Housing and services for older people

Challenges and lessons for future

Tony Tench

1

Operations Perspective

• Retirement Housing • Extra Care • The environment • Implications for the future

Retirement Housing

58 49 281 332 631 1054

9539

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2000

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0-5 YearsOld

5-10 YearsOld

10-15 YearsOld

15-20 YearsOld

20-25 YearsOld

25-30 YearsOld

Over 30Years Old

Property age category (Retirement Housing)

• 80% of Retirement Housing stock over 30 years old • Investment based on meeting Decent Homes standards • 45% of courts have studios • Increased customer expectations • Are standards - fit for the future?

Setting Property Standards • Moving bathroom replacements from 35 to 20 years

• Kitchen replacements every 20 years instead of 25

• Design led makeovers to all courts on a 7 year cycle

• Energy efficient - EPC rating of C

• Bedsit remodelling

• Contemporary and comfortable / not institutional

Kerb appeal

Court Manager – The USP!

Correlations between investment, charges and value for money

General Satisfaction Court Name Highest rent Recent court

improvements

Court Manager

involvement in

activities

Resident views on

VFM

High Colin Broughton £138 All Medium No strong negative

High Dennis Potter £139 All but bathrooms High Positive

High Guy Thorneycroft £128 All High Positive

High Lord Cornwallis £125 Nothing very recent High Somewhat negative

Medium Stoneleigh £150 Nothing New - more active None

Medium Bowler £131 All but communal areas High Positive

Medium Philip Docker £159 All but kitchens Low No strong negative

Medium Wellesley £127 All but bathrooms Medium Reasonable

Low Corcoran £97 Nothing Low Negative

Low Grove £135 Nothing Low Negative

Low Swain £140 Nothing Low Negative

Low Lord Cromwell £115 Nothing New - more active Somewhat negative

Digital ®evolution

Choice & control

• Individual choice • Court decisions • H&C21 decisions • Court Service

Agreements • Improved VFM!

Extra Care

1889

1343

379

32 49 40 29

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2000

0-5 YearsOld

5-10 YearsOld

10-15Years Old

15-20Years Old

20-25Years Old

25-30Years Old

Over 30Years Old

Property age category (Extra Care)

• Largest provider of Extra Care @ circa 10% market • Significant majority built within last 10 years • Local Authority commissioned

Learning from design • HAPPI principles

• Accessibility , light and easy navigation

• Reduce non value added communal areas (60:40 to 70:30)

• Mindful of running costs (e.g. LED lighting)

• Sprinklers – opportunity to develop flat designs

• Heating systems are too complex

Fantastic service – but affordable? • 24/7 on-site cover and planned care

• Increasingly nominated to people with higher care needs

• CQC regulation, National Living Wage, On-site management

• Rent, service charge, 24/7 charge, planned care (say 15 hours per week) = circa £400 per week

Management Models • Integrated housing and care:

• Continuity of service for residents

• More efficient delivery

• Better accountability and improved communication

• Improved engagement and tailoring of services for residents

Immediate challenges

• Local Housing Allowance Cap – Potential threat to service affordability – Lack of clarity holding up development

• Drive for home ownership models and reduced public capital subsidy in face of increased build and land costs

• Ageing population, dementia, housing crisis

– Demand for housing and care / health services – Social care and NHS financial challenges

A positive choice in later life

• Properties need to be fit for purpose and meet contemporary expectations

• Residents have to have more choice and control over services to ensure they get VFM

• The Court Manager is the ‘magic’ ingredient. But need to invest in their service skills

• New build designs should embrace technology to improve efficiency and quality of life

• Integrate housing and care management on-site to improve service continuity

• Demonstrate the VFM of services and the positive impact on public expenditure