Green Amber n/a n/a
couple Green Green n/a n/a
single parent
with one child
n/a n/a Green n/a
Small family (2
children)
n/a n/a Green Green
Large family (3
children)
n/a n/a n/a Green
Pensioner
couple
Green Green n/a n/a
Single
pensioner
Green Amber n/a n/a
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2017-18: VFM focus
- BP assumptions: RPI + 1% for 7
years, then RPI only
- Draft VFM strategy: £500k
savings over 2 years to achieve
CPI only from year 7
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Then this happened…
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A new plan… Option 2018/19 rent increase Year 1 Medium term rent
increase
Savings required Impact on the medium
term business plan
Impact on the long
term business plan
1. RPI + 1% as per draft VFM
strategy
Years 1 – 5: RPI +
1%Year 6 onwards:
CPI
£250k 2018/19, £250k 2019/20
(£500k in total)
1-10 year positive cash
balances
operating deficit of
£99k in year 10
11 – 30 positive cash
balances until year 17
Operating deficits in
years 11-30 and
negative reserves from
year 27
2. RPI (3.9%) Year 1: RPI
Years 2 – 6: RPI + 1%
Year 7 onwards: CPI
£250k 2018/19, £250k 2019/20
£250k 2024/25
(£750k in total)
1-10 year positive cash
balances
operating deficit in year
8
11 – 30 positive cash
balances until year 19.
Operating deficits in
years 11 and 13-30
3. RPI (3.9%) Years 1 – 6: RPI
Year 7 onwards: CPI
£250k in 2018/19
£250k in 2019/20
£250k in 2023/24
£250k in 205/26
£250k in 2027/28
£250k in 2029/30
£500k in 2032/33
£500k in 2033/34
(£2.5m in total)
1-10 year positive cash
balances
operating deficit in year
10
11 – 20 positive cash
balances
Operating deficits in
years 11, 14, 15, 21 and
24-30
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Consultation approach 2017-18
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Consultation approach 2018-19
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Consultation approach 2019-20
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Some general thoughts…
Generally clear all properties
- Inflation linked rent increases?
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- Can consultation ever be
meaningful?
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16
Sector Challenges
Paul McNeill HRC
October 2017
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Cassandra
• was cursed to speak true prophecies that no one believed.
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• Tenant satisfaction
• Repairs
• Anti Social Behaviour
• Rent collection
• Lets to homeless people
• Complaint handling
• Gas safety
• Tenancy sustainment
• Relets and managing empty homes
SHR 2016 RISK ASSESSMENT
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• Tenant satisfaction
• Repairs
• Anti Social Behaviour
• Rent collection
• Lets to homeless people
• Complaint handling
• Gas safety
• Tenancy sustainment
• Relets and managing empty homes
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• Brexit
• Pension deficits
– Approximately £100m paid to date
– 33,000 kitchens
– 830 NB properties
• Welfare reform
• Interest rates
• Inflation rate
– RPI 3.9%
– CPI 3%
– CPIH 2.8%
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• SHQS & EESSH
– Scottish Government
• Increased debt
– Covenant Compliance
• Development
– Added value?
• Pay Increases
– EVH
– Public sector pay cap 1%
• Rent policy
– Affordable ??
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Inflation Rate
• stagnant wage growth
• Predictions from Sainsbury’s Chairman that hard Brexit could see a new tariff on food stuffs of 22%
• 26% of the Inflation calculation relates to housing, energy, food and public transport
• The remainder includes artisan gins, hotels, restaurants and wireless head phones !!
• Could be that CPI is not an appropriate statistic to base any form of policy!!!!!
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Current uneconomic rents in Glasgow
• £2,500 per annum
• £1,850 per annum
• £2,150 per annum
• Estates management, backcourts, secure door entry & maintenance, grass cutting, leaf clearance, fencing
• Window cleaning
• Stair cleaning,
• Property Insurance
• Property maintenance, cyclical maintenance – gutters, close painting
• Planned replacement programmes
• Emergency Repairs on average 2.6 hours
• Non-emergency repairs 2.6 days
• Wider Role & Community Engagement activities, breakfast club, bingo, healthy eating clubs etc etc
• Access to Welfare Rights advice
• Bulk up-lift
• Welfare Funds
• Re-cycling shops
• Community café
• Additional Policing
• CCTV
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Rent Policy
• RPI + 1%
– Scottish Homes Transfers
– LA Transfers
– Loan security Valuations
– Produced higher receipts for Government
• Austerity and welfare reform not on the horizon
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Rent Policy
• Inflation only
• Inflation + 0.5%
• Inflation + 1%
• Rent Freeze
• What inflation rate
– RPI
– CPI
– CPIH
– Bank of England Target
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Rent Policy
• Need to be aware that for those tenants on benefits it is becoming harder to make ends meet
• There are benefit caps
• Ultimately an RSL needs to adopt a rent policy that makes the business plan work
– Viable
– Covenant compliant
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Rent Policy effect on cash flow
Base Rent £3,500; inflation 2%
30 year income
rent loss 1 house
rent loss 1,000 houses
Inflation + 1% £167,055
Inflation + 0.5% £153,905 £13,150 £13,150,000
inflation only £141,988 £25,067 £25,067,000
Rent Freeze 5 years& inflation + 1% £149,307 £17,748 £17,748,000
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Rent Policy inflation 2%
– Before you make your decision on what rent increase you must consider • Lending covenants
• Cash flow
• Asset cover
• BP projections underpinned by an up to date stock condition survey
• BP assumptions prudent and reasonable
– “Rubbish in rubbish out”
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New Build
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New Build Rent loan repayments
Borrow Interest rate Capital & Interest
£70,000 2% £3,585
£70,000 3% £4,020
£70,000 4% £4,481
£70,000 5% £4,967
£70,000 6% £5,476
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New Build Asset Cover
• If you borrow £70k will have to give the bank roughly 2 or 3 houses as security for the new lending
• Depending on what basis bank offers
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New Build Business Plan
• Need to understand the implications of new build
• Separate cash flow to assess viability and covenant compliance
• Obtain a 30 year lifecycle costing for the property
– Watch out for lifts!
• Rent policy?
– Benefit caps
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Take back control (if you can)
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40
Sector Challenges
Paul McNeill HRC
October 2017