annual report 2012 / 2013€¦ · mr walton balmer . gave notice of his intention to stand down...

Annual Report 2012 / 2013

Alpha Housing provides affordable, good quality sustainable housing, mainly for older people and those requiring support.

Annual Report 2012/2013 Alpha Housing 3

Alpha Housing has 961 homes at schemes in Ballycastle, Ballymena, Ballymoney, Belfast, Bangor, Carrickfergus, Comber, Crumlin, Dunmurry, Killyleagh, Maghera, Moira, Millisle, Newtownabbey, Portadown, Portstewart, Richhill and Newry.

Our properties are mainly for older people but we do also have a small number of general family homes in our stock.

Our size and ethos enable us to provide a personalised, tenant focussed service. We aim to foster and maintain a community spirit within our sheltered schemes and to reach out to the local communities in which our schemes are located. In this way we hope to enhance the quality of the lives of our tenants, providing appropriate support as and when it is needed.

Alpha’s mission statement is;

“To be the landlord of choice for, and to improve the quality of the lives of, our tenants through the provision of affordable, good quality, sustainable housing and services”.

Throughout the year, our aim is to; • deliver housing of a high standard;• be financially viable;• provide a top quality housing management service;• maintain our position as an employer of choice for staff and landlord of

choice for tenants; • promote the work and ethos of the Association.

Front cover image: Fay & Laura from Johnston Close

Financial Highlights

70

1210

961£4.2

£0.7

1.9%

£52staff

customers

homes in management

Arrears

Average rent

Turnover

Surplus

million

million

(DSD target – 5%)

Introduction

4 Alpha Housing Annual Report 2012/2013 Annual Report 2012/2013 Alpha Housing 5

During these challenging economic times Alpha Housing has striven to maintain a good service to its tenants. This is evidenced by the satisfaction returns that we receive from them. Funding from Government is not limitless. Changes are coming as far as the Northern Ireland Housing Executive is concerned with all that means for the partnerships and linkages with Associations. Welfare Reform too may impact on those of our tenants who are in receipt of benefits.

The Board has been conscious of the need to be prepared to meet the challenges and the demands of its tenants, regulators, contractors and partners and, at the same time, be seen as a landlord of choice by those seeking social housing. Board members and staff alike are focussed on the need to provide the best possible service to tenants and other customers and be prudent in the way be manage our finances. The Board has taken its governance responsibilities seriously given the adverse publicity that has surrounded Boards in both the public and private sectors in Northern Ireland and in GB.

Against the continuing freeze on Supporting People funding the Association maintained its level of service to tenants. We are conscious of the ever increasing importance of achieving value for money.

To this end we are working closely with our partners in the Accord Procurement Group to achieve better value in the services we provide. During the year under review we collaboratively procured a new Measured Term Contract for our maintenance functions and other collaborative exercises will follow.

I am very grateful to my fellow Board members for their continued service, given on an entirely voluntary basis. The expertise and support that they bring to the Association are invaluable both to me and to the staff. I am also grateful to the staff of the Association both at schemes and at Head Office for their commitment and for all that they do to enrich the lives of our tenants.

The comment that I hear most often from new tenants in our sheltered schemes is “I wish I had done it years ago” and it is unfortunate that this message cannot be conveyed to those older people in our community who are living alone, feeling insecure and believing that moving into sheltered living is moving into a nursing home.

It was with regret that we accepted the resignation of Diarmid Finnegan from the Board. Mr Walton Balmer gave notice of his intention to stand down with effect from the AGM. He was deeply influential in the setting up of Abode Housing Association and played a crucial role in bringing about the successful amalgamation of the Abode and Presbyterian Housing Associations. Diarmid and Walton had been former Chairmen of Presbyterian and Abode respectively. Both were gracious, dignified and respected members of the Alpha Board and their wise counsel will be badly missed.

We welcomed John Clarke to the Board and already he has made an impact with his knowledge and expertise in the fields of construction and procurement.

This Report provides an overview of the activities of the Association over the year ended 31 March 2013 and I commend it to you.

David MalseedChairman

Chairman’s Report

Margaret tending to her pots outside her home in Mooreland Close, Ballymena.


At our Annual General Meeting the Chairman referred to what had been another very busy, yet enjoyable and fulfilling year for him in this his second year as Chairman. This is certainly true as this Review will confirm.

As far as finances are concerned the Association remains in a strong position. Detailed and timely information is made available to the Board as it undertakes its governance responsibilities.

Our turnover in the year was £4.2m and our surplus before transfer to reserves was £0.74m which is a very credible performance given the financial pressures at this time.

Alpha is a member of the Accord procurement group and we have been involved with our partners Fold, Gosford, Habinteg and Triangle in jointly tendering through the group for maintenance works. Further joint procurements will follow as we aim to achieve better value for money for our tenants.

Almost 3800 response maintenance jobs were completed in 2012/13 and, despite the transition to the new MTC, performance was within the DSD targets for emergency, urgent and routine maintenance.

In addition planned and cyclical works programmes were successfully undertaken at Quarry Gardens (Portadown), Leyland Lodge (Ballycastle), Agherton Grange (Portstewart), Henry Court (Moira), McManus Court (Newry), Wilton Court, Lowry Court and Carrs Court (Belfast), Carnvue Court (Newtownabbey) and Legacorry Court (Richhill) at a cost of over £0.8m. The works programmed to be undertaken in the second half of the year had to be slipped but was carried over into the 2013/14 financial year to be undertaken in addition to the works previously programmed for this year.

The handyman service is still operating well providing value for money and good customer satisfaction amongst tenants.

On the housing management front we now have 961 homes in management. During 2012/13, 126 lettings were made and at 31 March, 19 dwellings were vacant - representing under 2% of the stock.

On the arrears front non-technical arrears figure represented 1.9% of collectable income at 31 March – well within the DSD target. Since their introduction, all tenants in 18 schemes have signed Good Neighbour Agreements representing 87% of tenants overall and all new tenants are required to sign.

Alpha now employs over 70 staff in over 30 locations in Northern Ireland and we are proud of the degree of professionalism and commitment that they display.

We will face many challenges over the coming years many of which will come from the environment in which we now operate. We will however continue to try to keep a balance between tenants’ needs and expectations on the one hand and the Association’s capacity and financial capability.

Billy GrahamChief Executive

Sheltered Housing Agherton Grange, Portstewart 41Alexander Court, Belfast 16Antrimville Court, Belfast 19Belfry View, Newtownabbey 12Carnvue Court, Carnmoney 25Carrickeden Grange, Portadown 26Carrs Court, Sandy Row 26Crosby Court, Bangor 32Cross Street, Killyleagh 10Dunseverick Court, Belvoir 12Greenmount Court, Bangor 8Henry Court, Moira 31Johnston Close, Ballymena 29Johnston Court, Knock 31

Legacorry House, Richhill 16Leyland Lodge, Ballycastle 13Lowry Court, Belfast 41Manse Court, Millisle 15McManus Court, Newry 36Montgomery Court, Bangor 36Montgomery Manor, Bangor 34Mooreland Close, Ballymena 27Mullagh Court, Maghera 28Northland Court, Carrickfergus 33One Irish Gate, Carrickfergus 31Quarry Gardens, Portadown 26Rathmore Manor, Newtownabbey 37Stepping Stones, Comber 27Taylor Court, Belvoir 31

The Whins, Crumlin 37The Whins Close, Crumlin 12Weir Brae, Comber 15Weir Court, Comber 35 Weir Close, Comber 11Wilton Court, Shankill 37

General NeedsAshgrove, Dunmurry 15Belleville, Ballymena 3Castlehill Terrace, Ballymoney 1Johnston Close, Ballymena 10Parkview Close, Ballymoney 22Riverview, Ballykeel 14 TOTAL 961

Chief Executive’s Report Alpha Housing Developments

BallymenaMaghera

Newtownabbey

Portadown

Ballymoney

Ballycastle

CarrickfergusBangor

Millisle

Killyleagh

Newry

Moria

Richhill

ComberBELFASTCrumlin

BELFAST Alexander Court, North BelfastAntrimville Court, North BelfastDunseverick Court, BelvoirJohnston Court, KnockLowry Court, South BelfastCarrs Court, Sandy RowTaylor Court, BelvoirWilton Court, Shankill


Highlights of the year

1. Theresa Villiers, Secretary of State and Billy Ashe, the Mayor of Carrickfergus, visiting the Tenants at One Irish Gate, Carrickfergus

2. Tenants from Taylor Court with their Brain Fit Certificates. The Brain Fit Plan assists individuals or groups to promote lifelong learning and alleviate social isolation, dementia and depression.

3. Gwen Rose, Scheme Manager of Quarry Gardens (2nd from right) accepting the Best Kept Building in Portadown Award from Portadown Rotary President Gordon Speers. Also pictured, Mrs Spears, left and Quarry Gardens Tenant, Mrs Roy.

4. Debbie Withers, Scheme Manager, makes sea angling history after becoming the first lady from Ulster to qualify for the Home Nations competition.

35

6

7

1 2

4

5&6. The Memorial and Sensory Garden at Rathmore Manor, Newtownabbey.

7. Alderman Victor Robinson, Dr William McCrea and Chairman, David Malseed at the official opening of the lottery funded Memorial and Sensory Garden at Rathmore Manor, Newtownabbey.

8. David Malseed, Chairman, congratulating Jane Hughes, tenant at Taylorcourt, for being awarded a BEM in the Queen’s Birthday Honours.

9. Walton Balmer retired at the AGM after over 30 years’ service on the Board of Management. Mr Balmer was an active member of the Finance Committee, Audit and Governance Committee and is pictured receiving a gift from Charles Stewart, Secretary.

19

8 9

62disabled adaptations

vacant dwellings

3800

£0.8spent on maintaining and improving our homes

million

(< 2% of stock)

maintenance jobs completed


Board Members

Chairman: David Malseed BSc, BAgr Sc (Hons)Secretary: Charles Stewart Dip Management Studies Eileen Askham BA (Hons), MCIPD, PG Cert Walton Balmer FCA (resigned at AGM) John Clarke FCIOB, MICE (Elected 26.09.12) Ross Evans FRICS Diarmid Finnegan BSc, CEng, FICE, FCIHT (Resigned 28.06.2012) Thomas Gardiner PhD, BSc, CEng Alastair Giffen BSc, CEng, FICE, FCIHT, FIEI, FConsE John McKeown Raymond Reilly FCA Marion Reynolds BSc, Dip Social Work, Cert. Advanced Social Work Management Robert Smyth BSc (Econ), FCA Peter Taggart Norah Whittaker BSc, FIFST, FCIPD

Senior Management Team

Chief Executive Billy Graham Finance Manager Sharon Little Maintenance and Development Manager Sean McGrath HR and Corporate Services Manager Helen Stewart

How we are organised

Maintenance & Development Finance Housing

Management HR & Corporate

Services

Chief Executive

Senior Management

Team

Board of Management

Audit & Governance Committee

Development & Maintenance

Committee

Finance Committee

Housing Management

Committee

HR & Corporate Services

Committee

Committee Membership

2012/2013 Audit & Development & Finance Housing HR & Corporate Governance Maintenance Management Services

David Malseed • • • • (Ex Officio) (Ex Officio) (Ex Officio) (Ex Officio)

Charles Stewart •

Eileen Askham • • •

Walton Balmer • •

John Clarke •

Ross Evans • •

Diarmid Finnegan •

Thomas Gardiner •

Alastair Giffen • • •

John McKeown • •

Raymond Reilly •

Marion Reynolds • •

Robert Smyth •

Peter Taggart • •

Norah Whittaker •

No. of meetings 1 4 4 3 4

Overall % 75% 79% 81% 71% 86%

Board Members’ Expenses

2012/2013 Amount

Eileen Askham £227.24

John Clarke £135.07

Alastair Giffen £299.65

Charles Stewart £482.95

Norah Whittaker £359.20

Total £1504.11

Committee Membership & Expenses

Alpha is fortunate to have a strong team of Board members all of whom are appointed on a voluntary basis and possess a wide range of skills and expertise. All of our Board members willingly give up a considerable portion of their time to support the operation of the Association. This includes attendance at a range of meetings and Committee work, visiting schemes and other events across Northern Ireland. A legitimate expense which such members are permitted to claim is travel, based on the Inland Revenue limits. A number of our Board members make a personal choice not to claim this expense.


Attendance & Service

Margaret arriving home from the local shops in Mullagh Court, Maghera.

Number of Board meetings attended during the year: April 2012 – March 2013

Elected Member 28 June 26 Sept 6 Dec 7 Mar Total to Board 2012 2012 2012 2013 (Out of 4)

01.07.2009 David Malseed • • x • 3

01.07.2009 Charles Stewart • • • • 4

22.06.2011 Eileen Askham x • x • 2

01.07.2009 Walton Balmer • • • • 4

26.09.2012 John Clarke x x • 1

01.07.2009 Ross Evans • x x • 2

01.07.2009 Diarmid Finnegan • 1

01.07.2009 Thomas Gardiner x • • x 2

01.07.2009 Alastair Giffen x • • • 3

01.07.2009 John McKeown x • x • 2

24.09.2009 Raymond Reilly • • • • 4

29.09.2011 Marion Reynolds x • • • 3

01.07.2009 Robert Smyth x • • x 2

01.07.2009 Peter Taggart x • • • 3

01.07.2009 Norah Whittaker x • • • 3

Overall % 70%


Income and Expenditure Account for the year ended 31 March 2013

2013 2012 £ £

Turnover 4,190,065 4,012,504

Operating costs (3,343,636) (3,372,896)

Operating surplus 846,429 639,608

Profit/(loss) on sale of fixed assets 48 (32,799)

Interest receivable 19,085 19,626

Interest payable (79,906) (91,250)

Other finance (costs)/income (8,000) 4,000

Exceptional item (44,590) -

Surplus on ordinary activities 733,066 539,185

Transfer (to)/from tenants services account (10,367) (25,391)

Surplus for the year 722,699 513,794

Transfer from/(to) designated reserves 8,417 (6,013)

Surplus for the year after transfers 731,116 507,781

All amounts above relate to continuing operations.

Finances: Income and ExpenditureBalance Sheet as at 31 March 2013

2013 2012 £ £

Tangible Fixed Assets

Housing properties – depreciated cost 40,843,074 40,715,252

Less: housing association grant (34,658,685) (34,607,593)

6,184,389 6,107,659

Other tangible fixed assets 596,079 626,207

6,780,468 6,733,866

Current assets

Debtors 186,843 218,089

Cash on deposit 1,819,809 1,232,841

Cash at bank and on hand 224,474 343,686

2,231,126 1,794,616

Creditors: amounts falling due within one year (558,800) (591,980)

Net current assets 1,672,326 1,202,636

Total assets less current liabilities 8,452,794 7,936,502

Creditors: amounts falling due after more than one year (1,018,827) (1,212,237)

Pension liability (438,000) (397,000)

6,995,967 6,327,265

Capital and reserves

Share capital 16 14

Capital reserve 56 55

Revenue reserves 6,995,895 6,318,779

Designated reserves - 8,417

6,995,967 6,327,265

Finances: Balance Sheet


Development and MaintenanceResponse Maintenance

During the period 1 April 2012 to 31 March 2013, the Maintenance Department dealt with 3501 repair orders, all DSD and Alpha targets were over achieved.

Response Maintenance Post Inspections

387 Post Inspections were completed which equates to 10.2% of all jobs completed; this exceeds our target of 10% per annum.

Disabled Adaptation

The Association carried out 62 adaptations in the year 2012/13.

Priority Total No. of Jobs % of Jobs Completed Completed within Timescale

Adaptation 1 Within 5 Working Days 20 80.00

Adaptation 2 Within 20 Working Days 42 64.29

Adaptation 3 Determined by Technical Officer 0 0

Total Jobs 62

Tenant Satisfaction Surveys

This is based on the 1349 returns received for the response maintenance service 1st April 2012 – 31st March 2013.

Q1 Are you satisfied with the repair service provided by the Association?

Yes No No Response Total

Number 1050 125 174 820

% 77.83 9.27 12.90 100.0

Q2 How would you rate the quality of work?

Very Good Satisfactory Poor No Total Good Response

Number 488 457 121 8 275 1349

% 36.17 33.88 8.97 0.59 20.39 100.0

Priority Target Number of Actual % Alpha Target DSD Target Repair Completion Repairs Completed % % Time on Time

Emergency 24 Hours 780 87.31 90 85

Urgent 4 Working Days 1200 87.91 85 80

Routine 4 Weeks 1823 94.18 85 80

Major and Planned Maintenance

Work was undertaken as part of the Association’s ongoing rolling programme as follows:

Scheme Works

Quarry Gardens, Portadown Gas Heating Replacement

Henry Court, Moira

Quarry Gardens, Portadown Lift Replacements

Wilton Court, Belfast

Quarry Gardens, Portadown Warden Call Replacement

Wilton Court, Belfast

Lowry Court, Belfast

Leyland Lodge, Ballycastle

Legacorry House, Richhill

McManus Court, Newry

Leyland Lodge, Ballycastle Cyclical & Fire Alarm Replacement

Agherton Grange, Portstewart Kitchen Replacement

Carnvue Court, Carnmoney Cyclical & Minor Repairs

Carrs Court, Belfast

McManus Court, Newry


Rent Setting PolicyThe Association utilises a rent scheme under which points are awarded for the type of accommodation, facilities, number of rooms, type of heating, age and so on. The number of points is totalled and multiplied by a rent point value that is notified annually by the Department for Social Development. Rents of all properties where tenancies commenced after 16 September 1992 are set in this way and are known as “decontrolled rents”.

The rents of properties where tenancies commenced before 16 September 1992 are set by the Department for Social Development and are known as “controlled rents”.

All rents are reviewed annually.

Lettings / Allocations

Breakdown of Number of Lettings Allocations Breakdown Allocations by Group

New Lets 2 Older Single person 103 Nil points 4

Re-lets 127 Older couple 9 1-69 points 33

Single adult 16 70-119 points 23

Couple 1 120+ points 16

Transfers & Exchanges 53

Other Mobility Schemes 0

Re-let Times

Total No. of Units Total No. of Re-lets Average in 2012/13 Relet Time

961 127 6 weeks

Voids (Empty Properties)Number of void units available for letting at 31 March 2013

Length of Time Vacant 3 weeks 3 weeks 6 weeks 6 months Over 1 year Total or less to 6 weeks to 6 months to 1 year

Re-let and ready for 5 3 6 3 2 19 immediate occupation

Housing ManagementRental Income

Weekly Charges Collectable The total collectable in the period 1 April 2012 to 31 March 2013 was £4,057,862.00 of which the Association collected £4,072,245.00 or 100.35%. (rent, rates, service and support charges)

Arrears of Weekly ChargesArrears are split between “technical” and “non-technical.” Technical arrears relate to payments that are made on the tenants’ behalf but which have not been paid into the Association’s account. These payments may be in respect of:• Housing Benefit• Support• Lone Pensioner Allowance and • Rate Relief

Until these are received they are deemed to be technical arrear. 50.31% of tenants were in receipt of full or partial Housing Benefit.

Non-Technical Technical Total Arrears £ £ £

Current Tenants 26,493.97 26,808.96 53,302.93

Past Tenants 6,732.35 - 6,732.35

Total Arrears 33,226.32 26,808.96 60,035.28

Non-technical arrears at 31 March 2013 represented 1.96% of non-technical collectable rent.

Typical Weekly Charges (excluding rates, service and support charges)

Decontrolled Controlled (For tenancies commenced after 16/9/1992) (For tenancies commenced before 16/9/1992)

1 Bed Accommodation £51.92 1 Bed Accommodation £48.35

2 Bed Accommodation £68.16 2 Bed Accommodation £62.11

3 Bed Accommodation £76.30 3 Bed Accommodation -

4 Bed Accommodation £92.96 4 Bed Accommodation -

Total Units 915* Total Units 28*

*The Association manages a total of 961 units which includes 18 properties occupied by resident scheme managers. The totals in the rental tables exclude the scheme manager accommodation.


Equality Report During the year the Association prepared and submitted a new Equality Scheme, drawn up in accordance with Section 75 and Schedule 9 of the Northern Ireland Act 1998.

In carrying out our functions relating to Northern Ireland we are required to have due regard to the need to promote equality of opportunity between;• persons of different religious belief, political opinion, racial group, age, marital status or sexual orientation• men and women generally• persons with a disability and persons without• persons with dependents and persons without

We realise the important role that the community and voluntary sector and the general public have to play to ensure the Section 75 statutory duties are effectively implemented. Our equality scheme demonstrates how determined we are to ensure there are opportunities, for people affected by our work, to positively influence how we carry out our functions in line with our Section 75 statutory duties.

We have a clear action plan which sets out our commitment to promoting equality of opportunity and good relations.

We continue to allocate all of the necessary resources to effectively operate our Disability Action Plan, (2010-2015)

Our People

Our employees are vital to the success of the Association, a great deal of dedication and commitment is demonstrated by them all year after year.

We invested £20,000 in our people by providing suitable learning and development opportunities to give them the best opportunity to perform in their roles. In the year ahead, we will continue to invest in our employees’ development.

We also welcomed new members to our team. The labour turnover sat at 10.45% during the year.

Sally pops out for some fresh air in Mooreland Close, Ballymena.

22 Alpha Housing Annual Report 2012/2013

This document may be made available in a range of formats such as e mail, large print, braille or alternative languages. If you have any individual requirements, please let us know on 028 9078 7750 and we will do our best to assist you.

Registrations & Advisors Our ResidentsOur Registrations

Industrial and Provident Societies Acts (NI) 1969 and 1976 on 23 March 2009 – Number IP394Department for Social Development on 29 April 2009 – Number R54Inland Revenue – Charity Number XT18321Member of the Northern Ireland Federation of Housing AssociationsMember of the Accord Procurement Group

Our Professional Advisors

SolicitorsCarson McDowell, Murray House, Murray Street, Belfast BT1 6HSJohnson Law Firm, Johnson House, 50-56 Wellington Place, Belfast BT1 6GF

AuditorsExternal – Moore Stephens, 7 Donegall Square North, Belfast BT1 5GBInternal – PWC, Waterfront Plaza, 8 Laganbank Road, Belfast BT1 3LR

Our Administrative Offices

Alpha Housing (Northern Ireland) LtdAlpha House6 Edgewater RoadBelfast BT3 9JQTelephone: (028) 9078 7750 Fax: (028) 9078 7766Email: [email protected]: www.alphahousingni.org

Alpha Housing Ltd Alpha House 6 Edgewater Road Belfast BT3 9JQ

Telephone: (028) 9078 7750 Fax: (028) 9078 7766 Email: [email protected] www.alphahousingni.org

annual report 2012 / 2013€¦ · mr walton balmer . gave notice of his intention to stand down...

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