North London Housing Partnership - In-depth assessment of different housing company and delivery structures - Final report v3.0

Sep 1, 2026

Executive Summary and report overview of Altair’s in-depth assessment of North London Housing Partnership (NLHP) housing company structures and delivery methods. Covers the sector context for housing companies and the implications of the recent removal of the HRA debt cap, then reviews each NLHP member organisation’s current approach, including key successes, failures and lessons. Includes a recommended options appraisal methodology, a toolkit for establishing a local housing company, and supporting case studies that help readers learn from experiences nationwide.

LanguageEnglish

CategoryPresentations

FormatDOCX

Pages86

Reading Time30 min

AccessFree to download

Executive Summary

Introduction

Member organisations’ approaches to housing delivery

Section B - Toolkit

Introduction

Funding considerations

Governance Considerations

Delivery route options

Strategic options appraisals

Business planning

Practical programme delivery

Appendix

Checklists

Additional case studies

North London Housing Partnership In-depth assessment of different housing company and delivery structures FINAL Report v3.0 August 2019 Contents TOC \o "1-1" 1 | Executive Summary PAGEREF _Toc17839492 \h 3 Section A – Assessment of North London Housing Partnership PAGEREF _Toc17839493 \h 7 2 | Background, history and market context PAGEREF _Toc17839494 \h 7 3 | Member organisations’ approaches to housing delivery PAGEREF _Toc17839495 \h 12 Section B - Toolkit PAGEREF _Toc17839496 \h 27 4 | Introduction PAGEREF _Toc17839497 \h 27 5 | Funding considerations PAGEREF _Toc17839498 \h 30 6 | Governance Considerations PAGEREF _Toc17839499 \h 33 7 | Delivery route options PAGEREF _Toc17839500 \h 35 8 | Strategic options appraisals PAGEREF _Toc17839501 \h 54 9 | Business planning PAGEREF _Toc17839502 \h 60 10 | Practical programme delivery PAGEREF _Toc17839503 \h 67 Appendix 1 | Checklists PAGEREF _Toc17839504 \h 75 Appendix 2 | Additional case studies PAGEREF _Toc17839505 \h 80 Our report is addressed to the Directors of the North London Housing Partnership. We stress that our report is confidential and prepared for the addressees only. It should not be used, reproduced or circulated for any other purpose, whether in whole or in part without our prior written consent, which consent will only be given after full consideration of the circumstances at the time. If the report is released to a third party without prior consent from Altair, we do not acknowledge any duty of care to the third party and do not accept liability for any reliance placed on the report. Executive Summary Introduction This report summarises the outcomes of Altair’s work with the North London Housing Partnership (NLHP) to conduct an in-depth assessment into different housing company structures and housing delivery methods. It includes detail on the context of housing companies in the wider sector and the recent removal of the HRA debt cap, before outlining each member of the NLHP’s current approach to housing delivery, highlighting any successes, failures and lessons to be learned. The report provides a suggested methodology for conducting an options appraisal of different delivery approaches, a Toolkit for establishing a local housing company, as well as providing a range of case studies showing the range of approaches that different authorities across the country have taken. A key objective has been to ensure that readers of the report can learn from the experience of others and not have to ‘reinvent the wheel.’ We have recently seen a rapid rise in local housing companies. Local housing companies (LHCs), as defined in the Smith Institute report of 2017, ‘Delivering the renaissance in council-built homes: the rise of local housing companies’, are “arms-length commercial organisations wholly or partly owned by councils…the homes LHCs provide sit outside of the local government housing financing system (Housing Revenue Account) and are not subject to the Housing Act and most of the social / affordable housing regulations”. There are as many as 150 LHCs currently operating in England, most of which have been formed over the last few years; the Smith Institute report estimates that, collectively, LHCs could increase completions over time from 2,000 homes per year to 10,000 – 15,000 homes per year by 2022. LHCs are viewed positively by government. They are enjoying cross-party support and are viewed as an example of ‘entrepreneurial councils’ taking the initiative and innovating. We also discuss the recent lifting of the HRA debt cap and the fact that this has led a number of boroughs to move away from LHCs where their HRA is financially strong enough to fund new housing development. Member organisations’ approaches to housing delivery The six member organisations have adopted a range of approaches to housing delivery reflecting different politics, demographics, land, market conditions and other f

FAQs

What is the purpose of this final report for the NLHP?

It summarises Altair’s in-depth assessment of different housing company structures and delivery methods, including sector context, the impact of removing the HRA debt cap, and each NLHP member’s approach to housing delivery.

What does the report provide to support decision-making on delivery approaches?

It provides a suggested methodology for conducting an options appraisal, along with a toolkit for establishing a local housing company.

How does the report treat local housing companies (LHCs)?

It describes LHCs as arms-length organisations, explains their current scale in England, and discusses government views and how the HRA debt cap changes may shift boroughs away from LHCs.

Sep 1, 2026

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