North West association outlines plans to deliver 5,000 homes and invest £300m in existing stock

That is why Onward has committed to doubling the number of trees it owns, said Ms Rapley, which will green neighbourhoods and make them healthier to live in, while making a contribution to reducing net carbon emissions on the way to a net zero future. 

She explained how the post-pandemic economic climate has shaped the ambitions of the association, which has been building the skills and capacity to deliver its new homes target. The landlord has started 450 homes already this year. 

But Ms Rapley admitted that the shortage in the labour market, combined with a range of other issues, such as inflation, were contributing to the “most intense time they have ever been in my time in housing”. 

“I think that combination of supply chain issues for all kinds of reasons and inflation, plus it’s getting harder to get land as well. Then there’s the questions that we’re facing around the investment in existing stock, particularly around building safety, and then net zero.

“Plus, the cost of living crisis is impacting whether many of our customers are able to pay rent and then there will be difficult choices to make when it comes to the rent settlement,” she explained.

Since 2020, social landlords in England have been able to increase rents by the rate of Consumer Price Index (CPI) – which measures inflation (the rising cost of living) – plus 1% each year. But CPI rose by 9.4% in the 12 months to June 2022, up from 9.1% in May.

The Bank of England has warned that inflation could hit 13% by the end of the year. 

If the upward trend continues, it means councils and housing associations could raise rents by more than 10% from April 2023. Or if they decide against a raise, they would have to look at things to cut to deal with the shortfall. 

The issue of rent levels and rising inflation was something Ms Rapley said Onward had thought about a lot in its new plan, which includes support for tenants to maximise their incomes and help them into work, provide furniture support if needed or advice for people when they fall on hard times.

“We want to work with people in a way that helps them to regain their independence and get back on their feet again. At a personal level, that is one of the most important parts of this plan. That’s why it matters to me,” she explained.

Asked how the association will be accountable for the aims set out in the plan, Ms Rapley said it is important to keep talking to colleagues and customers to ensure there is transparency and that people do not feel like decisions are being made without them in darkened rooms. 

She added: “The choices at the heart of our plan reflect the big choices facing our sector. We must all find the right balance between building new affordable homes and improving existing homes that are getting older and, in many cases, more difficult for tenants to live in and manage.

“We have been successful in attracting private finance and public grant funding to deliver new and improved homes, so we are well resourced to meet this challenge.”