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Green Deal in Social Housing

Voluntas 4th Annual Conference. 15th November 2012. Green Deal - The Role of Social Housing Providers. Matt Roberts, Director of Asset Management and Development. Wigan and Leigh Housing.

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Green Deal in Social Housing

  1. 1. Green Deal – The role of SocialHousing providers.Matt RobertsDirector of Asset Managementand DevelopmentWigan and Leigh Housing
  2. 2. “The biggest home improvementprogramme since the SecondWorld War”…? OR “a useless middle class subsidy” ?
  3. 3. It’s here! • Commenced October 2012 • Green Deal plans 28th January 2013
  4. 4. What next?Do nothing!! Do everything!! Or something in between...
  5. 5. Options Available• Do nothing• Green Deal Provider• Provide part of the service – survey / installation• Signpost• Using Green Deal / ECO to improve homes
  6. 6. Become a Green Deal Provider
  7. 7. Become a Provider – the financial backer• Can access loans at low rates (DECC)• Has a sizeable customer base• Are experienced in communicating with residents• Have supply chains for doing the works• Have an interest in ensuring the homes are of good quality
  8. 8. Advantages• Reduce tenants’ bills• Lead on reducing carbon in customers homes and potentially others.• Generate a new income stream• Maintain a closer understanding of properties and resident needs• Ensure quality of work• Focus activity on reducing fuel poverty and encourage behavioural change• Employ local people• Be seen as an innovator
  9. 9. Risks  Calculation of the Golden Rule  Energy efficiency is not always easy to sell.  Providers will take on default risk of Green Deal charges.  Liable for guarantees and warrantees put in place.  Still unclear how lenders will view Green Deal finance – stock revaluation9
  10. 10. The Golden Rule
  11. 11. New Barracks Estate • 78 early Edwardian properties - Inadequate heating - limited insulation - damp - draughty - condensation11
  12. 12. Some graphs!!12
  13. 13. Appropriate measures • CO2 savings (kgCO2 saved per year) • Cost of energy saved per year • Capital cost per kgCO2 saved • Capital cost versus running cost saving13
  14. 14. Methodology 1. Retrofit Options Appraisal a. Projected savings b. Projected benefits c. Forecast SROI 2. Data Collection a. Questionnaire b. Utility data c. Focus groups 3. Results a. Utility Cost b. Comfort c. SROI Analysis14
  15. 15. The Measures • Internal wall insulation • Windows and doors • Mechanical Ventilation Heat Recovery (MVHR) • Top up loft / cavity wall insulation • High efficiency condensing boilers15
  16. 16. Projected Results – SAP Utility Cost savings Projected Savings Estimated16
  17. 17. 17
  18. 18. Results - Whole house comfort levels18
  19. 19. £353 saving 47.7% of pre retrofit average annual gas spend19
  20. 20. The Golden Rule – What is the saving? • Estimated 40% saving close to actual. • Further savings taken in increased comfort. • How much physical / behavioural? • Variation based on occupants. • Increase in electrical costs – rebound affect?20
  21. 21. Marketing and Engagement
  22. 22. The Benefits of Wall Insulation  Reduced bills  Improved appearance  Increased comfort  Reduced carbon22
  23. 23. Private Sector Offer • CESP discount • Contractor arranged • Payback calculation • Signposted funding MARKETING AND COMMUNICATIONS!!23
  24. 24. Or dis-benefits “It is of our opinion that as a result of this work, our properties have been de-valued by at least £20,000 each, therefore it is our intention to seek legal advice on the possibility of suing the council for £20,000 per household as compensation”.24
  25. 25. Need to overcome natural inertia Changed Supplier in Last 5 Years 28% Yes No 72%25
  26. 26. Recognise benefits (or disbenefits) But maybe….. Before After26
  27. 27. Providing part of the Service
  28. 28. Provide Part of the Service – Possible model Green Deal Provider Registered Third party Funding provider business sources Green Deal assessment Provides finance and installs measures Homes Electricity Payback supplier28
  29. 29. Assessment • Trusted • Know the properties – public and private • Know the people • Experience of retrofit • Independent – nothing to sell • Serious about behavioural change But who pays for lack of take up?29
  30. 30. Trust  There is a tendency for people to adopt the opinions, judgements and behaviour of others  People are more likely to install an energy efficiency measures if one of their family or peers have done so.  Research suggests that engaging individuals as members of a community, rather than only as consumers of energy, is an important strategy for changing energy-related behaviours30
  31. 31. Installers • Frameworks delivering retrofit • Experience of working in peoples’ homes • Success in achieving training and apprenticeships • Mechanisms for performance monitoring • Quality assurance / management – PAS 2030 • Commitment to local labour31
  32. 32. There is an appetite! Would you be prepared to pay towards energy efficiency measures if you made a bigger saving as a result? 13% Yes No 26% Blank 61%32
  33. 33. Working through other Green DealService Providers
  34. 34. Non Provider - Signpost  Can’t do nothing  Communication with tenants  Working with Green Deal providers  Watch and wait  Focus on providing through Asset Management plans34
  35. 35. Risks  Works carried out without consent or knowledge.  Not seen to be involved.  Potential income stream.  Not able to direct work to local businesses.  Not being seen to combat fuel poverty.35
  36. 36. Need to understand the implications. May / will need to…  Assess Green Deal providers in your area – accreditation and experience  Upskill EPC assessors to assess advice given.  Support the marketing of the service by adding your brand.  Develop a corporate approach to Green Deal enquiries.  Keep up to date records of where Green Deal undertaken – lettings / void cost.36
  37. 37. Word of warning – Green Deal must address the fuel poor There is a risk that the Green Deal could in fact make fuel poverty worse unless: • There is an accurate assessment of a home, its occupants and their behaviour in order to make the correct diagnosis and the economics of paying for them. • We recognise that different customers need different approaches. • We build trust in Green Deal among the fuel-poor, and overcome the mistrust that many people on low incomes feel towards official initiatives.37
  38. 38. Using the Green Deal to improve your homes
  39. 39. Using the Green Deal to Improve your Homes  Understanding your stock – maintain a strong asset database  Integrate Asset Plan and Energy Efficiency Strategy  Maximise your investment programme – trigger points  Maximise level of funding through partnerships / innovations39
  40. 40. Conclusion
  41. 41. Lessons Learnt • Behaviours vary as do savings! • Analysis is resource intensive • Education and advice is essential • Marketing is key (and expensive) • Take up will start slow • The industry is lagging behind • There is a role for housing providers • Consider long term asset planning41
  42. 42. Thank You Questions ?42