housing & economic growthdoc.housing.org.uk.s3.amazonaws.com/presentations/b3...the business...
TRANSCRIPT
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Housing & Economic Growth
B3: Flexing up – the future of flexible tenure
Speaker: Clare Powell
Director of Strategy, Sovereign Chair: Catherine Ryder
Investment Leader, National Housing Federation
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September 2012
Springboards and Safety Nets
Fully flexible tenure – why it’s relevant
January 2013
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Creating homes, shaping communities, changing lives
What I’m going to talk about
• Who we are • Operating context • Possible responses • Flexible tenure research
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September 2012
Who we are
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Creating homes, shaping communities, changing lives
Current housing stock profile
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Creating homes, shaping communities, changing lives
Emergence of social housing: timeline
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Creating homes, shaping communities, changing lives
Subsidised housing requires subsidy
Rents (and HB)
Capital subsidy
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Creating homes, shaping communities, changing lives
Revenue risks have to be managed
‘Screening residents’ ‘HB takes the
strain’
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Creating homes, shaping communities, changing lives
The core challenge for HAs
Meet housing need in a way that is sustainable for
• the individual
• the community
• the organisation
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September 2012
The operating context
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Creating homes, shaping communities, changing lives
A changing market
• Since 1991:
– Number of homes up 1%/ year
– 76% of housing growth in PRS
• By 2022:
– Private rent could become the dominant tenure for families in London, and
– the dominant rented tenure outside London (CCHPR)
1,767
2,133
4,140
4,507
4,236
3,981
1991
2001
2011
CLG : Table 104 (thousands)
Owner occupied
Private renting and tied
combined social
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Creating homes, shaping communities, changing lives
Unaffordable Homes
0.00
2.00
4.00
6.00
8.00
10.00
12.00
MU
ltip
le o
f inc
ome
Lower quartile house prices to lower quartile incomes (CLG live table 576)
Sovereign average
SOUTH WEST
SOUTH EAST
ENGLAND
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Creating homes, shaping communities, changing lives
Access to Sovereign homes
• GN and AR Mostly via CBL (limited control)
• Zone agency for LCHO
• Mixed for non-GN rent
• 26% social renters
formerly with family and friends, 38% shared owners
• 31% new GN tenants in work earned more than average new shared owner
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Creating homes, shaping communities, changing lives
Social policy issues (long and short term)
• Social housing as stop-gap/ safety net
• No incentive for HAs to build new homes
• No way back
• ‘problem’ of high income tenants
• ‘Affordable’ v social rent
• Welfare reform: • Overall cap v larger families
• Bedroom tax v local solutions
• Housing allocations policies become political?
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September 2012
Possible responses
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Creating homes, shaping communities, changing lives
Where do we turn for help?
• Financial climate has an impact on:
– Residents
– LA partners
– Government
– Funders (who have never been more important)
• All have their own problems and their own risks to manage
• We have to be responsible for our own solutions
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Creating homes, shaping communities, changing lives
The easy options
Restrict development
Limit access
Cut services
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Creating homes, shaping communities, changing lives
The harder option
• Return to our roots, and create a balanced approach that:
• Uses commercial activity to create internal subsidy
• Matches housing solutions to people’s income and other circumstances
• Creates balanced, sustainable communities
• Is financially sustainable for our business
• Maximises the number of high
need households we help
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September 2012
Fully flexible tenure
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Creating homes, shaping communities, changing lives
Where the idea came from
interest in access to assets for social
tenants Fixed term tenancies – what happens at the end of five years?
Property slump – increased ‘non-
traditional’ demand
High income social
tenants
Sustainable communities
Reinvigorating Right to Buy Generation
rent
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Creating homes, shaping communities, changing lives
The partners
• Sovereign HA
Sovereign
Mixture of tenures
1,000 new homes per year
Joint HomeBuy agency
HCA Partner
Moat
Rent and home ownership
500 new homes per year
HomeBuy agent
HCA Partner
Radian
Mixed development
500 new homes per year
HomeBuy agent
HCA Partner
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Creating homes, shaping communities, changing lives
The challenges
‘Being a social tenant may not be what I really want, but it’s safe and I
know what to expect’
How can we create a sustainable response to the
operating environment?
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Creating homes, shaping communities, changing lives
The business challenge
Pro’s
• £ locked into assets could support development
Con’s
• Asset sales reduce social stock
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Creating homes, shaping communities, changing lives
The concept
Step 1: Design a model with
• an appropriate fit between people’s circumstances, housing costs and aspirations
• sustainable for associations, residents and communities
Step 2: Understand the implementation challenges
Step 3: Try to overcome them
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Creating homes, shaping communities, changing lives
The model (headlines)
Fully Flexible Tenure
Acquire property in 10% slices
Rent reduces proportionately
Service charges and
‘maintenance fee’ remain the
same Buy back
guarantee/ Staircase down
in case of difficulty
Transactions at OMV with cost/
value floor
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Creating homes, shaping communities, changing lives
Outline proposal
• Shared ownership with a ‘safety net’
• Three points of entry
• Residents buy equity shares – minimum 10%, increasing to 100% as income increases
• Receipts available for HA to offset cost of borrowing
• ‘saved’ cost of borrowing replaces lost rent
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Creating homes, shaping communities, changing lives
Outline proposal (2)
• Under flexible tenure model:
– Service charge and maintenance fee are ‘fixed’
– Occupancy charge is % of net rent relating to unpurchased equity
– Residents fund cost of 10% shares
Service charge
Maintenance fee (fixed)
Occupancy charge (reduces as shares
purchased)
• Resident’s total rent payment to HA includes:
– Service charge (if applicable)
– Maintenance fee
– Occupancy charge
10%
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Creating homes, shaping communities, changing lives
Outline proposal (3)
• Use current form of shared ownership lease
• Legal and regulatory changes more manageable
• Familiar to mortgage providers
• Buy back guarantee enables downward staircasing
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Creating homes, shaping communities, changing lives
Financial modelling
• Modelling based on ‘typical’ costs
• Range of assumptions
• Grant to take place as tranches are purchased (in practice, likely to be recycled
via RCGF)
• All transaction costs are met
by the purchaser
• All schemes have positive npv
• Costs to residents appear
manageable (extra cost depends
on property value/ rent levels)
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Creating homes, shaping communities, changing lives
Social rent > 10% shared ownership
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Creating homes, shaping communities, changing lives
Demand
• No literature on this used SHMAs as proxy
• Pent up demand for part-ownership
• Welcomed by residents in general
• The safety net and small tranches vital attractions, also the potential to extend RTB to tenants currently excluded.
• Cautious welcome by LA/CLG –consultations ongoing
“the security and being able to get yourself on the property ladder and the
fact you can do it slowly if you don’t have a big income. It makes you feel
more comfortable”;
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Creating homes, shaping communities, changing lives
Legal and Regulatory
Constraints
• Constitutional?
• Charitable Status
• Planning Restrictions (Section 106) and Nomination Agreements
• Title Restrictions (e.g. LSVT)
• Grant
• Stamp Duty Land Tax (SDLT)
• Consents
• Repairs and Maintenance
• Right to Acquire
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Creating homes, shaping communities, changing lives
Legal and Regulatory
Constraints
• Compliance with existing Regulation (Regulatory Framework)
• Attitude of:
– the HCA (Investment)
– mortgage lenders
– RP funders
– local authorities
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Creating homes, shaping communities, changing lives
Next steps
Complete and refine modelling (sensitivity testing)
Final report
Further consultation, and operationalise
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September 2012
Thank you Questions?
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