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
List of Circulars 303 16/89 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
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) Annua1Reports1974-89 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
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)
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)
Index Abbeyfield Society 2, 5, 28, 234, 239, 255 extra-care 263 houses 255 Access to housing 184-188, 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 121-134 accounting requirements 121 balance sheet 122-125 development administration account 128 income and expenditure account 128-133 property revenue account 123-128 recommended form 122-134 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, 106-113, 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, 139-142, 295 allocations 142, 143 distribution of 141 housing needs indicator 142-147 investment in low cost home ownership 276-278 issues of resource distribution 143-147, 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 199-201 differences from secure tenancy 198 rent books 199 307
308 Index rent review 202 rent setting 1 05-11 3, 202 shorthold 201 Audit code of practice 120 responsibilities of auditor 120 Audit commission reports 186 Balance sheet 122-125 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 169-170 Budgets 121 Building societies 98-99, see also private finance Building surveyors 148 Business Expansion Schemes (BES) 296-298 Cad bury, George 1 0 Campbell, Harold 39 Capital funding 81-102, 139-147 allocations 85, 139-142 financial viability 101-102 Housing Association Grant 81-95 private finance 96-1 02, see also ~pproved Development Programme, mvestment, mixed funding, public funding, procedures, risk, Total Cost Indicators Care in the community 222, 243-247 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 23-24 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, 43-50 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 42-44 monitoring of 58, 59 removal of 63 strategy for development 1 64-165 sub-committees 44 survey of 45 tenant representation 215-216, 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 1985 23, 121 Computers, use of 33, 34 Consortia 176-177, 245, 299 Constitution, see rules Consultants 147-150, see also architects, building surveyors Contracts, forms of 157 supervision 158 Contracting requirements 157, 168-169
Index 309 Contractors 1 50-1 51 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 152-153, 155, 158, 172-173, 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 175-176, 282, 289 Cyclical Maintenance allowances 114-115 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 52-53 Design constraints 167 criteria 167-169 disabled 224-225 for elderly persons 168, 256-257, 263 single persons 168, 230-231 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 147-159 parties to the 147-151 stages of 151-159, see also development strategy, procedures, standards, tariff Development programme 141, see also Approved Development Programme, development strategy, investment Development strategy 164-166 DHSS resettlement units 232 Disability, see mental illness/handicap, physical disability Discounts 273, 274-275 Dispersed alarms 268-269 Disposal of land and other interests Housing Corporation consent to 64-65 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 249-270 care and repair 267 demand for housing 249-251 design criteria for sheltered housing 168 dispersed alarms 268-269 ethnic elders 264-265 frail elderly 261-264 housing conditions 251 range of policies 251-252 scale of provision 253 sheltered housing 255-260 staying put 265-268
310 Index Energy conservation works 161 Equal Opportunities 33, 61, 293 in development 170 in housing allocations 191-192, see also ethnic monitoring, fair housing policies, racial harassment Ethnic elders 264-265 Ethnic Minority Housing Associations registration of 28 Ethnic monitoring 182-184, 191 Exchange, mutual 193 Exempt charities 23 Fair housing policies (programme) 1, 73,182-184,217, seealsoequa) opportunities Fair rents 12, 15, 18, 103-105,196, 201 appeal mechanism 1 04 definition 1 03 phasing 104, 196 registered rent 1 04 right to fair rent after 15 January 1989 105 service charges 1 04-1 05 Family Housing Association 34 Feasibility 152-153 Federation of Black Housing Organisations (FBHO) 74-75 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, 101-102,152 Fixed charges 98 Floating charges 98 Frail elderly schemes 261-264 Funding, see finance Future composition of the voluntary housing movement 294-300 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 185-187, 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 238-239 definition 236
Index 311 funding 234-239 management 240-243 move-on housing 241 partnerships 240-241 residents' rights 243 residents' guarantee 242 scale of provision Z22 use of licences 241-242, see also shared housing, single people, special needs, special projects Hostel Deficit Grant (HDG) 94, 115, 129,235-237 HOTCHA (Home Ownership for Tenants of Charitable Housing Associations) 14,274-275 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 194-198 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, 135-136, 170-177,210,218,289,300 impact upon single persons 231 overview 15-21 payment and recovery of grant 88-89 rents 105-1 06 rent surplus fund 117 tenants' choice provisions 16, 66-70 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 62-63 land disposal 64-65 promotionary grants 65 registration 25-28 taxation 27 Housing Associations Charitable Trust (HACT) 74 Housing Associations Consultancy and Advisory Service (HACAS) 74 Housing Association Grant 81-95 calculation of 83 critique 84-86 determination order 88 eligibility 88 introduction of 12 multipliers 90 payment 89 post-1 April1989 86-95 pre-1 April1989 81-84 rates 91 recovery 89 residual loan equalisation 91 qualifying costs 81-82, 84 supplementary grants and loans 94 total cost indicators 89-91 total public subsidy 92 Housing Association Liaison Office (HALO) 192 Housing benefit 19 and impact upon arrears 205-207, 293 impact on single persons 231 Housing and Building Control Act (1984) HOTCHA (Home Ownership for Tenants of Charitable Housing Associations)
312 Index 14,272,274 right to repair 195 Housing Corporation 3, 11, 53-70 background and structure 53 functions 56 funding by 14 grant payment and recovery 88-89 inquiries 27, 62-63 lending powers 56-57 mergers 27, 63-64 monitoring 57-59 performance expectations 60 powers 27, 55-56 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, 60--61 tenants' choice powers 66-69 tenants' guarantee 61-62, 185 transfers of engagement 27, 64 winding up 27, 63-64 Housing Finance Act (1972) 1 03 Housing Finance Corporation, The 71, 98 Housing for sale 272-289 cost over value tolerance 280 evaluation 288-289 grants 280-281 partnerships with private developers 287 procedural framework since April 1989 278--281 priority investment areas 279 receipts 282 scale of provision 276-277 survey of buyers 284, 285 value limits 279 Housing: The Government's Proposals (White Paper) 15 Housing management effectiveness of 217-218 estate based staff 181 generic approach 180 management of 218-219, 295 nature of 180--181, 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, 142-147 Cost compensation 143 factors 143, 146-147 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 128-133 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 149-150 accounting for 128 Inquiries 27, 62-63 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
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 104-105, 202, 283 Leases 283, 286 Leaseback schemes 77 Leaseholder's guarantee 283 Leasehold Reform Act (1967) 284, 286 Leasehold Schemes for the Elderly (LSE) 285-287 Lettings, see selection and allocation policies Loans 99-1 01 Local Authorities 75-79 approved HAG status 95 consultation re development 165 funding of associations 95, 159 leaseback schemes 77 liaison meetings 76 nominations 76,185, 187-188 pacts or agreements with 78 relationships with 294 voluntary transfer of stock 78-79 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 11 3-11 5 impact of Housing Act 1988 210 legal requirements 209 principles 210 structure and organisation 211-212 value for money 21 0 Major repairs eligibility 159-160 means test for 119 phasing out of capital funding 118-119 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, 243-246 Mergers 27, 298-299 Merseyside Improved Houses 30 31 272 ' ' 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, 86,91-94,96-103 pilot programme 18, 93, 96, see also private finance Mobile wardens, see dispersed alarms Mobility housing 224 Monitoring 58-59 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, 146-147 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
314 Index publications 72 structure 73-74 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, 187-188 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 8-1 0 Physical disability, housing for people with 223-227 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 96-1 02, see also mixed funding general 96-97 sources 98-99 types (of loan) 99-1 01 Privatisation 291 Procedures 95-96 non-tariff mixed funding 96 non-tariff public funding 93, 96 schemework 1 51-159 simplification 87 tariff 85, 162-164, see also development process Procurement methods 157, 174-175 Project approval 154-155 Property Revenue Account 123-127 Public funding 91, 93 Purposes l, 23, 25-26 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 22-25 numbers 28 size 28 stock 3 structures 28-34 subsidiaries 29 Registered rent, see fair rent Registration 25-27 criteria 25 decline in numbers 27-28 purposes 25-26 taxation advantages 27
Index 315 Rehabilitation 141, 144 impact of Housing Act 1988 171 standards 168 tenant choice 1 72 Rehabilitation for outright sale 281-282 characteristics of buyers 284-285 general 276 grants 280-281 programme agreements 281 scale of provision 277 value limits 280 see also housing for sale Reimprovements 171-172 Rents affordability 106-113 assured tenancy rents 1 05, 202 fair rents 12, 15, 18,103-105,196, 201 rent pooling 112 rent setting 1 03-113 rent review 201-202 Rent arrears 204-207 Rent Act (1977) 1 03, 283 Rent Assessment Committee 104, 106 Rent collection 203-204 Rent Officer Service 1 8 Rent policy, see rent setting Rent setting 102-113 consistency 113 policy 113, see also affordability, fair rents Rent Surplus Fund 105, 117-118, 128 calculation 11 8 liability for 11 8 Repairs, see maintenance Reserves 90, 123, 282 Residual loan equalisation 91, 93, 144 Revenue Deficit Grant 115-116 abolition of 87 accounting for 129 cost to government 116 phasing out 116 principles 115-116 introduction of 12 rent losses on secure tenancies 1 05 Revenue funding 103-136 management and maintenance allowances 113-11 5 rents 103-113 Rent Surplus Fund 117-118 Revenue Deficit Grant 115-1 i6 post-1 April 1989 105-136 pre-1 April 1989 103, see also Grant Redemption Fund, fair rents, Hostel Deficit Grant Right to buy 193, 272-274 cost floor 273 discounts 273 scale of 274 Right to repair 195 Risk 86, 87, 94, 96, 97, 115, 135 financial viability 101-102 minimising development risk 1 73-174 Rodinglea Housing Association 35-36 Rowntree, joseph 1 0 Royal British Legion Housing Association 254 Rules 42-44 changes, approval to 63 membership 42 meetings 42-44 model rules 42-44 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, 194-198 conditions 194 rents 196 rights 195
316 Index possession 197-198 succession 195 termination of 196 Selection and allocation policies 189-192 criteria 189 fair housing policy 182-184 managing the process 191 selection schemes 189-190 special needs 221, 227 statistics 191 see also access, census of new lettings Self-build societies 37-38 Service charges 1 04-1 05, 202 Sex Discrimination Act (1975) 185, 209 Shared housing 3, 232-234 definition 232-233 design considerations 239 development 239-240, see also hostels, special needs, special projects Shared housing and hostel residents' guarantee 242 Shareholders 45, see also membership Shared ownership 282-284 general 278 grants 280-281 lease 283 leaseholder's guarantee 283 procedural framework since April 1989 278-281 scale of provision 277 staircasing 278 survey of buyers 284-285 value limits 279 Sheltered housing 255-260 alarm systems 257-258 allocation policies 259 design criteria 168, 256-257 for sale 269 scale of provision 253 tenant satisfaction 259-260 wardens 258-290 Short-life 232 assisting single homeless 232 mini-hag 161-162 Single parents 5 Single people 229-232 as proportion of tenants 5 cluster flats 230-231 design criteria for dwellings 168, 239 impact of Housing Act 1988 231-232 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 34-37 consortia 176-177 definition 34 example of 35-36 mergers 298-299 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 221-222 definition 221 flat rate management allowances 237 funding- capital 234-235 funding- revenue 235-239 Hostel Deficit Grant 235-237 residents' charges 237 residents' guarantee 242 scale of provision 222-223 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
Index 317 structures 31-35 Standards compromise 296 for development 166-169 housing management 181 NHBC 279, see also design, development drift Staying put schemes 265-268 Anchor project 265-267 role of associations 267-268, 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, 294-296 wheelchair and mobility housing 226-227 Stress areas 144 Stress area enhancement 143 Structures 28-34 decentralisation 34 Housing Corporation guidance 29 group structures and satellites 30 regionalisation 34 size 28 small associations 34-37 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 46-48 by Housing Corporation 55-65 Tai Cymru 54, 70 Tariff 162-164 allocations 162 definition 95 quarteriy review 163 suitability for 163 Taxation 27, 129, 134 Tenancy agreements variation of 196 versus licences 241-243 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, 66-70 approved landlords 66 ballot 68 informal competition 67 response of associations 69-70 statutory process 68 transfer of stock 294-296 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 61-62 tenant selection 185 Tenants' Incentive Scheme (TIS) 275-276 Tenant involvement, see tenant participation Tenant Management Co-operatives 38, 214-215 Tenant participation 212-216, 293 Tenant satisfaction 216 sheltered housing 259-260 Tenant selection, see selection and allocation policies Tendering 157 Total Cost Indicators (TCI) 89-92 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
318 Index Transferable discounts, see HOTCHA Transfer of local authority stock 78-79, 294-296, see also local authorities, tenants' choice Types- see definitions, classification Ujima Housing Association 42, 75 Value limits HOTCHA 275 housing for sale 279-280 Voids 129, 207-208 Voluntary transfers 78-79, 294-295 Wagner Review 246, 264 Waiting lists 188 Wardens role in sheltered housing 258-259 cost element 114 Wheelchair housing 224-225 Widening the Choice - the Next Steps in Housing (White Paper) 13 Winding up 27, 63 Women's Aid Federation 233 Zoning 152