RENT Contents

RENT RENT - 1 GRANT CONFIRMATION 1 Introduction 2 Timing of application 3 Cost guidelines 4 Other sources of funding 5 Purchase valuations 6 Rents 7 Grant confirmation - action by RSL 8 Submission requirements 9 Less SHG required than estimated at allocation 10 More SHG required than estimated at allocation 11 Action by the Corporation 12 Financial viability 13 Check list RENT - 2 CHANGES TO SCHEMES 1 General 2 Changes identified at Grant Confirmation 3 Changes identified after Grant Confirmation has been given 4 Check lists for changed scheme submissions RENT - 3 ACQUISITION 1 General 2 Timing of SHG claim 3 Delayed completion of the purchase 4 Action by the RSL 5 Action by the Corporation 6 Interest on delayed payment of claims RENT - 4 START ON SITE 1 General 2 Timing of SHG claim 3 Action by the RSL 4 Action by the Corporation 5 Interest on delayed payment of claims 6 Changes to the Acquisition completion date RENT - 5 FINAL COST 1 General 2 Action by the RSL 3 Supporting documents 4 Cost overruns 5 Interim payments 6 Action by the Corporation 7 Action by the Corporation on cost overruns 8 Interest on delayed payment of claims Contents The Housing Corporation Capital Funding Guide July 2005 RENT Rent 3 Rent 5 Rent 1 Rent 2 Rent 2 Rent 2 Rent 2 Rent 2 Rent 2 Rent 2 Rent 1 Rent 5 Rent 5 Rent 1 Rent 1 Rent 3 Rent 1 Rent 1 Rent 1 Rent 1 Rent 5 Rent 5 Rent 4 Rent 4 Rent 4 Rent 4 Rent 1 Rent 1 Rent 1 Rent 5 Rent 3 Rent 5 Rent 5 Rent 5 Rent 5 Rent 1 Rent 1 Rent 2 Rent 2 Rent 1 Rent 1 Rent 1 Rent 5 Rent 1 Rent 1 Rent 1 Rent 5 Acquisition Certificate of Practical Completion Certifications at Grant Confirmation Changes at Acquisition stage Changes from bid stage Changes after Grant Confirmation Changes to a scheme at Start on site Changes to rents Changes to scheme costs Check list for changed schemes Check list for key requirements Checks at Final Cost - Corporation Checks at Final Cost - RSL Checks at Grant Confirmation - Corporation Classification of schemes Completion delays Contributions from private sector Contributions of land from private sector Contributions of land from public sector Cost guidelines Cost overruns - Corporation action Cost overruns at Final Cost Cost overruns at Start on site Deferment of possession Delays on purchase completion Design and Build at Start on Site Design and Build- requirements at Grant Confirmation Discount on grant Discounting on-costs Documents to be kept on RSL file for Final Cost Exchange of purchase of contracts Existing satisfactory purchases Failure to reach completion target dates Failure to reach practical completion Final Cost 12 Financial viability 11.3 Fixed Grant percentage 3.1 Fundamental changes at Acquisition 3.4 Fundamental changes at Start on Site 1.9 Good title Grant Confirmation 7 Grant Confirmation - action by RSL 7.4 Grant pot funding on cost overruns 1.11 Grant pot savings at Grant Confirmation 3.14 Grant rate calculation 8.4 HACON 6 9 Interest on delayed payment at Final Cost 3.1 8.3 3.1 2 3 3.4 2.5 2 4 13 6 2 11 1.10 3 4.4 4.5 4.6 3 7 4 3.3 2.4 6 3.6 8.6 4.4 3.5 3 2.2 1.4 1.5 1.6 Capital Funding Guide Index The Housing Corporation July 2005 RENT Rent 3 Rent 4 Rent 5 Rent 4 Rent 1 Rent 1 Rent 3 Rent 4 Rent 1 Rent 1 Rent 1 Rent 1 Rent 1 Rent 1 Rent 5 Rent 3 Rent 1 Rent 1 Rent 1 Rent 5 Rent 5 Rent 4 Rent 1 Rent 1 Rent 1 Rent 1 Rent 3 Rent 3 Rent 1 Rent 1 Rent 3 Rent 3 Rent 5 Rent 2 Rent 1 Rent 2 Rent 1 Rent 1 Rent 5 Rent 1 Rent 1 Rent 2 Rent 3 Rent 3 Rent 5 Rent 4 Rent 1 6 5 5 1 4.5 4.6 2.10 3.4 9 4.1 8.8 10 3.14 3.9 1.4 2.3 3.4 4.3 4 1.7 6.2 4 8.7 4.4 4.5 4.3 2.10 3 5 7.2 4.5 2 1.2 2.5 6 1.3 11.6 4.4 1.8 1.11 1.13 2 2.8 1.2 1.7 1.3 3.13 Index Interest on delayed payment of Acquisition SHG Interest on delayed payment of Start on Site SHG Interim payments Key event for Start on Site Land from private sector Land from public sector Land inclusive package payments Land inclusive packages Less SHG required than estimated at allocation Local authority SHG funded schemes Local authority vendor - requirements at Grant Confirmation More SHG required than estimated at allocation Net Grant rate calculation Non-qualifying costs Off the shelf schemes Off the Shelf schemes payments On-costs Other public subsidy for housing and non-housing costs Other sources of funding Partial tranche payments Payment of SHG at Final Cost Payment of Start on Site claim Phased schemes requirements at Grant Confirmation Private sector contributions Private sector land Public subsidy Purchase and Repair payments Purchase completion delays Purchase valuations Purchases prior to Grant Confirmation Relevant dates - Acquisition Relevant event - Acquisition Relevant event - completion Rent changes Rents Revised Grant Confirmation Right to Acquire RSL reserves funding Savings at Final Cost Savings from allocation- programme contract Savings from allocation- scheme contract Scheme cost changes Simultaneous claims of Acquisition and Start on Site SHG Split tranche of Acquisition SHG Split tranche of Final Cost SHG Split tranche of Start on Site SHG Standard percentage adjustments (SPAs) Capital Funding Guide July 2005 The Housing Corporation RENT Rent 4 Rent 1 Rent 5 Rent 3 Rent 5 Rent 1 Rent 4 Rent 1 Rent 1 Rent 2 Rent 5 Rent 1 8 3 2 1.2 2 2 3.1 5 2 2.9 8.9 Start on Site Submission requirements at Grant Confirmation Supporting documents at Final Cost Timing of Acquisition claim Timing of claim Timing of Grant Confirmation Timing of Start on Site claim Total Cost Indicators (TCI) Valuations Variations from bid stage Variations from Grant Confirmation Waivers from SDS Index The Housing Corporation Capital Funding Guide July 2005 Grant Confirmation 1 1.1 INTRODUCTION RENT - 1 The RENT section of the guide applies to all schemes that receive Grant Confirmation on or after 1 April 2002 and sets down the characteristics applicable to the development of permanent housing for rent by an RSL using SHG. This is followed by guidance on the procedures to be followed from the Grant Confirmation stage to Final Cost stage. Schemes given Grant Confirmation before 1 April 2002 must follow the previous procedures, which will remain relevant throughout the development of the scheme. See the April 2001 issue (and its amendments) of this (the Capital Funding) Guide, found in the Corporation’s library www.housingcorplibrary.org.uk Changes to a scheme 1.2 1.3 Revised Grant Confirmation can no longer be given to schemes approved on or after 1 April 2002. The RSL must notify the Corporation of any change to the scheme from the original bid and provide reasons for the change. The Corporation will decide whether to accept the changes on the basis of whether the strategic need for which the allocation of SHG was given is still being met and whether the scheme still offers value for money, particularly in light of other bids for similar schemes. The Corporation may reject the scheme and reclaim any grant paid where changes are not acceptable, regardless of how far the scheme has progressed. For this reason it is in the RSL’s interest that it seeks the Corporation’s acceptance of the change as soon as possible. The scheme submission must comply with the Funding Conditions as accepted by the RSL’s Committee and confirmed on line by the RSL’s Security Administrator at the beginning of the financial year. See GENERAL-1 and RENT-2 for changes to schemes. All RSL applications for Grant Confirmation and claims for payment of SHG must be submitted via the Internet using the Corporation’s Investment Management System (IMS). IMS guidance documents are on the Corporation’s IMS web site - www.housingcorp-online.org On receipt of a submission for Grant Confirmation by an RSL, the local office of the Corporation will assess the proposal to confirm that the scheme is the one for which the allocation was given. Right to Acquire 1.4 1.5 1.6 1.7 1.8 The Right to Acquire provisions of the Housing Act 1996 apply to all dwellings built or acquired for Rent using SHG, unless exempted. It is a condition of SHG that RSLs comply with this legislation. See paragraph 11.6 and the Right to Acquire section. Capital Funding Guide July 2005 The Housing Corporation Grant Confirmation Good Title 1.9 RENT - 1 The property to be acquired must offer good title. A leasehold interest should be at least 30 years for a Rehabilitation scheme and 60 years for a New Build scheme. Classifications of Rent schemes 1.10 The following scheme types are included under the Rent heading (See GENERAL-1 for definitions of scheme types): • • • New Build including Acquisition & Works, Off the Shelf and Works Only schemes; Rehabilitation including Acquisition & Works, Existing Satisfactory, Purchase and Repair and Works Only schemes; Re-improvement of RSL owned stock but not Major Repairs. Note that Major Repairs are covered by the REPAIR chapter of this Guide. Savings at Grant Confirmation - Programme Contract 1.11 Where a scheme produces the same amount of units and persons at Grant Confirmation as at allocation but requires less SHG, this saving will be transferred to the RSL’s Grant Pot for future use. However, the RSL will need to ask the Corporation to change the allocation figure to the new total in order to make their submission in IMS. The Corporation will then transfer the savings to the RSL’s Grant Pot. See GENERAL-2 Where a scheme produces fewer units or persons at Grant Confirmation than was shown at allocation and requires less SHG; this is not a genuine saving and will not be transferred to the Grant Pot. The RSL will need to seek the Corporation’s approval to the changed scheme. See RENT 2 Savings at Grant Confirmation - Scheme Contract 1.13 The RSL will need the Corporation to change the allocation before a submission can be made on IMS. Any savings made in the requirement of SHG will be returned to the Corporation’s ADP. TIMING OF APPLICATION The RSL is expected to submit an application for Grant Confirmation no more than 6 weeks before exchange of contracts for acquisition schemes or Start on Site for a Works Only scheme. 1.12 2 2.1 The Housing Corporation Capital Funding Guide July 2005 Grant Confirmation 2.2 RENT - 1 Grant Confirmation can be withdrawn if an application for the first tranche of SHG for the scheme has not been claimed 3 calendar months after Grant Confirmation, or a satisfactory explanation received of why the scheme has not proceeded. The RSL must keep the Corporation informed where a scheme is not proceeding according to the latest development timetable, and funding may be withdrawn if it fails to do so. COST GUIDELINES Total Cost Indicators (TCI) 2.3 3 3.1 TCI are the cost guidelines which assist the Corporation to decide on value for money. The cost of the development proposed is compared to the Corporation’s nationally established TCI, a matrix of total scheme cost norms that takes account of scheme type and of geographical variables. The TCI for a scheme are set at the Bid stage - changes to a scheme at Grant Confirmation may affect the original TCI. The RSL must notify the Corporation of any changes between the bid and Grant Confirmation so that the Corporation can decide whether the scheme still meets the criteria on which the allocation of SHG was originally given. See current TCI guidance in the Corporation’s Library website at www.housingcorplibrary.org.uk From April 2002, following a fundamental review of the TCI system and the introduction of more finely grained cost groups, the Corporation’s discretion to approve schemes is now limited to no more than 110% TCI rather than 130% TCI as previously. On-Costs 3.2 3.3 3.4 On-costs cover costs other than the acquisition and main works costs, e.g. legal fees and stamp duty. See current TCI guidance for a full list of eligible on-costs and the standard on-cost percentage. Discounting on-costs 3.5 The RSL may discount a percentage of the on-costs where it thinks it would not be applicable to that scheme. The level of discount from on-costs declared at Grant Confirmation must be equal to or less than the standard on-costs percentage. Subject to local office approval, the RSL may discount the on-costs to reduce the total qualifying costs to within 110% of TCI. No other acquisition or works cost can be discounted to bring the scheme cost within 110% of TCI. 3.6 The Housing Corporation Capital Funding Guide July 2005 Grant Confirmation 3.7 RENT - 1 Once the discounted on-costs have been deducted a new standard on-costs percentage is generated and will be fixed and applicable for the life of the scheme. The RSL must consider how it will finance any discount and persistent discounting may reflect adversely in the National Development and Investment System (NDIS) of the RSL by the Corporation. Non-qualifying costs 3.8 3.9 SHG eligible costs cannot be classed as non-qualifying costs in order to bring costs within 110% of TCI, except where these have been classified as housing non-qualifying costs. See GENERAL-4 for details of non-qualifying costs. Grant rates 3.10 Grant rates as determined by the new Grant Rate Calculator represent the maximum percentage of total qualifying scheme costs that may be funded with public capital subsidy, for each type of scheme in each area. The Grant Rate for a scheme is calculated and set at Bid stage and will hold for the whole project. Where there have been any changes to a scheme between Grant Confirmation and Bid stage the RSL will need to notify the Corporation who will decide whether the scheme still meets the criteria on which an allocation of SHG was originally given. See RENT-2 on changes to a scheme from Bid stage. For Rent schemes the calculator will provide a maximum eligible grant rate for each unit type included within a bid. This is based on values, incomes, TCI and standard outgoings (management, maintenance, void major repairs and loan costs). The rates for each unit are aggregated to produce a maximum eligible grant rate for each bid. See the Corporation’s Library website for current details and guidance on TCI, Grant Rate Calculator and Administration Allowances at www.housingcorplibrary.org.uk Standard Percentage Adjustments (SPA) 3.11 3.12 3.13 The introduction of the new methodology for TCIs has meant that local adjustments to TCI, known as Standard Percentage Adjustments, are no longer necessary. Net Grant Rate calculation 3.14 The Net Grant Rate is calculated as follows: SHG claimed + OPS¹ - CPA/SPPA² - SHG on o/s mortgage3 x 100 = Net Grant Total Qualifying Scheme Costs Rate ¹ Other Public Subsidy see GENERAL-6 2 Co-operative/Special Projects Promotional Allowances see GENERAL-4 The Housing Corporation Capital Funding Guide July 2005 Grant Confirmation 3 RENT - 1 SHG on deemed loan debt see GENERAL-10 Example: Re-improvement scheme with total qualifying scheme costs of £200,000 SHG claimed at Bid stage plus Other public subsidy less deemed loan debt divided by the TQSC 80,000 10,000 7,500 £82,500 ÷200,000 = 0.4125 x 100 = 41.25% 4 OTHER SOURCES OF FUNDING Transitional Local Authority Social Housing Grant 4.1 LASHG was abolished in April 2003. However transitional arrangements are in place from 2003/04 to fund the LASHG commitment on previously approved schemes. Recycled Capital Grant Fund and Disposal Proceeds Fund 4.2 Please read the REC and DPF Sections of this Guide for the permitted uses of these funds. Other public subsidy for housing and non-housing costs 4.3 To ensure that public funds from different sources are not paying for the same costs twice the RSL must identify any other proposed source of public subsidy on their application for Grant Confirmation. See GENERAL-6 for details of which subsidies are deductible or non-deductible from SHG. RSL’s own funds and private sector contributions 4.4 Contributions from the private sector or from the RSL’s reserves can be used to reduce the total SHG confirmed on a scheme as a discount on grant. Contributions of land from private sector 4.5 Where the private sector contribution is in the form of land/property the scheme is processed as Acquisition and Works with a purchase price of £1. See GENERAL-3. Contributions of land from public sector 4.6 Where the land/property is donated by a public sector body, e.g. a local authority, copies of the open market valuation valid at exchange of contracts The Housing Corporation Capital Funding Guide July 2005 Grant Confirmation RENT - 1 and a current valuation valid at Grant Confirmation stage must be kept on file by the RSL. See GENERAL-6. 5 5.1 5.2 PURCHASE VALUATIONS The RSL is expected to purchase a site/property for development within the open market valuation by an independent qualified valuer. See GENERAL-3. Exceptionally, over-valuation purchases will be approved for SHG by the Corporation’s local office where the RSL is able to justify this course of action. See GENERAL-3. Where there are changes to the purchase price from the original bid the RSL must notify the Corporation, who may require a revised bid submission for the scheme. See RENT-2 paragraph 2. RENTS Details of rents, including HB eligible service charges, must be kept on file by the RSL for Compliance Audit purposes. Restructured Rents 6.2 From April 2002 rents are calculated according to a formula based on relative property values and relative local earnings. Restructured rents are calculated using the formula and data set out in the ODPM’s Guide to Social Rent Reforms. Circular R2-27/01 Rent Influencing Regime - Implementing the Rent Restructuring Framework also sets out the calculation for target rents. The weekly rent is equal to: 70% of the average rent for the housing association sector multiplied by relative country earnings multiplied by bedroom weight plus 30% of the average rent for the housing association sector multiplied by relative property value. 6.3 The Corporation provides a Grant Rate Calculator that incorporates restructured rents. From April 2002 rents will have to move towards a target rent. Target rents are calculated for every property. Where there are changes to the rents from the original bid the RSL must notify the Corporation, who may require a revised bid submission for the scheme as the rents charged now affect the amount of SHG payable on a scheme. See RENT-2. Rents for phased schemes are covered in GENERAL-2. 5.3 6 6.1 6.4 6.5 The Housing Corporation Capital Funding Guide July 2005 Grant Confirmation 7 7.1 GRANT CONFIRMATION - ACTION BY THE RSL RENT - 1 When the RSL has identified or purchased a suitable site/property which is to be developed, taking account of the Corporation’s guidelines on cost criteria, a submission for Grant Confirmation should be made. This can take place at any time after confirmation of the allocation. See paragraphs 2 and 3 on timing of the submission and TCI guidance cost criteria. Where the RSL purchases prior to receiving Grant Confirmation, the RSL should ensure the scheme matches the allocation criteria to enable Grant Confirmation to be given. See also GENERAL-3 on historical purchases, i.e. a purchase before the current allocation year. Where the RSL has specified at bid stage that the scheme will be developed to higher standards (SDS Plus) or will incorporate Housing Plus features, accurate and appropriate information must be provided in the submission for Grant Confirmation. Egan compliant schemes should also be identified in the submission. Changes to a scheme 7.2 7.3 7.4 Any change to the scheme since the bid stage must be notified to the Corporation, who may require a revised bid submission for the scheme. The RSL must keep supporting documentation on file for compliance audit purposes. See RENT-2 on scheme changes. SUBMISSION REQUIREMENTS For all schemes 8 8.1 The RSL must submit the following data on to the Corporation’s Investment Management System (IMS) for a scheme to receive Grant Confirmation (IMS guidance can be found at www.housingcorp-online.org): • • • • development and property details; TCI calculation; cost and grant calculations; rent and service charge details (except for Reimprovement, Rehabilitation Works Only, RSI3 and City Challenge schemes). 8.2 The RSL will not be able to submit a scheme where the data input differs from the information provided by the RSL at Bid stage; only the Corporation can make the changes to the allocation in order for the RSL to Allocation Match and submit the scheme in IMS. The Corporation may require a revised bid Capital Funding Guide July 2005 The Housing Corporation Grant Confirmation RENT - 1 submission from the RSL before Grant Confirmation will be given. See paragraph 7.4. 8.3 8.4 The RSL must be able to confirm acceptance of the on-screen certifications. Where a charge is to be given to secure private finance form HACON 6 Application for Section 9 Consent may be required and should be sent to the local Regulation office of the Corporation. See current Corporation Consents guidance. Detailed guidance on how to input this data on to IMS is given as on-line help on www.housingcorp-online.org Design and Build schemes - additional requirements 8.6 The RSL must ensure that the works costs do not include any: • design fees; • planning and building regulation charges; • structural warranty/NHBC fees; • minor pre-tender works. These elements form part of the TCI on-costs. The RSL must retain supporting documents on file for compliance audit. Phased schemes - additional requirements 8.7 The RSL must have the agreement of the local office of the Corporation for all phases of the scheme before the RSL makes a submission for Grant Confirmation for the first phase. Each phase of the scheme requires a separate Grant Confirmation submission. See GENERAL-2. Schemes where vendor is a local authority - additional requirements 8.8 To establish whether the purchase price of the land or property is below the market value and whether this constitutes a Gratuitous Benefit under the terms of the Local Government Act 1988 both of the following must be kept on file by the RSL for Compliance Audit purposes: • A copy of the open market valuation provided by a qualified independent valuer, either obtained by the local authority or commissioned by the RSL; and A letter from the local authority stating that it endorses the valuation. 8.5 • See GENERAL-6 where the LA is unable to endorse the valuation and General 9 for Compliance Audit details. Waivers from Scheme Development Standards (SDS) The Housing Corporation Capital Funding Guide July 2005 Grant Confirmation 8.9 RENT - 1 Where compliance with the relevant SDS criteria cannot be met the RSL must make a case to the local office of the Corporation requesting a waiver. See Scheme Development Standards and TCI guidance for waivers on carport provision for wheelchairs. LESS SHG REQUIRED THAN ESTIMATED AT ALLOCATION Changes to the amount of SHG required for a scheme from what was originally calculated at the Bid stage are covered in RENT-2. Programme Contracts 9 9.1 9.2 SHG entitlement will be adjusted and the savings made may be added to the RSL’s Grant pot. The RSL can use savings for eligible purposes in the future. Scheme Contracts 9.3 Grant Confirmation will reflect the reduced level of SHG required. Savings will be retained by the Corporation, who will decide which RSLs and which schemes will receive additional allocation for eligible schemes. MORE SHG REQUIRED THAN ESTIMATED AT ALLOCATION Changes to the amount of SHG required for a scheme from what was originally calculated at the Bid stage are covered in RENT-2. The Corporation must be notified at the appropriate stage in order to agree and make changes to the allocation. Recycled Capital Grant Fund 10 10.1 10.2 RSLs need to refer to RCGF section of these procedures for the permitted use of RCGF where more SHG is required than estimated at allocation. RCGF can only be used with the agreement of the Corporation. Programme Contracts 10.3 The RSL can fund the increase from its own resources. Where sufficient savings have accrued on previous schemes, the RSL can withdraw funds from its Grant pot to pay for eligible increases in the SHG required, as set out in the ADP2. Where the RSL is able to demonstrate savings will be made on a scheme with an allocation which has yet to receive Grant Confirmation it can, with the Corporation’s local office agreement, release the expected savings into the Grant pot and use them to increase its allocation for this scheme. Allocation cannot be increased retrospectively. 10.4 The Housing Corporation Capital Funding Guide July 2005 Grant Confirmation Scheme Contracts 10.5 RENT - 1 The Corporation may agree to increase the scheme allocation if it considers the increased costs to be justified. ACTION BY THE CORPORATION Changes from Bid stage 11 11.1 The Corporation will check that the scheme still meets the criteria on which the allocation was originally given or are satisfied the scheme meets strategic requirements and represents value for money. The Corporation may withdraw the allocation of SHG for the scheme if not satisfied. See RENT-2 paragraph 2 Where a project is assessed as not representing value for money or there are any obstacles to Grant Confirmation, the Corporation will discuss and agree a course of action with the RSL. Fixed Grant percentage 11.2 11.3 The Corporation will determine the fixed Grant percentage applicable to the scheme, which will be the lower of: • • SHG applied for divided by eligible and approved scheme costs; norm Grant rate as published in the current TCI guidance. Confirmation from the Corporation 11.4 11.5 The Corporation will assess Grant Confirmations within 5 working days of submission. The Grant Confirmation approval notification will be issued to the RSL. Right to Acquire 11.6 The Corporation will confirm that schemes developed for Rent will be subject to the Right to Acquire. The RSL will have 21 days in which to accept this or to withdraw their application for Grant Confirmation. Making an application for SHG will imply acceptance that the Right to Acquire is attached to properties included in the scheme. HACON 6 11.7 Once the SHG has been confirmed form HACON 6, if required, will be scrutinised by Regulation staff and authorised by the Regulation Manager, to enable consent to be issued to the RSL. Capital Funding Guide July 2005 The Housing Corporation Grant Confirmation RENT - 1 12 12.1 FINANCIAL VIABILITY It is expected that the proposed rental income has been considered and in the long-term operational costs including the repayment of loan principal and interest can be met. Any initial revenue deficits should be within the general capacity of the RSL. The Regulation teams of the Corporation will monitor the effect of development and the general financial status of the RSL. CHECK LIST When submitting an application for Grant Confirmation or payment you will be certifying that the submission conforms to the Funding Conditions as accepted by the RSL. It is a Condition of Grant that the scheme complies with all published procedures. This check list should assist you in checking the key requirements for a scheme for Rent. NB: the list is not exhaustive and should not be used instead of reading the full procedures. 1. The RSL must advise the Corporation at the relevant stage where there is any change to the scheme after Bid stage. RENT-2 paragraph 2 2. Supporting documents have been retained on the RSLs file for Compliance Audit purposes. GENERAL-9 3. TCI, including the key and supplementary multipliers, rents and grant have been properly calculated. TCI guidance. 4. No non-qualifying costs have been included in the costs for grant funding. GENERAL-4 5. Any public subsidy has been properly calculated and deducted where appropriate. RENT-1 paragraph 4.4 6. Where there is a Section 106 agreement the scheme costs and public subsidy has been correctly calculated. GENERAL-5 7. Where a discount on on-costs or grant is being made this is shown in the appropriate place. RENT-1 paragraphs 3 and 4 8. Any necessary planning consents and building regulations approvals have or will be obtained. GENERAL-5 and Scheme Development Standards 9. The correct procedures and calculations for the chosen procurement method have been used. 10. Any procedural requirements for insurance have or are being met. GENERAL-1 11. Where SHG is being claimed the relevant event has taken place. 12. All requirements relating to Acquisition are met. Where land or property is already in the RSL's ownership any eligible acquisition costs have been properly calculated and are supported by a valuation. GENERAL -3 and RENT-3. 13 13.1 13.2 13.3 The Housing Corporation Capital Funding Guide July 2005 Grant Confirmation RENT - 1 13. All requirements relating to Start on Site stage are met including those relating to a building licence or agreement to lease, if being used. GENERAL-1 and RENT-4 14. All requirements relating to Final Cost stage are met. RENT-5 15. Where extra SHG is sought for cost overruns a case for additional grant has been submitted to the local office of the Corporation. RENT-5 paragraph 4 The Housing Corporation Capital Funding Guide July 2005 Changes to Schemes 1 1.1 GENERAL RENT - 2 The RSL must promptly notify the Corporation of any changes to a scheme from which the allocation of SHG was given by the Corporation. The Corporation may reclaim grant paid on a scheme where changes are not acceptable, regardless of how far the scheme has progressed. For this reason it is in the RSL’s interest that it seeks the Corporation’s acceptance of any changes as soon as possible. Where any changes have occurred to a scheme that was given Grant Confirmation before 1 April 2002 the RSL will need to follow the April 2001 (and its amendments) edition of the Capital Funding Guide found in the Corporation’s website Library www.housingcorplibrary.org.uk The Corporation will no longer issue revised approvals of Grant Confirmation on schemes that were given Grant Confirmation after 31 March 2002. The local office of the Corporation will consider whether the criteria on which the scheme was given the allocation of SHG is still being met by the changed scheme. Where the scheme no longer meets the strategic need or offers value for money the Corporation may terminate the scheme and reclaim any SHG paid. CHANGES IDENTIFIED AT GRANT CONFIRMATION Change to the Allocation 1.2 1.3 2 2.1 In order for the RSL to be able to Allocation Match and submit a changed scheme within IMS the RSL must seek prior approval of the changes from the Corporation. Where the changes do not affect the criteria on which the bid was originally accepted, the Corporation may agree to change the allocation for that scheme so that the RSL can make their submission. However, the Corporation may decide that the changes are significant enough to justify a revised bid from the RSL, which will be considered before re-allocating SHG to the scheme. The Corporation may withdraw the allocation where the scheme no longer meets strategic need or offers value for money, particularly in light of any alternative bids for similar schemes. Where costs have risen from Bid stage and extra SHG sought 2.2 The RSL will need to contact the Corporation and resubmit their Bid for the scheme. The Corporation will assess whether the revised Bid still offers value for money. Where costs have risen from Bid stage but no extra SHG sought 2.3 In order for the RSL not to have to resubmit the bid they will need to indicate that it will not be requiring any extra grant. The RSL will need to disclose this The Housing Corporation Capital Funding Guide July 2005 Changes to Schemes RENT - 2 on their Grant Confirmation submission by entering a balancing figure as a Discount on Grant. Where costs have gone down from Bid stage 2.4 The RSL must notify the Corporation before submitting the application for Grant Confirmation in order for the Corporation to change the allocation of SHG for the scheme. Unit mix and rent changes (TCI changes) e.g. to size of scheme, number of bedrooms etc 2.5 Unit mix and rent changes affect the maximum eligible grant for a scheme. For that reason the local office of the Corporation must be notified of the changes, and will consider whether a revised Bid is required. The Corporation may terminate the schemes if it no longer meets the strategic need or offers value for money. Information in support of the changes will be required from the RSL. Changes to Investment or Ethnic codes 2.6 The RSL will need to provide a case as to why these codes have been changed. Where the Corporation accept the changes it will change the allocation details. However the Corporation may terminate the scheme if it no longer meets the local strategic need on which the allocation was given. Significant changes 2.7 Where there have been any significant changes (e.g. rises in scheme costs, fewer units produced) or a number of other changes the local office of the Corporation may ask the RSL to resubmit their bid for the scheme. The scheme may be terminated if it no longer meets the strategic needs or offers value for money on which the allocation of SHG was given. CHANGES IDENTIFIED AFTER GRANT CONFIRMATION HAS BEEN GIVEN Changes identified before any payment of SHG has been made 3.1 The RSL must notify the Corporation of any changes to the scheme before claiming the first tranche of SHG. The Corporation will decide whether to accept the changes or terminate the scheme. Where the termination occurs within the same financial year as the Grant Confirmation the allocation of SHG may be made available for an alternative scheme that offers value for money and meets local strategic needs. The RSL may submit a bid for a new scheme however the local office of the 3 3.2 The Housing Corporation Capital Funding Guide July 2005 Changes to Schemes RENT - 2 Corporation will decide which of the bids received from all RSLs best meets this criteria. 3.3 Where the termination occurs after the financial year the Grant Confirmation was given, the allocation cannot be used on alternative schemes. Changes to scheme after a payment of SHG has been made 3.4 The Corporation must be notified of any change and reasons behind changes to be satisfied that that the scheme still meets the original criteria on which the Grant Confirmation was given. The Corporation may terminate the scheme and reclaim any SHG paid where the scheme no longer meets the allocation criteria. Changes at Final Cost 3.5 All changes must have been further claims of SHG were disclosed to the Corporation falsely certifying on IMS that conditions. identified at the correct stage, i.e. before any made by the RSL. Where changes were not at the correct stage the RSL will have been the data was correct and complies with funding 3.6 The Corporation may terminate and reclaim any SHG paid on the scheme where the scheme no longer meets the criteria on which the allocation of SHG was originally given. Where the changes are acceptable the Corporation will pay the final tranche of SHG. The RSL may apply for cost overruns as usual. See RENT-5 paragraph 4. Differences in the data input at Grant Confirmation to the data input at Final Cost will require the RSL’s to give reasons for the variations on-line in order for the Corporation to approve. CHECKLISTS FOR CHANGED SCHEMES Grant Confirmation submission Can the RSL Allocation Match the scheme? If ‘yes’ got to 9, if ‘no’ go to 2. RSL requests the Corporation to action an Allocation Change for the scheme. Are changes acceptable? If ‘yes’ go to 3, if ‘no’ go to 4. Corporation agrees to RSL’s request to Allocation Change on IMS. RSL may now submit the scheme. Go to 9. Corporation reverts the allocation back to a bid. Go to 5. RSL consults with the Corporation on what would be acceptable for a revised bid submission. Go to 6. RSL submits the revised bid at Corporation’s request. Go to 7. 3.7 3.8 4 4.1 1. 2. 3. 4. 5. 6. The Housing Corporation Capital Funding Guide July 2005 Changes to Schemes 7. 8. 9. 4.2 1. 2. 3. 4. 5. 6. 7. 8. 9. RENT - 2 Corporation approves the agreed revised bid and transfers as an allocation. Go to 8. RSL submits scheme submission for Grant Confirmation which can now be Allocation Matched. Go to 9. Corporation approves the submission and issues Grant Confirmation. Final Cost submission RSL enters Final Cost data. Maximum eligible grant rate and amount are recalculated and the submission is compared with the Grant Confirmation data. Any variations? If ‘yes’ go to 2, if ‘no’ go to 9. Are there variations on grant amount alone? If ‘yes’ go to 3, if ‘no’ go 6. Is the grant amount lower? If ‘yes’ go to 4, if ‘no’ go to 5. Corporation will reclaim overpaid grant. Corporation has discretion to pay extra grant or cap at the Grant Confirmation figure. Corporation will consider whether variations are acceptable. NB the RSL should have identified any change to the schemes at the appropriate stage. Does the Corporation accept changes? If ‘yes’ go to 7, if ‘no’ go to 8. Are there also changes to grant amount? If ‘yes’ go to 3, if ‘no’ go to 9. Corporation may terminate the scheme and reclaim grant paid if scheme no longer meets the allocation criteria, including any subsequent agreed changes. Corporation pays Final Cost Grant. The Housing Corporation Capital Funding Guide July 2005 Acquisition 1 1.1 GENERAL RENT - 3 The proportions of SHG to be paid at each stage of the scheme, i.e. the tranches of SHG, will be set out on the Grant Calculation - tranche payments screen in IMS. Exceptionally the Corporation may agree to allow the RSL to split one SHG tranche per ADP heading per year, i.e. claim a partial tranche payment the current year and the balance in the next financial year. This will only be agreed to allow the RSL to fully take up its annual CPT. TIMING OF SHG CLAIM SHG must not be claimed in advance of need or before relevant events as described below for the Acquisition tranche. The RSL can apply for the Acquisition tranche of SHG after the exchange of purchase contracts. In the case of Off the Shelf schemes and Existing Satisfactory Purchases, the single tranche of SHG can be claimed after exchange of purchase contracts. The Corporation will pay SHG, upon receipt of a correct and accurate claim, within 8 working days provided the claim is: • within the RSL’s agreed Cash/Completion Target; • submitted 8 working days before the month end; and • within the Corporation’s Cash/Completion limits. 1.2 2 2.1 2.2 2.3 2.4 2.5 SHG claims need to be input onto IMS at least 8 working days prior to the date of completion of the acquisition of the land/property in order for payment to be made on the day of completion. NB schemes that have changed from previous stages may take longer to be paid. See paragraph 5.1. For claims that are received less than 8 working days prior to completion, the Corporation will make every effort to ensure that payment is made on time. However, if this is not possible, then interest will not be paid if the claim is paid within 8 working days of receipt of the claim. See also paragraph 5.1. It is in the RSL’s interest to submit its SHG claim as soon as possible after the key events so that SHG may be disbursed and reduce borrowing costs. Simultaneous claims of Acquisition and Start on Site SHG 2.6 2.7 The Housing Corporation Capital Funding Guide July 2005 Acquisition 2.8 RENT - 3 Where the completion of purchase of the land/property is simultaneous with Start on Site, the first payment of SHG will be a combination of the first two instalments. The claim for Acquisition SHG can be submitted as soon as exchange of purchase contracts has taken place. SHG will be paid within 8 working days of receipt of SHG claim being submitted or on completion of the purchase, if later, subject to the provisions paragraph 2.4. Land Inclusive Packages and Purchase and Repair schemes 2.9 2.10 For Land Inclusive Packages and Purchase and Repair schemes only, SHG for the Acquisition and the Start on Site tranches will be paid simultaneously. For all other scheme types a separate SHG claim will be required for each tranche of grant. See IMS guidance. DELAYED COMPLETION OF THE PURCHASE The RSL must inform the sponsoring authority immediately of any change in the notified date for completion of purchase. Where completion of the acquisition does not take place within two weeks of receipt of SHG, the RSL must return the SHG to the Corporation with interest from the date of receipt to the repayment date. The interest rate to be used is Barclays Bank base rate. The RSL must submit a further claim when the revised completion date is known. ACTION BY THE RSL After the exchange of purchase contracts, the RSL can apply for SHG. At the point of claiming SHG the RSL must confirm that the application for grant payment is correct and complies with the Funding Conditions as accepted by the RSL at the beginning of the financial year. If the RSL is unable to confirm this the application for grant payment will be rejected. The RSL must ensure that: • • the Corporation has been notified of any change to the scheme since Bid and Grant Confirmation stages that has occurred; the property to be acquired offers good title. A leasehold interest should be at least 30 years for a Rehabilitation scheme and 60 years for a Newbuild scheme; 3 3.1 3.2 3.3 4 4.1 4.2 4.3 The Housing Corporation Capital Funding Guide July 2005 Acquisition • • RENT - 3 the purchase price of the property does not exceed the valuation as assessed by an independent qualified valuer; See GENERAL-3. all necessary consents have been obtained prior to exchange of contract. Changes to a scheme 4.4 The RSL must notify the Corporation of any changes to a scheme from the Bid and Grant Confirmation stage before the next payment of SHG. Any possible agreement to the changes is at the discretion of the Corporation. See RENT-2 Relevant dates 4.5 When claiming SHG the RSL is required to confirm the date of the exchange of contracts and the proposed date for the purchase completion. ACTION BY THE CORPORATION The Corporation will pay SHG, upon receipt of a correct and accurate claim, within 8 working days provided the claim is: • • • 6 6.1 within the RSL’s agreed Cash/Completion Target; submitted 8 working days before the month end; and within the Corporation’s Cash/Completion limits. 5 5.1 INTEREST ON DELAYED PAYMENT OF CLAIMS The Corporation will compensate the RSL with an interest payment on the delayed payment of a SHG claim only for that part of the delay due solely to the Corporation. Interest to cover delays in payment will only be paid in exceptional circumstances and where the RSL can demonstrate it has suffered a direct financial loss as a result of that delay. Any claim for such interest must be made after the payment of SHG to which it relates. The RSL should submit a claim substantiated with appropriate documentation, e.g. the breakdown of the calculation and evidence of the interest rate. There is no timetable for the payment for claims for interest; however the Corporation will endeavour to make payments as quickly as possible. 6.2 6.3 6.4 The Housing Corporation Capital Funding Guide July 2005 Start on Site 1 1.1 GENERAL RENT - 4 The key event for Start on Site is the date of the start on site of the main contract works. This is deemed to be the date when the contractor takes possession of the site/property in accordance with the signed main building contract or the partnering agreement. The amount of SHG payable at Start on Site will be set out on the Grant Calculation - tranche payments screen of IMS. The proportions to be paid at each stage are set out in the Corporation’s TCI guidance. Exceptionally the Corporation may agree to allow the RSL to split one SHG tranche per ADP heading per year, i.e. claim a partial tranche payment the current year and the balance in the next financial year. This will only be agreed to allow the RSL to fully take up its annual CPT. TIMING OF SHG CLAIM SHG must not be claimed in advance of need or before relevant events. The RSL may, in accordance with its CPT, submit the application for Start on Site SHG to the Corporation following confirmation that the building/management contractor has taken possession of the site under the main building works/management contract. The Corporation will pay SHG, upon receipt of a correct and accurate claim, within 8 working days provided the claim is: • • • within the RSL’s agreed Cash/Completion Target; submitted 8 working days before the month end; and within the Corporation’s Cash/Completion limits. 1.2 1.3 2 2.1 2.2 2.3 Deferment of possession 2.4 Where the contract allows for deferment of possession, SHG must not be claimed until the builder/contractor has taken possession of the site. ACTION BY THE RSL At the point of claiming SHG the RSL must confirm that the application for grant payment is correct and complies with the Funding Conditions as accepted by the RSL at the beginning of the financial year. Changes to a scheme from previous stages 3 3.1 The Housing Corporation Capital Funding Guide July 2005 Start on Site 3.2 RENT - 4 The RSL must notify the Corporation of any changes to a scheme from the Bid and Grant Confirmation stage before the next payment of SHG. Any agreement to the changes is at the discretion of the Corporation. See RENT-2 Cost overruns 3.3 The eligibility of cost overruns for SHG is not determined until Practical Completion. The RSL needs to take a view of how it will meet either the total extra costs, in the event that the overrun is not eligible for SHG or the RSL’s share of any increases in costs. Land Inclusive Packages 3.4 Grant tranche payments for land inclusive packages involve the simultaneous payment of Acquisition and Start on Site tranches at Start on Site stage, following the exchange of contracts for acquisition. At Start on Site stage the RSL must break down the costs of the package into the component parts: • • purchase of land/property; and works. 3.5 This breakdown must be kept on file by the RSL for Compliance Audit purposes. Design and Build schemes 3.6 The RSL must ensure the Works costs given on the Start on Site submission do not include any of the following costs as these elements form part of the TCI on-costs: • • • • design fees; planning and building regulation charges; structural warranty/NHBC fees; minor pre-tender works. The RSL must keep on file for Compliance Audit an actual breakdown of the works’ components that identifies the costs. 4 4.1 ACTION BY THE CORPORATION The Corporation will pay SHG, upon receipt of a correct and accurate claim, within 8 working days provided the claim is: • • within the RSL’s agreed Cash/Completion Target; submitted 8 working days before the month end; and Capital Funding Guide July 2005 The Housing Corporation Start on Site • 5 5.1 within the Corporation’s Cash/Completion limits. RENT - 4 INTEREST ON DELAYED PAYMENT OF CLAIMS The Corporation will compensate the RSL with an interest payment on the delayed payment of an SHG claim only for that part of the delay due solely to the Corporation. See RENT-3 paragraph 6 for details. CHANGES TO THE ACQUISITION COMPLETION DATE Where completion did not take place within two weeks of the receipt of SHG, the SHG monies should have been returned to the Corporation with interest from the date of receipt to the repayment date. Where completion was delayed beyond two weeks and interest has not been repaid to the Corporation, the RSL must make the interest payment immediately. The interest rate to be used is Barclays Bank base rate. Where no interest has been received by the Corporation, the RSL will be invoiced for that period by the local office of the Corporation using Barclays Bank base rate applicable to the period of delay. 6 6.1 6.2 6.3 The Housing Corporation Capital Funding Guide July 2005 Final Cost 1 GENERAL Introduction 1.1 RENT - 5 For SHG purposes, the Final Cost stage is when the last dwelling is handed over even though external works such as landscaping may remain to be completed. This stage is also termed as Practical Completion. Timing of SHG submission 1.2 The RSL can apply for the final tranche of SHG when the buildings contract, works contract, or phase of the building or works contract, has reached Practical Completion. The claim can be submitted against the issue of a certificate of Partial Completion provided all of the dwellings in the scheme, or phase, have been handed over. The RSL should determine its estimated final costs, together with confirmation of the agreed rents and service charges at the point of letting for each dwelling. In the case of Off the Shelf schemes and Existing Satisfactory Purchases, this can be submitted when exchange of purchase contracts takes place. See RENT3 paragraph 2. Schemes failing to reach completion target dates 1.3 1.4 1.5 The RSL must notify the Corporation where a scheme does not complete within 9 months of the development timetable at Grant Confirmation, or as revised with the Corporation’s agreement during the development period. Schemes that fail to reach completion 1.6 For schemes that fail to reach completion, the RSL must contact the Corporation and refer to the Recycling Grant section of these procedures, in particular REC-3 paragraph 14. Partial tranche payments 1.7 Exceptionally the Corporation may agree to allow the RSL to split one SHG tranche per ADP heading per year, i.e. claim a partial tranche payment the current year and the balance in the next financial year. This will only be agreed to allow the RSL to fully take up its annual CPT. Savings made at Final Cost - Programme contract 1.8 When a scheme comes in at Final Cost with a decrease in SHG required the resultant savings are transferred to the RSL’s Grant Pot. The Housing Corporation Capital Funding Guide July 2005 Final Cost 1.9 RENT - 5 Where the RSL has failed to produce units agreed at Grant Confirmation and there is a decrease in SHG requirements the remaining SHG will not be treated as savings to be transferred to the Grant Pot. Savings made at Final Cost - Scheme contract 1.10 Any savings of SHG made at Final Cost stage will be returned to the Corporation’s ADP. The Corporation who will decide which RSLs and schemes are allocated the savings. ACTION BY THE RSL Check the date of Acquisition SHG payment 2 2.1 The purchase completion date shown on the solicitors’ statement must be compared with the date when the acquisition SHG tranche was received by the solicitor or RSL. Where completion did not take place within two weeks of the receipt of SHG, the SHG monies should have been returned to the Corporation with interest from the date of receipt to the repayment date. See paragraph 6 of RENT-4 Check the date of Start on Site SHG payment 2.2 2.3 The RSL must check as to whether the Start on Site SHG tranche had been drawn down on time i.e. the land/property was already owned by the RSL (or it was a combined Acquisition and Start on Site) and the main building/management contractor had contractual possession of the site. Where the Start on Site SHG tranche has been drawn down too soon the RSL will be charged interest for the period between the date when the tranche was received by the RSL and two weeks after the correct closing date for start on site. In such cases the RSL must notify the local office of the Corporation. Rents and HB eligible service charges 2.4 2.5 Rents to be charged are referred to in the Funding Conditions. Rents at Practical Completion need to be equal to or less than those agreed at Grant Confirmation stage. Changes to a scheme 2.6 The RSL must notify the Corporation of any changes to a scheme from the Bid and Grant Confirmation stage before the next payment of SHG. Any agreement to the changes is at the discretion of the Corporation. See RENT-2 Final Cost submission The Housing Corporation Capital Funding Guide July 2005 Final Cost 2.7 RENT - 5 The RSL must input the following data in to the Corporation’s Investment Management System (IMS), based upon the RSL’s forecast final costs (see IMS guidance): • rents and service charges, setting out any details that have changed since Grant Confirmation stage (not required for Reimprovements, Rehabilitation Works Only, RSI3 and City Challenge schemes); costs at Practical Completion; Final Cost calculation of SHG; actual on-costs (fees, interest, minor works, insurance/bonds etc). • • • 2.8 At the point of claiming SHG the RSL must confirm that the application for grant payment is correct and conforms with the Funding Conditions as accepted by the RSL at the beginning of the financial year. Any change to the scheme between Grant Confirmation and Final Cost must be agreed with the local office of the Corporation before the submission for Final Cost is submitted on IMS. See RENT-2. SUPPORTING DOCUMENTS The RSL must retain on file for Compliance Audit purposes (see GENERAL9): • certificate of Practical Completion or equivalent. A certificate of Partial Completion is acceptable provided that all the units have been handed over leaving external works to be completed; solicitors’ letter confirming that the purchase has been completed and setting out the sum paid and date of completion (except Works Only projects); latest interim certificate showing actual costs to date; where major site development works and VAT are included in the works cost, the final certificate/account in respect of the pre works and VAT certificates should be provided. NB: these figures should together equate to the actual works cost above; Consultant’s estimate of final works costs and, where appropriate (Design and Build and Package Deals, etc) a separate estimate of the non-works elements, e.g. on costs. 2.9 3 3.1 • • • • The Housing Corporation Capital Funding Guide July 2005 Final Cost 4 4.1 COST OVERRUNS RENT - 5 Cost overruns are limited to the lower of: • 110% of total qualifying scheme costs originally approved for SHG or • 110% of TCI at Grant Confirmation. The RSL needs to submit its case for consideration of the cost overrun on which more SHG is sought. The local office of the Corporation may request documents including a summary analysis of movement in costs between Grant Confirmation and Practical Completion, together with a statement of reasons for significant changes. The RSL will need to input all Final Cost data onto IMS and send in their case for extra SHG to the local office of the Corporation. The RSL may choose to fund the whole of the increased costs from its own resources. Programme contract schemes 4.2 4.3 4.4 4.5 For Programme Contract schemes the RSL should advise the local office whether it wishes to fund the confirmed percentage of SHG eligible cost overruns from its Grant Pot. Where insufficient savings have accrued in the RSL’s Grant Pot, the RSL will have to fund either the total or the balance of any increased costs themselves. The RSL cannot use any balance in its RCGF or DPF for this purpose. Scheme contract route 4.6 4.7 The Corporation will decide which Scheme Contract RSLs and which schemes will be allocated funding for cost overruns. See GENERAL-2. INTERIM PAYMENTS When final costs are above the Grant Confirmation figure and extra SHG is sought the Corporation will scrutinise the evidence to decide if extra SHG can be paid, and how much. If this cannot be carried out within the above timetable, the local office of the Corporation may make an interim SHG payment (PCI) within the timetable based on the final tranche set at Grant Confirmation. The final payment will be made if agreed on completion of scrutiny and within the guidelines for payment of SHG on cost overruns. Timing of final claims following an interim claim at Final Cost 5 5.1 The Housing Corporation Capital Funding Guide July 2005 Final Cost 5.2 RENT - 5 Following an interim claim, final claims will be processed as soon as possible after agreement on final costs. The final claim will be generated by the system once final cost data entry has been completed. See paragraph 1.7 for partial payments. ACTION BY THE CORPORATION The Corporation will check that all comments made on IMS for any variations from the Grant Confirmation stage are consistent with what has been previously agreed by the Corporation for that scheme. Payment of SHG 6 6.1 6.2 The Corporation will pay SHG, upon receipt of a correct and accurate claim, within 8 working days provided the claim is: • • • within the RSL’s agreed Cash/Completion Target; submitted 8 working days before the month end; and within the Corporation’s Cash/Completion limits. Re-assessment and reduction of SHG at Practical Completion 6.3 Where the re-assessment of SHG at Practical Completion indicates a reduction in the SHG requirement and the RSL is required to repay SHG to the Corporation, the Corporation will not charge interest to the RSL. Changes not acceptable to the Corporation 6.4 The Corporation may terminate and reclaim any SHG paid on the scheme particularly where: • • • the scheme no longer meets a strategic need; the scheme no longer offers value for money; the RSL has not previously told the Corporation of the changes, even if the changes are not fundamental. 7 7.1 ACTION BY THE CORPORATION ON COST OVERRUNS When considering the eligibility of cost overruns identified since Grant Confirmation the Corporation will take into consideration the following factors: The Housing Corporation Capital Funding Guide July 2005 Final Cost • • • the materiality of the cost overrun; RENT - 5 the overall current performance of the RSL in controlling costs; increase in land/works costs as a result of rises ahead of predicted inflation taking account of the degree to which comparable schemes are suffering cost overruns; extra costs resulting from unforeseen legislation e.g. VAT increases or changes; extra unforeseen costs from statutory authorities; costs resulting from liquidations/bankruptcy of contractors or consultants; extra unforeseen costs as a result of planning consents obtained after Grant Confirmation and later conditions imposed; costs arising from ground or property conditions etc. where the RSL had acted responsibly undertaking reasonable investigations prior to providing estimates at Grant Confirmation stage. • • • • • 7.2 The Corporation will then: • check that the extent of any cost overrun in respect of which SHG is sought is contained within the permitted maximum defined at Grant Confirmation; discuss the reasons for the cost overruns with the RSL if necessary; decide whether to support the case made by the RSL to pay extra grant. • • 7.3 Where the Corporation makes the decision not to pay the extra grant for the cost overrun they will discuss a course of action with the RSL. Cost overrun funding from Grant pots - Programme Contract schemes only 7.4 Where the Corporation agrees the eligibility of the higher costs the RSL may withdraw monies from its Grant pot. The maximum amount withdrawn will be: • for schemes with a net grant rate of less than 100%, as stated at Grant Confirmation - the approved cost overrun multiplied by the net grant rate; The Housing Corporation Capital Funding Guide July 2005 Final Cost • 7.5 RENT - 5 for 100% net grant rate schemes, a reduced rate as set out in GENERAL-2. Where the balance held in the pot is not enough to fund the overrun it is not possible to return to the pot later once further savings have been made on other schemes. Where the RSL is able to demonstrate savings will be made on a proposed scheme with an allocation in that year which has yet to receive Grant Confirmation it can, with the agreement of the Corporation’s local office, release the expected savings into the Grant pot and use them. INTEREST ON DELAYED PAYMENT OF CLAIMS The Corporation will compensate the RSL with an interest payment on the delayed payment of a SHG claim only for that part of the delay due solely to the Corporation. See RENT-3 paragraph 6. 7.6 8 8.1 The Housing Corporation Capital Funding Guide July 2005