Team Shropshire Housing Group
Annual Report 2012
Contents About us
3
A winning team!
4
Celebrating five years
6
Creating homes for you
8
Charity of the year
10
Maintaining high standards
12
Providing greener living
14
Board members
16
Raising the bar
18
Annual performance
20
Annual accounts
22
2
About us
s Shropshire Housing is the parent company for Shropshire Housing Group. It provides central services for the Group. Shropshire Housing is also part of the SUSTAIN Consortium which provides housing support for residents in Shropshire and specialist support for young people and those fleeing domestic abuse.
South Shropshire Housing Association has over 2000 homes across South Shropshire and Herefordshire. Its homes also meet the Decent Homes Standard. Since its formation in 1990, SSHA has built over 400 new homes throughout South Shropshire.
Meres and Mosses Housing Association has around 2300 homes in the North Shropshire area. It has now completed a substantial improvement programme to bring all homes to the Decent Homes Standard and has commenced its own new build programme.
Total Response Ltd provides repairs and maintenance and other property services to all properties owned by Shropshire Housing Group. It also provides these services to other Housing Associations, and the private sector. 3
A winning
4
team! Chief Executive/Chairs Report
2012 represents a very significant milestone in the history of Shropshire Housing Group. It is now 5 years since the formation of Meres and Mosses Housing Association and the creation of the Group. More significant though is the fact that MMHA completed its package of promises to tenants and met the Decent Homes Standard ahead of time. The Board, staff and of course tenants will be celebrating these achievements over the summer and looking forward to more successes. During summer 2011 the Board launched its new Corporate Plan – “Building a Positive Future” a bold statement of our intent, despite the harsh climate, to go for growth with a strong commitment to continue providing affordable housing across the tenures. The Plan also includes ambitious proposals to promote rural regeneration through the creation of new business units which will create jobs and bring new resources to communities under pressure. We had the opportunity to tell Housing Minister Grant Shapps about our innovative approach when our Chief Executive along with local MP Philip Dunne and others from Shropshire met him at Westminster in the Autumn.
This year the results of our bid for new homes funding was disappointing but we are still able to put together a programme to provide more than 130 new homes up to 2015. The value of this work, particularly in small rural communities was emphasised by leader of Shropshire Council Keith Barrow when he opened the recently completed scheme in Claverley, a village which had seen no affordable housing provided for many years. The work of our Foyer in Ludlow was given a real boost this year when it was adopted as the Mayoral charity by John Aitken Mayor of Ludlow. John and his wife Pam arranged and supported activities throughout the year highlighting the huge importance of our work with young people who more than ever deserve our support and assistance in finding routes into work and fulfilled lives.
Like many other housing providers we have spent time this year preparing for significant changes in the Welfare Benefit System and the move to Universal Credit. We know that many of our tenants are going to find life more difficult. We hope that the support we are arranging and the extra resources we have committed will help to ease the transition. And so we finish our year on a high note. Our organisation is optimistic and ambitious and as ever we take this opportunity to pay tribute to everyone who has contributed to this – our Board Members, our staff, our tenants and all of the other agencies we work with. You make the difference!
5
Celebrating 2007 – 2008
2008-2009
Meres and Mosses Housing Association, South Shropshire Housing Association and Total Response came together to form Shropshire Housing Group.
Meres and Mosses Housing Association moved into its own offices in June 2008, and celebrated the fitting of the 500th kitchen as part of its ÂŁ30m homes improvement programme.
Meres and Mosses Housing Association began a major new refurbishment programme starting on the first day it took over management of the 2300 properties. The programme started with fitting new external doors. They also celebrated by opening 10 newly built properties in Shawbury. South Shropshire Housing Association continued its long standing partnership working by helping to start a community garden in Craven Arms.
6
South Shropshire Housing Association was also celebrating, by officially opening Rocks Green, a development of 91 affordable homes on the outskirts of Ludlow. The housing scheme went on to win the Inside Housing 2008 sustainable housing award. Total Response expanded to include a new team based in the north of the county, to provide repairs and maintenance to Meres and Mosses Housing Association tenants. They also won the tender to provide gas servicing and gas repairs to Marches Housing.
five years
of Shropshire Housing Group
2009-2010
2010-2011
2011-2012
Meres and Mosses Housing Association won Shropshire’s first Cleaner, Safer, Greener kitemark by campaign group, Keep Britain Tidy. Staff worked alongside residents at the Fairfields estate in Market Drayton to improve the area as well as provide greater opportunities to socialise for all who live there.
The Tenants Association of South Shropshire (Tass) celebrated the expansion of their office at The Gateway, Craven Arms. The Chair of South Shropshire Housing Association at the time, Neville Stephens officially opened the office. Philip Dunne MP was the first official visitor.
Shropshire Housing Group celebrated the opening of 12 new homes in Hadnall by Owen Patterson MP. The ten shared ownership, and 2 rented properties provided much needed affordable homes for local people.
Shropshire Housing Group held its second annual fun day that was free for all its tenants. As well as lots of activities for all the family, there was help and advice on hand from many of our partners, including the Police and Just Credit Union.
Since July 2007 the Towns and Rural Communities Association (TARCA) supported over £64,000 worth of successful bids to the Meres and Mosses Housing Association Community and Environmental projects budgets. These budgets are for projects or area enhancements that involve our tenants, or would not be covered by planned works budgets.
Total Response embraced the group’s value for money challenge by selling the scrap metal it had accumulated and used the money to buy new tools for operatives.
The Central Housing Investment Consortium was launched in this year, with Shropshire Housing Group being one of the founder members. The Consortium is made up of Midlands housing providers, to save valuable investment money through working collaboratively to purchase materials through an online system, jointly procure maintenance and service contracts, establish cost and performance benchmarks and to deliver community initiatives promoting training and employment.
As part of the multi-agency SUSTAIN Consortium, Shropshire Housing Group won contracts from Shropshire Council to provide housing support services in the South of the county. Types of services include support for vulnerable and disabled people in their homes, young persons, and a domestic violence accommodation and outreach service. Total Response gained the Contractors Health & Safety Scheme, and Worksafe accreditation. This confirmed Total Response’s role as a contractor that can be trusted to provide quality services to a range of customers in a safe and professional way.
7
Creating homes
8
for you New developments Shropshire Housing Group’s ambition is to complete 200 new homes in locations which address housing need and add value to our business and the neighbourhoods in which we work. In 2011-2012 we have completed 45 new homes. Ashbrook Park, Church Stretton consists of 19 apartments and 11 bungalows to rent for local people. Another 8 bungalows were available on a shared ownership basis. This purpose built sheltered housing scheme was built to replace Windsor Place, a nearby sheltered housing scheme, and boasts fully maintained gardens, wheelchair and scooter access, sun rooms and high security doors and windows. The Windsor Place site is now being developed into affordable homes for local families.
All properties at Ashbrook Park have energy saving features, including water saving lever taps and communal solar panels to produce hot water. High efficiency boilers and superior insulation are also features. Boundary Close, Claverley consists of 5 homes for rent and 2 for shared ownership. The scheme is for local people in need of affordable housing. Shropshire Housing Group worked closely with the parish council over a number of years and assisted them with the development of Claverley’s Parish Design Guide. Each home has solar thermal panels that produce hot water and the main living rooms are positioned to face south to maximise the use of the sun to help keep homes warm. All of the homes comply with the Code for Sustainable Homes Level 3 (a national standard) for energy efficiency.
9
Charity of Almost £10,000 was raised for the Ludlow Foyer thanks to the support of the town’s Mayor and Mayoress. The Mayor, John Aitken announced that Ludlow Foyer was his charity of the year. This meant many fundraising events, including an evening of entertainment hosted by the Mayor and staffing of car parks during the town’s many festivals. All profits went straight to Ludlow Foyer.
Ludlow Foyer manager, Kim Skinner, said
“The Foyer is very proud to have been chosen as the 2011 Mayor’s Charity. The funds raised will go towards welcome packs so we can give young people who come to us the basics they need to be comfortable. This is so important because then we can get them focused on what they want to do with their lives.” Ludlow Foyer had a busy year for both residents and staff. Events included an open day for local businesses showcasing the work of the residents, catering opportunities for the fully trained residents’ catering team, work on completing a garden in an area that used to be a bin store and another successful bid for accreditation from the Foyer Federation, which sets standards for all national Foyer’s to follow. As well as work through the Ludlow Foyer, Shropshire Housing Group also provides a range of services for young people as part of the SUSTAIN Consortium throughout Shropshire.
10
the year! LUDLOW FOYER
11
Maintaining high
12
standards Total Response Ltd Shropshire Housing Group employs over 200 people and is keen to encourage and support young people gain employment and skills. Apprentice praised for hard work
apprenticeship and run with it to create their own path to a hopefully long and successful professional career.
A trainee electrician was named Apprentice of the Year by his college tutors thanks to his effort and commitment.
“It is important that businesses support apprenticeships, not least because it is one way of keeping the skills of Shropshire’s young people within Shropshire’s workforce.”
Michael Monteith of Craven Arms is an apprentice with Total Response. As well as working with, and learning from, his mentors at Total Response, Michael attends day release at Shrewsbury College of Arts and Technology, where he was picked out as the star performer among the first year apprentices on his course. Michael’s tutor, Chris Hamer, said: “Michael’s general attitude to learning is excellent. He started the course late but his commitment and effort meant he caught up in no time.” Martin Holland, chief executive of Shropshire Housing Group, said: “We are very pleased for Michael. He has obviously worked hard and with enthusiasm. He is a fine example of how a young person can take on an
Improving Homes In the last year Shropshire Housing Group has continued to improve its homes for tenants. In 2011-2012 over £5.9m was spent on planned improvements to its homes. Work included new bathrooms, kitchens external doors and windows. Consultation events for tenants were held in Craven Arms, Ludlow, Burford and Church Stretton on improvement work scheduled for their homes. We consulted on external wall insulation, kitchens, bathrooms, external doors and central heating, discussing how they would be carried out and choices of fixtures, fittings and colours available.
As part of our affordable warmth strategy, we fitted ground source heat pumps to 15 properties and 3 properties also had photovoltaic panels fitted.
Aids and Adaptations In 2011-2012 we spent £239,103 on major adaptations and £70,701 on minor adaptations to help support tenants to remain living independently in their homes. Adaptions ranged from stairlift installations to smaller work such as ramps and grab rails. Mrs Lloyd from Baschurch is particularly happy with her new grab rail fitted to assist her in and out of her home. She said, ‘It’s a great help and there’s no need to wait for someone to come and help me. The operatives were really nice and polite too.’
13
Providing Bright times for solar expansion Building for the future
Older homes, new technology
Total Response expanded the number of solar panel installations after team members secured official accreditation.
Shropshire Housing Group has completed several projects to bring its older homes into the 21st century. This includes work on homes that are off the mains gas supply to give an affordable heating supply to tenants. Work includes ground source heat pumps and photovoltaic panels being fitted.
A number of Total Response’s operatives achieved the City and Guilds qualification in Solar PV technology and Total Response has received the official Microgeneration Certification Scheme standard to carry out the work. Paul Sutton, executive director of assets and development for Shropshire Housing Group, said: “Green energy and sustainable homes have been high on our agenda for a long time. Now with Total Response having this capability, we can more quickly progress the expansion of solar photovoltaic installation and related low carbon technology, which is good for everyone.”
Shropshire Housing Group is proud to say that all new build homes have at least one eco friendly feature, and are built to fit their surroundings. This includes: • R ain water harvesting systems that collect rain water for use in washing machines and toilets • P hoto-voltaic panels on roofs to provide hot water • R ainwater balancing ponds to collect surface water and discharge it at a controlled rate into the local brook • G round source heat pumps to provide hot water and underfloor heating • B at bricks in gable ends of some homes to make up for lost roosting spaces • H eat recovery systems that take warm air from the kitchen and bathroom for use in other areas of the home, while discharging unwanted moisture Tenant, Lisa Hughes said, ‘My new home is absolutely fantastic. I love it here – its nice and quiet and I always have lots of hot water.’
14
greener living Protecting the environment
15
How we Tim Ralphs John Stringer
Gordon Hodgkiss
Shena Latto
The Group’s Boards have the important responsibility of ensuring that we have a robust framework in place manage the risks we face. Our risk include financial, operational, reputational and health and safety risks, these are reviewed regularly by both senior managers and our Performance Committee. A separate group, which includes board members, senior staff and specialist advisors, oversees our arrangements for effective management of health and safety. Each year we set out our internal controls in an assurance statement, which has to be reviewed and approved by the Parent Board. We also get an independent check through our auditors. Our internal audit annual report for 2011-12 gave us a ‘green’ rating for all three areas covered in it, governance, risk management and control.
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Shropshire Housing Board
* Remuneration and Nominations Comittee
Meres and Mosses HA Board
Total Response Ltd Board
# Performance Comittee
South Shropshire HA Board
are run Shropshire Housing Group operates through 4 Boards and 2 Committees. Board members receive an annual allowance paid in recognition of their time, commitment and responsibilities as Board Members. Further details can be found in the Financial Statements for each part of the Group. The Group follows the National Housing Federation’s code “Excellence in Governance”; this sets out good practice in issues such as board conduct and effectiveness, recruitment and remuneration, probity and openness. Each year we review how we comply with this code. This self-assessment is one of the documents the social housing regulator takes into account when assessing whether the Group meets its national standard on governance and financial viability. Our reviews in both 2011 and 2012 showed that we complied with all the main points of the code.
Our Board Members 2011-2012 Name
Board
Chris Mellings#
MMHA
Marguerite Ashley
MMHA
David Mullins
SSHA
Martin Buxey #
SHG TRL
Heather Pattimore
MMHA
Mark Colclough
MMHA Tim Ralphs
SSHA (CHAIR) SHG
Clare Ratcliff
SSHA
Neville Stephens
SSHA
Pauline Dee
MMHA
Stephen Donkersley
MMHA TRL
Irene Grant #*
SSHA SHG
Ian Graves
SSHA
Colin Harrison
SSHA
John Stringer
SSHA TRL (CHAIR)
Gordon Hodgkiss*
MMHA (CHAIR) SHG
Paul Turner*
MMHA SSHG
Martin Holland (SHG Chief Executive)
TRL
Michelle Walker
SSHA
Brian Williams
MMHA
Lesley Hyde*
SHG
James Williamson#
SSHA
Richard Jaboor
MMHA
Shena Latto*
SHG (CHAIR)
Stuart McLaren*#
SHG
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Raising Shropshire Housing Group, like all other registered providers, has to comply with minimum regulatory standards. These fall under the following headings: • • • • • • •
Governance & Financial Viability Homes Tenancy Rent Neighbourhood & Community Value for Money Tenant Involvement & Empowerment
When the standards were first introduced in 2010, we set out how we complied with these minimum standards and consulted with tenants about their priorities for service improvement and local service standards. Since then have been working with tenants and with partner organisations to meet these agreed standards. Some of the main successes of this work in 2011-12 have been: • I mprovement in the way we respond to anti-social behaviour, including part funding a joint team working across a number of landlords to provide initial response
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• I ntroduction of repairs by appointment, improving the convenience of our most used service • I ntroduction of regular tenancy audits, helping us to identify & assist tenants needing more support • A greed standards for communal areas with tenants in blocks of flats, helping to improve the environment in which our tenants live • I ncreasing the way in which tenants can pay their rent, including a smartphone app • T raining for tenants on how to reduce their bills and save money More detail on our progress is set out in the Tenants Annual Report which is available on our website www.shropshirehousing.org.uk
the bar
National & Local Service Standards
ue l a v The oney for m dard stan
The Tenancy Standard
The e Hom rd da n a t S
The oods urh ties o b h Neig ommuni and Cstandard
The Ren t standar s d
Gove The Fina rnance ncia l via and stand bility ard
ant d n e T The ent an vem ment l o v in wer d o p em andar st
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Annual Performance Current tenants owing
Former tenants owing
Gas Servicing
As a percentage of rent income due
As a percentage of rent income due
Properties with a current safety certificate
31.03.11
2.72%
£216,500.00
31.03.12
3.14%
£264,841.55
31.03.11
1.86%
£171,008.00
31.03.12
1.36%
£114,923.78
31.03.11
99.9%
99.6% Emergency
Repairs completed in target time
Relet Times
31.03.12
Over £733,000 was spent on responsive repairs in 2011/2012.
2 hours to make safe 24 hours to complete
Urgent 3 days
Non-urgent 2010/2011
23.9 days
2011/2012
25.3 days
During this time the property has repairs completed, is cleaned and advertised on Shropshire Homepoint. A sample of these repairs are inspected by one of our tenant inspectors.
Emergency
97.8%
92.9%
Number of tenants in arrears
31.03.11 20
Urgent
734
31.03.12
630
Non-urgent
93.1%
21 days
Annual Performance Current tenants owing
Former tenants owing
Gas Servicing
As a percentage of rent income due
As a percentage of rent income due
Properties with a current safety certificate
31.03.11
3.50%
£301,251.85
31.03.12
3.15%
£281,053.79
31.03.11
2.32%
£217,338.00
31.03.12
1.80%
£160,831.69
99.9%
99.6% Emergency
Repairs completed in target time
Relet Times
31.03.12
31.03.11
Over £733,000 was spent on responsive repairs in 2011/2012.
2 hours to make safe 24 hours to complete
Urgent 3 days
Non-urgent 2010/2011
23.9 days
2011/2012
32.4 days
During this time the property has repairs completed, is cleaned and advertised on Shropshire Homepoint. A sample of these repairs are inspected by one of our tenant inspectors.
Emergency
98.5%
Urgent
94.9%
Non-urgent
21 days
93.7%
Number of tenants in arrears
31.03.11
673
31.03.12
657
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Annual accounts The 2011/12 financial year has once again been one of achievement for the Shropshire Housing Group. We have performed well against our budgets and been successful in hitting other key targets. This is a remarkable achievement given the continuing challenging economic climate. The net position is a surplus of £3.0 million against a surplus in 2011 of £1.9 million
2012 (£)
Restated 2011 (£)
21,472,418 (15,268,506)
20,768,760 (15,701,776)
6,203,912
5,066,984
(256) (2,350)
(187) 16,868
Surplus/(deficit) on ordinary activities
6,201,306
5,083,665
Add interest on cash balances Deduct interest payable on loans
11,796 (3,182,876)
28,821 (3,214,241)
Equals surplus for the year
3,030,226
1,898,245
-
-
3,030,226
1,898,245
Actuarial (loss) / gain for pensions Prior year adjustment
(424,000) 1,629,006
455,000 -
Surplus for the year
4,235,232
2,353,245
Our income for the year Less the cost of running the group Equals the operating surplus for the year Deduct share of deficit in joint ventures Deficit on sale of property
Taxation on surplus Equals surplus after tax for the year
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Balance Sheet Assets held on long term basis Housing properties at original cost Less grants received from building houses Less Social Housing grant Less other grants received
Investments / Joint Ventures Current assets Assets held for resale Stock of materials for repairs Money owed to us including rent Long term debtor improvements Land investment Cash invested for at least 1 week Instant access cash Sub-total
Money owed by us Net short term position Total assets less current liabilities Creditors Bank loans and improvements Provision for pension liability Capital and reserves Shares Reserves Total bank loans and reserves
2012 (ÂŁ)
Restated 2011 (ÂŁ)
149,179,753 (19,085,357) (34,985,386) (823,690)
140,230,747 (17,072,852) (33,662,848) (823,690)
94,285,320
88,671,357
(21,605)
(21,349)
94,263,715
88,650,008
308,463 148,015 1,238,301 18,907,360 52,193 5,903,940 552,743
469,558 131,598 1,484,380 22,853,836 52,193 1,610,416 583,026
27,111,015
27,185,007
(3,889,396)
(4,082,370) 23,221,619
23,102,637
117,485,334
111,752,645
102,964,809
100,188,344
1,542,000
1,192,000
103 12,978,422
105 10,372,196
117,485,334
111,752,645
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Equal Opportunities Statement We recognise the damage that disadvantage and discrimination can cause. We are committed to equal opportunities and will take positive steps to ensure that you will not be treated less favourably than anyone else in your dealings with us because of race, religion, gender, marital status, sexual orientation, disability or age.
The Gateway, The Auction Yard, Craven Arms, Shropshire SY7 9BW Tel: 0300 303 1190 Email: SHGenquiries@shropshirehousing.co.uk www.shropshirehousing.org.uk
Talbot House, High Street, Wem SY4 5AA Tel: 0300 303 1190 Email: SHGenquiries@shropshirehousing.co.uk www.shropshirehousing.org.uk
The Gateway, The Auction Yard, Craven Arms, Shropshire SY7 9BW Tel: 0300 303 1190 Email: works@tresponse.org.uk www.shropshirehousing.org.uk