1. Implications Operationally for Housing Associations

2. Concerns £19 million reduction in income by 2020
Expect arrears to rise (2% Dec 15)
Can we continue to build?
Impact of starter homes
What tenure?
Fixed Term or not
Huge uncertainty on:
Welfare Reform – LHA rates impact
PTS – voluntary or ?
RTB2 – Voluntary or ?
PTS and RTB2 receding as issues?, so are main issues rent reduction/welfare reform and lack of grant?
LHA is potentially biggest problem now.

3. What we are doing Defining a different offer to residents
Tough on debt
Affordability checks for all new tenants
Building 100 homes a year
Reviewing tenures
Channel Shift
Turnover of stock directly linked to new home starts (Saville data) so less build/less turnover/no vacancies for homeless and register

4. What are the issues for partner LAs
Not housing those who cant afford rent
Working tenants only?
Increase in evictions
No new affordable/social rented homes?
No supported housing provided
Reduction in stock via RTB and not replaced in same LA
Reduced service offer – Statutory only
If don’t sort out the LHA rate issue.
Needs data shows big demand one beds – if under 35s we wont build
Build issues are long term decisions trying to meet short term (or not) pressures