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A few months ago I focused in this blog, on how good solutions can help better manage repairs delivery. Spookily enough on Twitter, LinkedIn and other places, discussions on why a good proportion of RSLs, have continued to rage. Worthy of much credit is @KwajoHousing – go check him out!
Getting more repairs right first time leads to higher resident satisfaction and better control of what we spend.
In this post I am looking to tackle the other side of the coin. How efficiently socialhousing providers manage effective getting in of the cash that supports all that great asset management and addressing repair issues. Typically everyone monitors percentage of GAD (Gross Annual Debit) collected, but how can systems contribute or not to that blanket figure?
Traditional logic going back to the 1970’s is that arrears are generally chased using an arrears ladder. This is by size and comparison with period charges, rather than based on aged debt, like in most financial situations. If I had £50 for every time I have explained that to finance leaning non-housing staff, I would have probably retired by now and running a successful pedalo business on the Costa Brava by now.
All housing systems tend to come with an arrears and service charge capability, although strangely, not all social housing landlords tend to implement in their core system. Clearly this is the first place to start, even if over time this doesn’t work perhaps long term for the organisation.
Arrears procedures do evolve in time and one major problem is often chunkiness of systems to get a change done, or your supplier looking to charge an arm or a leg to modify. I have come across a few HMS solutions which look flexible when demonstrated, although in practice anything slightly less vanilla, ends up in some bespoke developed SQL SP’s (Stored Procedures). So clearly, not an easy matter to tweak going ahead. With hindsight, the key to having flexibility here is contractually agree that if your supplier creates this bespoke fix, some maintenance charge is paid and they maintain/modify it going forward.
When designing arrears ladders, be sure to consider how automation can progress early stages, without the need for 100% of ‘recommendations’ to be accepted. Where exceptions are known, set a manual status (allowing extra time for a payment to come in, or a bereavement to be managed sensitively etc), instead.
HMS or other suppliers can come across as very unresponsive. RSL’s can clearly get quite hacked off by this understandably. No wonder that other avenues end up being considered.
What avenue is sitting on everyone’s desktop? Yes your friend and mine, Microsoft Excel. Scary but true. Do your staff export accounts and arrears cases to Excel and try to manage from there? Have some of your spreadsheet space cadets built some models and pivot tables, probably that few others actually understand?
It’s a well known fact that most people with Excel on their desktop, were never trained to any level of competency in it. Probably under 5% of Excel users are properly comfortable with formula’s, macros, VLOOKUP (don’t get me started on that one!), or even Pivot tables. Where staff manage arrears in this kind of manner, its often separated from the core system of record. On more than one occasion I have encountered spreadsheets that have been used for years with erroneous formulas and providing incorrect insights for ages.
Another top gotcha, is putting barriers in the way of residents, trying hard to pay their rent. To be clear, my belief is that most people in Social Housing prioritise paying their rent, as keeping a roof over your head is way up there with feeding your family and keeping them warm. When I was a child living with my parents in Council Housing (as was) on the edge of Manchester, that’s what my family prioritised in the mid-1970’s.
My old man was a skilled engineer, one industry already in decline in the 70’s. I recall when he was between jobs, rent was prioritised (fortnightly Gilbert Strip collector expected). Some months we ate a lot of egg & chips as that was all we could afford. Those principles certainly shape my attitude even today to money.
However, our residents no longer see a fortnightly rent collector. Are we providing lots of easy ways to help residents pay? If we offer Direct Debit, how many days can residents sign up for it to be deducted? Do we offer Allpay, or An Post (in the Republic Of Ireland), so residents can easily pay their rent in outlets located in their community?
More important these days, how do we buy Home Insurance, Car Tax and other bills? Well on-line. How easy can your residents pay online? Can they easily pay a period debit, outstanding balance or a bespoke amount? Also, more importantly how fast can they do that from your resident self-service portal? Have a look at your own self-service if it offers payments and count the number of clicks needed to initiate a payment. Is it really friction free?
What I mean in terms of really ‘friction free’, is how close your resident experience of paying rent, in terms of clicks, compared with Amazon. Today I made a repeat purchase on Amazon and it took me just three clicks, to part with £39.99 with Prime free delivery. If your self-service needs re-entry of much info every time, you are making it harder for residents to pay their rent. Challenge your HMS/self-service provider or payments provider, to cut down the number of clicks required.
On the subject of providing multiple MOPs (Methods Of Payments), always be aware of the underlying costs.
Remember too, that most housing systems have the concept of main and sub-accounts. This again is a very under-used (and misunderstood) facility in my experience. Consider how these features can be used, keeping alternative debts away from main rent (possible court action) and considering separate arrears tracking procedures for each. EG Rechargeable Repairs, Court Costs etc.
Lastly, ‘Predictive Analytics’. This alternative way to target resources, can point effort at accounts that need to be chased, and skip ones where its very likely that a clearance payment will be made, based on past behaviour. Until quite recently, in the UK its fair to say that Mobysoft had close to a virtual monopoly with Rentsense, although many others these days are looking to ‘steal their lunch’ with similar advertised productised offerings. (see MRI/Orchard and others).
At some point in the next few months, I must try and put together a more detail blogpost on Predictive Analytics, as the landscape has evolved somewhat in the last eighteen months or so.
Predictive arrears is an interesting intervention. Do be sure when considering these, introduce one change at a time and always look into utilising a ‘Control Group’. I am always surprised when I find a client using ‘Predictive Arrears’ that like it, who can rarely tell me that their arrears team, has actually shrunk.
A quick reader question – If you use Predictive Arrears Analysis, have you a smaller, larger or same size arrears team, after using it for 12 months or more? Do leave a comment. I would love to hear any real-world insights from your experiences
Do let me know your feelings via DM or comments 😉
Related Post: Its actually not such a tortuous path to a successful go-live
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(c) Tony Smith, Acutance Consulting www.acutanceconsulting.co.uk 07854-655009
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