Affordable Housing Guide

Affordable Housing Capital Funding Guide

Welcome to the GLA’s Affordable Housing Capital Funding Guide (AHCFG). This guide contains the rules and procedures for investment partners (IPs) providing housing with funding from the GLA. It includes rules and procedures on nil grant schemes.

Contents of the guide

Section 1: Home

Section 2: General

  • 9 August 2017 - Updated the section 'PSI Signboards'.

Section 3: Housing for rent

  • February 2019 – changes made – introduces guidance for housing products introduced in the Mayor’s Affordable Homes Programme 2016-21

Section 4: Housing for sale

  • 31 August 2016 - changes made - Update to DPF links and references.

Section 5: Specialist programmes

  • 20 July 2015 - changes made - Addition of Lease and Repair section. 

Section 6: Grant recovery

  • 23 July 2015 - changes made - New GLA version of AHCFG incorporating the change introduced by the Determination issued 1 April 2015, clarifying the GLA’s approach to use of recovered grant and the requirement for all use of recovered grant to be approved by the GLA.

Section 7: Compliance audit

  • 12 July 2018 - changes made - Links to new checklists and associated information. Clarification on compliance audit implications of OPS replacing IMS. Streamlining of document file requirements to remove duplication and references to programmes which are no longer active.

Section 8: Resident ballots for estate regeneration

  • February 2019 – changes made – minor clarifications including: replacing references to “grant” with “GLA funding” (paras 8.1.3, 8.1.4, 8.5.19 and 8.7.1); removing references to “additional HRA borrowing” (para 8.2.2); inserting references to “long leasehold” (paras 8.3.1 and 8.3.4); clarifying wording related to artificial partitioning (para 8.3.5 and 8.7.4); clarifying wording of Exemption 3 (paras 8.6.10 and 8.6.12); and clarifying examples of “material deviations” (para 8.7.3).

Glossary

Previous versions - General
  • 1 April 2015: New version of AHCFG
  • 19 August 2015 - changes made: Deletion of references to IMS funding conditions & HQIs. Deletion of most compliance audit material. Updating of hyperlinks & paragraph numbering for cross-referencing within the chapter.
  • 22 December 2015 - changes made: Confirmation that main works contract costs can include transport construction. Definition of start on site for rehabilitation/conversion schemes. Explanation of how and when to submit the final grant claim if some planning conditions are outstanding.
  • 15 February 2016 - change made: new wording in paragraph 2.3.6 on conflict of interest.
  • 26 July 2016 - changes made – Updating of links and clarification of length of lease required for grant-funded schemes, fixed broken hyperlinks.
Previous versions - Housing for Rent
Previous versions - Housing for Sale
  • 1 April 2015: New version of AHCFG
  • 18 May 2015: Changes made: Updated links to model leases for use from 30 April 2015.  Updated guidance within the shared ownership section to reflect changes to lease (pre-emption clause).   Update to para 4.1.30 for IPs offering equity loans. Update to ‘Right of First Refusal’ section providing guidance on use of Deed of Variation
  • 20 August 2015 - changes made: Updates to a number of sections: the commencement of the three month marketing period for the purposes of the cascade to GLA income thresholds; guidance on setting rents to bring into line with the MHC2015-18 prospectus; clarifications to the equity loan section; and an update to the section on affordability.
  • 18 January 2016 - changes made: Sections added to reflect two historic products; Rent to HomeBuy and Discounted Market Sale.
  • 4 February 2016 - changes made: This update creates new paragraphs at 4.1.112, 4.1.113 and 4.1.115 regarding the communication of information relating to service charges, their affordability and additional maintenance costs.
  • 16 February 2016 - changes made: New wording in paragraph 4.1.47 on conflict of interest.
  • 1 April 2016 - changes made: Revised income threshold, effective from 1 April 2016.
  • 19 July 2016 - changes made: Fixed broken links across the section.
Previous versions - Specialist Programmes
Previous versions - Grant Recovery
Previous versions - Compliance Audit

Compliance audit

  • 1 April 2015: New version of AHCFG
  • 3 July 2015 - changes made: Providers no longer have to submit TPISH data to BCIS. Independent auditors no longer have to attach supporting documents or evidence with their reports; instead they should retain scanned copies for at least six years.
  • 7 August 2015 - changes made: Update to Audit Document File requirements relating to electronic copies of documents and archiving policy.  Addition of template for Independent Auditor's Report, Compliance Audit TIS Checklist and 'Which Compliance Audit?' guidance document.
  • 9 August 2016 - changes made: Revised chapter uploaded for 2016-17 Compliance Audit, with links to initiation form, report templates and checklists
  • 11 September 2017 - change made - Revised Rent & Sale 15-18 checklist uploaded.
Previous versions - Residents ballots for estate regeneration
  • 18 July 2018 – changes made – new section added following the Mayor’s decision to introduce a funding condition to require resident ballots in strategic estate regeneration projects.

Recovery of Capital Grant General Determinations 2017 (NEW)

In London, the GLA has the power to determine the events that can lead to the recovery of grant from a Registered Provider (including local authorities). The GLA can also determine the circumstances under which a Registered Provider can recycle grant into a fund to enable the provision of new homes. The Determination originally issued in 2015, which applies to Registered Providers, has been revised to reflect changes introduced in the Housing and Planning Act 2016.

RCGD - Registered Providers 2017

Under the Affordable Homes Programme 2016-21, grant may be given by the GLA to any organisation and not just registered providers, so a separate new Determination is also being published to govern recovery of grant from unregistered bodies.

RCGD - Unregistered Providers 2017

These Determinations were confirmed following a consultation process with relevant bodies.  A consultation document setting out the queries received and the GLA’s response can be found here.

Recycled Capital Grant Fund and Disposal Proceeds Fund

All holders of these funds are required to complete an annual return. The annual return is currently being reviewed and will be made available for providers in early summer 2019.

 

The HCA Affordable Housing Guide

The new GLA AHCFG replaces both documents for activity in London. The HCA’s AHCFG is still the relevant document for activity outside London.

Where users have queries in relation to the AHCFG they should contact their Area Manager in the GLA Housing and Land team.

History of the guide

The GLA’s guide was first published in April 2015. Before that, most of the GLA’s guidance was contained in the version of the AHCFG published by the Homes and Communities Agency (HCA). This historic guidance, which may be relevant for some schemes, is on the HCA’s website in the AHCFG library.