Retrofitting social housing. Scaling up the opportunity in partnership
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- Camron Singleton
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1 Retrofitting social housing Scaling up the opportunity in partnership
2 The case for investment UK target to reduce greenhouse gas emissions by at least 80% by 2050 Domestic buildings account for 27% of total carbon emissions 80% of today s building stock projected to still be in use by 2050 Cost of retrofitting England s housing stock estimated at around 500bn Social housing sector accounts for some 18% of total housing stock 1.4 million social homes classified as hard-to-treat, requiring more complex and expensive measure to improve their energy efficiency 600,000 English social households are in fuel poverty Cost of retrofitting social housing stock estimated at around bn (equals 2.3bn pa to 2050)
3 What are the barriers? Significant funding shortfall Retrofitting social housing to meet 2050 targets requires about 2.3bn pa ECO provides a maximum of 1.3bn pa (however, social housing is not eligible for the 350 million of the affordable warmth component) Green Deal finance not well suited for social housing Split incentive in social rented sector (with rents set by government) Low-income households are likely to require subsidies to make energy efficient renovation work financially viable Under-heating means energy efficient work will not lead to the same energy bill savings as for standard households Most of the cost-effective work is likely to have already been carried out in social housing properties
4 What is the proposal? A social housing retrofit loan fund ( evergreen fund ) : Social housing providers would borrow money to undertake retrofit of existing homes Potential for sustainable new build projects (subject to EIB lending criteria) Long repayment schedules in line with investment on competitive lending terms (e.g. up to 30 years; % interest rate; floating or fixed option) Potential for grant funding provided alongside loan (ECO, RHI, EU funds, )
5 The basic principles Developed jointly by the European Investment Bank (EIB) and the National Housing Federation (NHF), building on best practice established in London (THFC-managed Greener Social Housing UDF) and South East (Radian: Retrofit South East) Professional social housing finance intermediary to manage loan portfolio Spending ring-fenced to local area (requires critical mass to reduce management overheads) LEPs to opt-in Could be combined with local employment, training and apprenticeship initiatives (e.g. revenue spend integrated into new construction/retrofit capital investment)
6 Local economic impact Triple bottom line: Improved energy efficiency (environmental benefit) Reduced fuel poverty (social benefit) Household expenditure diverted away from fuel bills (economic benefit) 1m 22 jobs + 80 homes improved Refurbishment figures calculated by Department for Communities and Local Government based on results from the Housing Market Renewal (HMR) programme in relation to refurbishment; using data in House of Commons written answers 28 June 2010
7 Where does the money come from? A mixed lending portfolio, consisting of: European Structural & Investment Funds (EU SIF): 5.2 bn over 7 years 20% of ERDF on energy efficiency; 20% of ESF on social inclusion European Investment Bank (EIB) loan finance: to match EU SIF and leverage Other institutional investment which could include housing providers own reserves or local/national investment Exploring option for investment into the fund being considered as allowable solution under the Zero Carbon Homes programme Grant elements, potentially provided alongside loan: ESF could be used to support local employment, training and apprenticeships ECO, RIH, other national grant schemes
8 Which activities could be financed? Energy efficiency: Cavity wall insulation, loft insulation, Double-glazed windows, air tightness, Waste water heat recovery, Renewables: Ground source/air source heat pumps Photovoltaics (PV) Solarthermal Training: Up-skilling local people to become energy assessors + building trades Behavioural change training for tenants (how to use energy efficient homes)
9 Retrofitting social housing Case studies from the social housing sector
10 Radian: Retrofit South East First housing association to make use of 4% ERDF structural funding for retrofit of social housing in ,000 grant secured for programme of research to build low carbon retrofit capacity. ERDF project outputs related to retrofit business assistance provided to 85 SME s.
11 Retrofit South East: Borough Grove Low Carbon Refurbishment Prior to refurbishment Thirteen 3-bed semi detached properties in Petersfield In need of substantial upgrade Average energy efficiency rating E Advanced retrofit approach Enhanced specification of the required upgrade to include a comprehensive package of low energy and sustainability measures 77% reduction in carbon emissions in seven properties upgraded to energy efficiency rating C 86% reduction in carbon emissions in six properties (additional savings achieved through extra solar PV (2.1kWp) + solar water heating (3m2) upgraded to energy efficiency rating B
12 How C88 was achieved, Show home full SAP modelling Scenario SAP 2005 Rating EPC / SAP Band Annual Regulated CO2 Emissions kgc02/yr Baseline as extg (Gas) 49 E 5, mm Phenolic foam EW Insulation 69 C 3,461 + Double loft insulation to 300mm thick 70 C 3, mm vertical floor raft edge insulation 71 C 3,219 + A-energy rated windows and doors 73 C 2,792 + Improved air tightness & heat recovery ventilation 74 C 2,650 + New A rated boiler & cylinder plus controls 80 C 1,965 Approx cost of measure Percentage Reduction in Regulated CO2 Emissions % , ,750 6,000 3,000 4, % low e lighting 81 B 1, % kwp solar PV 91 B 972 9,250 83% '+ Solar thermal 3msq 92 A 816 5,000 86% + 20mm aerogel ground floor insulation 93 A 692 5,500 Sum of all measures 93 A ,000 88% 41% 44% 45% 52% 55% 67% 88%
13 FUTUREFIT PROJECT
14 The approach 150 homes, 22 archetypes Works: practical approach, budgetary targets (three levels: low 6,500; medium 10,000; and high 25,000) Advice: FutureFit Living Monitoring: gas, electricity, temperature Analysis: baseline, SAP*, actual usage, resident surveys Normalised for: weather, location, tariff As close to reality as we could get * Standard Assessment Procedure
15 How did reality compare to predicted? 15
16 Funding gap 16
17 A great opportunity for collaboration The case for investment a triple bottom line Economy: Significant construction sector and supply chain opportunities, including apprenticeships and training; reduced energy bills free up household expenditure to be spent in the local economy Environment: Carbon savings and improved quality of life (health benefit) Social inclusion: Reducing the number of currently over 600,000 English households living in fuel poverty A joint opportunity for LEPs and the social housing sector EU grant funding matched by EIB loan finance to deliver retrofit at scale Local project portfolios aligned to specific area-based priorities Excellent track record of housing associations and experience from previous retrofit schemes will ensure prompt and high quality delivery in partnership with LEPs and EIB
18 Retrofitting social housing Scaling up the opportunity in partnership Contact: Arno Schmickler Tel
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