Housing Revenue Account (HRA) Business Plan 2025 to 2055
Appendices
Appendix 1
HRA operating account 30 years
| Year | Year | Rental Income | Service Charge Income | Void Losses | Non-Dwelling Rents | Charges For Services | Other Income | Total Income | Supervision and Management | Repairs and Maintenance | Depreciation | Debt Mgmt Expenses | Bad Debts | Total Expenditure | Net Cost of HRA Services | Interest Charges | Surplus / (Deficit) in Year on HRA Services | Revenue Contributions to Capital | Surplus / (Deficit) for the Year | HRA Reserve Opening Balance | HRA Reserve Closing Balance |
| £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | ||
| 1 | 2025/26 | 90,185 | 2,835 | -3,253 | 1,219 | 2,684 | 1,307 | 94,977 | -31,262 | -35,321 | -20,638 | -83 | -871 | -88,175 | 6,802 | -12,218 | -5,416 | 0 | -5,416 | 10,720 | 5,304 |
| 2 | 2026/27 | 94,867 | 2,889 | -2,088 | 1,157 | 3,458 | 1,368 | 101,651 | -32,444 | -36,074 | -20,782 | -116 | -929 | -90,346 | 11,305 | -12,461 | -1,156 | -1,148 | -2,304 | 5,304 | 3,000 |
| 3 | 2027/28 | 98,587 | 2,888 | -1,661 | 1,157 | 3,527 | 1,396 | 105,894 | -32,882 | -36,169 | -21,094 | -119 | -964 | -91,228 | 14,666 | -13,017 | 1,649 | -1,649 | 0 | 3,000 | 3,000 |
| 4 | 2028/29 | 102,100 | 2,865 | -1,697 | 1,157 | 3,598 | 1,424 | 109,447 | -33,312 | -36,256 | -21,410 | -121 | -997 | -92,097 | 17,350 | -14,496 | 2,854 | -2,854 | 0 | 3,000 | 3,000 |
| 5 | 2029/30 | 105,446 | 2,846 | -1,736 | 1,157 | 3,670 | 1,452 | 112,835 | -33,751 | -36,892 | -21,732 | -123 | -1,029 | -93,527 | 19,308 | -15,643 | 3,665 | -3,665 | 0 | 3,000 | 3,000 |
| 6 | 2030/31 | 111,357 | 2,927 | -1,820 | 1,157 | 3,743 | 1,481 | 118,846 | -34,278 | -37,547 | -22,058 | -126 | -1,086 | -95,094 | 23,752 | -16,872 | 6,880 | -6,880 | 0 | 3,000 | 3,000 |
| 7 | 2031/32 | 112,961 | 2,947 | -1,840 | 1,157 | 3,818 | 1,511 | 120,553 | -34,904 | -38,213 | -22,388 | -128 | -1,101 | -96,735 | 23,818 | -17,455 | 6,364 | -6,364 | 0 | 3,000 | 3,000 |
| 8 | 2032/33 | 116,114 | 3,026 | -1,891 | 1,157 | 3,894 | 1,541 | 123,841 | -35,542 | -38,891 | -22,724 | -131 | -1,132 | -98,420 | 25,421 | -17,584 | 7,838 | -2,640 | 5,198 | 3,000 | 8,198 |
| 9 | 2033/34 | 119,167 | 3,107 | -1,941 | 1,157 | 3,972 | 1,572 | 127,034 | -36,192 | -39,581 | -23,065 | -133 | -1,162 | -100,134 | 26,901 | -17,648 | 9,253 | -1,763 | 7,490 | 8,198 | 15,687 |
| 10 | 2034/35 | 122,224 | 3,190 | -1,991 | 1,157 | 4,051 | 1,603 | 130,234 | -36,856 | -40,283 | -23,411 | -136 | -1,191 | -101,878 | 28,357 | -17,735 | 10,622 | -4,704 | 5,918 | 15,687 | 21,605 |
| 11 | 2035/36 | 127,862 | 3,340 | -2,083 | 1,157 | 4,132 | 1,635 | 136,044 | -37,533 | -40,997 | -23,762 | -139 | -1,246 | -103,678 | 32,367 | -17,761 | 14,605 | -14,544 | 61 | 21,605 | 21,667 |
| 12 | 2036/37 | 127,313 | 3,329 | -2,075 | 1,157 | 4,215 | 1,668 | 135,608 | -38,224 | -41,723 | -24,119 | -142 | -1,241 | -105,449 | 30,159 | -17,795 | 12,364 | -15,855 | -3,491 | 21,667 | 18,176 |
| 13 | 2037/38 | 129,299 | 3,385 | -2,108 | 1,157 | 4,299 | 1,701 | 137,734 | -38,929 | -42,462 | -24,481 | -145 | -1,260 | -107,276 | 30,458 | -17,795 | 12,663 | -10,281 | 2,382 | 18,176 | 20,558 |
| 14 | 2038/39 | 131,313 | 3,442 | -2,141 | 1,157 | 4,385 | 1,735 | 139,891 | -39,647 | -43,214 | -24,848 | -147 | -1,280 | -109,137 | 30,755 | -17,795 | 12,960 | -18,813 | -5,853 | 20,558 | 14,705 |
| 15 | 2039/40 | 133,356 | 3,499 | -2,175 | 1,157 | 4,473 | 1,770 | 142,080 | -40,380 | -43,980 | -25,220 | -150 | -1,300 | -111,030 | 31,050 | -17,795 | 13,255 | -20,286 | -7,031 | 14,705 | 7,674 |
| 16 | 2040/41 | 135,428 | 3,558 | -2,209 | 1,157 | 4,563 | 1,806 | 144,301 | -41,128 | -44,758 | -25,599 | -153 | -1,320 | -112,958 | 31,343 | -17,795 | 13,548 | -18,222 | -4,674 | 7,674 | 3,000 |
| 17 | 2041/42 | 140,280 | 3,689 | -2,289 | 1,157 | 4,654 | 1,842 | 149,333 | -41,890 | -45,550 | -25,983 | -156 | -1,368 | -114,947 | 34,386 | -17,989 | 16,397 | -16,397 | 0 | 3,000 | 3,000 |
| 18 | 2042/43 | 139,661 | 3,677 | -2,280 | 1,157 | 4,747 | 1,879 | 148,841 | -42,668 | -46,356 | -26,372 | -160 | -1,362 | -116,917 | 31,924 | -18,187 | 13,737 | -13,737 | 0 | 3,000 | 3,000 |
| 19 | 2043/44 | 141,823 | 3,738 | -2,316 | 1,157 | 4,842 | 1,916 | 151,160 | -43,461 | -47,176 | -26,768 | -163 | -1,383 | -118,951 | 32,210 | -18,311 | 13,899 | -12,971 | 929 | 3,000 | 3,929 |
| 20 | 2044/45 | 144,015 | 3,801 | -2,352 | 1,157 | 4,939 | 1,954 | 153,514 | -44,271 | -48,010 | -27,170 | -166 | -1,404 | -121,020 | 32,494 | -18,311 | 14,183 | -6,427 | 7,756 | 3,929 | 11,685 |
| 21 | 2045/46 | 146,238 | 3,864 | -2,389 | 1,157 | 5,037 | 1,994 | 155,901 | -45,096 | -48,858 | -27,577 | -169 | -1,426 | -123,126 | 32,774 | -18,311 | 14,464 | -9,072 | 5,392 | 11,685 | 17,076 |
| 22 | 2046/47 | 148,492 | 3,928 | -2,427 | 1,157 | 5,138 | 2,033 | 158,322 | -45,938 | -49,721 | -27,991 | -173 | -1,448 | -125,271 | 33,052 | -18,311 | 14,741 | -9,702 | 5,040 | 17,076 | 22,116 |
| 23 | 2047/48 | 153,794 | 4,073 | -2,514 | 1,157 | 5,241 | 2,074 | 163,825 | -46,797 | -50,600 | -28,411 | -176 | -1,500 | -127,483 | 36,342 | -18,346 | 17,996 | -9,039 | 8,957 | 22,116 | 31,073 |
| 24 | 2048/49 | 153,096 | 4,060 | -2,503 | 1,157 | 5,346 | 2,116 | 163,271 | -47,673 | -51,493 | -28,837 | -180 | -1,493 | -129,675 | 33,596 | -18,357 | 15,239 | -11,626 | 3,613 | 31,073 | 34,686 |
| 25 | 2049/50 | 155,447 | 4,127 | -2,543 | 1,157 | 5,453 | 2,158 | 165,799 | -48,566 | -52,402 | -29,269 | -183 | -1,516 | -131,937 | 33,862 | -18,357 | 15,505 | -15,276 | 229 | 34,686 | 34,915 |
| 26 | 2050/51 | 157,830 | 4,195 | -2,582 | 1,157 | 5,562 | 2,201 | 168,363 | -49,477 | -53,327 | -29,708 | -187 | -1,539 | -134,239 | 34,124 | -18,357 | 15,767 | -22,424 | -6,656 | 34,915 | 28,259 |
| 27 | 2051/52 | 160,246 | 4,265 | -2,623 | 1,157 | 5,673 | 2,245 | 170,963 | -50,407 | -54,268 | -30,154 | -191 | -1,563 | -136,582 | 34,381 | -18,360 | 16,021 | -21,324 | -5,303 | 28,259 | 22,956 |
| 28 | 2052/53 | 165,949 | 4,422 | -2,717 | 1,157 | 5,786 | 2,290 | 176,888 | -51,355 | -55,225 | -30,606 | -194 | -1,619 | -138,999 | 37,889 | -18,452 | 19,437 | -12,841 | 6,596 | 22,956 | 29,552 |
| 29 | 2053/54 | 165,179 | 4,407 | -2,705 | 1,157 | 5,902 | 2,336 | 176,276 | -52,322 | -56,198 | -31,065 | -198 | -1,611 | -141,395 | 34,881 | -18,591 | 16,289 | -7,226 | 9,064 | 29,552 | 38,615 |
| 30 | 2054/55 | 167,697 | 4,480 | -2,747 | 1,157 | 6,020 | 2,382 | 178,989 | -53,309 | -57,189 | -31,531 | -202 | -1,636 | -143,867 | 35,122 | -18,674 | 16,448 | -2,900 | 13,548 | 38,615 | 52,163 |
Appendix 2
HRA Capital Programme 2025/26 - 2030/31
| Housing Capital | Description | 2025/26 | 2026/27 | 2027/28 | 2028/29 | 2029/30 | 2030/31 | Total |
| £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | £'000 | ||
| Improvement works | ||||||||
| Aids and adaptations | To carry out identified adaptations to council dwellings to enable people to live safely and independently within their home. | 2,470 | 2,000 | 2,000 | 2,040 | 2,081 | 2,122 | 12,713 |
| Communal mechanical and electrical works | Essential works to upgrade communal services in accordance with stock condition, building safety and compliance needs. | 2,147 | 1,153 | 922 | 734 | 804 | 580 | 6,340 |
| Digital transformation | Transformational upgrade work to block building management services such as CCTV and door entry services | 3,447 | 3,100 | 1,178 | 870 | 65 | 27 | 8,686 |
| Environmental and estate improvement | Improvements to the public realm in and round estates | 464 | 670 | 669 | 712 | 685 | 993 | 4,194 |
| Garage improvement programme | Essential works to improve sustainable garage blocks, demolish unviable stock and investigation conversion & change of use where practicable | 300 | 300 | 300 | 306 | 187 | 191 | 1,584 |
| Block communal improvements | Improvements to the communal areas and spaces in blocks | 1,261 | 684 | 1,357 | 1,840 | 1,374 | 741 | 7,256 |
| Painting programme | Programme of painting works | 750 | 0 | 0 | 0 | 0 | 0 | 750 |
| Building safety | ||||||||
| Building safety improvements | Essential work to meet building safety and compliance obligations | 885 | 1,032 | 301 | 255 | 313 | 265 | 3,051 |
| Lift replacement/refurbishment | Ongoing programme of works of lift replacement and refurbishment | 449 | 244 | 498 | 508 | 259 | 0 | 1,957 |
| Safety and security | Work to install and renew smoke and CO detection. | 93 | 381 | 82 | 132 | 110 | 436 | 1,234 |
| HRA commercial property improvements | Targeted interventions in the HRA commercial portfolio to meet landlord obligations | 150 | 50 | 52 | 10 | 10 | 11 | 284 |
| Stock project management | Future Years scheme design | 550 | 0 | 0 | 0 | 0 | 0 | 550 |
| Major future works | ||||||||
| Energy and carbon net zero | Delivery of work packages to improve insulation, install green technology and energy solutions that will support achieving net zero. | 3,969 | 3,969 | 4,048 | 4,235 | 4,190 | 4,193 | 24,605 |
| Major investment scheme | Targeted transformation investment work | 1,000 | 0 | 0 | 65 | 0 | 0 | 1,065 |
| Domestic heating improvements | Replacement of failed and obsolete heating systems, upgrading them with more efficient solutions to help address fuel poverty issues. | 3,493 | 3,297 | 4,231 | 4,661 | 3,908 | 3,955 | 23,545 |
| Door and window replacements | Continuation of the window replacement door replacement programme. Focused on medium rise blocks, but also picking up 'one off' whole house replacements | 902 | 345 | 444 | 405 | 362 | 414 | 2,872 |
| Decent Homes | Continuation of planned estate-based improvement work to the council's housing stock in accordance with decent homes and building safety principles, prioritised using stock condition data. | 16,220 | 15,785 | 17,283 | 16,394 | 14,416 | 22,250 | 102,347 |
| Contractual obligations | Preliminary costs associated with schemes | 3,470 | 2,213 | 2,257 | 2,302 | 2,348 | 2,395 | 14,986 |
| Fixed budget fees | Continuation of the rolling programme of condition surveys to enable effective asset management, options appraisals and the development of future investment schemes. | 597 | 609 | 621 | 633 | 646 | 659 | 3,764 |
| Expectational works | ||||||||
| Regeneration and demolition | Delivery of option appraisal outcomes - acquisition / conversion / demolition of unsustainable HRA assets. | 1,520 | 10,479 | 6,299 | 1,603 | 2,328 | 4,955 | 27,185 |
| Housing developments | ||||||||
| New build/acquisition - various | Investment to create new council homes. | 4,375 | 5,128 | 23,970 | 28,033 | 39,644 | 8,171 | 109,320 |
| Other capital | ||||||||
| ICT refresh | Replacement of IT hardware and software licences | 56 | 0 | 0 | 0 | 0 | 0 | 56 |
| Total housing capital budget | 48,568 | 51,439 | 66,513 | 65,738 | 73,728 | 52,358 | 358,344 |