List of Housing Corporation Circulars

Transcription

1 List of Housing Corporation Circulars (Key circulars referred to in this book) Circular 3/78 16/84 19/85 22/85 2/86 10/86 21/87 40/87 20/88 22/88 25/88 26/88 27/88 33/88 43/88 44/88 3/89 11/89 13/89 In the Public Eye Home Ownership Scheme for Tenants of Charitable Housing Associations New Arrangements for Monitoring Registered Housing Associations Race and Housing Right to Repair Scheme The Registered Homes Act 1984 Major Repairs to Housing Association Properties Original Funding Provided by local Authorities Housing for People with AIDS Major Repairs to Housing Asociation Properties Originally Funded by local Authorities Exclusion of leases for the Elderly from the leasehold Reform Act 1967 local Authority Transfers to Housing Associations Use of Investment Codes in Scheme Submissions, Bids and Allocations Criteria for Registration of a Housing Association Activities and Structures of Registered Housing Associations The Tenants Guarantee- Guidance on Housing Management Business Expansion Scheme and Rented Housing The Tenants' Guarantee: Guidance for Shared Housing, Hostels and Special Needs Total Cost Indicators for Housing Association Schemes from April1989 The Tenants' Guarantee - Guidance for Fully Mutual Cooperatives 302

2 List of Circulars /89 17/89 20/89 21/89 23/89 25/89 27/89 29/89 35/89 38/89 39/89 41/89 42/89 43/89 44/89 45/89 46/89 47/89 48/89 49/89 51/89 60/89 62/89 74/89 75/89 76/89 02/90 Housing Association Grant for Eligible Housing Activities, Determination 1989 Rent Surplus Fund Local Authority Sponsored Housing Association Schemes Register of Housing Associations- Annual Returns Revenue Deficit Grant, General Determination 1989 Grant Rates for Mixed Funded Housing Association Schemes; New Build and Rehab. for Rent Amendments to DoE's Revenue Deficit Grant Principles Recommended Form of Published Accounts for Housing Associations (Fourth Edition) Revisions to the Grant Redemption Fund and Registered Housing Associations Rent Surplus Fund (RSF) Determination 1989 Written Agreements between Local Authorities and Housing Associations Grant Rates for Publicly Funded Housing Association Schemes Section 15 of Housing Associations Act 1985 Hostel Deficit Grant Housing for Sale -Introduction to New Funding Arrangements Code of Housing Association Audit Practice Almshouse Residents' Guarantee New Arrangements for Monitoring Registered Housing Associations Access to Housing Association Homes The Leaseholder's Guarantee Housing for Sale- Value Limits and Grant Rates Rent Policy and Principles Association Investment Profile- revised Guidelines Financial Viability Criteria for Privately, Mixed and Publicly Funded Programmes Housing Association Grant for Major Repairs and Miscellaneous Works Projects Tenants' Incentive Scheme Promotion of Racial Equality

3 Select Bibliography J Alder and C Handy, Housing Association Law (Sweet and Maxwell 1987) C Baker, Housing Associations (Estates Gazette 1976) J Birchall, Building Communities, the Co-operative Way (RKP 1988) P Booth and A Crook (eds), Low Cost Home Ownership: an Evaluation of Housing Policy under the Conservatives (Gower 1986) G Bramley, Meeting Housing Needs (Association of District Councils 1989) A Butler, C Oldman and J Greve, Sheltered Housing for the Elderly: Policy, Practice and the Consumer (Allen and Unwin 1983) CIPFA, A Manual of Housing Association Finance Department of the Environment Publications: Finance for Housing Associations, the Government's Proposals (1987) Large Scale Voluntary Transfers of Local Authority Housing to private Bodies (1988) Tenants' Choice (1988) Tenants in the Lead (1989) T Eardley, Move on Housing (NFHNSingle Homelessness in London 1989) G Fennell, Anchor Tenants' Survey Report (Anchor 1986) J Hills, When is a Grant not a Grant? (London School of Economics 1987) J Hills, Twenty first century housing subsidies, durable rent-fixing and subsidy arrangements for social housing (London School of Economics 1988) Institute of Housing, Working Together, Professional Practice Series No 1 (1985) Housing Corporation publications: Activities and Structures of Registered Housing Associations (1988) Annua1Reports Corporate Plan (1985) Criteria for Registration of a Housing Association (1988) Good Practice Guide (1988) Guide to the allocation process (1984) Performance Expectations - Housing Association Guide to Selfmonitoring (1989) 304

4 Select Bibliography 305 Schemework Procedure Guide Vol 1 Housing for Rent (1989) Schemework Procedure Guide Vol 2 Miscellaneous Works (1989) Schemework Procedure Guide Vol 3 Housing for Sale (1989) Tenants' Choice Landlords Criteria for Approval and Grounds for Revocation (1988) The Informal Competition (1989) The Choice is Yours (1989) Questions to Ask (1989) D Levison, I Robertson, Partners in Meeting Housing Need (NFHA 1989) J Morton, The First Twenty-five Years (The Housing Corporation 1989) National Federation of Housing Association publications: A Guide to the Legal Status of Residents in Shared Housing (1989) Committee Members Handbook (1979) Community Initiatives: working Paper 1 (1988) Design Matters: A Shared Housing Guide (1988) Development, A Guide for Housing Associations (1988) Developments in Housing for Older People (1985) jubilee Album (1985) Leasehold Schemes for the Elderly: 10 years on -a Review (1988) Managing Hostels (1987) Nothing Special (1987) Partners or Agents? Housing Associations and Voluntary Agencies (1985) Private Finance Manual Profile of New Tenancies (1988) Race and Housing (1982) Race and Housing- Still a Cause for Concern (1983) Rents, Rights and Risks (1987) Residents Rights (1988 with CHAR) Rural Housing Hidden Problems Possible Solutions (undated) Single Adults: Affordable Housing and Housing Subsidies (1989) Standards for Housing Management (1986) Strengthening Committees (1983) Tackling Homelessness: A Good Practice Guide For Housing Associations (1989) The Housing Act 1988: A Guide (1988) Understanding Accounts (1988) Wheelchairs: No Handicap in Housing (1987) Who lives in Housing Co-ops? (1986) S Platt eta/., Control or Charade? (Portsmouth Polytechnic 1985) M E H Smith, Guide to Housing, 3rd edition (Housing Centre Trust 1989)

5 306 Housing Associations: Policy and Practice P Spieker, Social Housing and the Social Services (Longman/lnstitute of Housing 1989) University of Glasgow (0 Mclennan), The Nature and Effectiveness of Housing Management in England (HMSO 1989) A Wertheimer, Housing: the Foundation of Community Care (NFHN MIND 1989) PERIODICALS: Housing Associations Weekly (NFHA) Voluntary Housing (NFHA) Inside Housing (Institute of Housing) Housing (Institute of Housing)

6 Index Abbeyfield Society 2, 5, 28, 234, 239, 255 extra-care 263 houses 255 Access to housing , see also fair housing policies, selection and allocation policies Accountability 13, 26, 48-50, 60, 177, 191' 293, 295, see also duality of interest, performance expectations, supervision and control Accounts accounting requirements 121 balance sheet development administration account 128 income and expenditure account property revenue account recommended form statement of housing administration costs 129 statement of source and application offunds 134 Acquisition of property 156 Acquisition and development allowances, see administration allowances Activities 28, see also purposes for physically handicapped 161, 225, See also physical disability Administration allowances 89, 90 Affordability 20, , 218, 292 Age Concern 251, 256, 257, 259, 260, 263,264 AIDS and housing 228 Allocations (capital), see Approved Development Programme, investment Allocations (housing), see selection and allocation policies Almshouses 2, 5, 8, 28, 122, 254 Anchor Housing Association 41, 254, 257,258,285 Anchor Housing Trust 265, 266 Annual General Meeting 42 Annual Reports42,43 Annual Returns (HARIO) 57 Approved Development Programme (ADP) 6, 8, 54, 84, , 295 allocations 142, 143 distribution of 141 housing needs indicator investment in low cost home ownership issues of resource distribution , see also investment Approved HAG programme status 88, 95 Architects 148 monitoring performance 149 Arrears, see rent arrears ASRA Housing Association 42, 75, 265 Association investment profile (AlP) 57, 58, 142 Association monitoring profile (AMP) 58 Association schemework profile (ASP) 58,59 Assured tenancies 18, 87, 1 03 commencement 198 grounds for possession differences from secure tenancy 198 rent books

7 308 Index rent review 202 rent setting , 202 shorthold 201 Audit code of practice 120 responsibilities of auditor 120 Audit commission reports 186 Balance sheet Battered wives, hostels for 233 Beacon exercise 1 04 Bids 141, see also allocations Approved Development Pr~gramme Birmingham Copec Housing Trust 10 Bonds 101 Bramley report 146, 185 Brief, to architects Budgets 121 Building societies 98-99, see also private finance Building surveyors 148 Business Expansion Schemes (BES) Cad bury, George 1 0 Campbell, Harold 39 Capital funding , allocations 85, financial viability Housing Association Grant private finance , see also ~pproved Development Programme, mvestment, mixed funding, public funding, procedures, risk, Total Cost Indicators Care in the community 222, consortia 245, 246 Health & Social Services and Social Security Adjudications Act 245 joint consultative committees 244 joint finance 244 limitations on funding 246 review 246 Care and repair 26, 265, 267, see also dispersed alarms, elderly staying put Cash limits, see Approved Development Programme Census of new lettings 4, 185, 227, 229 Charitable housing associations accounting requirements 121 charitabie status 23 limitations on activities 24 objects see also charitable trusts, exempt charities 23 Charity Commissioners 23, 121 Charitable Trusts 23 Chronically Sick and Disabled Persons Act (1970) 223 Classification of associations 41 Clerk of Works 1 50 Cluster flats 230 Code of Conduct 49, 73 Cohen report (Housing Associations) 12 Commission for Racial Equality 183 Committee of management 1, attendance 45 chairperson 44 composition 45 control by 46-48, 59, 60, 179, 191, 207,222,292,295 election 43 independence of 26 meetings 44 misconduct by 63 model rules monitoring of 58, 59 removal of 63 strategy for development sub-committees 44 survey of 45 tenant representation , see also accountability, duality of interest Community-based housing associations 11 Community care, see care in the community Community charge (Poll Tax) 207, 238 Companies Act , 121 Computers, use of 33, 34 Consortia , 245, 299 Constitution, see rules Consultants , see also architects, building surveyors Contracts, forms of 157 supervision 158 Contracting requirements 157,

8 Index 309 Contractors Control, see supervision Co-operative Housing Agency 39 Co-operative Housing Associations 2, 24,37-41,134 characteristics of members 40 mutuality 38 numbers 40 secondary co-operatives 39 surveys of 40, see also tenant management co-operatives, par value co-ops Co-operative Promotion Allowance 39 Co-ownership societies 11, 134 CORE (Continuous recording of new lettings) 72 Cost compensation 143 Cost control , 155, 158, , see also financial control Cost floor rule 273 Cost limits, see total cost indicators, qualifying costs Cost over value tolerance 287 Cost Rent Societies 11 Coventry Churches Housing Association 286 Cross-Subsidy , 282, 289 Cyclical Maintenance allowances financial control 121 Decentralisation 34 Decision making, see committee of management, financial control, supervision and control Defects 158 Defective Premises Act (1972) 209 Deferred interest loans 160 Definition of a housing association 22-25,38 DEN Ill projects 161 Department of the Environment Design constraints 167 criteria disabled for elderly persons 168, , 263 single persons 168, stage 1 56, see also standards Design and build 157, 174 Design and Contract Criteria 168 Development Administration Account 128 Development Allowances, see administration allowances, on-costs Development 'drift' 136, 296 Development process parties to the stages of , see also development strategy, procedures, standards, tariff Development programme 141, see also Approved Development Programme, development strategy, investment Development strategy DHSS resettlement units 232 Disability, see mental illness/handicap, physical disability Discounts 273, Dispersed alarms Disposal of land and other interests Housing Corporation consent to Disturbance payments 197 DIYSO (Do it yourself shared ownership) 285 Duality of interest 26, 49, 50, 155 Dwellings, see stock East London Housing Association 245 Elderly care and repair 267 demand for housing design criteria for sheltered housing 168 dispersed alarms ethnic elders frail elderly housing conditions 251 range of policies scale of provision 253 sheltered housing staying put

9 310 Index Energy conservation works 161 Equal Opportunities 33, 61, 293 in development 170 in housing allocations , see also ethnic monitoring, fair housing policies, racial harassment Ethnic elders Ethnic Minority Housing Associations registration of 28 Ethnic monitoring , 191 Exchange, mutual 193 Exempt charities 23 Fair housing policies (programme) 1, 73, ,217, seealsoequa) opportunities Fair rents 12, 15, 18, ,196, 201 appeal mechanism 1 04 definition 1 03 phasing 104, 196 registered rent 1 04 right to fair rent after 15 January service charges Family Housing Association 34 Feasibility Federation of Black Housing Organisations (FBHO) Finance, see capital funding, revenue funding Finance for Housing Associations (White Paper) 19, 86, 87, 106, 115 Financial control, see also cost control asset management 135 audit 120 internal control121, 292 Financial management, see financial control, financial viability, risk Financialviability96, ,152 Fixed charges 98 Floating charges 98 Frail elderly schemes Funding, see finance Future composition of the voluntary housing movement Generalised Needs Index (GNI) 85, 142 Glasgow study 181,217,219,299 Governing body, see committee of management Governing instrument, see rules Government sponsored housing associations 30, 42 Grants, see Housing Association Grant, Revenue Deficit Grant, Hostel Deficit Grant, total public subsidy Grant Redemption Fund (GRF) 86, 117, 127 Griffiths Report (community care) 246, 264 Growth 36 Guardian Housing Association 285 Guinness Trust 9 Habinteg Housing Association 42, 225, 226 Handicapped, see physical disability, mental illness/handicap Hanover Housing Association 254, 258, 285 HARIO (annual return) 57 Harassment, see racial harassment Health and Safety Act (197 4) 209 Health and Social Services and Social Security Adjudications Act (1983) 245 Higher management allowances 114 Hill, Octavia 9, 180 Historical development 7-15 Homeless ness audit commission report 186 assistance by associations , 301 constraints on performance 187 NFHA guidance 186 single homelessness 232 use of short-life accommodation 162 Homeloss payments 197 Home ownership 4, 272, 291, see also housing for sale Hostels abolition of income support 238 budgets 239 community charge definition 236

10 Index 311 funding management move-on housing 241 partnerships residents' rights 243 residents' guarantee 242 scale of provision Z22 use of licences , see also shared housing, single people, special needs, special projects Hostel Deficit Grant (HDG) 94, 115, 129, HOTCHA (Home Ownership for Tenants of Charitable Housing Associations) 14, Housing Act (1964) creation of the Housing Corporation 53 HousingAct(1974) 11-13,291 Housing Act (1980) right to buy 14, 272 secure tenancy 15 tenants' charter 15 Housing Act (1985) 13, 78 allocations policies 184 exchange, right to 193 homelessness 185 information, right to 209 secure tenancies suitable alternative accommodation 198 Housing Act (1988) 13, 15-21, 291 assured tenancies 199 communal service charges 209 cost floor 273 extension of purposes 26 grounds for possession, see assured tenancies impact upon associations 18-21, , ,210,218,289,300 impact upon single persons 231 overview payment and recovery of grant rents rent surplus fund 117 tenants' choice provisions 16, tenants' guarantee 61, 62 Housing Action Areas 76, 144, 279 Housing Action Areas and the role of housing associations (HSAG Report) 144 Housing Action Trusts (HATs) 17 Housing association, see registered housing association Housing Associations (Cohen Report) 12 Housing Associations Act (1985) 13 definitions 22 duality of interest 50 inquiries land disposal promotionary grants 65 registration taxation 27 Housing Associations Charitable Trust (HACT) 74 Housing Associations Consultancy and Advisory Service (HACAS) 74 Housing Association Grant calculation of 83 critique determination order 88 eligibility 88 introduction of 12 multipliers 90 payment 89 post-1 April pre-1 April rates 91 recovery 89 residual loan equalisation 91 qualifying costs 81-82, 84 supplementary grants and loans 94 total cost indicators total public subsidy 92 Housing Association Liaison Office (HALO) 192 Housing benefit 19 and impact upon arrears , 293 impact on single persons 231 Housing and Building Control Act (1984) HOTCHA (Home Ownership for Tenants of Charitable Housing Associations)

11 312 Index 14,272,274 right to repair 195 Housing Corporation 3, 11, background and structure 53 functions 56 funding by 14 grant payment and recovery inquiries 27, lending powers mergers 27, monitoring performance expectations 60 powers 27, promotion of associations 65 provision of housing 65 race relations 61 rent pol icy 11 2 rule changes 63 schemework audit 59 supervision 57-58, tenants' choice powers tenants' guarantee 61-62, 185 transfers of engagement 27, 64 winding up 27, Housing Finance Act (1972) 1 03 Housing Finance Corporation, The 71, 98 Housing for sale cost over value tolerance 280 evaluation grants partnerships with private developers 287 procedural framework since April priority investment areas 279 receipts 282 scale of provision survey of buyers 284, 285 value limits 279 Housing: The Government's Proposals (White Paper) 15 Housing management effectiveness of estate based staff 181 generic approach 180 management of , 295 nature of , see also access, fair housing policies, rents, selection and allocation policies Housing management training grants 53 Housing mobility 192 impact of 1988 Housing Act 193 Housing Needs Indicator (HNI) 85, 142, Cost compensation 143 factors 143, stress area enhancement 143 review of 147 use of 146 Housing and Planning Act (1986) 13, 78,197,272,283 Housing Societies 22-23, see also registered housing associations Housing stock, see stock Housing Trusts 23, see also registered housing associations Housing for Wales, see Tai Cymru Image, 293 Improvement for sale, see rehabilitation for outright sale Income and Corporation Taxes Act (1988) 134 Income and Expenditure Account Index linked finance 86, 100 Industrial Housing Associationss 42 Industrial and Provident Societies 23 Industrial and Provident Societies Act (1965) 23 Industrial and Provident Societies Act (1968) 122 In house design teams accounting for 128 Inquiries 27, Inquiry into British Housing (Report) 72 Investment distribution of resources 146 scale of 8, 14, 54, A43, 234, 253, 277, see also Approved Development Programme Investment codes 154, 163 John Grooms Housing Association 226 Joint finance, see care in the

12 Index 313 community Joseph Rowntree Memorial Trust 272 Land Compensation Act (1973) 197 Land disposal, see disposal of land Landlord and Tenant Act (1985) (1987) 209 information 209 maintenance 209 service charges , 202, 283 Leases 283, 286 Leaseback schemes 77 Leaseholder's guarantee 283 Leasehold Reform Act (1967) 284, 286 Leasehold Schemes for the Elderly (LSE) Lettings, see selection and allocation policies Loans Local Authorities approved HAG status 95 consultation re development 165 funding of associations 95, 159 leaseback schemes 77 liaison meetings 76 nominations 76,185, pacts or agreements with 78 relationships with 294 voluntary transfer of stock Local Government Act (1988) 77 Local Government and Housing Act (1989) 294 London and Quadrant Housing Trust 34,216,245 Low cost home ownership, see housing for sale Maintenance and repair services allowances impact of Housing Act legal requirements 209 principles 210 structure and organisation value for money 21 0 Major repairs eligibility means test for 119 phasing out of capital funding procedures 160 programme 140 provision for 11 8 Management agreements 240 Management allowances 114 Management Committee, see committee of management Membership 45 numbers 45 survey of 45 see also committee of management MENCAP 233 Mental illness/handicap 221, Mergers 27, Merseyside Improved Houses ' ' MIND (National Association for Mental Health) 233 Mini HAG, see short-life Miscellaneous works, see adaptations, DEN Ill, energy conservation, major repairs, short-life Mixed funding 18, 86,91-94, pilot programme 18, 93, 96, see also private finance Mobile wardens, see dispersed alarms Mobility housing 224 Monitoring association investment profiles 57, 142 association monitoring profiles 58 performance expectations 49, 60 Move-on accommodation 241 Multipliers 90 Mutuality 38 National Association of Almshouses 35 National Audit Office Reports 84, 85, National Federation of Housing Associations (NFHA) 2, 20, 72-74, 139,292 aims 73 code of conduct for associations 73 CORE system 72 fair housing policy 73 guidance on homelessness 186 membership 72

13 314 Index publications 72 structure tenants' choice guidance 69 National Federation of Housing Cooperatives 41 National House Builders Council (NHBC) 279 National Mobility Scheme 192 New building 140, 144 New Town Development Corporations 79 Nomination arrangements 185, Non-charitable associations 24 Non-housing activities 29, 129 Non-profit making definition 23 Non-tariff 96 North Housing Association 30, 42, 99, 216 North Eastern Housing Association 30, 42 Northern Ireland Housing Executive 42 Officers 44 Off-the-shelf schemes 175 On-costs 89 Orbit Housing Association 30 Owner occupation see also housing for sale market penetration 289 repossessions 289 Package deals 174 Parker Morris Report 167 Partners or Agents (report) 241 Partnerships 170 for special needs 240 Par-value Co-operatives definition 38 Peabody Trust 9 Performance expectations 48, 49, 60, 85, 121, 180,185,212 Performance indicators 48 Personnel issues 33 Philanthropic trusts Physical disability, housing for people with adaptations 225 definition 223 integration 225 scale of provision 226, see also mobility housing, wheelchair housing Planning gain 175 Poll Tax, see community charge Priority investment areas 279 Private finance , see also mixed funding general sources types (of loan) Privatisation 291 Procedures non-tariff mixed funding 96 non-tariff public funding 93, 96 schemework simplification 87 tariff 85, , see also development process Procurement methods 157, Project approval Property Revenue Account Public funding 91, 93 Purposes l, 23, Qualifying costs 81-82, 84, 88 Race Relations Act (1976) 6i, 185, 209 Racial harrassment 183 Raglan Housing Association 226 Referral agencies 188 Re-financing of pre-hag schemes 116 Registered Homes Act (1984) 236, 262 Registered housing associations 3, 25 definition numbers 28 size 28 stock 3 structures subsidiaries 29 Registered rent, see fair rent Registration criteria 25 decline in numbers purposes taxation advantages 27

14 Index 315 Rehabilitation 141, 144 impact of Housing Act standards 168 tenant choice 1 72 Rehabilitation for outright sale characteristics of buyers general 276 grants programme agreements 281 scale of provision 277 value limits 280 see also housing for sale Reimprovements Rents affordability assured tenancy rents 1 05, 202 fair rents 12, 15, 18, ,196, 201 rent pooling 112 rent setting rent review Rent arrears Rent Act (1977) 1 03, 283 Rent Assessment Committee 104, 106 Rent collection Rent Officer Service 1 8 Rent policy, see rent setting Rent setting consistency 113 policy 113, see also affordability, fair rents Rent Surplus Fund 105, , 128 calculation 11 8 liability for 11 8 Repairs, see maintenance Reserves 90, 123, 282 Residual loan equalisation 91, 93, 144 Revenue Deficit Grant abolition of 87 accounting for 129 cost to government 116 phasing out 116 principles introduction of 12 rent losses on secure tenancies 1 05 Revenue funding management and maintenance allowances rents Rent Surplus Fund Revenue Deficit Grant i6 post-1 April pre-1 April , see also Grant Redemption Fund, fair rents, Hostel Deficit Grant Right to buy 193, cost floor 273 discounts 273 scale of 274 Right to repair 195 Risk 86, 87, 94, 96, 97, 115, 135 financial viability minimising development risk Rodinglea Housing Association Rowntree, joseph 1 0 Royal British Legion Housing Association 254 Rules changes, approval to 63 membership 42 meetings model rules officers 44 quorum 44 Rural housing 144 Sale, see housing for sale Sales receipts 128, 282 Samuel Lewis Trust 9 Satellites, see structures, Schemework 1 51, see also development process Schemework audit 59 Schemework Procedure Guide 157, 166,169,225,257,263 Scottish Homes 42, 53, 71 Scottish Special Housing Association 42,71 Secondary co-operatives 39 grants to 40 Secondary housing associations 2, 23 Secure tenancies 15, conditions 194 rents 196 rights 195

15 316 Index possession succession 195 termination of 196 Selection and allocation policies criteria 189 fair housing policy managing the process 191 selection schemes special needs 221, 227 statistics 191 see also access, census of new lettings Self-build societies Service charges , 202 Sex Discrimination Act (1975) 185, 209 Shared housing 3, definition design considerations 239 development , see also hostels, special needs, special projects Shared housing and hostel residents' guarantee 242 Shareholders 45, see also membership Shared ownership general 278 grants lease 283 leaseholder's guarantee 283 procedural framework since April scale of provision 277 staircasing 278 survey of buyers value limits 279 Sheltered housing alarm systems allocation policies 259 design criteria 168, for sale 269 scale of provision 253 tenant satisfaction wardens Short-life 232 assisting single homeless 232 mini-hag Single parents 5 Single people as proportion of tenants 5 cluster flats design criteria for dwellings 168, 239 impact of Housing Act homelessness 232 numbers 229 preference for self-contained accommodation 229 tenants' characteristics 231 use of short-life housing 232, see also shared housing, hostels Sinking funds 19, 87, 112, 119 Size 28 Small housing associations consortia definition 34 example of mergers Social Security Act (1986) 206 Sources of finance 83 principal lenders 98 principal sources of capital and revenue 82 Special needs 3, 94 avoidance of stereotype 222 client groups definition 221 flat rate management allowances 237 funding- capital funding- revenue Hostel Deficit Grant residents' charges 237 residents' guarantee 242 scale of provision topping up funding 237 see also hostels, shared housing, special projects Special percentage adjustments 90, 155 Special projects 13, 222, see also hostels, shared housing, special needs Special projects promotion allowance 239 Staffing 3 job satisfaction 219 personnel issues 33

16 Index 317 structures Standards compromise 296 for development housing management 181 NHBC 279, see also design, development drift Staying put schemes Anchor project role of associations , see also care and repair, dispersed alarms, elderly Stepped interest loans 1 01 Stock 3 nature and distribution 3, 4 sheltered housing 253 shared housing 234 special needs 222 transfer of local authority stock 78, wheelchair and mobility housing Stress areas 144 Stress area enhancement 143 Structures decentralisation 34 Housing Corporation guidance 29 group structures and satellites 30 regionalisation 34 size 28 small associations subsidiaries 29 Subsidiaries, see structures Subsidies, see grants Sundowner scheme 286 Supervision and control, see also accountability, financial control, monitoring, performance expectations, registration by Committee of Management by Housing Corporation Tai Cymru 54, 70 Tariff allocations 162 definition 95 quarteriy review 163 suitability for 163 Taxation 27, 129, 134 Tenancy agreements variation of 196 versus licences Tenants characteristics of 5 household heads 7 incomes 6 reasons for rehousing 6 single persons 231 source of referral 185 Tenants' associations 213 Tenants' Charter 15, 105 Tenants' Choice 3, 16-17, approved landlords 66 ballot 68 informal competition 67 response of associations statutory process 68 transfer of stock view of tenants 296 Tenants' Exchange Scheme 192 Tenants' Guarantee 2, 27,61-62 rent setting 112 rights of assured tenants 21 2 specified areas tenant selection 185 Tenants' Incentive Scheme (TIS) Tenant involvement, see tenant participation Tenant Management Co-operatives 38, Tenant participation , 293 Tenant satisfaction 216 sheltered housing Tenant selection, see selection and allocation policies Tendering 157 Total Cost Indicators (TCI) maxima 95, 154 multipliers 90 on costs 89 special percentage adjustments 90, 155 Total Indicative Costs (TIC) 83, 85 Total public subsidy 92 Transfers 192 Transfer of engagements 27, 63

17 318 Index Transferable discounts, see HOTCHA Transfer of local authority stock 78-79, , see also local authorities, tenants' choice Types- see definitions, classification Ujima Housing Association 42, 75 Value limits HOTCHA 275 housing for sale Voids 129, Voluntary transfers 78-79, Wagner Review 246, 264 Waiting lists 188 Wardens role in sheltered housing cost element 114 Wheelchair housing Widening the Choice - the Next Steps in Housing (White Paper) 13 Winding up 27, 63 Women's Aid Federation 233 Zoning 152