Hra business plan not a council policy
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HRA BUSINESS PLAN NOT A COUNCIL POLICY. 15 th October 2012. POLICY ISSUES. RISING HOUSING NEED. HOUSING NEED – LONG WAITING TIMES. STOCK CONDITION HEADLINES. Impact of Better Homes clear in reduced need for internal works On-going investment needed in windows, roofs and electrics

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HRA BUSINESS PLAN NOT A COUNCIL POLICY

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Hra business plan not a council policy

HRA BUSINESS PLANNOT A COUNCIL POLICY

15th October 2012


Policy issues

POLICY ISSUES


Hra business plan not a council policy

RISING HOUSING NEED


Housing need long waiting times

HOUSING NEED – LONG WAITING TIMES


Stock condition headlines

STOCK CONDITION HEADLINES

  • Impact of Better Homes clear in reduced need for internal works

  • On-going investment needed in windows, roofs and electrics

  • Accelerated investment required in lifts and heating systems

  • Communal decorations an issue

  • Over the 30 year period we would ideally spend £55m per annum


Investment need years 1 5

INVESTMENT NEED YEARS 1 – 5

Total investment need

Internal, external, communal works£179m

Improvements (e.g. kitchen layout)£53m

Mechanical and electrical£117m

Structural works£24m

Fire risk assessment works£15m

Community halls, TRA halls etc.£3m

Asbestos £10m

Total£401m

Major work includes

Kitchens£18m

Bathrooms£11m

Wiring£27m

Plumbing and

individual heating£15m

Windows£62m

Roofs£15m

M&E includes

Lifts£49m

Communal heating£35m

Electrical£13m

Gas Mains£8m


Investment need vs budget

INVESTMENT NEED VS. BUDGET

  • Proposed programme will see £43m per annum spent through Better Homes, this includes:

  • £26m internal/external

  • £14m M&E

  • £3m fire risk works

  • Survey states we need to spend £80m per annum in the next five years and £55m per annum over the 30 year period.

We have put together a draft programme for consultation. Given resource constraints there were 100 lifts, 50 heating systems and works to over 200 estates and 700 street property blocks we could not include.


Works not in proposed programme

WORKS NOT IN PROPOSED PROGRAMME

Over 200 estates have works not included in proposed programme, key issues relate to wall finish and windows

Over 700 street property blocks have works not included in proposed programme, again windows are the main key component to be addressed


Issues found building repairs

ISSUES FOUND – BUILDING REPAIRS

Camden has a high proportion of timber sash windows (45% of dwellings), these need regular decoration and maintenance

Communal areas and wall finish also require attention to prevent further deterioration


Issues found m e

ISSUES FOUND – M&E

Camden has 500 lifts and a high proportion are beyond their recommended replacement year. They are also subject to every day wear and tear

Many communal heating systems are prone to failure and have extensive buried mains that need updating


Repairs trends lifts and heating

REPAIRS TRENDS – LIFTS AND HEATING

Impact of recent installations beginning to show

General upward trend, will be some instances of duplicate orders for the same incident. In year graphs show large seasonal variations


Repairs trends windows and roofs

REPAIRS TRENDS – WINDOWS AND ROOFS

External works under partnering commenced February 2010, impact starting to show

As with roofs, Better Homes programme starting to reverse the upward trend


Communal decorations

COMMUNAL DECORATIONS

The survey found that 1,665 blocks (42%) required decoration in the next five years

Internal areas also require attention, through the development of the asset management strategy we need to determine what resources can be allocated to this


30 year cash flow

30 YEAR CASH FLOW


30 year cash flow1

30 YEAR CASH FLOW


Cip already delivering ambitious programme of over 850 new affordable units

CIP already delivering ambitious programmeof over 850 New Affordable Units

HIGH COST ESTATES - STOCK CONDITION


Effect of borrowing

EFFECT OF BORROWING


Paying off debt

PAYING OFF DEBT

* Assumes all rent surplus used to repay debt

* Assumes No repayment of debt


Where rent goes

WHERE RENT GOES


Average weekly rent

AVERAGE WEEKLY RENT


Impact of rent increase

IMPACT OF RENT INCREASE

67% of tenants on HB and therefore no impact, except

Welfare Reform

Initial estimate of up to 200 (1%) tenants affected by £500 benefit cap. Rent increase not covered by HB for this group.

Estimated 1,600 affected by bedroom restriction – A £5 rent increase would increase the average potential benefit loss from £20 to £21 for this group.


Scenarios for discussion

SCENARIOS FOR DISCUSSION


Timeline

TIMELINE


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