Key Determinants of Performance in the Scottish Housing Association Sector Daniel Pace, PhD Researcher, Department of Urban Studies, University of Glasgow

Aims of Social Housing Social justice ‘a decent home for all at a price they can afford’ ‘a decent home for all at a price they can afford’ Economic rationales Counter market failure – affordability and supply Counter market failure – affordability and supply Counter effects of residulaisation Regeneration – housing and wider challenges Regeneration – housing and wider challenges Mixed communities? Mixed communities? Meet challenges of current and future tenant base – younger and more vulnerable? – more options needed but finance limited

Why housing associations? Avoid perceived ‘public sector failure’ More entrepreneurial and innovative – but independence compromised by levels of regulation? More locally-focussed and responsive to service users Recent studies have shown housing associations to be better performers than local authority landlords (Scottish Government, 2009)

Scotland’s Housing Association Sector 217 RSLs 270,000 homes and 5,000 bedspaces Different types of association Community-based (80% of HAs have less than 2,000 units – 1/3 of total stock) Community-based (80% of HAs have less than 2,000 units – 1/3 of total stock) National (operating in several areas) National (operating in several areas) Stock transfer Stock transfer Specialist (providing for elderly and disabled persons) Specialist (providing for elderly and disabled persons) Investment programme for 2010/11 - £471 million

Scotland’s Housing Association Sector 2 Regulated by the Scottish Housing Regulator (SHR) Single regulator for LAs and HAs Single regulator for LAs and HAs No more cyclical inspections for HAs No more cyclical inspections for HAs Performance standards to be revised – Scottish Social Housing Charter Performance standards to be revised – Scottish Social Housing Charter Other regulators include Care Commission, Charities Regulator,local authorities (particularly in Edinburgh and Glasgow) Subject to Scottish Government targets – 2015: quality standard (including emissions), 2012: homelessness target

Perspectives on performance: 1. New Public Management Introduced by Thatcher governments to address perceived deficiencies in public service delivery Main approaches Increased management control of budgets, benchmarking, transfer of power to managers and service users Increased management control of budgets, benchmarking, transfer of power to managers and service users Decentralisation of services – e.g. stock transfer Decentralisation of services – e.g. stock transfer HA sector: regulation, performance returns, internal performance management and benchmarking – overall aims = efficiency, effectiveness & economy …but do PIs reflect tenants’ actual experiences?

Perspectives on performance: 2. Government Policy Aims Increase supply of affordable housing – difficult in current climate – some innovations in finance High levels of public subsidy (£471M 2010/11) – need for effective regulation Ensure that properties meet quality and emissions standards – SHQS by 2015 Address concerns regarding the performance and efficiency of RSLs (SHR, 2009) HAs used as vehicles for wider regeneration of disadvantaged communities – set to increase in the future?

Perspectives on performance: 3. Private Finance Need to meet borrowing repayments – HAs forced to work within budgets Need to secure new/continued borrowing – HAs forced to demonstrate efficiency – business plans Lenders a stakeholder and a determinant of performance Effective regulation needed to ensure continued access to lending

Perspectives on performance: 4. Tenants Performance means delivering on tenant priorities – quality, repairs, tackling ASB Performance vital as lack of supply/choice limits tenants’ ability to choose another provider – cannot therefore be seen as true ‘consumers’ Should be seen as citizens – this requires… Opportunities for participation? Discontinuity?: HAs report difficulties in fostering tenant involvement but studies show tenants are interested in participation(McKee, 2008) Discontinuity?: HAs report difficulties in fostering tenant involvement but studies show tenants are interested in participation(McKee, 2008) more than just opportunities to become board members more than just opportunities to become board members

Framework of performance 1 Aim not to create an ‘ideal type’ HA that meets all performance goals Framework designed to set out what is required from the sector as a whole Framework designed to set out what is required from the sector as a whole 1.Housing management Innovation and success in managing issues including repairs, rent arrears, ASB Innovation and success in managing issues including repairs, rent arrears, ASB 2.Development and quality Innovations in financing and developing/improving stock – finance, partnerships and mergers Innovations in financing and developing/improving stock – finance, partnerships and mergers

Framework of performance 2 3.Wider regeneration Involvement in successful and inclusive community projects and services Involvement in successful and inclusive community projects and services 4.Tenant involvement Innovative and successful ways of involving and consulting tenants regarding housing and other services (including co-op model) Innovative and successful ways of involving and consulting tenants regarding housing and other services (including co-op model) 5.Efficiency Successful performance monitoring and benchmarking Successful performance monitoring and benchmarking Innovations in customer service Innovations in customer service

Determinants of Performance? Policy – including HAG system – more competition needed? Regulation – effectiveness of new system? Private lenders Tenants – delivering on priorities - consultation and participation Housing associations – good practice and innovation Size and organisational type? – smaller orgs (better performance) vs larger orgs (economies of scale) – worth considering?

Key Literature Hills Review, 2007 Malpass, 2005 Newhaven Research, 2006 Walker & Murie, Housing Studies, 2004 Scottish Government: Firm Foundations, 2007 & tenant priorities study, 2009 SHR, Shaping up for improvement, 2009 Whitehead, in Gibb & O’Sullivan, 2003 Previous reviews of performance Generally comparisons between LSVT orgs and former landlords (LAs, Scottish Homes etc) Generally comparisons between LSVT orgs and former landlords (LAs, Scottish Homes etc) E.g. Pawson et al, JRF, 2009 E.g. Pawson et al, JRF, 2009

Discussion What about my Framework of Performance? – too wide? Any other literature that may be helpful to my study? Methods Case studies of different types of association? – include focus groups with tenants? Case studies of different types of association? – include focus groups with tenants? Survey and statistical analysis of larger number of HAs? Survey and statistical analysis of larger number of HAs? Alternative methods? Alternative methods?