1. Future directions in policy & practice Abigail Davies TPAS Policy Advisor

2. Overview Key statistics Government policy Councils & landlords Implications for involvement Discussion – Tenants’ role in decision making

3. Key statistics 1 Employment: 5.5% unemployment, 73.4% in work Wages & inflation: 2.2% growth, 0% inflation Housing supply: 112,000 to March 2015 (need 240,000 ish) House prices – Annual growth 4.6%, average price £180,000 Private rents: Annual growth 2.1%

4. Key statistics 2 4 million social homes – 46,000 more than in 2010 400,000 lettings 2013/14 – 59% to working age, of which 31% in work – 35,000 let at affordable rent Social rent – £79 average – 3100 built 2014/15 (excl London) Affordable rent – £109 average – 31,000 built 2014/15 (excl London)

5. Government overall policy Supporting aspiration A ‘higher wage, lower tax, lower welfare’ society Eliminate the budget deficit by 2017/18

6. Government housing policy

7. Welfare policy Bedroom Tax continues Universal Credit rollout Frozen working age benefits 2016-18 Benefit cap reduction to £23,000 Loss of housing benefit for unemployed under 21 ‘Making work pay’ & ‘encouraging employment’

8. Emergency budget

9. Housing regulation & oversight Updated regulatory framework from April 2015 – Stress testing, VFM, asset & liability registers – In Depth Assessments – ‘Re-definition’ of co-regulation Increased action on consumer standards – But in most extreme cases Consultation on Ombudsman reform – Concerns about impact on housing ombudsman

10. Local councils Public funding cuts A ‘fundamental redefinition’ of local councils English devolution & the Northern Powerhouse

11. Issues & discussions for landlords

12. Social housing changes to note Budgets changing to deal with external pressures Allocations changes – Means testing & ‘de-risking’ Neighbourhood management Changes in community investment & funding Groups and mergers Groupings to face combined authorities

13. Implications for tenants & involvement Changing pressures & expectations on tenants Need to hear tenants’ voices in impending reforms Opportunities around service delivery and VFM Challenges to prove value of involvement Place for tenants in governance / on boards? Drivers for more tenant-led community activities

14. Conclusions Tough times for working age tenants Tricky times for social landlords – Money dominating enthusiasm? Positions on involvement changing? Definitely space & need for tenant voices

15. Discussion Thoughts & experiences: Tenants’ role(s) in decision making now & what’s needed in the near future How are opportunities changing within landlords? What roles are currently needed? How do we want the regulator to work for/with tenants? Where should tenants fit in national policy making?