Microsoft Word - Rentsetting1011Cabinetfinal0.docMUNICIPAL YEAR
2009/10 REPORT NO. 193 MEETING TITLE AND DATE: CABINET - 10
February 2010 COUNCIL - 24 February 2010 JOINT REPORT OF: Director
of Place Shaping and Enterprise Director of Finance & Corporate
Resources Contact Officers: Darren Welsh, extn 4250, DDI 8379 4250
Email:
[email protected] Fiona Peacock, extn 5033 DDI
8379 5033 Email:
[email protected]
SUBJECT:
Housing Revenue Account Estimates 2010/11 and Medium Term Financial
Plan (Rent Setting – HRA)
ALL WARDS
CLLR ERTAN HURER
Item: 6 Agenda – Part: 1
1. EXECUTIVE SUMMARY 1.1 The report presents for approval the
revenue estimates of the Housing Revenue
Account (HRA) for 2010/11 following consultation with residents on
the HRA budget position.
1.2 The Cabinet is asked to approve the level of rents and service
charges to be
operative with effect from 5th April 2010 for Council tenants. 1.3
The report also includes HRA projections over the medium term to
2014/15. 1.4 The report is based on the draft subsidy
determination, the final determination is
not expected until mid February at the earliest.
3. BACKGROUND 3.1 Each year the Council is required by law to set
the level of rents for Council
dwellings for the forthcoming financial year after consultation
with tenants. The decision must be taken early enough for tenants
to be advised of any change at least 4 weeks prior to the date of
change. The following sections of the report set out the financial
position on the HRA for Cabinet and Council to consider.
3.2 The 2010/11 Government subsidy determinations are based on an
average
guideline rent increase of 3.1% applied to the 2009/10 formula
rent. 3.3 The rent increase for 2009/10 was based on a formula rent
increase of 3.1% with an
inflation increase of 5%. Members will recall that this increase
was applied retrospectively in 2009. (Cabinet report 17/6/09) The
government originally set the guideline rent increase at 6.2% but
changed this to 3.1% after the rents had been set during
2009.
4. FORMULA RENTS and SERVICE CHARGES 4.1 The Government decided in
2003/04 that Local Authority and Registered Social
Landlord rents should be calculated using a formula based system.
Accordingly, since 2003/04 Enfield rents have been calculated using
the formula based on the market value of the property, average
earnings for London manual workers and the
2. RECOMMENDATIONS 2.1 That the detailed revenue estimates of the
Housing Revenue Account for 2010/11
be approved and the forecast for the medium term be noted (table
1). 2.2 That the formula rents be increased by 3.1% in line with
Government guidance. This
will result in an average increase of 0.4% for Enfield tenants.
(The difference between formula and actual is caused by the
negative RPI of 1.4% this year and other factors within the
calculation.)
2.3 The level of service charges as set out in Para 16 for those
properties receiving the
services be agreed for 2010/11. 2.4 That the proposals for
increases in other income as detailed in Appendices 2 and 3
be agreed for 2010/11. 2.5 That the Temporary Accommodation rents
as set out in Appendix 5 be agreed for
2010/11. 2.6 That authority be delegated to the lead members for
Housing and Finance to agree
any changes in recommendations to Council should the final subsidy
determination show any amendments.
national average council rent. The formula also takes account of
the number of bedrooms in the property.
4.2 In addition to the rents, tenants may also be charged a service
charge for certain
communal services as appropriate. Government guidance gives some
discretion over which services may be charged separately. The
proposed charges for 2010/11 are shown in paragraph 16. There are
no proposals for the introduction of new service charges in
2010/11. A review of the Concierge service was planned for 2009/10
this is still ongoing and this may change the service charge in
future years. In addition grounds maintenance and caretaking
charges will be reviewed in 2010/11. Residents will be consulted on
any proposed changes.
4.3 The change to formula rents, together with the separate
charging for services,
would have meant significant increases or decreases for some
tenants if introduced immediately. In recognition of this the
Government decided that the move to the new formula rents would be
phased and that no rent should increase by more than £2 per week
plus inflation after adjustment for the annual guideline increase
set by Government.
4.4 Members will be aware that under the current system additional
rent raised is in
effect paid to the Government through the subsidy mechanism. This
payment has decreased from £8.44m following the 2009/10 amended
determination to an estimated £8.00m in 2010/11. However this is
due to the additional allowance of £975k for the cost of borrowing
£50m for decent homes. If this is not included then Subsidy
repayment to government has increased by £462k.
5. SUBSIDY DETERMINATION 5.1 The rents and budget are set on the
basis of the subsidy determination from the
Department for Communities and Local Government (CLG). The subsidy
determination for 2010/11 was extremely late and the consultation
on the draft determination did not close until 25th January 2010.
It is therefore unlikely that the final determination will be
available until mid February. No changes are anticipated however if
these were to occur and be unfavourable then any deficit could be a
call on HRA reserves. In view of this cabinet is asked to delegate
authority to the lead members for Housing and Finance to agree any
changes in recommendations to Council should the final subsidy
determination show any amendments.
6. REVIEW OF COUNCIL HOUSING FINANCE & HRA SELF FINANCING 6.1
The Department for Communities and Local Government (CLG) completed
the
consultation on the review of HRA Finance in October 2009. This
looked at potentially removing the current Housing Revenue Account
Subsidy system and replacing it with a localised self-financing
system for all councils.
6.2 The consultation covered the principles for paying off Housing
debts and local
authorities controlling their revenue and rental streams and
abolition of Housing Subsidy and pooling of housing capital
receipts. The review also looked into the possibility of using
grants to support non decent works. The outcome of the review
will be announced shortly and it is likely that the proposed
changes will impact on the HRA budget from 2011/12 onwards.
6.3 There was insufficient detail in the consultation to assess the
impact on Enfield’s
HRA, however it is anticipated that further information will be
available in the next three months.
6.4 CLG has also indicated that it is still reviewing formula rents
and there may be
further changes.
7. FINANCIAL MONITORING 2009/10 7.1 Before considering the
proposals for 2010/11, it is necessary to review the
estimates for the current financial year to determine the
anticipated balances as at 31 March 2009 and to take into
consideration the ongoing impact of any major changes that have
occurred during the current year. These have been highlighted
throughout the year in the regular financial monitoring reports;
the latest monitoring report is indicating a net surplus of £418k
on the HRA.
7.2 A summary of the major changes in 2009/10 based on the November
monitoring
position is shown in Appendix 1. Where appropriate, the ongoing
impact of these variations has been included in the draft budget
for 2010/11.
8. CONSULTATION ON THE LEVEL OF RENT FOR 2010/11
8.1 Consultation took place in January 2010. Residents were advised
that estimated budget pressures totalling £3.83m had been
identified for 2010/11. Savings and restructuring of existing HRA
budgets have resulted in a balanced HRA budget. However, £115k of
reserves will be used to achieve this.
9. BASE BUDGET FOR 2010/2011 9.1 Table 1 sets out the Base Budget
for 2010/11 compared to the 2009/10 figures and
include projections for the next 4 years to 2014/15. These
projections are based on the updated HRA business plan.
T A
B L
E 1
3 3
10. BASE BUDGET ASSUMPTIONS AND MAJOR VARIATIONS 10.1 Table 2 sets
out the assumptions made in compiling the budget and medium
term
projections. TABLE 2 - ASSUMPTIONS
Garage income 2%
Interest rate on borrowing (CRI) 4%
Interest rate on balances 0.5%
Government Subsidy assumptions
Formula rent increase 3.1%
Major Repairs allowance 4.2%
Management and Maintenance 4.0%
10.2 Explanations of the major variations for 2010/11, when
compared with the budget
for 2009/10 are as follows. 10.2.1 Supervision & Management
General - decrease of £812k This is mainly due to a decrease of
£700k in the management fee. This is
because of stock loss and efficiency savings of 3% by Enfield
Homes. This is offset by budget increases as a result of additional
funding required for under occupation and community
festivals.
10.2.2 Special Services - decrease of £42k
Special services include grounds maintenance caretaking and energy
costs. There are a number of pressures and savings in these areas
however the largest saving is from energy costs.
10.2.3 Rents Rates and other – decrease of £814k This is due to the
return of North circular road properties to Transport for
London
for sale to Notting Hill. It should be noted that this reduction in
costs will be offset by an increase in subsidy paid back so there
is no overall financial benefit.
10.2.4 Rent rebate subsidy limitation – decrease of £160k When the
cost of rent rebates was moved to the General Fund the
government
required the HRA to make contributions to the cost of rent rebates.
It did this because it deemed the HRA rents to be too high. This is
no longer the case so the HRA does not have to make any further
contributions and the cost of benefit is now fully met by the
Department for Work and Pensions (DWP).
10.2.5 Cost of borrowing and premiums and discounts – increase of
£1,303k This is mainly as a result of additional financing of
£1,337k required for Decent
Homes. This amount is offset by a small change in the Premium &
Discount payments of £34k. The borrowing from Decent Homes is
supported through the HRA subsidy so there is no cost to the
HRA.
10.2.6 Depreciation – increase of £417k There is a requirement to
include an amount for depreciation of HRA assets in
the HRA. This sum is determined by the amount the government allows
for Major Repairs in the subsidy calculation. There will be no
impact on actual costs to the HRA as this is an accounting
adjustment.
10.2.7 Repairs and Maintenance –use of repairs fund £500k Inflation
has not been added to the 2010/11 budget however the intention is
to
make contributions from the repairs fund of £500k. This represents
no change to the base budget but a significant reduction in the
amount that will be spent on repairs and maintenance. The last rent
setting report estimated that £1.6m would be needed from the
repairs fund each year. The use of the fund was reviewed during
2009/10. Recent projections show that only £700k will be used in
2009/10 because Enfield Homes have achieved a considerable saving
on previous year’s expenditure. The reduction in expenditure for
2010/11 is sustainable because of the increased capital programme
including the decent homes work. In addition £500k will be
earmarked for winter maintenance if necessary.
10.2.8 Subsidy – decreased payment of £748k to CLG The subsidy
payment is based on the calculation of a notional Housing
Revenue
Account. The government has estimated that the guideline rent
should increase by £1,421k. This is offset by increases in
Management and Maintenance allowances and MRA (major repairs
allowance) of £1,371k.
The support for borrowing has been increased by £1,184k to fund
additional ALMO borrowing for Decent Homes.
The council was allowed subsidy on the lease costs of Transport for
London properties. As the lease of TfL properties is ending the
subsidy will be reduced by £745k.
The combination of the above and an additional allowance for loss
of income due to caps and limits on rents has resulted in a
reduction in the amount paid to the CLG, however there is no
benefit to the council because of the increased borrowing costs for
the decent homes funding
10.2.9 Dwelling rents income – decrease of £1,132k This represents
the additional income from an actual average increase in rents
of
0.4% (based on a formula increase of 3.1% and a reduction of 1.4%
for negative RPI inflation). In addition there is a significant
reduction because of the loss of income from North circular road
and Ladderswood properties.
10.2.10 Garages income – increase of £29k This represents a 2%
increase in total garage rent income. This is to cover cost
of management and maintenance of the garages. 10.2.11 Shop income –
increase of £172k Shop income is estimated to be higher in 2010/11
due to review of aerials income
budget. This is offset by increase in voids for commercial shops
and some demolitions.
10.2.12 Leaseholder Service charge income – increase of £28k
Leaseholder service charge income reflects the actual cost of the
services
provided. The costs of these services are expected to decrease in
2009/10 as a result of a review of the CCTV service and the
reduction in the service charge.
10.2.13 Interest on balances (income) – increase of 44k It is
anticipated that £35m will be borrowed in 2010/11 to fund Decent
Homes.
The increase in monthly HRA balances as a result of borrowings and
improvement in interest rate have led to increase in the interest
on balances expected in 2010/11. Interest rates were estimated at
0.25% at the start of 2009/10, however the actual to date has been
0.45% the projection for 2010/11 is based on an average rate of
0.50%.
11. MEDIUM TERM FINANCIAL PLAN: 2010/11 – 2014/15 11.1 It is
difficult to predict future HRA costs with any certainty, mainly
because
subsidy arrangements are uncertain in the medium term. The
Department for Communities and Local Government (CLG) has recently
concluded a consultation on the future of Housing Finance. It is
expected that the outcome of the review will have a major impact on
future financing of HRA.
11.2 It is anticipated that further information will be available
from the CLG in the next
few months and this may include proposals for opting out of the HRA
subsidy system. However given that the outcome of the next
comprehensive spending review is not yet known there is
considerable uncertainty around future HRA funding.
11.3 The projections for 2010/11 – 2014/15 in table 1 have been
calculated on the
basis of the current subsidy arrangements. 11.4 The HRA business
plan, based on available information and current assumptions
about HRA debts and subsidy, show that the HRA will be in deficit
in 2017/18; this is after assuming 3% savings in management and
minimal increase in repairs expenditure. This is a similar position
to a number of other London boroughs.
11.5 Savings will be needed to balance the Housing Revenue Account
in future years.
Action is in hand within Enfield Homes and the Council to ensure a
robust efficiency programme is in place. However this will be fully
developed once the impact of the changes on the Housing finance
system are known. The current HRA business plan position is
outlined below.
TABLE 3 – HRA BUSINESS PLAN SUMMARY Year £’Million 2010/11 10.5m
2011/12 9.9m 2012/13 9.4m 2013/14 9.1m
2014/15 8.0m 2015/16 5.5m 2016/17 1.6m 2017/18 (3.6m)
12. ENFIELD HOMES MANAGEMENT FEE 12.1 Enfield Homes went live on
1st April 2008. Enfield Homes achieved two stars in its
inspection in February 2009. 12.2 As a result of the success in the
inspection CLG made available funding of £15m
for the Decent Homes programme in 2009/10 and confirmed funding of
£35m for 2010/11. No funding has been confirmed after 2010/11 so at
this stage no assumption about additional funding after 2010/11has
been included in this report.
12.3 Enfield Homes is paid a management fee by the Council for
managing and
maintaining the Housing stock. Details of the services to be
provided are included in the management agreement. The management
fee agreed for 2009/10 was £17.2m
12.4 It is proposed that the management fee for 2010/11 should be
£18.1.m this
includes additional funding for decent homes project management
which will be capitalised. This fee has been the subject of
detailed negotiations between the Council and Enfield Homes. The
management fee for 2010/11 includes expenditure in table 1 under
the headings Supervision, Management and Special services and part
of the expenditure listed under Repairs and Rent rates and
other.
12.5 In addition Enfield Homes will continue to manage the North
Circular Road
properties for Notting Hill for the first six months of 2010/11 and
will be paid a management fee of £74k. This is included within the
proposed £18.1m management fee for 2010/11.
12.6 A number of revenue budgets remain within the Council’s
accounts but are
delegated to Enfield Homes to manage. These are outlined
below.
• Rents dwellings
• Contracts for services i.e. concierge, cctv and grounds
maintenance
13. CAPITAL FINANCE AND PRUDENTIAL CODE 13.1 The Prudential Code
for Capital Finance requires the authority to have regard to
affordability, prudence and sustainability when considering its
capital investment plans and to set and keep under review a range
of prudential indicators. The prudential indicators for the HRA
are: - estimated capital financing charges as a percentage of net
revenue stream - estimated capital expenditure - estimated capital
financing requirement - incremental effect of capital investment
decisions on housing rents.
13.2 The General Fund Budget report for 2010/11 elsewhere on the
agenda sets out
the background to the prudential code and shows the indicators for
the General Fund and the HRA.
13.3 In essence the Prudential regime gives scope for the HRA to
borrow for capital
investment if the forecasts show that the resulting charges can be
afforded over the medium to long term.
13.4 The 2010/11 Supported Capital Expenditure (SCE) for Housing is
£4.797m,
interest payments on this figure are funded by way of Housing
subsidy, and the current estimates and projections for the HRA
include the revenue effects of borrowing to this level. In addition
the HRA will fund the borrowing of £1m in 2010/11 for the Grants to
Vacate programme and leaseholder buyback scheme.
13.5 £35m will be made available for 2010/11. The HRA will borrow
this money in
addition to the £5.797m outlined above. Additional subsidy will be
given to cover the cost of borrowing. The Prudential Indicators
will be revised as a result of the additional funding received from
CLG. No assumptions have been included about additional ALMO
funding after 2010/11.
13.6 The Code, subject to an assessment of prudence, affordability
and sustainability,
gives scope to borrow above current levels. This facility was
reviewed as part of the business planning process during the year.
Current business plan projections show that additional unsupported
borrowing is not affordable.
13.7 Enfield Homes is preparing a capital programme for 2010/11 in
line with currently
available resources. Projected Capital expenditure for 2009/10 is
estimated to be £28.8m. The resources for 2010/11 total £53m.
14. HRA BALANCES AND RISK ASSESSMENT 14.1 The estimated position on
balances at 1.04.10 is set out below. TABLE 4: HRA BALANCES AT
1/4/10
HRA Balances £m £m £m £m
Capital reserve
Repairs Reserve
General balances
Expected use of balances in 2009/10 4.20 (0.70) (2.26) 1.24
Estimated Balance at 1st April 2010 7.75 5.88 7.20 20.83
Expected use of balances 2010/11 (3.00) (1.00) (2.87) (7.11)
Estimated balance at 31.3.10 4.75 4.88 4.33 13.72
14.2 It must also be noted that balances cannot be used to sustain
expenditure that is
too high over the medium to long term. They can be used as one off
funding to support specific projects in the HRA. The capital
reserve is to be used to fund major works programmes.
14.3 It was agreed in 2007/08 that over the following 3 years,
inflationary increases in repairs and maintenance costs would be
met from the Repairs Fund. £440k, was used in 2007/ 08 and a total
of £1.2m in 2008/09. It was estimated that £1.6m would be used from
the repairs fund in 2009/10. The use of the fund was reviewed
during 2009/10. Recent projections show that only £700k will be
used in 2009/10. It is planned to use £500k from the fund in
2010/11. This represents a considerable saving on previous year’s
expenditure and is possible because of the increased capital
programme including the decent homes work. In addition £500k will
be earmarked for winter maintenance if necessary.
14.4 It is planned to use general balances to fund a number of
initiatives during
2010/11. These are outlined below. TABLE 5 - HRA INITIATIVES
£ 000’s
Place shaping future projects 400 Sheltered Housing decants 40
Energy review 50 Review of service charges 40 North Circular Road
funding for a rehousing officer 40 Increase in ALMO client
resources (2yrs) 200
Ladderswood (cabinet report 25/11/09) 980 Highmead (cabinet report
16/12/09) 1,000 Total
2,750
14.5 Place Shaping future projects refer to the sustainability
appraisal of the Council
housing estates currently underway to consider options to remodel
estates and improve the viability of the HRA business plan.
14.6 It is anticipated that the energy review when completed will
deliver savings on energy costs.
14.7 Service charges have not been reviewed for a number of years
and this review
will look at caretaking and grounds maintenance charges. 14.8 The
resources required for Ladderswood and Highmead are included in
full in the
list above because the funds are already earmarked for these
projects although not all expenditure will be in 2010/11, some will
take place in future years.
14.9 NCR properties have transferred back to NCR and been sold to
Notting Hill. An
additional post is required for one year for rehousing tenants in
some of these properties.
14.10 It can be seen from paragraph 14.1, it is estimated that
general balances at 1st
April 2010 will total £7.20m. The risks associated with this have
been reviewed. It is considered prudent to retain balances at this
level for 2010/11.
14.11 In addition to the above reserves, a bad debt provision of
£1.5m existed at 31
March 2009. The adequacy of this amount will be reassessed at the
end of the financial year to reflect the level of rent
arrears.
14.12 As part of the budget process a risk assessment has been
undertaken. The
detailed budget headings within the HRA were considered in terms of
their risk factors (including the size of the budget, the degree to
which it is demand led, its history of under or overspending and
reliability of systems).
14.13 The areas of HRA expenditure identified as high risk are
explained below. These
budgets will be subject to close monitoring throughout the year.
14.13.1 Repairs and maintenance - £15.444m
This is a large, demand led budget that needs close monitoring
throughout the year particularly given the proposed savings in
2010/11.
14.13.2 Rents & service charges - dwellings – £52.127m
The risks associated with the rents budget lie in the size of this
budget along with the complex current changes under the Rent
Restructuring regime and the high level of voids.
14.13.3 Subsidy
There are possible changes to the subsidy budget because of the
hand back of NCR properties and this will be closely monitored
during 2010/11.
15. PROPOSED RENT CHARGES FOR 2010/11
15.1 It is recommended that the 2010/11 formula rents be increased
in line with Government policy by 3.1% and that the rents for
2010/11 are set in accordance with Government’s policy. This
calculation takes into account the negative RPI of 1.4%. This
results in an average rent increase of 0.4% although because of
rent restructuring and the need to move towards target rents there
is a variation in
individual changes between -7.4% and + 3.1%. Rents should all be at
formula by 2011/12 so will only increase by inflation in future
years.
15.2 The formula rents regime sets upper limits on rents for
different sized properties.
In 2010/11 the caps on weekly rents are as follows: TABLE 6 – CAPS
ON WEEKLY RENTS
6–bed £152.01 5–bed £145.10 4–bed £138.20 3–bed £131.29 2–bed
£124.37
1–bed & bedsits £117.47 15.3 In cases where the formula rent
exceeds the cap level the formula rent is set at
the cap level and the actual rent will be moved in stages to the
cap level. 15.4 If the charges for rents or services were to be
varied, this would have to be met
by a contribution from balances.
15.5 Appendix 4 shows examples of the proposed rents for 2010/11
for different property types and sizes across the Borough.
16. PROPOSED SERVICE CHARGES FOR 2010/11
It is also recommended that the following service charges be made
to those tenants in receipt of: TABLE 7 – PROPOSED SERVICE CHARGES
2010/11
Charge per week 2010/11
£ Caretaking level (1) (resident) 4.36 Caretaking level (2) (non
resident) 2.67
Concierge 11.94 Grounds maintenance 1.05 CCTV 1.15 Heating fund
(para 13.3) 0% increase
16.1 These charges aim to recover the full cost of the service.
Caretaking and CCTV
charges have reduced to reflect the reduced cost of these services.
There has been a small increase in concierge and grounds
maintenance charges. In addition to the above, water and sewerage
charges will continue to be collected through the rents on behalf
of the water authorities.
16.2 Given the current energy review it is planned not to increase
heating charges
pending the outcome of the review. Based on the current estimates
for energy costs charges can be held at current levels. Some of the
issues to be reviewed include tariffs, efficiency of heating
systems and energy contracts.
16.3 There are no proposals at present to introduce new estate
specific service charges, however Enfield Homes will be exploring
this with tenants, in addition to any potential for changes to the
concierge service.
16.4 The above charges have also been built in to the expected
income from
leaseholders.
17. TEMPORARY ACCOMMODATION RENTS Proposed Temporary Accommodation
(TA) rents for 2010/11 are attached at
Appendix 5. The rents have changed significantly since 2009/10 as
the Department for Work and Pensions (DWP) has introduced new
guidance to Local Authorities regarding rent setting for TA. As a
result of this TA rents in London are now pegged to the Local
Housing Allowance rate for the size of property less 10%, plus a
flat rate management fee of £40 per week. Previously all rents
apart from shared accommodation were set at £303.80 per week,
irrespective of the size of the accommodation. This change now
means that rents will be different, depending on the size of the
accommodation. This change to the rents charged has resulted in a
significant cost pressure, which is included in the main budget
report elsewhere on the agenda.
18. ALTERNATIVE OPTIONS CONSIDERED Two alternatives were
considered, these were not increasing rents in line with the
Government guideline and increasing rents above the guideline. Both
these were discounted. If rents were not increased this would mean
significant loss of income and could only be met from balances or
from a reduction in services. To increase rents above the guideline
was also discounted because this would result in a bigger rent
increase than rent increase proposed by the government.
19. REASONS FOR RECOMMENDATIONS
In view of the implications of the alternatives mentioned in para
14, it is recommended to increase rents and service charges in line
with Government guidance in order to maximise income and maintain
service levels.
20. COMMENTS OF THE DIRECTOR OF FINANCE & CORPORATE RESOURCES
AND OTHER DEPARTMENTS
20.1 Financial Implications
The Local Government Act 2003 requires the Chief Finance Officer to
report on
the robustness of estimates and the adequacy of proposed financial
reserves. The 2009/10 HRA estimates have been prepared taking into
account the following:
• The estimated impact of inflationary pressures and pay awards.
Allowance has been made for cost increases over and above the
general rate of inflation where these are known;
• The estimated impact of increasing demands on resources where
these are unavoidable;
• The estimated impact of underlying cost pressures, evidenced by
financial monitoring reports in the current year; and
• An assessment of key risks and uncertainties. It is therefore the
view of the Director of Finance and Corporate Resources that the
HRA budget is robust and that the balances held are prudent.
However, Members will note that a balanced HRA over the medium term
is only achieved by assuming significant savings. The deteriorating
financial position of the HRA is due to cost pressures on both
repairs and management and the operation of the subsidy system. In
addition the 2010/11 budget proposes to use one off resources from
both the repairs fund and general reserves. Whilst this is possible
in the short term, this is not sustainable in the medium term.
Action is being taken to reduce costs and achieve savings necessary
to maintain a balanced HRA. The HRA Business Plan has been revised
and will be updated regularly.
20.2 Legal Implications Under the Housing Act 1985, as amended by
section 162 of the Local Government and Housing Act 1989 a local
authority is to decide on the rent they charge their tenants. Such
charge must be reasonable for the tenancy or occupation of the
house. The authority is required to review rents and make changes,
as circumstances require. There is no methodology laid out for
assessment of rents, but the law requires that the rent of houses
of any class of description to bear broadly the same proportion to
private sector rents. In addition, in preparing the budget for the
HRA, all authorities are required to estimate as accurately as
possible the total level of income that they need to raise from
rents.
21. PERFORMANCE MANAGEMENT IMPLICATIONS
Setting a balanced budget for 2010/11 should enable the HRA
performance targets to be met.
22. COMMUNITY IMPLICATIONS
Providing high quality housing continues to be a priority.
Residents’ views were sought on the proposed budget as detailed
under Putting Enfield First. Rents are set in line with Government
guidance and an increase of 0.4% is low when compared to a number
of other London boroughs.
23. PUTTING ENFIELD FIRST
In developing the rent proposals for 2010/11 a meeting was
specifically arranged to seek resident’s views. In addition,
officers attended Enfield Homes board. Enfield Homes continue to
develop training for tenants on a wide range issues. This
consultation and training is consistent with the vision of:
• Quality health and care services for vulnerable people in
Enfield
• Supporting the delivery of excellent services
• Economically successful and socially inclusive
• Improving quality of life in Enfield
Sound medium term financial plans are essential to support the
delivery of excellent services and the efficient use of resources
across the organisation. The budget proposals set out in this paper
will ensure that the Council’s limited capital and revenue
resources are targeted on these key priorities
Background Papers Where Located Contact Resources Working
Papers
4th Floor Civic Centre Fiona Peacock ext.5033
DCLG Subsidy and Item 8 Determinations
4th Floor Civic Centre Fiona Peacock ext. 5033
HRA Business Plan 4th Floor Civic Centre Fiona Peacock ext.
5033
APPENDIX 1 2009/10 BUDGET MONITORING – VARIATIONS (as at November
2009)
Budget Head Variation £’000 Supervision and Management
33
This is as a result of the recovery of £200k pay awards included in
Enfield Homes Management Fee. This is reduced by overspend of £158k
on the decant of sheltered units and an overspend on grounds
maintenance due to additional tree works for health and safety.
Enfield Homes is projecting to underspend the delegated budgets by
£53k.
Rents non dwellings – shops/garages (223)
This is due to underspend on Aerials income offset by under
recovery of income of £95k from commercial shops. This is due to
high level of voids and as a result of the proposed demolition of
Highmeads tower block
Interest on HRA balances
This is due to improvement in the investment interest rate. This
increased from 0.25% to 0.477%.
(34)
Subsidy
(556)
The underspend is as a result of recovery of overpayment of
negative subsidy to CLG relating to previous years. This is also
due to changes to consolidated rate of interest.
Capital Financing
This is due to recalculation of capital financing charges and
additional borrowing cost as a result of borrowings for Decent
Homes.
362
Total
(418)
1. Hostel Licence Charges
1.1 There are 11 HRA hostel premises in Enfield providing 71 units
of temporary accommodation. The rents for 2010/11 will range
between £53.05 and £123.94 per week. This compares with the range
in 2009/10 of between £52.40 per week and £126.74 per week. The
average weekly increase is 1.81%. In addition, an amenity charge of
up to £8.50 per week will also be levied.
1.2 On multiple occupancy hostels, the Department of Health &
Adult Social Care
is responsible for payments of the Council Tax (CT). In these
cases, an additional charge has to be added to the rental to
represent the CT payment. The charge is calculated to ensure that
the CT cost of each hostel is fully covered. The CT charge made to
tenants is included for Housing Benefit purposes.
2. Garage Rents 2.1 There are 2 types of garages, which are let to
Council tenants, leaseholders
and private tenants, wire cage (multi-storey block) and the
standard lock-up. 2.2 A ‘non Council tenant premium’ is also
charged on all lets to private tenants,
and any Council tenant or leaseholder who rents more than 2
garages. It is proposed that the rents be increased by 2%. The
proposed charges for 2010/11 are:
2009/10 Weekly
Net Rent £
2010/11 Suggested
Net Rent £
Category (G0) Garages in multi-storey blocks 4.56 4.65
4. Communal Heating Charges 4.1 The Council has 1,788 properties in
71 blocks of flats serviced by communal
heating systems. The properties do not have individual metering.
There are a mixture of electric, gas and oil fired systems but the
charges for tenants (which are reviewed annually) are calculated on
a pooled basis rather than on the cost of the fuel used by
individual systems. Since 1996 leaseholders have been charged a
proportion of the actual cost of the fuel used in their blocks,
calculated on the basis of individual property rateable
values.
4.2 it is proposed not to increase the heating charge in 2010-11.
5. Summary of Charges
2009/10 2010/11 £ £
Hostel licence charges 52.40 to 126.74 53.05 to 123.94 Garage
rents
G1 Standard lock up Non Council Tenant Premium G0 Garages in
multi-storey blocks
7.95 2.10 4.56
8.11 2.14 4.65
APPENDIX 3 ADMINISTRATION/MANAGEMENT CHARGE FOR LEASEHOLD UNITS 1.
The administration and management charge is a flat rate added to
the cost of
services to cover the preparation of estimates and actual costs,
billing consultation on repairs and improvement works and estate
management.
2. It is estimated that by 31 March 2010 a total of 4,559 flats
will have been sold under
leasehold arrangements. 3. At the end of each financial year, the
actual cost is determined and an appropriate
adjustment made to the charge. 4. The cost of administration and
management for 2010/11 is estimated at £810k and
it is, therefore, recommended that the charge for 2010/11 be fixed
at £178.38 per leasehold unit. This compares with the 2009/10
charge of £171 per leaseholder unit.
APPENDIX 4
3 94.96 95.98 104.88
4 106.27 106.96 111.95
2 83.13 83.05 84.75
2 78.16 77.37 77.32
Bedsits 64.54 65.03 68.56
The above are examples of the rents likely to be charged for
specific properties. They are not necessarily typical, nor the
maximum or minimum rents which will be charged. Service charges
have been excluded, but will be payable in addition to the rent
subject to the services provided to each property. The rent
calculation is a function of the formula rent (using the CLG
formula) and the existing 2009/10 net rent and is subject to
various caps and limits.
APPENDIX 5 TEMPORARY ACCOMMODATION RENTS
Category Weekly rent 2009/10 Weekly rent 2010/11 £ £ Shared
accommodation * 191.10 175.00 1 bedroom self contained 303.80
197.50 2 bedroom 303.80 247.00
3 bedroom 303.80 299.61 4 bedroom 303.80 377.50 5 bedroom and
larger 303.80 496.92
