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Gateways in the Asset Management Process Property Asset Management Planning

Purpose and Scope

The purpose of asset management planning is to ensure a sustainable approach to the management of the housing asset, based upon a whole life approach which ensures a stable or reducing cost of long-term management.

Timing/Timescales

Typical duration two to four years from the time that data becomes available (requires SCS, OA, etc).

Planning Inputs

Status of stock, for example:

• Tenure type
  • Leasehold
  • Tenanted
  • Shared ownership
  • Right to buy (RTB) exposure
• Archetypes
  • May use different archetypes from original SCS, depending upon
  • learning gained from original SCS and Option chosen
  • Appropriate to tenant profile
  • Ability to convert/deconvert, eg alternative tenures
• Location
• Utilisation, by tenure type/status
• Void rate, by tenure type/status
• Occupancy, by tenure type/status
• Turnover, by tenure type/status
• Demand, by tenure type/status
• Traffic lights (for example, HC guidance)
• Sustainability of stock

Management costs and other costs of service delivery

Asset optimisation strategy

• Stock reinvestment
  • Remodelling
  • Environmental improvements
• Stock rationalisation
• New-build programme
• Property disposal/acquisition approach
• Land disposal/acquisition approach

Repairs and maintenance strategy

• Planned
• Cyclical
• Voids
• Responsive
• Regulatory impacts, eg Disability Discrimination Act (DDA)
• Alternative approaches for different stock types

Property valuation appraisal

• Cashflow modelling and analysis
• Discounted cashflows
• Other items

Funding

• Availability/sources
• Exposure to tax
• Cash flow
• Funding covenants
• Other options, eg Private Sector Partnerships

Resources

• Management
• Housing Management
• DLO
• Contractor base
• Facilities

Regulatory regime

• LA HRA rules
• Department for Communities and Local Government (DCLG)
• Audit Commission (AC)
• Housing Corporation (HC)

Government initiatives

• Sustainable Communities
• Decent Homes
• Gershon
• Others

Resident involvement strategy

• Consultation regime
• Information regime

Procurement regime, based upon maintenance strategy, resources, etc

Potential needs, dependent on resident profile

• BME involvement
• Aids and adaptations
• Other conversions
• Others

IT system

Other Gateway Items

Assessment criteria for potential consultant:

• Ability to cope with the complexity of the process, eg volume of stock, funding complexity, scale = £multi-million and £multi-billion
• Skills and capacity to produce new solutions
• Experience of the preferred implementation routes, eg PFI
• Others

Review/re-evaluate approach, eg every three years

• Demand v supply (at neighbourhood level)
• New initiatives, funding availability, etc