20Annual Report 2020 Faces of Bridge Housing Contents
About this report 2 Performance highlights 4 Bridge Housing profile 6 Our portfolio 8 Our journey 9 Our timeline 10 Bridge Housing on social media 11 Chairman’s report 12 Chief Executive Officer’s report 14 Spotlight 1: Business response to COVID-19 18 Housing affordability 20 Our advocacy work 24 Spotlight 2: Reconciliation Action Plan 26 Operating environment 2019–20 28 How we operate 33 Our Board of Directors 34 Our executive team 36 Spotlight 3: Bridge Housing on the Northern Beaches 38 Our people 40 Our governance 46 Spotlight 4: Our Place, Green Space 54 Operations report 56 Spotlight 5: Digitising our HR management system 66 Development report 68 Spotlight 6: Building our capital portfolio 72 Finance and Corporate Services report 74 Financial summary 2019–20 80 Bridge Housing in the community 86 Key facts 88 Acknowledging our partners 91 Glossary and abbreviations 92 ANNUAL REPORT 2020 REPORT ANNUAL Appendix 1: Our performance 94 Index 104 BRIDGE HOUSING LIMITED
1 About this report
The Bridge Housing Limited Annual Report for 2020 is a summary of our operational and financial performance during the 2019–20 financial year. It explains how we work to improve lives and strengthen communities through the provision of affordable housing and quality services.
The 2020 Annual Report is a measure This report is primarily targeted to the following audiences: of our performance for 2019–20 against the targets in our Strategic Plan residents, applicants and recipients of our housing management services 2018–2021, and helps us assess how members of Bridge Housing Limited well Bridge Housing is performing federal, state, and local government partners and where we need to improve. Our private sector partners who help us deliver more affordable housing Business Plan 2019–20 contains further details about these targets. support partners who provide services to our most vulnerable tenants; and Bridge Housing staff who deliver our services.
Acknowledgement of Country
Bridge Housing acknowledges the Gadigal, Darug and Gai-mariagal people as the traditional custodians of the lands on which we operate and we pay our respects to their Elders past and present.
Our Mission
Improving lives through affordable homes and quality services
Our Vision
A dynamic organisation, recognised for excellence in meeting housing need, improving resident wellbeing and governing responsibly
Bridge Housing Limited ANNUAL REPORT 2020 REPORT ANNUAL
Head Office: Level 9, 59 Goulburn Street, Sydney NSW 2000 Northern Beaches Office: Level 1, 660–664 Pittwater Road, Brookvale NSW 2100 Postal address: PO Box 20217, World Square NSW 2000
Telephone: (02) 8324 0800 ABN: 55 760 055 094 Follow us Website: www.bridgehousing.org.au ACN: 135 570 955 Email: [email protected] ISBN: 978-0-6481986-5-9
BRIDGE HOUSING LIMITED Report online: www.bridgehousing.org.au/about-us/our-business/annual-report 2 “I feel a strong sense of alignment with the values of Bridge Housing. I stay at Bridge Housing because I feel connected to my job and the work the organisation does.“ Staff member
Our Values
Socially responsible We are a socially responsible organisation with a commitment to social inclusion and improving the lives of the people and communities we support. This is the second year in which we report on activities and outcomes People-focused delivered under the Strategic Plan 2018–2021. We are a people-focused organisation. We keep our applicants and residents’ needs at the core of all activity and decisions, empathise with their needs Our services and deliver our services with fairness, respect and sensitivity. We value and We utilise our property portfolio to support our employees to enable them to perform at their best and achieve provide long-term accommodation for their full potential. people on low-to-moderate incomes. Bridge Housing has a portfolio of 3,541 Committed and passionate properties and we provide safe and secure homes for over 5,600 people. We are committed and passionate and put our hearts and minds into our We own 533 properties and manage work. We value and encourage innovation and continually seek to improve 2,094 properties owned by the NSW our performance. Land and Housing Corporation (LAHC), the state housing authority Build relationships within the NSW Department of Communities and Justice (DCJ).1 We build relationships based on trust and respect to create positive outcomes for the people and communities we serve. We also: lease 643 properties from Professionalism and integrity the private rental market We act with professionalism and integrity. We take responsibility for our manage 271 properties on behalf of decisions and actions and provide a consistent high-quality service. Our other organisations and individuals decisions are based on sound judgment and our culture engenders good acquire and develop new properties governance, transparency, and honesty. provide responsive and planned maintenance services on a property portfolio valued at $1.3 billion.1 Our Strategic Plan Growing sustainably to meet We provide services across the affordable housing needs We develop a new Strategic Plan spectrum of social and affordable every three years to help us achieve Supporting our people and housing. We meet the needs of the our mission. The Plan identifies improving workplace wellbeing most disadvantaged people in the the strategic objectives and critical Governing and managing effectively community – those who require assistance to maintain a sustainable factors for success for Bridge Engaging our partners and tenancy – by working with more than Housing, which are implemented enhancing our industry leadership. through our annual Business Plans. 22 support partners under formal The 2020 Annual Report details our agreements and many more services The strategic objectives for our organisational performance against that support individual tenants. Strategic Plan 2018–21 are: our Business Plan objectives for (See Acknowledging our partners Providing quality homes 2019–20, which are aligned with and on page 91 for more details.) and housing services progress our Strategic Plan 2018–21.
1 This figure is based on an average value of $540,000 (as per recent portfolio valuations) multiplied by the number of Bridge Housing properties and properties managed on behalf of
the NSW LAHC – a total of 1,368 properties. Leasehold and fee-for-service properties are excluded. ABOUT THIS REPORT
3 Performance highlights
Bridge Housing had another successful year in 2019–20, in a period of Supporting significant change that was compounded by the impact of COVID-19. our people and We went live with the management of 1,200 properties in the improving 3 workplace wellbeing Northern Beaches Social Housing Management Transfer Program (SHMTP) while continuing to improve the business and our service Key highlights in 2019–20 include: delivery. This delivered on a major objective of our Strategic Plan increased our overall engagement rate from 81 to 84 per cent in our 2018–2021. We also completed the second year of the Strategic Plan 2020 Employee Engagement Survey through our 2019–20 Business Plan. (See Our people on page 40) finalised our Diversity and Inclusion Strategy and implemented the Year 1 action plan Our performance highlights are a summary of our key achievements from our Business Plan 2019–20. completed the first year of our Career Trackers internship program to A detailed performance report on our Business Plan 2019–20 outputs is at Appendix 1 support Aboriginal and Torres Strait on page 94. Islander tertiary students through their studies into employment Providing Growing completed the fitout and quality homes sustainably to commenced operations from our new office in Brookvale and housing meet affordable 1 services 2 housing need delivered Bridge Housing’s positive culture and leadership program, focusing on Emotional Intelligence Bridge Housing continued to deliver Our portfolio increased from high quality home and housing 2,334 properties in June 2019 to implemented an integrated services throughout the year. 3,541 properties in June 2020. payroll system and Human Resources Information System Key highlights in 2019–20 include: Key highlights in 2019–20 include: (HRIS) including a new Learning implemented the SHMTP implemented the Northern Management System (LMS). in August 2019 Beaches Transition Plan to business response to COVID-19 support the transfer of 1,228 (See Spotlight 1: Business social housing properties (See Governing response to COVID-19 page 18) Spotlight 3: Bridge Housing in and managing the Northern Beaches page 34) effectively achieved 82 per cent overall 4 satisfaction with service purchased three properties delivering 30 additional social delivery in our annual Tenant Bridge Housing continued to build housing dwellings (See Spotlight Satisfaction Survey 2019–20 our strong governance culture and 6: Building our capital portfolio) commenced tender preparation practice. We have sought to be a for re-contracting repairs purchased two sites in Dulwich leader in the community housing and maintenance services Hill from LAHC for future and the not-for-profit sectors. for our portfolio in 2021 redevelopment (See page 71) Key highlights of 2019–20 include: developed our new Reconciliation grew HomeGround Real delivered an operating EBITDA of Action Plan 2020–22 Estate Sydney’s operations, ANNUAL REPORT 2020 REPORT ANNUAL doubling our portfolio under $3.7 million in 2019–20, compared implemented the second year of management to 228 properties to $3.9 million in 2018–19 and our three-year community building maintained all key financial implemented year 2 of the STEP to strategy, Building Bridges 2018–2021 KPIs and banking covenants Home program for long term rough delivered our largest maintenance sleepers in housing 82 tenants, secured $76 million in debt to program, completing some 9,000 including 43 with Bridge Housing. refinance our corporate debt facility responsive, planned and cyclical of $40 million at cheaper rates and jobs at a total cost of $12.5 million. $36 million to fund our property acquisition program (See page 72) BRIDGE HOUSING LIMITED
4 secured our sixth Tier 1 registration Challenges Awards at both the Australasian under the National Regulatory System and NSW AHI 2019 Professional The major challenge during the year, Excellence in Housing Awards completed our fourth external was managing COVID-19. Most governance review, led by Bridge Housing staff began working Megan Caldwell, Housing Manager – Sterling Black from home in late March 2020, with Pathways was highly commended in completed internal audits on the a skeleton staff operating our service the Rising Star category in the 2019 SHMTP and payroll and human centres in Brookvale and the Sydney PowerHousing Australia Awards resources systems under year 2 of CBD. (See Spotlight 1: Business Best Workplace 2019 Award from our three-year Internal Audit Plan response to COVID-19 page 18). Voice Project completed a fraud risk assessment, The SHMTP maintenance contract Recognised as an Inclusive Employer including the update of our created delays in processing by Diversity Council of Australia. Fraud Risk Management Plan maintenance requests and led to Financial highlights finalised implementation of new increases in void times and delays accounting standards, primarily in tenanting properties. (See Bridge Housing recorded a strong dealing with lease accounting Operations report page 56). financial result again in 2019–20. changes under AASB 16 Leases We continued to invest in capacity- Awards Moving to Office 365 allowed a building and property maintenance smooth transition to the working- Our eighth consecutive Gold Award and strengthened our balance sheet from-home environment during for our 2019 Annual Report at the to establish a strong financial base for the COVID-19 pandemic. 2020 Australasian Reporting Awards ongoing growth. Leading Asset Management Award Operating income $56.8m Engaging our in the Australian Housing Institute (AHI) 2019 Professional Excellence in (excluding one off items) 33% partners and Housing Awards Australasia enhancing our Operating expenses $53.1m 5 Chief Operating Officer Rebecca (excluding depreciation industry leadership Pinkstone was highly commended and interest) 37% in the Outstanding Achievement Bridge Housing continued to engage with our partners across all sectors See the Financial Summary on and report our efforts and outcomes page 80 for further details. across a range of platforms. Key results at a glance Key highlights of 2019–20 include: Figure 1: Our sources of revenue 2019–20 Figure 2: Our expenses 2019–20 refreshed our website content and Expressed as a percentage of total income Expressed as a percentage of total expenditure developed a COVID-19 news page Rental income Rents paid Maintenance and information resources for tenants Govt grants – operating Insurance & other property expenses improved our social media reporting and analysis to ensure we are targeting Other Depreciation Management expenses our key stakeholders with the right Bank interest Rates and utilities Administration expenses content on the right platforms Govt grants – non-operating Interest expense Other expenses launched our first digital campaign for residents, Orbit!Online, in April 2020, and delivered two social media campaigns to build brand awareness of HomeGround Real Estate Sydney. BRIDGE HOUSING PROFILE
5 Bridge Housing profile
Bridge Housing Limited is a Tier 1 community housing provider, Housing Scheme in 2001, Burwood Area Community Housing in 2008, registered under the National Regulatory System for Community and Eastern Suburbs Rental Housing Housing. Our offices are located in the Sydney CBD and Brookvale. Association in 2009) Bridge Housing Limited was incorporated as a company We provide affordable housing solutions to moderate-to-low income limited by guarantee in March 2009. households across the Sydney metropolitan area. At 30 June 2020, How we got here Bridge Housing owned or managed 3,541 properties and operated We drive growth with three-year across 20 local government areas (LGAs). strategic plans and annual business plans. In the nine years from 2006 to 2015, and across three strategic planning cycles, we grew our housing People and properties In October 2017, Bridge Housing, in portfolio from 650 homes to 1,176. We partnership with Women’s Housing also expanded our area of activity Bridge Housing Limited (Bridge Company, successfully tendered Housing) participated in the NSW across a total of 14 post-merger for the management of some 1,200 local government areas (LGAs). Government’s Social Housing social housing properties in the Management Transfer Program Northern Beaches. This program We comfortably achieved the growth (SHMTP). This program is part went live on 5 August 2019 and, as target in our Strategic Plan 2015–18 of the NSW Government’s Future a result, Bridge Housing’s portfolio to increase the portfolio to at least Directions for Social Housing in increased by around 50 per cent 2,000 properties by June 2018. With NSW policy and has resulted in to 3,541 properties, with 5,639 a combination of development and significant growth for the sector. people living in our properties. organic growth, our portfolio reached 2,244 properties by 30 June 2018. Over six years from 2017, the Where we started Department of Communities These were located across 20 LGAs. and Justice (DCJ), formerly the Bridge Housing Limited began as the Bridge Housing delivered its Nation NSW Department of Families and South West Inner Sydney Housing Building Economic Stimulus Plan Community Services (FACS), will Cooperative in 1984. Following a (NBESP) leveraging target more transfer social housing management series of amalgamations (with Inner than four years earlier than required. rights for 14,000 properties to West Housing Association in 1993, Our first development cycle of community housing providers. Darlinghurst Area Community 112 dwellings was completed in November 2016, creating 65 new dwellings at Bungarribee, nine studio apartments in Ashfield and Figure 3: People and properties 38 apartments in Parramatta. Number of properties and people assisted, 2016–20 In 2017–18, we added 158 seniors’
Properties People assisted units at Elger Street Glebe. We 6000 partnered with Achieve Australia, 5500 through the Specialist Disability 5000 Program, to add 28 group homes. 4500 During 2018–19, we grew the portfolio 4000 by an additional 86 homes, assisting 3500 more than 5,600 tenants and their 3000 families across the portfolio. 2500
ANNUAL REPORT 2020 REPORT ANNUAL This report details our performance 2000 1500 against the targets we set in our Strategic Plan 2018–21 and 1000 Business Plan 2019–20. 500 0 2016 2017 2018 2019 2020 BRIDGE HOUSING LIMITED
6 Figure 4: Portfolio Leasehold properties Growth by program, 2006–20 Bridge Housing operates the largest Capital properties Leasehold properties Owned affordable housing leasehold program in Australia, Vested properties Fee-for-service Other managing 610 properties. Community 4000 housing providers source leasehold 3500 properties from the private rental market and sign a Residential Tenancy 3000 Agreement as head tenant under the Residential Tenancies Act 2010 and 2500 Residential Tenancies Regulation 2000 2010. The provider then sublets Owned Affordable Housing the property to eligible applicants 1500 from the NSW Housing Register. 1000 DCJ pays a subsidy to providers under the NSW Government’s Community 500 Housing Leasing Program. This year, 0 our subsidy payment was $14.3 million. 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 As noted above, by utilising debt available through NHFIC and *Supported housing is a subset of social housing dwellings, making the total number of properties 3,541 supported by CHLP funding we have acquired 30 capital properties In Growth in 2020 completion of Elger Street Glebe in Punchbowl, Ashfield and Marrickville, June 2018. Bridge Housing successfully 24 of which were directly supported During 2019–20, Bridge Housing tendered for 11 properties in Leichhardt, by CHLP funding to provide stable undertook the largest growth in its which were vested in April 2019. long-term accommodation in history with the addition of 1,228 place of leasehold properties. properties managed on behalf of DCJ Capital properties on the Northern Beaches of Sydney Bridge Housing’s capacity to source Bridge Housing leases and manages under the Social Housing Management private rental properties from developers capital properties from the Land Transfer Program (SHMTP). As a and landlords was enhanced by our new and Housing Corporation (LAHC) result Bridge Housing increased HomeGround not-for-profit real estate through the Community Housing its portfolio to 3,541 properties. agency, which we launched in April Agreement. Properties include existing 2018. During 2019–20, HomeGround During 2019–20 we began a program public housing, such as the South secured the management of 12 new to acquire capital properties Coogee and Balmain estates, and market rent private rental properties. utilising the funds available under newly constructed properties, such the Community Housing Leasing as those in Canterbury-Bankstown. Owned affordable housing Program (CHLP). Bridge Housing Under the funding contract, community These are properties financed, has acquired 30 properties under housing providers are responsible developed and procured by Bridge this acquisition program, with a for allocations, tenancy management, Housing and rented at 75 per cent of further 45 targeted in 2020–21. property management, and responsive market rent. Projects include Wiley Park, and planned maintenance. The Bungarribee, Parramatta and Leichhardt. Program Descriptions community housing provider retains Fee-for-service properties Vested properties all rental income. Department of Communities and Justice sets rents Bridge Housing manages fee-for- In 2010, Bridge Housing successfully through the Community Housing Rent service properties on behalf of tendered for a package of 242 NBESP Policy. Rents are fixed at 25 per cent of external organisations through a properties in the Parramatta and the tenant’s assessable income, plus management agreement or contract. Holroyd LGAs. The NSW Government 100 per cent of any Commonwealth The management fee is based on vested these in two tranches. The Rent Assistance they might receive. the level of housing and the property first tranche was 163 properties in Community housing providers management services negotiated. In 2010–2011 and the title to another 79 allocate properties to eligible tenants 2019–20, we managed 243 (affordable properties was transferred to Bridge from the NSW Housing Register. and social) properties on a fee-for- Housing in August 2013. An additional service basis for the Waverley Council
153 properties were vested with and the City of Canada Bay Council. BRIDGE HOUSING PROFILE
7 Our portfolio
Map of Greater Sydney by LGA
Northern Beaches No. of properties 1227
Hills Shire No. of properties 4
Blacktown No. of properties 64
Parramatta No. of properties Ryde 141 No. of properties 15 Mosman Penrith No. of properties No. of properties 1 4
Cumberland Canada Bay No. of properties No. of properties 169 56
City of Sydney No. of properties Strathfield 453 Woollahra Inner West No. of properties Fairfield No. of properties 59 No. of properties 12 No. of properties 439 1 Waverley Burwood No. of properties 205 Canterbury Bankstown No. of properties No. of properties 43 213
Bayside Randwick
No. of propertiese r o 69L No. of properties Georges River 341 No. of properties 19
Campbelltown Sutherland Shire No. of properties No. of properties 2 1 ANNUAL REPORT 2020 REPORT ANNUAL
ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL
8 Our journey
South West Inner Amalgamate Portfolio grows from Merge with Sydney Housing with Inner 155 to 419 homes Darlinghurst Cooperative opens West Housing through capital and Area Community 1985/86 1993/94 1997/00 with 35 homes Association leasehold properties 2001/02 Housing Scheme
Northern Beaches Portfolio grows to 1,180 properties Portfolio grows to 1,282 properties Portfolio grows to No. of properties 1227 Reincorporate as company Amalgamate with 1,473 properties limited by guarantee to become Eastern Suburbs Rental 2010/11 2009/10 Hills Shire 2008/09 Bridge Housing Limited Housing Association No. of properties 4 Transfer 117 (Burwood Area Register as Class 1 Community Blacktown Community Housing) properties Housing Provider No. of properties 64 Win Affordable Housing Initiatives Manage transfer of 96 public Program tender to buy 8 units housing tenancies in South Parramatta No. of properties Ryde Amalgamate with Eastern Suburbs Coogee and Balmain 141 No. of properties 15 Mosman Rental Housing Association Establish Tenant Advisory Group Penrith No. of properties No. of properties 1 4 Launch Platform 70 Win 240 Nation Win Urban Launch Building Bridges Cumberland Canada Bay program to house Building titles Growth NSW tenant engagement plan No. of properties No. of properties 169 56 rough sleepers in and commitment tender to develop Win tender to manage 2011/12 2014/15 2013/14 private rental market 2012/13 to develop 75 62 affordable 18 new units in Telopea City of Sydney new properties homes in No. of properties Win tender to Secure $18 million debt Strathfield 453 Woollahra Inner West No. of properties redevelop Elger Street over 10 years Bungarribee Fairfield No. of properties facility with National 59 No. of properties 12 No. of properties 439 Glebe public housing Win tender to Win tender Australia Bank 1 into 153 seniors homes manage Waverley to manage Waverley Tier 1 registration Burwood No. of properties Council’s social affordable 205 Win tender to manage under National Canterbury Bankstown No. of properties and affordable homes in Sydney No. of properties 43 128 new properties in Regulatory System 213 Canterbury-Bankstown housing portfolio Olympic Park Bayside Randwick
No. of propertiese r o 69L No. of properties Georges River 341 Win tender to manage Launch $25 million Win tender to manage 1,228 No. of properties 19 27 City of Canada Bay development of 65 Northern Beaches public affordable homes affordable homes housing tenancies 2017/18 2016/17 2015/16 Launch Hand Up arrears in Bungarribee Develop and tenant 158 seniors’ management program Complete 38 social units in Elger Street Glebe Renovate and and affordable housing Launch HomeGround not-for- tenant nine units units in Parramatta profit real estate business for older, single Launch first Win specialist disability women in Ashfield Reconciliation housing tender for 28 group Action Plan Campbelltown Sutherland Shire New contract homes No. of properties No. of properties maintenance system Develop Places People 2 1 Launch Pathways to Home and customer Want to Live place initiative for women escaping service standards making approach family violence
Deliver Northern Beaches Portfolio increased to 3,541 through transition of 1,228 public housing Transition Plan for management tenancies on Northern Beaches of 1,228 new tenancies Secured $76m NHFIC 2018/19 Secure $40 million debt facility 2019/20 debt for refinancing and with National Housing Finance property procurement and Investment Corporation Added 33 dwellings, mainly Launch Bridge to Work through CHLP subsidies employment program with CoAct Transition business to Launch STEP to Home program remote operating model to house rough sleepers in private during COVID-19 pandemic rental market OUR JOURNEY
9 Our timeline 2019–20
September 2019 New property at Rossmore Avenue, July 2019 Punchbowl purchased under our March 2020 growth-through-acquisition strategy. Australian Government ministerial Develop and activate new business visits to Elger Street Glebe, by Bloody Long Walk staff charity operations and working from Assistant Treasurer The Hon. event, with 20 staff completing home protocols as COVID-19 Michael Sukkar and Assistant part or all of the 35 kilometre pandemic reaches Australia. Minister for CommunityHousing, journey to raise nearly $8,000 for the Mito Foundation. Homelessness & Community April 2020 Services The Hon. Luke Howarth. Joint service response to $40 million loan to Bridge homelessness on Northern Beaches Housing announced by National announced with housing and Housing Finance and Investment October 2019 support partners during COVID-19. Corporation (NHFIC). Launch of Northern Beaches Launched Orbit!Online: first Housing Hub, a community space social media campaign targeting for social housing applicants, residents on Facebook. tenants and support partners to access housing assistance. August 2019 New property at Loftus Street May 2020 Began management of 1,228 Ashfield purchased under our Launched our second Reconciliation social housing properties on the CHLP acquisition program. Action Plan during National Northern Beaches under the NSW Government-sector thank you Reconciliation Week. Government’s Social Housing event at NSW Parliament for 8th Employee Opinion Survey shows Management Transfer program. Social Housing Management a highly engaged workforce through Engaged in industry networking at Transfer program. period of rapid growth and change. the National Housing Conference and presented papers on Build to Rent model, Bridge to Work, and November 2019 HomeGround Real Estate Sydney. Annual General Meeting 2019 Won Leading Asset Management with Greater Sydney Commission. June 2020 Award for our Strategic Asset Social Commissioner Helen Gold Award for the eighth Management Plan at the O’Loughlin as keynote speaker. consecutive year for our National Housing Conference. End-of-year celebration at 2019 Annual Report at the Recognised by a Voice Project Taronga Zoo for residents and Australasian Reporting Awards. Best Workplace Award in 2019 their families, with fun activities, Won NSW Government Together for our employee engagement. food and animal encounters. Home funded package of $4.5m Won tender to manage 55 to house 45 rough sleepers in affordable housing units on the private rental market. the Metro Northwest housing Borrowed a further $25m development at Tallawong. December 2019 from NHFIC for additional Accredited as a specialist property purchases. disability accommodation provider with the NDIS. Release of the independent ANNUAL REPORT 2020 REPORT ANNUAL evaluation of our Bridge to Work employment program shows outstanding results during 15-month pilot phase from July 2018 to September 2019. Borrowed an additional $11 million from NHFIC. BRIDGE HOUSING LIMITED
10 Bridge Housing on social and digital media
Bridge Housing continued to engage with stakeholders through digital Website platforms and social media in 2019–20. We had strong growth in Website traffic increased users and engagement on our website, through our Bridge Business greatly on every measure corporate newsletter, and on Twitter, Facebook and LinkedIn. from 2019:
Our reach and engagement with users on social media extended by posting Average monthly sessions content that is relevant to our stakeholder audiences, whether that information is Up 20% from 5,715 to 6,831 corporate, human resources-based, tenant-focussed or advocacy content. We used Sprout Social to post efficiently across multiple platforms and to report on and Average monthly page views finetune our activity on a monthly basis. Up 12% from 16,679 to 18,715
Average monthly unique users Social media Up 13% from 4,211 to 4,763
Audiences 1,156 up 8% 1,091 up 18% 100% Our most visited pages were Affordable housing, Apply for Impressions2 9,089 5,233 3,738 a home and Contact. Our top download was our Annual Report Monthly engagements 153 494 230 2019, which was accessed 615 times.
Top posts (by engagements:3 reactions, likes, shares, comments) Bridge Business
AHI awards - 618 engagements Distribution: 1,298 (976, up 33% from 2019)
NDIS accreditation - 106 engagements Unique opens: 32% (27%, up 5% from 2019)
Social housing stimulus plan - 48 engagements Click rate:4 13% (11%, up 2% from 2019)
2 Impressions: the number of times your content is displayed, measuring ability to get your content in front of your intended audience. 3 Engagement rate: how actively involved the audience is with your content, measured through likes, comments and shares. 4 Click rate: how often people click on a link, ad or email in your post. BRIDGE HOUSING ON SOCIAL MEDIA BRIDGE HOUSING PROFILE ON SOCIAL
11 Chairman’s Report
This has been a roller coaster year of success and challenge for In NSW, there was little new activity to increase social and affordable housing Bridge Housing. In August 2019 we assumed management of the supply. The housing response has Northern Beaches portfolio of some 1,200 properties through the been targeted to meeting the needs of rough sleepers during the pandemic, Social Housing Management Transfer Program (SHMTP). By March along with a small amount of stimulus 2020, a global pandemic was unfolding. money to fast track maintenance, and interim measures to protect private We know that the actions of the Australian and NSW Governments renters. Towards the end of the year, the Land and Housing Corporation to keep people safe have had a significant but unavoidable impact (LAHC) announced small supply on our economy, leading to the sharpest recession on record. programs to deliver new dwellings. Despite this, I am delighted to report that Bridge Housing remains The NSW Government also released its long awaited discussion paper financially strong and has retained our workforce. However, we need A Housing Strategy for NSW. The strategy, expected to be implemented to be mindful that COVID-19 falls disproportionally on low income from 2021, will guide NSW Government households and will heighten the need for social and affordable housing policy from homelessness to homeownership for the next 20 housing into the future. years. However, the paper does not tackle the fundamental need for substantially increased investment This Annual Report shows how Bridge Housing Leasing Program subsidy and in social and affordable housing, as Housing has successfully absorbed funding from the National Housing outlined in the Housing affordability and managed the new portfolio and Finance and Investment Corporation report on page 20 and Our operating tenant community and our response (NHFIC). We also completed Year Two environment on page 28. to COVID-19 demonstrates our of our Housing First STEP to Home ability to rise to new challenges. As a program for long-term rough sleepers The Australian Government responded designated essential service, we quickly in partnership with NEAMI, Women’s quickly to the COVID-19 pandemic put in place new service delivery Housing Company and Metro Housing. with a range of measures, principally to protocols to ensure that we could This program has housed 82 tenants, support those who have lost jobs or are continue to provide safe, high quality including 43 with Bridge Housing. at risk of unemployment, in the form of services to our tenant community and increased income support payments. applicants for social housing without Despite the substantial organisational This has assisted many of our tenants, compromising the health and safety change created by the Northern Beaches thereby reducing our already low arrear of our staff, tenants and applicants. transfer and managing the challenges rates. However, the Government’s of service delivery in a COVID-19 housing response has been muted. As we complete Year Two of our three- environment, our staff engagement year Strategic Plan, I’m delighted to levels are comparable to last year and There have been unprecedented report that we have achieved our key we won another Voice Project Best calls to include social housing in a objectives, in particular, the integration Employer Award. We also maintained a social infrastructure stimulus to aid of the Northern Beaches portfolio. high satisfaction rating from our tenants. economic recovery. The Governor While not increasing social housing of the Reserve Bank has strongly supply, the SHMTP has enabled Bridge Policy environment advocated social housing be included Housing to build its organisational in the Commonwealth Government’s capacity (for further information see Our operating environment on October budget, and Bridge Housing Our performance highlights on page 4.) page 28 provides a comprehensive strongly supports the SHARP package analysis of the impact of Australian ANNUAL REPORT 2020 REPORT ANNUAL
proposed by our Community Housing Other highlights this year include our and NSW Government policy on Industry Association (CHIA). procurement of 30 social and affordable social and affordable housing supply dwellings as the first step in a new and the prospects for the growth of supply pipeline, using our Community the community housing sector. BRIDGE HOUSING LIMITED
12 are discussing and planning for our next Strategic Plan 2021–24, which will set out the desired future and ambitions for Bridge Housing. We completed a biennial independent governance review that showed Bridge Housing has a high functioning board. The review also made recommendations to increase our effectiveness in providing management with a high standard of strategic oversight, which will be implemented during 2020–21. See Our governance on page 46. I’m honoured to be chairman of a dynamic, growing organisation. I would like to thank my fellow Directors for their support and I acknowledge the considerable time and effort they give on a voluntary basis. Thank you, also, to our many tenants who have engaged with Bridge Housing through our formal engagement structures, such as the Chairman Mark Turner Tenant Advisory Group, Aboriginal and Torres Strait Islander Advisory The Australian Government can these imperatives, the supply of social Group, Vietnamese Tenant Group build on the strong foundations and affordable housing will continue to and the Tenant Reference Group. established by the National Housing fall well short of increasing demand. It has been a pleasure to work closely Finance and Investment Corporation with Bridge Housing’s chief executive (NHFIC). Since March 2019, NHFIC Governance officer, John Nicolades, and I thank has raised $1.2 billion in low-cost, John, his leadership team of Rebecca, Transparency is central to our long-term finance for community David and Christopher, and all Bridge 5 governance culture, reputation and housing providers. However, this is Housing staff who continue to deliver accountability to stakeholders. It builds not enough to make a meaningful great results to our tenants and the credibility of Bridge Housing and contribution to the production of new applicants. They have shown strength the community housing sector. Our social and affordable housing supply. and resilience in a world which is very transparency in external reporting different to that of 12 months ago. Community housing providers require was acknowledged by our eighth a subsidy to meet the difference consecutive Gold Award at the 2020 between the cost of either the debt Australasian Reporting Awards for our or returns required by institutional Annual Report 2019. We are honoured investors and the income generated to be the only community housing from the rent paid by tenants, most provider to achieve a Gold Award. of whom are on very low-to-moderate In 2020–21, Bridge Housing enters the Mark Turner incomes. This fact was recognised by Chairman the Australian Treasury in 2017.6 Unless final year of our current Strategic Plan the Australian Government responds to 2018–21. The board and management
5 National Housing and Finance Investment Corporation, NHFIC finalises largest social bond from an Australian issuer, media release, 24 June 2020, www.nhfic.gov.au/media- resources/media-releases/nhfic-finalises-largest-social-bond-from-an-australian-issuer/
6 Council on Federal Financial Relations Affordable Housing Working Group,Report to Heads of Treasuries: Supporting the implementation of an affordable housing bond aggregator, REPORT CHAIRMAN’S Commonwealth of Australia, Canberra, 2017, https://treasury.gov.au/sites/default/files/2019-03/170921-AHWG-final-for-publication.pdf 13 Chief Executive Officer’s report
This year has been bookended by the two most challenging events We launched our second Reconciliation Action Plan 2020–2022 in National in my time as CEO of Bridge Housing. In August 2019, our property Reconciliation Week on 27 May 2020. portfolio increased by 52 per cent to 3,541 when we commenced COVID-19 impacted our capacity to deliver a face-to-face Communities management of 1,228 properties in Sydney’s Northern Beaches. The Program, causing delays to community second was in March 2020, when we began contending with the engagement with our new Northern Beaches residents, but we adapted by impact of COVID-19 on our organisation and residents. increasing our use of social media. The pandemic also impacted on our Bridges Taking on the Northern Beaches properties, the most significant to Work program, which requires increase in our housing portfolio in Bridge Housing’s history, intense one-on one-support to prepare participating tenants through all stages necessitated major change management processes to embed of the journey to work or study. a new management structure and extend our operating culture Our Tenant Satisfaction Survey 2019–20, which included our new across two offices. Northern Beaches residents, showed we maintained a high overall satisfaction COVID-19 presented and continues to present unprecedented rate of 82 per cent. (See the Operations challenges. We had to develop safety protocols and move 90 per report on page 56 for more detail.) cent of our staff from our two office locations to work-from-home Arrears and vacancies both remained below the KPIs in the National arrangements. We were designated as an essential service and Regulatory Scheme for Community maintained our service delivery while protecting the health and Housing, although Northern Beaches voids were above the benchmark.7 (See safety of our staff and tenants. We are now planning a return to the the Operations report on page 56.) offices whilst maintaining a COVID safe work environment. Maintenance I’m delighted to report that Bridge Housing stepped up to the mark During 2019–20, Bridge Housing spent a record $12.5 million on maintenance, and managed the significant impacts of SHMTP and the COVID-19 up from $4.8 million in 2018–19. This operating environment. included $2 million for 8,900 responsive maintenance work orders, planned maintenance of $6 million at more than 50 sites, and $1 million in vacant Providing quality homes and Our Management Operating System maintenance works on 343 properties. housing services (MOS), including daily team meetings With a lack of direct control over the to track delivery of housing KPIs, maintenance contract on the Northern Bridge Housing continued to deliver proved invaluable during the pandemic, high quality services throughout Beaches, we faced challenges in as staff could work either remotely delivering maintenance services in this the year while embedding our new or from the office while focusing portfolio and commencing operations region. We have delayed our planned on delivering quality housing and maintenance program until we assume from our new Northern Beaches maintenance services to our residents. Brookvale office. The COVID-19 direct control over maintenance in pandemic drove significant changes to We also successfully implemented June 2021. Property scopes undertaken our service delivery. We developed a new COVID-19 service delivery on 30 per cent of the Northern
ANNUAL REPORT 2020 REPORT ANNUAL Beaches portfolio show the properties rotating roster of staff in the office and protocols, including conducting a strong focus on online and phone welfare checks by phone with over require substantially more work and service delivery to tenants, while staff 2,313 older and more vulnerable a higher budget than identified in learned to use Teams and Zoom, all tenants to ensure that they were linked the LAHC Property Assessment with support from our robust IT system. to and receiving adequate support Surveys provided prior to go live. during the COVID-19 lockdown.
7 The SHMTP Contract with the NSW Government requires providers to use the existing Land and Housing Corporation maintenance contract until June 2021. Consequently, we
BRIDGE HOUSING LIMITED don’t have direct control over maintenance arrangements.
14 We successfully refinanced our corporate debt of $40 million through NHFIC8 to reduce our debt costs and then borrowed a further $36 million to finance our property acquisition program. We continued to meet all banking covenants.9 The Operations team plays a critical role in our financial sustainability through its management of arrears, voids and vacancies. Our arrears improved at 1.2 per cent this year CEO John Nicolades compared to 1.7 per cent last year, in large part due to the JobSeeker coronavirus supplement. Our We have commenced tender We continued our Housing First STEP Five-year report card on page 82 preparation for re-contracting repairs to Home program for long term rough and Financial Report 2019–20 and maintenance services for our sleepers in partnership with Neami, provides further information. entire portfolio from June 2021. Women’s Housing Company and Metro Housing, housing 82 tenants, We maintained our Tier 1 registration Growing sustainably to meet including 43 with Bridge Housing. under the National Regulatory affordable housing need System for Community Housing after Our HomeGround Real Estate Sydney our sixth compliance assessment The Northern Beaches SHMTP did celebrated its third year of operations, not increase social housing supply in February 2020, with one minor doubling our management roll to recommendation for improvement. but it did grow our management 228 properties. HomeGround also capabilities and geographical footprint. underwent a management restructure Risk management We did add 33 new properties in the late in the year, which will lead to COVID-19 emerged as the most inner west to our portfolio through significant growth in 2020–21. significant risk to Bridge Housing in additional debt from National Housing 2019–20, as it impacted on our service Finance Investment Corporation Financial sustainability delivery and the work health and debt of $76m and the use of the Bridge Housing has continued to build safety of our staff and tenants. We used Community Housing Leasing Program on our strong finance and business our Business Continuity Plan as the subsidy (See Spotlight 6: Building systems and our governance culture foundation for developing COVID-19 our capital portfolio on page 72). and practice in 2019–20. We met our Service Delivery Protocols and Such subsidies provide a potential financial performance EBITDA target established a COVID-19 management pipeline of dwellings in future years. of $3.7 million, with our net assets group, which meets weekly to monitor We also completed the purchase of increasing from $230 million to $243 and respond to COVID-19 impacts. three dwellings in Dulwich Hill from million through property acquisitions. Our internal audits dealt with the LAHC in settlement of the Social COVID-19 did not impact on our Social Housing Management Transfer Housing Subsidy Program. Depending finances, as 89 per cent of our income Program and payroll and human on the final planning regime chosen is derived from tenants on government resources under Year Two of our by Inner West Council, the site could income support. The Australian three-year Internal Audit Plan. In the yield from 16 to 30 new homes. Government coronavirus supplements context of increasing community increased income support levels, concerns about wage theft, the payroll particularly for those on JobSeeker.
8 National Health and Finance Investment Corporation, NHFIC funds $40m loan to Bridge Housing for Social and Affordable Homes, 17 July 2019, media release, https://nhfic.gov.au/ news-media/media-releases/nhfic-funds-40m-loan-to-bridge-housing/
9 Banking covenants are conditions put upon a borrower by the bank. REPORT OFFICER’S CHIEF EXECUTIVE
15 Chief Executive Officer’s Report (continued)
audit also included an historic review Through our positive culture and Bridge Housing has used social of our wage payments to ensure our leadership program, Accelerate, Strive media to tell our story for over six staff members were paid according and Flourish, we focused in 2091–20 years, investing heavily in social to their award or contract. These on building emotional intelligence. media platforms to reach our audits identified only minor issues. We also began redesigning our key stakeholders. In 2019–20, we performance management system to strengthened our capacity to measure, Bridge Housing continued to focus on capability development and to refine and leverage the impact of our develop systems and processes to develop a coaching style for managers. social media activity by transitioning ensure our business and IT system to the Sprout Social aggregator. support portfolio growth and 30 We refreshed our Diversity and per cent increase in staff, operating Inclusion Strategy, implementing Year Our follower base rose across all from two sites and as a more mobile One of the three year strategy. This social media platforms – Twitter workforce. This included upgrading included completion of the Diversity increased by 8 per cent, Facebook our enterprise system SDM, moving Council of Australia’s (DCA) Inclusion@ by 18 per cent and LinkedIn by 100 our servers into the cloud, and Work Index to establish a baseline per cent. Our Facebook is now more implementing Office 365 in the cloud. understanding of work place diversity.11 tenant-facing and focused and we are The last ensured a smooth transition We also undertook our first Work Place increasing and diversifying our social and stable platform for a working- Gender Equity Reporting assessment. media engagement through regular, from-home environment from March While we scored well in both, they targeted campaigns on Facebook and 2020 when the COVID-19 lockdown identify further areas of work to inform HomeGround Real Estate Sydney. began in Sydney (See the Finance and our strategy and annual plan.12 Bridge Housing senior staff are Corporate Services report on page 74.) In line with our Reconciliation Action actively involved in our industry Plan, we completed the first year of our bodies at a leadership level, helping Supporting our people and Career Trackers internship program to to grow the community housing improving workplace wellbeing support Aboriginal and Torres Strait sector and undertake policy Bridge Housing’s employees are Islander tertiary students through advocacy with government. their studies into employment. the drivers of our success. We are In August 2019, Bridge Housing staff focused on sustaining a positive As discussed above, work health delivered conference presentations culture for our employees to deliver and safety (WHS) concerns were at the National Housing Conference quality housing and services that heightened by COVID-19. Our service in Darwin.13 I also presented to senior improve our tenants’ lives. delivery protocols were updated to staff of Bridge Housing Corporation This year our employees experienced reflect current NSW Government in San Francisco on our organisation unprecedented organisational change Health regulations for managing and housing affordability in Australia from the impact of the Northern COVID-19, as was our Work Health while attending the International Beaches portfolio integration, the new and Safety Management Framework. Housing Partnership meeting in IT system and the impact of COVID-19. To date, Bridge has not experienced October 2019.14 Our Chief Operating Despite this, we increased our overall any COVID-19-related work health and officer has been active in advocacy staff engagement rate to 84 percent in safety issues and has maintained a zero and presentations on a Housing our 2020 Employee Opinion Survey10 reportable incident safety record (See First approach to Homelessness. the Finance and corporate services and won our first Best Employer I continue as an independent director report on page 74 for more information). Award from the Voice Project. This on the Community Housing Industry reflects Bridge Housing’s ability to Association (CHIA), the national plan and execute change, our focus Increasing our profile peak body of community housing on building staff resilience, and our Bridge Housing uses a myriad of providers. Other senior managers communications (See the Our people approaches to increase our profile actively participate in sub-committees report on page 40 for more details). and to inform the Board, staff, of CHIA, PowerHousing Australia and community and community housing the Australasian Housing Institute. sector of our work. These include Bridge Housing actively promoted social media, delivering conference CHIA’s Social Housing Acceleration presentations on housing policy, and Renovation Program (SHARP), participating in government inquiries, which aims to build 30,000 dwellings and being actively involved in industry over four years as part of a broader and advocacy organisations. infrastructure stimulus package.
10 The 2020 Employee Opinion Survey was carried out in late June 2002 by Voice Project, which has undertaken our annual EOS survey since 2011. See Voice Project, https://voiceproject.com 11 The Diversity Council Australia Inclusion@Work Index tracks the state of inclusion in Australian workplaces over time. See Diversity Council, Inclusion@Work Index 2017-2018, Australia https://www.dca.org.au/inclusion-at-work-index 12 Workplace Gender Reporting Agency (WGEA) Tool to measure gender equity. 13 AHURI, National Housing Conference 2019, www.ahuri.edu.au/events/recent-events/national-housing-conference-2019 14 Bridge Housing Corporation in San Francisco was formed in 1983 from a major anonymous grant given to the San Francisco Foundation to spearhead new solutions to the
ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL worsening shortage of affordable housing. It has 18,000 properties across California, Oregon and Washington. www.bridgehousing.com/about/impact/
16 COO Rebecca Pinkstone and CEO John Nicolades with our 2019 Gold Award winning Annual Report
We also co-funded the Impacts of Looking ahead a leading not-for-profit provider Social Housing Investment to measure of quality affordable housing that the employment and economic This year we enter the last year of delivers on our mission to improve benefits of SHARP.15 (See the Our our Strategic Plan 2018–20 and have lives and strengthen communities advocacy work report on page 24) commenced planning for our next through housing and services for Strategic Plan to set the direction low-to-moderate income households. I was delighted with the awards for Bridge Housing’s growth over we secured this year: the next three years. Our successful our eighth consecutive Gold Award implementation of the Northern for our 2019 Annual Report at the Beaches portfolio demonstrates our 2020 Australasian Reporting Awards capacity to manage significant change and substantial portfolio growth. the Leading Asset Management Award at NSW and national This achievement gives us the John Nicolades Australasian Housing Institute confidence to capitalise on any new Chief Executive Officer (AHI) Professional Excellence development opportunities provided by in Housing Awards 201916 the Australian or NSW governments. Rebecca Pinkstone, Chief Operating Our response to COVID-19 has Officer, secured the Outstanding shown we can rapidly change our Achievement Award for NSW in work environment and practices to the AHI Professional Excellence in work remotely and flexibly whilst Housing Awards and was Highly maintaining high levels of service. commended at the Australasian I look forward to leading the skilled AHI Professional Excellence and dedicated Bridge Housing team in Housing Awards 2019 through this process and to working Best Workplace Award 2019 from with highly competent and skilled Voice Project. Board so that Bridge Housing remains
15 The economic benefits of the SHARP proposal were measured in SGS Economics and Planning’s Economic Impacts of Social Housing Investment, June 2020, https://www. bridgehousing.org.au/documents-download/documents/media/1066-200602-sharp-final-report-embargoed/file 16 Australasian Housing Institute (AHI), Professional Excellence in Housing Awards 2019 www.housinginstitute.org/awards#:~:text=The%20Australasian%20Housing%20Institute%20
Awards,to%20the%20most%20senior%20levels. REPORT OFFICER’S CHIEF EXECUTIVE
17 18 BRIDGE HOUSING LIMITED ANNUAL REPORT 2020 to maintain our highlevels ofservice. conflicting priorities whilst continuing greater scope for staff to manage flexible work policies have provided challenges have eased, changes to our conduct home schooling. Whilst these in the home for young children and with many staff having to provide care in the early phase ofthe pandemic, from home was particularly challenging home working environment. Working home, including aWHScheck oftheir team member’s ability to work from We conducted anevaluation ofeach critical services to our clients. to minimise risk while maintaining office and home ona weekly roster were established, alternating between in bothoffices. Two separate teams maintaining asmall team ofstaff 2020. This new model included from-home model at the end ofMarch Bridge Housing migrated to aworking- Remote working adapted dueto the pandemic. of our business that needed to be clear guidance to staff on all elements Service Delivery Protocols to provide COVID-19 Working Group developed whilst ensuring their wellbeing. The how to continue delivering services ways and we needed to consider are elderly orvulnerable inother conscious ofour tenants’ needs. Many working for our staff, we were very As well as establishing anew way of provider, we to needed balance the and wellbeing needs of staff, residents and applicants. IT systems, before moving into awork-from-home environment in late an essential March. As service Plan. We developed and adapted COVID-19 Service Delivery Protocols and tested our remote working Working to Party manage our business response to the pandemic, and activated our Business Continuity Bridge Housing assessed the Australian and NSW Government health advice, formed aCOVID-19 Having closely monitored arapidly changing global and local environment during January-February, many organisations have ever faced: the onset of the COVID-19 pandemic. The last quarter of 2019–20 was defined by the largest unexpected challenge that Bridge Housing and COVID-19 to response Business Spotlight 1: staff through this period,including: connection to work and to support a number ofinitiatives to maintain Bridge Housing has implemented from their friends and colleagues. long periods at home inisolation into lock down and then worked for particularly when staff first went Housing was staff wellbeing, A critical area offocus for Bridge wellbeingStaff using Microsoft Teams software. walk-the-floor check-ins by all teams, to asystem ofdaily huddlesand virtual Management Operating System (MOS) a pivot inthe application ofour Working-from-home also required
were feeling isolated. to jointhe office roster if they enabling staff to self-select stories from the team/s weekly competitions and weekly newsletter with set upyour home office virtual session onhow to virtual yoga and stretch classes a library oftools and tips for staff wellbeing’ and ‘The upsideofstress’ Group ontopics such as ‘Positive workshops through the Langley providing aseries ofwellbeing Employee Assistance Program available to staff through our increasing the number ofsessions policy orpractice changes well-being and identifyany pulse surveys to check staff additional anxiety for tenants. urgent internal works to avoid creating external works and delaying non- program shifted to undertaking required, our planned maintenance responsive maintenance services as While continuing to supply urgent delivered maintenance services. We also adapted the way we practical assistance as required. and organised support services and with our olderand vulnerable tenants tenants. We conducted 2,313checks phone, starting withthe most at-risk we moved to wellbeing checks by Checks intenants’ homes. Instead, less able to conduct OurWellbeing deliver services. Most notably, we were a significant shift inthe way we The advent ofthe pandemic required Service delivery Staff member because ofcoronavirus.“ changes andadaptations in lightoftheneedforrapid confidence instaff,particularly the Executivehasinstilledgreat “Continued strongleadershipby Assett Group contractors donate COVID wellbeing packs for Bridge Housing residents
Risk management Return to a new normal Flexibility is required to continually assess and reassess our service The COVID-19 Working Group From the beginning of the pandemic, delivery approach in this period. undertook a detailed risk analysis Bridge Housing developed a and developed a risk matrix, utilising strategy for a return to working in Bridge Housing responded to our Risk Management Framework the office. Following the COVID-19 the unprecedented challenges of to identify all risks associated with Safe Australia guidelines and the COVID-19 to ensure it maintained the pandemic, associated ratings, guidance provided by the NSW the safety and wellbeing of our staff and mitigated actions. These are Government, we have slowly increased and tenants whilst continuing to monitored by the Working Group the number of staff operating in deliver high levels of service. The and reported to the Board. our offices whilst maintaining our future of the pandemic remains Service Delivery Protocols. uncertain, as does the shape of a ‘new normal’ business environment, but We had envisaged that all staff would we are confident in the robustness of return to the office and work in weekly our systems and processes and the rotations by 13 July. However, an commitment of our staff to meet any increase in community transmission future challenges thrust upon us. deferred this until 6 October 2020. SPOTLIGHT 1: BUSINESS RESPONSE TO COVID-19 RESPONSE TO 1: BUSINESS SPOTLIGHT
19 Housing affordability
Our 10th consecutive annual report on housing affordability in Greater earning a low income, defined as more than 50 per cent but less Sydney and across our operating region is prepared in the context of than 80 per cent of the NSW or COVID-19, which has swiftly disrupted lives, jobs, and the economy. Sydney median income. This includes childcare workers, There is still uncertainty about the extent of the impact of COVID-19 secretaries and cleaners earning a moderate income, defined on housing prices but it appears to be less than initially projected. as between 80 per cent and 120 per There has been a sharp decline in market rents, which have fallen by cent of the NSW or Sydney median income. This includes teachers, police 9.1 per cent from the 2017 peak, pushing them back to the lowest level officers, and nurses, particularly those in five years.17 However, these impacts are short term and induced in the early stages of their careers. by the economic impacts of the pandemic so affordability pressures Housing affordability trends for low-to-moderate income households will return to an upward Pressure on housing prices will trajectory in 2021–22. continue to rise, purely through population growth. Sydney’s population was 4.6 million in 2016 and by 2041 is expected to reach Housing stress, housing affordability A diverse and growing range of 7.1 million.18 Accordingly, the NSW trends, demand for social and people are increasingly unable to Government has estimated that an affordable housing, and homelessness access affordable and appropriate additional 800,000 homes will be are of significant concern, not just housing in Sydney, including those: required by 2041 to accommodate for community housing providers, on very low incomes, defined Greater Sydney’s residents.19 This but for organisations that provide as less than 50 per cent of the means building 40,000 dwellings support services for vulnerable NSW or Sydney median income, per annum over the next 20 years. and disadvantaged members of depending on where they live. This the community. Safe, secure and includes people working in lower- In 2019, the City Futures Research affordable housing provides a paid occupations such as retail or Centre at the University of NSW stable foundation for individuals manufacturing, as well as people estimated that NSW already had a and families to engage in and earning the minimum wage or who deficit of 216,400 social and affordable participate in the social, economic and housing properties for very low and are on an aged or disability pension 20 cultural life of their communities. or other government benefit low-income households, see Figure 5. Defining affordability Bridge Housing uses the definition Figure 5: Unmet and projected need for social and affordable housing of housing affordability adopted by Sydney and regional NSW, 2018-2036 the Centre for Affordable Housing (a Social housing Affordable housing division of the NSW Department of 25000 Communities and Justice, formerly known as the Department of Family 20000 and Community Services): 15000 Housing is considered to be ‘affordable’ when it is priced so 10000 that other essential costs like food,
ANNUAL REPORT 2020 REPORT ANNUAL clothing, transport and services can 5000 be adequately met. This is generally where housing costs are less than 30 0 per cent of gross household income for low-to-moderate income households. Greater Sydney Greater Sydney Rest NSW Rest NSW 2019 2036 2019 2036
17 Domain Rental Report, June 2020 https://www.domain.com.au/research/rental-report/june-2020/ Accessed 27 August 2020. 18 NSW Department of Planning, Industry and Environment, NSW Population Projections 2019 19 NSW Department of Planning, Industry and Environment, NSW Population Projections 2019 20 LTroy, R van den Nouwelant and B Randolph, Estimating need and costs of social and affordable housing delivery, City Futures Research Centre, University of New South Wales, March
BRIDGE HOUSING LIMITED 2019
20 Figure 6: Detached dwellings: Declines in housing affordability Approvals, completions and median price, greater Sydney, 2004–20 (000's) reduce the number of affordable Approvals Completions Median rental properties and this has a disproportionate impact on households 20 1200 on very low and low incomes. Many 18 of them are forced to compete with 16 1000 higher income households in the private rental market. Despite the fall in 14 800 12 rents in Sydney, Anglicare Australia’s national Rental Affordability Snapshot 10 600 23 8 2020 highlighted the precarious position of households dependent 6 400 on income support payments and 4 200 the estimated 2.3 million Australians 2 living on the minimum wage. 0 0 Since 2011, the snapshot has repeatedly shown that less than 1 per cent of 2010-11 2011-12 2012-13 2013-14 2014-15 2015-16 2016-17 2017-18 2018-19 2004-052005-062006-072007-082008-092009-10 2019-20 private rental properties in Greater Sydney are affordable for people Figure 7: Multi Unit Dwellings: receiving income support payments. Approvals, completions and median price, greater Sydney, 2004–20 (000's) Just 68 of the 23,108 advertised rental Approvals Completions Median properties were affordable in 2020. Just 1,500 properties were affordable 40 900 for households on the minimum wage, irrespective of family type, though for 35 800 couples with children who were both 30 700 earning a minimum wage, 6 per cent 600 25 of rental properties were affordable. 500 20 The snapshot also shows that 400 15 location and access to services are 300 as important to affordability as rents. 10 200 Most affordable rental properties 5 100 were located in the outer ring areas of 0 0 Sydney and required long commutes to work or services. Anglicare’s report reinforces the experience of many 2010-11 2011-12 2012-13 2013-14 2014-15 2015-16 2016-17 2017-18 2004-052005-062006-072007-082008-092009-10 2018-192019-20 people who are now Bridge Housing tenants or waiting to be allocated This is expected to grow by another The impacts of pressure on social and affordable housing. 100,000 properties by 2036. Meeting housing prices are highlighted in current unmet and projected need Demographia’s 16th International For many households, even those would require a building program of Housing Affordability Survey.21 This on moderate incomes, home 10,000 dwellings per annum for the survey measured affordability in 309 ownership is a receding dream. next 20 years. Nearly 80,000 social metropolitan housing markets in eight Home ownership in Sydney and affordable housing properties countries by calculating housing costs declined from 68.6 per cent in 1991 are currently required in Bridge as a multiple of median incomes: the to 65.5 per cent in 2016. Of these Housing’s operating region alone. ‘median multiple’.22 On Demographia’s homeowners, 62.3 per cent own rating scale, a median multiple of over The NSW Government’s main policy their home outright and 34.5 per 5 is classified as ‘severely unaffordable’. prescription for affordable housing cent are still paying off a mortgage is increasing housing supply. Whilst Sydney continues to be the least Renting has increased, rising from new supply is essential, it is not a affordable housing market in Australia 26.9 to 30.9 per cent of households panacea. Despite record numbers of and the third least affordable market nationally and in Sydney constitutes completions for detached and multi in the world after Hong Kong and 34 per cent of households. unit dwellings and the downturn in Vancouver. Sydney was already The decline in home ownership the Sydney market from 2017–2019, unaffordable in 1981, with a median and increase in renting applies Sydney’s median housing prices are multiple of 5; by 2014 its median multiple across all age groups, particularly amongst the highest in the world. We had increased to 9.8 and in 2020 the those aged 35–44 years and 25–34 analyse the Commonwealth and NSW median multiple reached 11.7. Melbourne years. Unsurprisingly, low income Government’s policy responses in Our runs a close second to Sydney, with a households are more likely to be operating environment on page 28. median multiple of 9.7, up from 8.7 in locked out of home ownership.24 2014, and is the fourth least affordable housing market internationally.
21 Demographia, 16th Annual Demographia International Housing Affordability Survey: 91 Major Markets, 3rd Quarter. 2019. www.demographia.com/dhi.pdf 22 The Demographia International Housing Affordability Survey rates middle-income housing affordability using the ‘Median Multiple.’ The Median Multiple is widely used for evaluating urban markets, has been recommended by the World Bank and the United Nations, and is used by the Joint Center for Housing Studies, Harvard University. The Median Multiple and other similar housing affordability price-to-income-multiples are used to compare housing affordability between markets by the Organization for Economic Cooperation and Development, the International Monetary Fund and The Economist. 23 Anglicare Australia, Rental Affordability Snapshot – National Report 2020, Canberra, Anglicare Australia, https://www.anglicare.org.au/media/6330/2020-rental-affordability-
snapshot.pdf. This survey assesses the number of affordable and suitable homes for rent for people on low income by analysing 23,108 private rentals advertised for rent on the HOUSING AFFORDABILITY weekend of 21–22 March 2020 24 J Daley, B Coates & T Wiltshire, Housing affordability: re-imagining the Australian dream. Grattan Institute. grattan.edu.au/wp-content/uploads/2018/03/901-Housing-affordability.pdf 21 Housing affordability (continued)
Figure 8: Rental stress Change in % of renters in affordability stress Figure 9: Rental stress Greater Sydney 2011 to 2016 Census Number of households in rental stress (2016 Census) 2011 2016 Very Low Low Moderate 100 16000 90 14000 80 12000 70 60 10000 50 8000 40 6000 30 4000 20 10 2000 0 0 V Low Low Mod City and Eastern Inner Inner Northern Parramatta Inner South Suburbs South West West Beaches
Rental housing stress Figure 10: Affordable rental Percentage of available properties by income and region, 2011–19 The number of low-to-moderate income households experiencing rental Parramatta Inner Sydney Sydney Metro stress increased from 152,000 to 185,000 100 between 2011 and 2016. See Figure 8. 90 The incidence of rental stress across 80 Bridge Housing’s operating region 70 in 2016, is shown in Figure 9. Early 60 indications of the economic impact 50 of COVID-19 suggest this is set to 40 worsen by the next Census in 2021. 30 20 Affordable properties 10 0 Figure 10 shows from 2011 to 2019,25 the supply of affordable rental properties V.low Low Mod V.low Low Mod V.low Low Mod V.low Low Mod V.low Low Mod for very low-income households 2011 2016 2017 2018 2019 remained extremely low across the Sydney region. There was a slight improvement in housing affordability housing supply between 2014 and housing supply. It is a measure for low-income households, with 2018. Following the acquisition of new of expressed demand and should increased affordability in Western sites in Dulwich Hill and Punchbowl not be used as the only indicator Sydney. However, affordability did not during 2018–19, we are well placed of social housing demand. to undertake future developments. improve in regions east of Parramatta. Our experience is that many people Moderate-income households were the Through our fee-for-service program, in need are reluctant to apply for most likely to benefit from improved we have competitively tendered to win social housing, given the very long rental affordability conditions, management contracts for Waverley waiting times, particularly in Bridge particularly in the Parramatta LGA. Council’s affordable housing program Housing’s operating region. In our What we are doing (28 units); and the City of Canada Bay’s region, a total of 14,000 households affordable housing program (27 units). in 2019 were waiting for social Bridge Housing began its affordable In addition, we have management housing, with an average wait time housing program in 2006. Our agreements with private developers of between five and 10 years. affordable housing portfolio includes under the State Environmental Planning As the number of households properties we manage on behalf of Policy No 70 – Affordable Housing. experiencing housing affordability other organisations and those we have stress has increased, investment developed ourselves or in partnership. Social housing demand and supply in social and affordable housing This year we added an additional 30 has decreased and not kept pace properties through access to cheaper In NSW, the social housing waiting with population growth. Figure 12 debt via the National Housing list is known as the Housing Register. shows that between 2006 and 2016, Finance and Investment Corporation Figure 11 shows the number of social social housing fell from 5.1 to 3.7 (NHFIC) and our CHLP Acquisition housing applicants in 2019. This per cent of total housing in NSW. Program.26 (See Spotlight 6: Building has remained relatively stable at our capital portfolio on page 72.) This 50,000 households. Lower numbers What we are doing is in addition to our development and of applicants on the NSW Housing procurement program which added 270 Register below does not reflect We use our capital properties and new dwellings to social and affordable falling demand for social housing, those we lease from the private nor does it indicate increased social rental market to provide additional
25 Local Government Housing Kit Database operated by the NSW Department of Communities and Justice, www.facs.nsw.gov.au/resources/nsw-local-government-housing-kit/chapters/
ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL local-government-housing-kit-database. 26 The Community Housing Leasing Program provides subsidies to enable Bridge Housing to lease private rental properties to which we sublet to tenants eligible for social housing. Bridge Housing currently leases 610 properties. In July 2018 the then Minister Pru Goward approved that community housing providers could deploy up to 50 per cent of their allocated 22 subsidies for a guaranteed period of ten years to purchase dwellings. 2019. This did not increase the Figure 11: Social housing applicants supply of social housing. However, Number of applicants by NSW region, 000's 2012–19 we are assessing sites for potential BH Region Sydney Region NSW redevelopment to enable increase in 70,000 property yield. This will be subject to 60,000 approval by the NSW Government. 50,000 Homelessness 40,000 Since 2001, homelessness in Australia 30,000 has increased most rapidly in areas with a shortage of affordable private 20,000 rental housing and higher median 10,000 rents, particularly in Sydney, Melbourne 0 and Hobart. Although rough sleepers constitute the public face of 2012 2013 2014 2015 2016 2017 2018 2019 homelessness, there are significantly more people living in severely overcrowded properties, insecure boarding houses, and ‘couch-surfing’ Figure 12: Housing tenure NSW 1995–2018 with family and friends. Such forms of Owner without a mortgage Owner with a mortgage homelessness are often invisible and Private landlord State or territory housing authority symptomatic of structural causes, such 50.0 as housing affordability, poverty, and lack of labour market opportunities. 40.0 Homelessness in Sydney is growing faster than the population itself. 30.0 Between 2001 and 2016, Sydney’s share of the national homeless population 20.0 rose from 16.1 per cent to 24.9 per cent. Over the last five years, the number of 10.0 homeless people in Sydney increased from 19,000 in 2011 to 28,000 in 2016, 0.0 representing a 30 per cent increase. What we are doing 1994-95 1995-96 1996-97 1997-98 2011-12 2013-14 2015-16 2017-18 1999-00 2000-01 2002-03 2003-04 2005-06 2007-08 2009-10 Bridge Housing is dedicated to breaking the cycle of homelessness housing. In 2019–20, we provided Social Housing Management Program, through our mainstream social housing social and affordable housing to 214 we commenced the management program and specialised homelessness new households, down from 350 of 1,200 social housing properties programs. Since the early 2000s, we households in 2018–19. Through the in the Northern Beaches in August have delivered Housing First-style interventions for people experiencing chronic or repeat homelessness, most Figure 13: Homelessness notably, through our award-winning Number of homeless people in Sydney by type of homelessness – 2011 and 2016 program, Platform 70, and, commencing in 2018–19, the Supported Transitional Bridge Housing Region Sydney Engagement Program (STEP). 16,000 14,000 We implemented Year 2 of the STEP to Home program for long term rough 12,000 sleepers with Women’s Housing 10,000 Company and Metro Housing, 8,000 housing 82 tenants, including 43 with 6,000 Bridge Housing. Neami National, our support partner, provides wraparound 4,000 services to help sustain tenancies. 2,000 In July 2020 the NSW Government 0 introduced a new $36 million program 2011 2016 2011 2016 2011 2016 2011 2016 2011 2016 Together Home to provide secure Rough sleepers Temp h/h Support accom Boarding houses Overcrowded accommodation and wraparound support for rough sleepers as a response to the potentially devastating Figure 13 above highlights two critical trends. Firstly, homelessness is concentrated in the Sydney metropolitan region and within Bridge Housing’s operating area. Secondly, severe impacts of COVID-19 for people overcrowding is the most significant driver of homelessness. Between 2001 and 2016, living on the streets. We will report on overcrowding accounted for 75 per cent of the increase in homelessness, which is directly outcomes in 2020–21 Annual report. related to the declining availability of affordable housing options. Currently, there are more than 8,000 severely overcrowded households within our operating region HOUSING AFFORDABILITY 27 Australian Institute of Health and Welfare Housing Data Dashboard 28 Department of Communities and Justice, Together Home Program Fact Sheet, 2020, www.coronavirus.dcj.nsw.gov.au/__data/assets/pdf_file/0006/783366/Together-Home- Program-fact-sheet.pdf 23 Our advocacy work
Bridge Housing is actively engaged in creating a stronger community We participated in the City of Sydney’s annual Street Count of rough sleepers housing sector that can better respond to the challenges of addressing and the very first Northern Beaches housing affordability and homelessness. We also advocate on behalf of Street Sleeping Count in February 2020. The biannual counts help collect vulnerable residents and communities within government, industry and up-to-date information about the the private sector. number of people sleeping rough in two of our key operating areas. Bridge Housing is also one of some 400 organisations representing two million Australians in the Everybody’s Home coalition social media campaign.
Social housing economic stimulus Bridge Housing was an active supporter of the Community Housing Industry Association (CHIA) campaign to promote its Social Housing Acceleration and Renovation Program (SHARP) as an economic stimulus-job creation- social infrastructure initiative to help NSW recover from the impacts of the COVID-19 pandemic. The campaign has attracted widespread mainstream and social media support. We partnered with Hume Community Housing and Shelter NSW to sponsor leading industry Federal Assistant Treasurer and Minister for Housing Michael Sukkar (right) visits Elger Street Glebe research to build the case for such investment (See Sponsorships below). Putting community housing on the increase Newstart from $40 a day and federal agenda lift one million Australians on income support out of poverty. In response Bridge Housing hosted two ministerial to the COVID-19 pandemic, the visits within two days in July 2019 at Government introduced a Temporary our Elger Street Glebe development, Coronavirus Supplement which attracting coverage on mainstream effectively doubled Newstart (now and social media that demonstrated to known as JobSeeker) but this will be the Australian government the need reduced in September and reviewed for more investment in social housing. for the second time in December 2020. The visits by Assistant Treasurer The Hon. Michael Sukkar and the Assistant Minister for Community Housing, Homelessness and Community Manager Partnerships and Support Coordination Sarah Kingsbeer with NEAMI Services The Hon. Luke Howarth built Service Manager Fiona Murray bridges with key federal ministers and NHFIC, which partly funded Sponsorships
ANNUAL REPORT 2020 REPORT ANNUAL the Elger Street development. Economic Impacts of Social Addressing homelessness Housing Investment: research undertaken by SGS Economics The #HousingEndsHomelessness & Planning for Community campaign kicked off with Bridge Housing Industry Association Housing’s support during National (CHIA) and National Shelter as Homelessness Week in August 2019. In an economic recovery response. October 2019, we joined the community
BRIDGE HOUSING LIMITED sector #RaisetheRate campaign to CEO John Nicolades and Director Jill Hannford 24 on Street Count CEO John Nicolades at Committee for Sydney Federal Assistant Minister for Community Housing, Homelessness and Community Housing, Luke Howarth, with CEO John Nicolades at Elger Street Glebe
Conferences/Seminars
Title Presenter Date Conference/seminar
Opportunities & options for John Nicolades August 2019 National Housing Conference, Darwin the Build to Rent model Bridge to Work Sarah Kingsbeer August 2019 National Housing Conference, Darwin HomeGround Real Estate Sydney Rebecca Pinkstone August 2019 National Housing Conference, Darwin Challenges for people on low incomes Rebecca Pinkstone August 2019 Financial Inclusion Forum, UNSW in managing everyday expenses BRIDGE Housing Corporation, Community Housing in Australia John Nicolades September 2019 San Francisco Policy & organisational structures Leadership exchange, International impacting development, operation John Nicolades October 2019 Housing Partnership, San Francisco & sustainability of social housing STEP to Home: A Housing First Homelessness NSW Conference, Sarah Kingsbeer February 2020 approach to homelessness Wollongong
Policy Submissions
Title Author Date Submitted to
Response to Kickstarting the John Nicolades November 2019 NSW Productivity Commission Productivity Conversation
Submissions to 17 Sydney Councils on Christopher Dib July–Novemberr Blacktown, Canada Bay, Burwood, their Local Strategic Planning Statements 2019 Bayside, Canterbury-Bankstown, Cumberland, Georges River, Inner West, Mosman, Northern Beaches, Parramatta, Randwick, Strathfield, City of Sydney, Waverley, Willoughby, Woollahra.
Cumberland Homelessness Action Plan Christopher Dib August 2019 Cumberland Council OUR ADVOCACY WORK OUR ADVOCACY
25 26 BRIDGE HOUSING LIMITED ANNUAL REPORT 2020 February 2019 ATTAG at picnic residents Aboriginal per cent ofactions implemented. completed during the year, with94 Action Plan (RAP)2017–2019 was Delivery ofour first Reconciliation to participate fully intheir own lives. harm, to beable to raise afamily and and healthy, to live without fear from is critical to supporting peopleto bewell secure housing and housing assistance We believe the provision ofsafe and Aboriginal orTorres Strait Islander. percent ofour residents identifyas housing response. Currently, seven to deliver aculturally appropriate organisations and community leaders Torres Strait Islander tenants, staff, to work closely withAboriginal and business offers many opportunities As acommunity housing provider our Strait Islander people and acknowledge their history of dispossession and its impacts today. people and their families. We celebrate and promote the strength and resilience of Aboriginal and Torres places and spaces that are welcoming, safe and appropriate for Aboriginal and Torres Strait Islander Bridge Housing’s vision for reconciliation is to work together with our communities to create homes, Spotlight 2: Action Plan Action Reconciliation
The launch of the Reconciliation Action Plan 2020–22 in May 2020 at Redfern Park Redfern at 2020 May in 2020–22 Plan Action Reconciliation the of launch The to explore the themes ofrespect, tenants, service providers and staff planning workshop and invited In February 2019, we held aRAP and workplace practices and behaviour. culturally appropriate human resources to staff training, support and building reason, anumber ofRAPactions relate Torres Strait Islander people. For this of colonisation for Aboriginal and understanding the historical impacts in acknowledging past injustice and education and cultural awareness have We acknowledge the crucial role that grounded inrespect, trustand honesty. move towards areconciliation that is Torres Strait Islander peopleas we to, and engage withAboriginal and we willwork with,provide services Australia. The new RAPsets out how Group (ATTAG) and Reconciliation Torres Strait Islander Tenant Advisory partnership withthe Aboriginal and develop asecond Innovate RAPin In 2019, we began ajourney to videos featuring tenants sharing community. We have produced two storytelling and celebrating our tenant RAP 2020–2022include afocus on during the first year ofthe Innovate Key initiatives to bedelivered at Executive and Board meetings. and deliverables are also reported on particular initiatives. RAPactions and to provide input and feedback to guide delivery ofthe RAPactions partners. The group meets quarterly staff, community organisations, and ATTAG members, BridgeHousing RAP Working Group, comprising The RAPis governed through the for the second RAPdocument. resulting action plan formed the basis People Strategy (CHAP). The Community Housing for Aboriginal Standards ofthe NSW Government’s Aboriginal Cultural Competency to assess our progress against the also worked withATTAG members relationships and opportunities. We “Working together to make a better future for the Aboriginal tenants of tomorrow.” Gomeroi woman and Bridge Housing resident Eunice
Young Bridge Housing resident
Housing Manager Pathways Megan Caldwell their experiences of finding work under the Bridge To Work program and on what reconciliation means to them and plan to make a third for the NAIDOC Week celebrations in early November, delayed due to COVID-19. A buddy program proposed Reconciliaton Action Plan workshop in February 2019 by the ATTAG will be scoped and implemented in late 2020. The idea came from a desire to support new tenants to feel safe and connected to community when they start their tenancies and to offer an early intervention approach to tenancy sustainment. Other strategies include collaborating with partner community housing providers to support Aboriginal- identified roles in the housing sector, offering mentor opportunities for our Aboriginal and Torres Strait Islander staff, and expanding our Indigenous CareerTrackers intern program. SPOTLIGHT 2: RECONCILIATION ACTION PLAN ACTION 2: RECONCILIATION SPOTLIGHT Reconciliaton Action Plan workshop in February 2019 27 Operating environment 2019–20
This year’s review of our operating environment will focus on the aimed to reduce job shedding by businesses under pressure. However, impact of two defining events: the catastrophic bushfire season and these measures exclude certain the COVID-19 pandemic. The effects of the pandemic continue, classes of workers, and while both now extended beyond September, with devastating health and economic impacts, particularly on the their rates will be reduced.30 This low income communities Bridge Housing serves. We also examine will increase financial pressures on households as the economy moves the policy response of Australian and NSW Governments on the further into recession. We expect to low and moderate income communities Bridge Housing supports have a clearer idea of the Australian Government’s position on the level and through the provision of social and affordable housing. nature of further stimulus following the October Budget Statement.
Bushfires and climate change 2020, Australia was largely in lockdown In April 2020, the NSW Government to control the spread of the virus. introduced a six-month moratorium The catastrophic 2019–20 bushfire on evictions due to rental arrears season in NSW saw 5.3 million This increased unemployment and along with legislation to enable the hectares of land burnt, more than household debt. The Reserve Bank deferring of rent increases.31 These 2,300 homes destroyed and 23 lives estimates that unemployment will were among a range of new fiscal lost. Bridge Housing does not operate climb to around 10 per cent.29 The stimulus measures, which also in the bushfire-affected regions so experience of the 1990–91 recession included a social housing maintenance was not directly affected but this was that unemployment is fast to package of $50 million. The funding event brought home the impacts of climb but very slow to fall. The Bank is aimed at capital upgrades to climate change on residents living also estimates that unemployment be completed by December 2020. in the city. This includes smoke won’t fall to 7 per cent for another Bridge Housing has secured about from the bushfires, which causes two years. The worst affected $1 million in funding to undertake severe problems for people with industries are retail, accommodation capital upgrades to our Northern respiratory and cardiovascular issues. and food services employment; Beaches properties, and is contributing sectors with low-paid casualised a further $1 million to the work. The human-made climatic drivers workforces and little job security. of the bushfires and the devastating Banks have also introduced schemes consequences on people and Consequently, there will be a growing allowing customers to defer mortgage communities have made Bridge number of people who may never payments. Figures released by the Housing more conscious of the work again, due to their age and/or the Australian Banking Association contribution we can make towards closure of their employer due to the show that 429,000 mortgages had mitigating the impacts of climate COVID-19 lockdown. Many of these been deferred across Australia by change. This will be reflected in households will add to the already high the end of May, totalling over $150 the development of a longer term numbers of people in our community billion in deferred repayments. sustainability policy for the business. who require social and affordable housing, despite the unprecedented These responses enable households to financially withstand the immediate COVID-19 pandemic and Australian fiscal injections and policy responses of the Australian and state Governments. impacts of job losses. However, they and NSW Government responses will also result in households taking on The reprieve from the bushfires was A range of Australian Government significant extra debt in rental arrears short lived, as just when the smoke measures were quickly implemented and deferred mortgage repayments. to stabilise the economy, such as began to clear, the COVID-19 pandemic For the one million low income struck. COVID-19 has now become providing a coronavirus supplement to the existing JobSeeker allowance, households nationally who were ANNUAL REPORT 2020 REPORT ANNUAL the largest global health crisis since already in housing stress before the the Spanish flu in 1919 and is the most which temporarily provided unemployed people a liveable basic COVID-19 pandemic, there may be significant economic shock since the little opportunity to repay this debt. As Great Depression in 1929. By late March income. The JobKeeper program provided a wage subsidy that was a result, 7,500 to 16,000 more people
29 Reserve Bank of Australia, Statement by Philip Lowe, Governor: Monetary Policy Decision, 1 September 2020, media release, www.rba.gov.au/media-releases/2020/mr-20-20.html 30 The JobKeeper payment rate is $1,200 per fortnight from 28 September 2020 to 3 January 2021, then $1,000 per fortnight until 28 March 2021. The $550 coronavirus supplement fell to $250 after 28 September, meaning fortnightly JobSeeker payments dropped from $1,115 to $815. New payment levels for JobSeeker and Youth Allowance were due to be announced in the October Economic Statement but had not been released at the time of publication.
BRIDGE HOUSING LIMITED 31 NSW Fair Trading, Residential tenancy moratorium on evictions during COVID-19, www.fairtrading.nsw.gov.au/resource-library/publications/coronavirus-covid-19/property/moratorium.
28 CEO John Nicolades talks with the NSW Minister for Families, Communities and Disability Services Gareth Ward MP at the SHMT Thank You event on 10 October 2019 in NSW may now face homelessness infrastructure, including strengthening SHARP could create much-needed due to unemployment arising from the social safety net, investing in jobs in the construction industry the COVID-19 pandemic.32 Our energy efficiency and especially while producing an enduring social Housing affordability report on page spending on social housing. dividend by increasing social and 20 outlines the extent of existing affordable housing supply NSW.37 and projected housing need, based Social housing stimulus There is an opportunity for the on the work undertaken by City Australian Government to include it Futures.33 This study was undertaken In response to the economic and in the October Budget Statement. before the COVID-19 induced social hardship being created by the economic recession so we can only COVID-19 pandemic, the Community Australian Government: Searching expect these numbers to grow. Housing Industry Association (CHIA) called on the Australian Government to for a housing program There are increasing calls for the invest in a Social Housing Acceleration There were no new initiatives Australian and State Governments to and Renovation Program (SHARP).36 announced by the Australian provide further economic stimulus It proposes a $7.7 billion investment Government in 2019–20, apart from to increase jobs growth to stop the to build 30,000 social housing a new First Home Loan Deposit scarring effect of unemployment, properties nationwide, as well as a Scheme38 and a small stimulus particularly on younger workers. fast-tracked maintenance program. program called HomeBuilder.39 There The OECD34 and the Reserve Bridge Housing was strongly is also no clear direction on social and Bank35 are amongst the bodies that community housing policy to manage have encouraged the Australian supportive and actively involved in developing the SHARP proposal the increasing numbers of households and state governments to increase struggling in the private market, borrowing for social and physical through our membership of CHIA.
32 Equity Economics, Supporting economic recovery in NSW: Investment in social and affordable housing is critical to supporting jobs today and families into the future, June 2020, https://www.ncoss.org.au/wp-content/uploads/2020/05/Equity-Economics-Supporting-Economic-Recovery-in-NSW_Final_220620.pdf. 33 Laurence Troy, Ryan van den Nouwelant & Bill Randolph, Estimating need and costs of social and affordable housing delivery, City Futures Research Centre, Built Environment UNSW, March 2019, cityfutures.be.unsw.edu.au. 34 OECD, OECD Economic outlook June 2020: The world economy on a tightrope, oecd.org/economic-outlook/june-2020. 35 Philip Lowe, Governor of the Reserve Bank of Australia, Opening Statement to the House of Representatives Standing Committee on Economics, speech, online – 14 August 2020, www.rba.gov.au. 36 Community Housing Industry Association, Building the recovery: Investment in social housing will create jobs and improve social outcomes during the pandemic, 5 May 2020, media release, https://www.communityhousing.com.au/wp-content/uploads/2020/05/MediareleaseSHARP.pdf?x59559. 37 SGS Economics & Planning, Economic Impacts of Social Housing Investment, June 2020, https://www.communityhousing.com.au/wp-content/uploads/2020/06/20200197-SHARP- Final-ReportSGS.pdf?x73896. 38 National Housing Finance and Investment Corporation, First Home Loan Deposit Scheme (FHLDS): Supporting first home buyers, https://www.nhfic.gov.au/what-we-do/fhlds/ Ordinarily home buyers with less than a 20 per cent deposit need to pay lenders’ mortgage insurance. Under the FHLDS, eligible first home buyers can purchase a modest home with a deposit of as little as 5 per cent (lenders criteria also apply). 39 Home Builder provides eligible owner-occupiers (including first home buyers) with a grant of $25,000 to build a new home or substantially renovate an existing home.
Commonwealth Treasury, HomeBuilder, www.treasury.gov.au/coronavirus/homebuilder. 2019–20 ENVIRONMENT OPERATING
29 Operating environment 2019–20 (continued)
or under the economic impacts of a housing subsidy to increase social portfolio, was transferred into the COVID-19. The Australian Government or affordable housing supply at Department of Planning Industry is not adequately dealing with the scale during 2020–21 or beyond. and Environment on 1 July 2020. 33,700 National Rental Affordability The NSW Government released the Scheme (NRAS) subsidies that will be NSW Government: Developing a Housing Strategy for NSW Discussion withdrawn over the next six years.40 housing strategy paper in late June.43 The paper Bridge Housing continues to lease sets out development of a 20-year the 220 NRAS-funded properties in The NSW Government has not comprehensive housing strategy from our portfolio at affordable rents. developed a significant response to homelessness to home ownership. social or affordable housing supply this The Australian Government’s National year. Under COVID-19, there has been Bridge Housing’s submission to the Housing Finance and Investment a small social housing maintenance Housing Strategy discussion paper Corporation (NHFIC) has raised $1.4 package, discussed above. Under its argues the state government must million in loans that are available accelerated planning projects aimed at increase its investment to deliver to community housing providers stimulating the construction industry, 10,000 social and affordable housing at reduced borrowing costs. Bridge there is only one social housing dwellings per annum to meet current Housing has borrowed $76 million proposal among the 48 projects.42 and projected need.44 Our analysis to reduce finance costs and purchase This is the previously announced of the policy settings canvassed in new social housing. The Australian Ivanhoe Estate redevelopment. our submission shows that the NSW Government has the central role Government’s proposals fall well short to deliver a housing subsidy which The Land and Housing Corporation of what is required. The final strategy meets the yield gap.41 Unfortunately, (LAHC), which is responsible for the will be released and implemented there has been no progress on such NSW Government’s social housing from 2021–22, and will become a key input into the development of our Strategic Plan 2021–2024. Until then, Future Directions for Social Housing in NSW will continue to shape the NSW Government’s social housing policy until 2026. The key element, the Social Housing Management Transfer program, was completed in September 2019 and transferred management of 14,000 properties to community housing management. There is unlikely to be any further transfers in the next three years. The strategy’s Communities Plus program is well short of delivering the intended 6,000 new dwellings by 2023. Unlike the Victorian and Western Australian Governments, the NSW Government has as yet made no commitment to a significant social housing stimulus package. The NSW Council of Social Services and CHIA Guests at the SHMT Thank You event at NSW Parliament in October 2019
40 Commonwealth Department of Social Services, National Rental Affordability Scheme – performance reporting, https://www.dss.gov.au/our-responsibilities/housing-support/ programmes-services/national-rental-affordability-scheme/national-rental-affordability-scheme-performance-reporting. 41 The yield gap occurs because social housing tenants pay below-market rents, meaning social housing providers have very shallow balance sheets and require a higher level of debt. While cheap NHFIC debt and state government land contributions help, a subsidy is still required to ensure the delivery of social housing. In the absence of subsidy, any social housing development requires a high proportion of housing to be sold or rented at market prices to be viable. 42 Planning, Industry & Environment (NSW), Accelerated planning projects to deliver jobs and boost the economy, 28 April 2020, https://www.dpie.nsw.gov.au/news-and-events/ accelerated-planning-projects-to-deliver-jobs-and-boost-the-economy. 43 NSW Department of Planning, Industry & Environment, May 2020, A Housing Strategy for NSW. A Discussion Paper, https://www.planning.nsw.gov.au/-/media/Files/DPE/ Discussion-papers/Policy-and-legislation/Housing/A-Housing-Strategy-for-NSW--Discussion-Paper-2020-05-29.pdf. ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL 44 Bridge Housing Submission to A Housing Strategy for NSW. August 2020 https://www.bridgehousing.org.au/documents-download/documents/corporate-plans/1085-bridge- housing-submission-to-a-housing-strategy-for-nsw-discussion-paper-final/file. 30 CEOs of community housing organisations with Minister Gareth Ward at SHMT Thank You event in October 2019
NSW have proposed a state-based While the extension of lease terms At the local level, the NSW Government social housing stimulus package in is a positive measure, Bridge requires councils to prepare Local which community housing providers Housing continues to believe that Strategic Planning Statements (LSPS). play a key part.45 We may see a NSW vesting ownership of social housing An LSPS outlines the 20-year vision Government response in the delayed in community housing providers for land use in a local government area Budget Statement in November 2020. enables us to be the best possible (LGA), supported by a robust housing stewards of these assets and provides strategy. However, most councils Through LAHC, the NSW Government the highest quality services to have delayed preparing housing has undertaken several new initiatives tenants. It would also enable us strategies, meaning few councils that will, at best, create modest to leverage properties to increase will be in a position to implement increases in housing supply. These the supply of social and affordable an affordable housing scheme include an extension of lease terms housing in some of Australia’s most under State Environmental Planning on properties currently managed by expensive housing markets. Policy (SEPP) 70 for some time. community housing providers and a proposed redevelopment program The proposed redevelopment Bridge Housing has responded to based on 49-year leases. The extension program leverages the access of 17 LSPS, arguing for the inclusion of of management leases from three to 20 community housing providers to social and affordable housing (See Our years was announced in April 2020. It low-cost NHFIC debt and LAHC development report on page 68). The will give community housing providers land that is available on 49-year NSW Government has flagged that it in NSW more certainty over the social leases. However, in the absence of a will consolidate all affordable housing housing properties we currently subsidy, sites would need to include planning instruments into a Housing manage under three-year leases a significant proportion of housing Diversity State Environmental Planning and enable us to invest proactively rented at market rates for projects to be Policy.46 Bridge Housing will continue in long term asset maintenance. feasible. This would expose community to assess opportunities as they arise. During 2020–2021, Bridge Housing housing providers to significant However, we believe these will be will investigate opportunities to work risk in a softening rental market. limited in the next one to two years. with LAHC to invest in renewing some social housing properties.
45 Equity Economics, Supporting economic recovery in NSW: investment in social and affordable housing is critical to supporting jobs today and families into the future, June 2020, https://www.ncoss.org.au/policy-advocacy/policy-research-publications/supporting-economic-recovery-in-nsw-investment-in-social-and-affordable-housing-is-critical-to-supporting- jobs-today-and-families-into-the-future/. 46 NSW Department of Planning, Industry & Environment, Diverse and affordable housing, 21 September 2020, https://www.planning.nsw.gov.au/Policy-and-Legislation/Housing/ 2019–20 ENVIRONMENT OPERATING Diverse-and-affordable-housing 31 Operating environment 2019–20 (continued)
Navigating choppy policy waters Bridge Housing believes that now is the time for a bold approach by the Australian and NSW Governments. Investing in new and renewed social housing across the state would achieve the complementary aims of stimulating the construction industry and addressing the long-term undersupply of housing that is affordable for people on very low-to-moderate incomes. To this end, we look to the NSW Housing Strategy becoming an ambitious program to increase social housing, with community housing providers playing a central role in its delivery. We will continue to advocate for a National Housing Strategy to coordinate government, private and not-for-profit investment in this critical form of social infrastructure. GM Finance and Corporate Services David Miller at the SHMT Thank You event ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL Left to right: Development Director Chris Dib, CEO John Nicolades and Federal Assistant Treasurer and Minister for Housing Michael Sukkar 32 How we operate
Each division of Bridge Housing has primary responsibility and ownership of particular critical success factors. However our divisions must work together to fulfil our strategic plan and business plan. Meet our Directors on page 34. Meet our executive team on page 36.
Board
Chief Executive Officer EA & Office Manager
Director General Manager Chief Operating Officer Development Finance and Corporate Services
Manager Service Senior Human Director Manager, Financial Improvement Financial Resources Housing HomeGround Controller and Innovation Analyst Manager
Sustainable 1 x Senior Director Human Communities Property Manager Resources Assets Manager 3 x Property Team Consultant
2 x Technical 3 x Communities Trust Team Leader Business 2 x Accountant Officer Team Accountant Payroll and Systems Accounts Manager
1 x Team Leader Assets 4 x AR and Compliance 2 x Systems 3 x Assets Maintenance Officer AP Team Officer Support Teams 1 x Administration Officer
Assets Team North 1 x Contract Manager 1 x Technical Officer 1 x Contract Administrator
Regional Regional Manager Manager Central North
Housing Team Central Housing Team North 2 x Team Leader 1 x Team Leader 1 x Leasehold Coordinator 5 x Housing Manager 14 x Housing Manager 2 x Housing Support Officer 2 x Housing Support Officer
Manager Manager Income Pathways Partnerships and Support Coordinator
1 x Senior Housing Manager 2 x Rent 2 x Housing Manger 5 x Support Review Team 1 x Administrator Coordination Team 2 x Reception
1 x Team Leader North 1 x Senior Housing Manager 1 x Housing Manager 1 x Administrator HOW WE OPERATE HOW
33 Our Board of Directors
Bridge Housing is governed by a board of independent, non-executive directors who determine the strategy for the organisation and manage risks. In line with best governance practice, Bridge Housing achieved gender parity on its board in February 2018. Directors are chosen based on their skills and expertise in one or more areas: social housing management, finance, community welfare, stakeholder engagement, property development and procurement, law, social policy development, information technology and human resources management.
There were no changes to Bridge Housing’s Board of Directors in 2019–20. Our governance report on page 46 summarises the Board’s work in 2019–20.
Mark Turner Dick Persson Graham Monk BComm Carolyn Scobie BA BSc, MRICS, GAICD AM, BA, FAIM (Hons), FCPA, MAICD LLB, Grad Dip CSP, MA (Japanese), GAICD Joined Bridge Housing Joined Bridge Housing Joined Bridge Housing Board in December 2014 Board in December 2008 Board in April 2016 Joined Bridge Housing Board in June 2015 Elected Chair in December Chair of Human Resources, Chair of Finance, Risk 2015 Nominations and and Audit Committee Member of Human Marketing Committee Resources, Nominations Chair Asset and Procurement Skills: Finance, real estate Resigned June 2020 and Marketing Committee. Committee and funds management Chair from June 2020 Skills: Housing policy, Skills: Property development, planning and local Skills: Legal finance and real estate Graham has extensive government, capital financial and commercial works procurement, experience, having worked Carolyn has over 30 years of Mark has more than 30 management, and for CSR, Lendlease, Lion legal experience in corporate years of experience in real government administration Nathan, and as finance and commercial property and estate funds management director of Investa Property is responsible for all aspects in Australia, the UK and Dick has many years of Group, a diversified property of legal risk management Asia. Mark is currently an experience in the New South group that was one of the for QBE. She was previously executive director at EG Wales and Queensland largest owners of commercial with the Goodman Group, an Funds Management in public service and local offices in Australia and had integrated commercial and Sydney. He has held senior government. From 2016–2017 assets valued at more than industrial property group. executive roles as the head he was administrator of the $6 billion. He now works as a of funds management Prior to Goodman, Carolyn newly-amalgamated Northern consultant and non-executive at DEXUS Property spent three years in the legal Beaches Council. He has director specialising in Group, in fund and asset profession and six years served as a director general of the property and funds management at Lendlease as in- house counsel with the Queensland Department management sectors. and GPT, and as chairman the Japanese construction of Housing, Local Government of an Asian property company Kumagai Australia and Planning, the Queensland investment company. Group. Carolyn is a member Department of Health, and of the Governance Institute Mark graduated from the the NSW Department of of Australia and a graduate University of Portsmouth UK Public Works and Services. of the Australian Institute ANNUAL REPORT 2020 REPORT ANNUAL
with a Bachelor of Science in Dick was director of the of Company Directors. Urban Land Administration, 1997–98 National Housing is a member of the Royal Policy Review for the Federal Institution of Chartered Government. Dick has Surveyors, and is a licensed held a number of senior real estate agent in NSW. board positions, including chairing the Central Sydney Health Service, Healthquest,
BRIDGE HOUSING LIMITED and the Sydney Harbour Foreshore Authority. 34 Board members: Dick Persson AM, Lynne Ready, Carolyn Scobie, Chair Mark Turner, Shirley Liew, Jill Hannaford, Graham Monk and Gary Milligan
Gary Milligan BSc, Shirley Liew BBus Lynne Ready AICD Grad, Jill Hannaford BappSc BEng (Electrical) (Fin), MBA, GAICD, MMan, GDipPA, BSocWk, (AppEcG) (Hons 1), FTIA, FCPA, IIA, CRISC DipPM, CertIV TAE MUrb&RegPlg Joined Bridge Housing (ISACA), FINSIA(Aff) Board in February 2007 Joined Bridge Housing Joined Bridge Housing Joined Bridge Housing Board in February 2018. Board in February 2018 Member of Asset and Board in 2009 Procurement Committee Member of Housing, Assets Member of the Finance, Member of Finance, Risk and Development Committee Audit and Risk Committee. Skills: Asset management and Audit Committee Resigned June 2020. Member Skills: Public policy, of Human Resources, Skills: Strategy, Finance, management, community Gary has had an extensive Marketing and Nominations Governance and risk engagement, partnership career as a professional Committee from June 2020 engineer in the NSW public management development service with diverse roles Skills: Community and in the delivery of the state’s Shirley is a professional Lynne is a social worker who stakeholder engagement, buildings and infrastructure. non-executive director and has long been committed to social sustainability, His experience encompasses has a range of business equality and social justice. In communication and policy development; project interests. She has more a career spanning 39 years diversity and inclusion planning, evaluation than 25 years of experience in the NSW government and design, and project as a senior executive and and community sector, Jill is a social scientist who procurement and held practice-led partner she has worked and led is passionate about diversity construction management. audit, corporate and project services across community and social equity. Jill is He is an experienced finance and advisory roles in health, child protection, General Manager Technical company director in the banking, financial services, out of home care, social Services, Australia and APAC community housing health, infrastructure, retail and community housing, at global professional services sector and has undertaken and wholesale sector. disability services and child firm GHD, where she has training in the role of and family programs. worked for the past 25 years. She is the chair of Outset company director. Jill is also responsible for Group (Amber Tiles) Lynne is currently Manager GHD’s Reconciliation Action Australia Pty Limited, non- of Child and Family Plan. She co-founded IAP2 executive director and chair programs at YMCA NSW. in Australia in the 1990s of the Audit Committee at She was previously a director and has strong community Hunter United Credit Union, in NSW Ageing, Disability engagement expertise. director of Ausvenue Co, and Home Care, Chief advisory board member of Executive Officer of Metro Jill is a founding corporate dusk Australasia Limited, Residences, and Executive partner of CareerTrackers, chair of the Audit and Director of the NSW Office an Indigenous internship Risk Committee at Central of Community Housing. program. Coast Local Health District, and member of the Audit and Risk Committee
at NSW Trainslink. OF DIRECTORS OUR BOARD
35 Our executive team
The Executive is responsible to the Bridge Housing Board through the CEO and is tasked with delivering our strategic plan and business plan objectives. Our Executive is an experienced, passionate team of leaders with wide-ranging experience in the government, private and not-for-profit sectors. They bring expertise in property and tenancy management, community welfare, finance, property development, public policy, HR and IT to the organisation. ANNUAL REPORT 2020 REPORT ANNUAL
The Executive Team (left to right): Development Director Christopher Dib, General Manager Finance and Corporate Services David Miller,
BRIDGE HOUSING LIMITED General Manager Operations Rebecca Pinkstone and Chief Executive Officer John Nicolades.
36 John Nicolades BA, BSW, GradDipAppFin Rebecca Pinkstone BA, MPS Chief Executive Officer General Manager, Operations
John has led Bridge Housing Limited since 2006. Rebecca joined Bridge Housing in June 2013 and Under his leadership, the organisation has grown is responsible for driving the strategic design and from 650 properties to 3,500 properties and provides implementation of Bridge Housing’s operations. safe and secure affordable housing for over 1,443 This includes Bridge Housing’s applicant, tenancy tenants. He has transformed Bridge Housing from a management and fee-for-service functions as small not-for-profit into one of the top ten community well as our community and tenant engagement housing providers in Australia. He has developed initiatives, supported housing programs and a company culture with a strong social purpose asset management operations. Rebecca is also and a focus on service delivery that is founded on responsible for leading our for-purpose real estate effective business systems, financial discipline and agency, HomeGround Real Estate, Sydney. ability to develop and execute its strategic focus. Rebecca has held senior operational and policy Prior to joining Bridge Housing, John held senior positions in the NSW Government delivering major positions in the NSW Government and the community reform programs to grow the community housing services sector. John led affordable housing policy sector and improve social housing service delivery. development in the NSW Department of Planning Prior to her work in housing policy, Rebecca worked and NSW Housing from 2000–05. From 1990–99 he in the areas of social planning, crime prevention and was Community Services Manager with the Uniting domestic violence in both state and local government. Church Board for Social Responsibility, overseeing child care, disability services, home and community care services, as well as housing policy development. He is an independent director on the national Community Housing Industry Association Board. He has advised federal and state governments on housing policy.
David Miller BBus, MBA, CPA, GAICD Christopher Dib BComm (Land Economics), CPV General Manager, Finance and Corporate Services Director Development
David was appointed General Manager, Finance and Christopher is an accomplished development director Corporate Services in October 2012. He is responsible with 20 years experience in the Sydney property for Bridge Housing’s financial management, market. He ensures the long-term viability of Bridge reporting and compliance, as well as developing and Housing’s multi-million-dollar development portfolio. managing IT systems, best-practice human resources Christopher received his Bachelor of Commerce in Land management, and risk and compliance frameworks. Economics from the University of Western Sydney in David is a Certified Practicing Accountant and has 1998 and from there developed his passion for property. extensive financial, IT and general management As a registered property valuer and Associate of the experience. He has worked in the property industry Australian Property Institute, his work at Bridge Housing for the past 30 years, for large private and public draws on his private and public sector experience. companies including Jones Lang LaSalle, Investa Chris previously worked for Capital Insight and the NSW Property Group and Clarendon Homes. Government in the Land and Housing Corporation, where These roles have provided David with experience he was responsible for acquiring and developing over across the commercial real estate, property 130 social housing properties under the Nation Building management, property development and residential Economic Stimulus Plan—Social Housing Initiative, with a construction sectors. David has exercised financial development cost of $40 million. At the NSW Department responsibility for budgets of more than $100 million of Ageing, Disability and Home Care he was responsible and has extensive experience in developing and for the boarding house and group home delivery managing best practice corporate services. programs. His commercial acumen in his work for the private sector enabled him to negotiate the acquisition Since joining Bridge Housing, David has overseen of a $50 million development in Erskineville for AV revenue growth from $27 million to $58 million, profit Jennings Developments during the Global Financial growth from $600,000 to $4 million and net asset Crisis, which returned margins in excess of 30 per cent. growth from $53 million to $250 million. This growth has been supported through the establishment and Since becoming Bridge Housing’s Development management of a $76 million corporate debt facility and Director, Christopher has been directly responsible implementation of best practice systems and processes. for the delivery of over 500 properties. This represents an overall increase in the organisation’s portfolio of 30 per cent with an end value of over $180 million. OUR EXECUTIVE TEAM OUR EXECUTIVE
37 38 BRIDGE HOUSING LIMITED ANNUAL REPORT 2020 the Northern Beaches and included: Bridge Housing and our new team on Plan was focussed onestablishing The three-month Service Delivery Our first three months adapt to their working environment. to support our new permanent team plan, to act as coaches and trainers assigned to deliver the three-month operations. Extra staff members were and tasks identified across all business activities from Day 1,withkey activities Delivery Plan. The Plan guided our comprehensive three-month Service day ofmanagement, we developed a for our new residents from our first To support effective service delivery a 52 cent per increase, portfolio the largest increase in our history. Housing Management Transfer Program (SHMTP) and resulted in This transferBrookvale. of was the part NSW Government’s Social assistance and products services from our new housing hub in includingproperties in the Beaches, Northern asuite of housing Company, took on the social management of housing some 1,200 5AugustOn 2019, Bridge Housing with Women’s Housing Ronald Avenue Narraweena resident Narraweena Avenue Ronald
into a new housing hub, providing refurbishing our Brookvale office Beaches Northern the on Housing Bridge Spotlight 3:
to sustain their tenancies Hub and to support tenants to operate from our Housing to create new partnerships meeting withlocal service providers structures and programs Housing’s community engagement want to beinvolved inBridge team to understand how they with the Sustainable Communities visiting some ofour largest sites to new rent payments needs and assist them to move to understand their support for our most vulnerable tenants tenant wellbeing inspections undertaking more than 115priority deliver housing assistance tenants and service partners to a one stop shop for applicants,
SHMT properties at Manly Cove Manly at properties SHMT outcomes for the periodinclude: in our local community. Key are now well and truly embedded It is has beenabusy year but we What we achieved inourfirst year
tenants to sustain their tenancies external support to assist our needs and over 230 referrals for with highand complex support tenant wellbeing plans for tenants implementing more than 60 the support they needed their tenancies and access that supported tenants to sustain partnerships and referral networks developing strong service regional team structure establishing our new office and culture, policy and procedures. new team with BridgeHousing and support and assisting the (MOS), providing onsite training Management Operating System embedding the organisation’s and the new ITinterface requests, property upgrades Team to manage maintenance contract, ledby anew local Assets of the new LAHCmaintenance implementing the requirements housing assistance services assistance products as part ofour processes to purchase private rental implementing new business establishing a roster of key service partners to hot-desk and work with us at the Housing Hub and deliver services to our common clients fostering strong relationships with local state and federal SMHT properties at Lascelles Road Narraweena government representatives to address the needs of our tenants and the local community working with Northern Beaches Council to undertake the first Northern Beaches Homelessness Street Count with other service partners in February 2020 establishing an assertive outreach and case coordination group in February 2020 to respond to street homelessness on the Northern Beaches and facilitate housing for 15 people implementing private rental47 assistance products valued at over $1.1 million dollars to deliver 1,853 nights of temporary accommodation, 34 Private Rental Subsidy allocations and reviews, 24 Start Safely Subsidy allocations and reviews South Creek Road Dee Why residents improving tenancy outcomes through our proactive tenancy management with SGCH and Link Housing as that included visiting over 980 part of our social housing system tenants in their homes to undertake coordination responsibilities. tenant wellbeing property inspections and 784 priority wellbeing inspections Challenges and successes over the phone to offer tenants Through the significant growth in the support and assistance if required in Northern Beaches and the launch of our response to the current pandemic new Brookvale office, Bridge Housing establishing new networks and now operates across two offices and engagement structures with our a much wider geographic area. We tenants through two tenant forums not only overcame the workplace and 14 block meetings to discuss culture and cohesion challenges of ways to become more involved opening a second office, but did so positive results from the annual during the COVID-19 pandemic. Tenant Satisfaction Survey, with This stretched resources, requiring 82 per cent of tenants satisfied shared management and staffing of with housing services our offices and the creation of split driving the delivery of our asset teams for service delivery. These programs under the complex challenges have been positively contracting arrangements addressed by maintaining a focus on leading implementation of the Bridge Housing’s culture and values North Sydney Homelessness and by the use of our Management Action Plan Working in partnership Operating System to assist staff to plan and prioritise their work. Ronald Avenue Narraweena resident
47 The NSW government management contract requires Bridge Housing to deliver Private Rent Assistance products.These range from time limited assistance for households who are at risk of homelessness to bond and rent assistance for to sustain the tenancies of low income private renters NSW Department of Communities and Justice, Helping renting in the BEACHES 3: BRIDGE HOUSING ON THE NORTHERN SPOTLIGHT private market, https://www.facs.nsw.gov.au/housing/help/ways/renting-private-market/help-keeping-your-current-private-rental. 39 Our people
Our staff are our greatest strength. They bring passion, commitment A great place to work and skill and are integral to achieving our mission and vision. In 2019–20, we continued the upward trend in employee engagement in At Bridge Housing we want our people to thrive and do their best work. our ninth annual Employee Opinion Fundamental to our culture is our people’s belief in our mission, which Survey. Our engagement score increased from 81 per cent to 84 per is to improve lives through affordable homes and quality services. cent, an outstanding achievement The power of this mission underpins our People and Culture Strategy. and testament to Bridge Housing’s culture even as we managed the The year began with the largest transformation in Bridge Housing’s 35 change of the Northern Beaches Social Housing Management Transfer and year history as we took on the management of 1,228 social housing the disruption created by COVID-19 properties, resulting in a 52 per cent portfolio increase and 30 per and the move to work from home. cent staffing increase. The COVID-19 pandemic created the most Administered by the Voice Project, the Employee Opinion Survey measures unexpected and significant challenge that Bridge Housing has ever employees’ experiences across multiple dimensions of employee satisfaction faced. We met it. We supported our staff to maintain our quality and engagement. Our Annual EOS service delivery as we moved from a 100 per cent office based also provides us with an external benchmark against the community environment to 90 per cent of staff working from home. housing sector and informs our HR initiatives and activities. See Figure 14. As a result of our 2019 survey, we This section of the Annual Report: implemented CareerTrackers, our prioritised involvement, collaboration First Nations intern program, as part and career progression in 2019–20. presents the Human Resources of our Reconciliation Action Plan team’s highlights for 2019–20 We also achieved our first Voice refreshed and launched the reports on how the Human Project Best Workplace Award, new Total Rewards and Benefits Resources team has delivered which recognises organisations that Program, including a new on its critical success factors have achieved exceptional levels of team building program employee engagement and satisfaction provides an overview of the key expanded our Recruitment Strategy as best employers across more than activities undertaken during the year to engage with universities and 40 industries. Organisations are outlines our objectives for 2020–21. participated in our first career expo only eligible when staff satisfaction at Western Sydney University levels average 80% or more across Highlights of 2019–20 digitised our HR system through the questions or exceed industry benchmarks by 10 percentage points. In 2019–20, the Human Resources team: the introduction of a Human Resource Information System (HRIS) delivered our SHMT recruitment (See Spotlight 5 on page 66) and on-boarding strategy, with an increase of 19 new achieved our highest staff positions, or 30 per cent, for a engagement result of 84 per cent and total staff complement of 89 awarded our second consecutive Best Workplace Award by Voice Projects48 managed the COVID-19 transition to working from home and recognised as an Inclusive Employer developed a strategy to support by the Diversity Council of Australia
ANNUAL REPORT 2020 REPORT ANNUAL (DCA). staff wellbeing and engagement launched our Diversity and Inclusion Strategy undertook our first Workplace Gender Equity Reporting Tool
BRIDGE HOUSING LIMITED 48 Voice Project Best Work Place Awards www.voiceproject.com/articles/best-workplace-awards
40 Survey snapshot Overall, 71 per cent of staff feel of staff say they are satisfied with the organisation’s progress and they are consulted on decisions % 92 success in delivering outcomes. This is an increase of 4 per cent that affect their day-to-day work, a from 2019 and 17 per cent higher when compared to the sector 5 per cent improvement on 2019.
% of staff have job satisfaction, a 9 per cent improvement Bridge Housing’s strengths: 95 and 12 per cent higher when compared to the sector what staff say
99% of staff believe that the future for this organisation is positive “So innovative in everything Bridge does”
98% of staff believe in the overall purpose of this organisation “Staff culture makes it so pleasant to work here”
% of staff say that they have confidence that our tenants are 95 satisfied with our services “Wellbeing is a priority and our benefits reflect the effort Bridge puts in regarding this” 97% of staff feel that we offer services that are high quality. “It’s committed to developing *2019–20 Employee Opinion Survey Results staff and leaders” Career progression and planning Collaboration and teamwork “A strong focus on customer The survey showed a slight We saw improvements across all areas service and housing outcomes improvement in the number of of collaboration and teamwork. In 2020, for the most vulnerable” employees who felt they had enough 99 per cent of staff feel they have a good opportunities for their career to working relationship with co-workers, progress, from 46 per cent to 50 per up 6 per cent, and 98 per cent of staff “A willingness to stand cent. Despite this, career planning feel they work well with co-workers, out in the sector through the continues to be a challenge, with up 8 per cent on the previous survey. development of innovative only 56 per cent of staff indicating operational programs they had adequate time to spend Involvement and initiatives” on career planning, down 4 per cent from the previous year. In 2020, 83 per cent of staff said they have input into everyday decision “Strong leadership and Nearly three in four (73 per cent) of making in their role, a 2 per cent executive management”. staff felt they were given opportunities improvement on the 2019 survey. to develop the skills needed for career progression, up 5 per cent compared to 2019. We will continue to focus our Figure 14: Employee opinion survey work in 2020–21 on how to improve our Bridge Housing compared to sector average (percentage), 2020 employees’ experiences in this area. Bridge CHP sector average Growth within Bridge Housing 100 90 has created: 80 12 internal promotions, including 70 seven staff who were offered 60 permanent roles at a higher 50 40 grade and five staff who were 30 offered a six-month or longer 20 secondment at a higher grade 10 Six staff took on higher duties roles. 0 Mission Org comm Org direction Leadership Learning Remuneration Job Intention
& dev satisfaction to stay OUR PEOPLE 41 Our people (continued)
“A diverse and inclusive workplace is central to our corporate culture and embedded in our everyday business operations.” Rebecca Pinkstone Chief Operating Officer Rebecca Pinkstone
Building a diverse and inclusive demonstrate leadership on engagement; inclusive organisational workplace diversity and inclusion at all climate; inclusive leadership; levels of our organisation and in inclusive team; and exclusion. We are delighted to report our progress the community housing sector on diversity and inclusion over the Indigenous internship program past year. Our achievements include: embrace diversity in our workplace share our organisational journey and Our Indigenous Internship program 50 per cent representation of both are accountable for our actions. is central to our Reconciliation Action genders on the Bridge Housing Plan. At Bridge Housing we are proud Board, which surpasses the ASX’s DCA’s bi-annual Inclusion@Work to support indigenous university Corporate Governance Principles Index measures diversity and inclusion students and help them prepare and Recommendations in our workforce and benchmark for the future. Our partnership with findings against other Diversity developed and launched our CareerTrackers started in 2019 when Council Australia members. Our firstDiversity and Inclusion we took on our first paid intern.46 achievement of Inclusive Employer Strategy 2019–2021 This program is much more than status recognises our commitment participated in our first Diversity just an internship: it helps build a to diversity, demonstrated by Bridge Council Australia (DCA) Inclusion@ culture of respect, supports diversity Housing achieving results that Work Index45 to establish a and inclusion, and demonstrates exceed the national benchmark baseline for our level of diversity our commitment to reconciliation. in five of six measures: awareness; and inclusion and achieved “I am so grateful for the opportunity Inclusive Employer status to be an intern with Bridge Housing welcomed our first intern in during my winter internship. My time partnership with CareerTrackers. in the organisation really opened The internship program supports my eyes to the everyday hard work Aboriginal and Torres Strait of the people behind the phones, Islander tertiary students through wanting the best for their tenants. their studies into employment. I enjoyed having independent Figure 15 shows our Workforce tasks to handle as a part of the Diversity metrics. Community team that allowed me to grow more confident in Our Diversity and Inclusion my research skills and creative Strategy ideas to improve engagement.” Our Diversity and Inclusion Strategy Kelsey Attwood enables us to focus our efforts on CareerTrackers intern creating meaningful opportunities and addressing barriers to ensure that each and every one of our employees can truly thrive in our organization. The strategy HR Manager Jenny Woolley, Kelsey Attwood includes three strategic objectives: and Regional Manager North Christina Hough
ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL 45 DCA-SUNCORP, Inclusion@Work index: Mapping the state of inclusion in the Australian workforce, www.dca.org.au/inclusion-at-work-index 46 Our Career Trackers Interns are paid under the SCHADS award and in line with our remuneration strategy at 10% above award rate. 42 Figure 15: Diversity Workforce diversity (percentage), 2019–20 % staff % Management 100
80 In 2019–20 we celebrated Chinese New Year, NAIDOC Week, Mental Health Day, 60 Eid and International Women’s Day. 40
20
0 Women CALD LGBTIQ Aboriginal and Torres Strait Islander
Figure 16: Employee status Employee contractual status (percentage), 2014–20 Permanent F/T Permanent P/T Fixed Term F/T Fixed Term P/T 100 90 80 70 60 50 40 30 20 10 0 2014 2015 2016 2017 2018 2019 2020 Women young and older celebrate at the International Women’s Day event in March 2020
Our key workforce diversity metrics Figure 17: Departments in this report, including our Cultural Employee (percentage), 2014–20 Diversity Index, show that, overall, Executive Housing and Community Development Assets Finance and Corporate Services we are more culturally diverse than 100 the Australian population (based 90 on the Australian census). 80 70 60 50 40 Diversity 30 Snapshot 20 10 0 81% Women 2014 2015 2016 2017 2018 2019 2020
19% Men
% Women in 56 management roles Employee snapshot
% Women in % % 25 executive roles 81 79 12
Board gender Permanent staff Full-time staff Part-time staff 50/50 representation OUR PEOPLE
43 Our people (continued)
Employee turnover create a positive, sustainable Many of our employees experienced environment that builds resilience working from home for the first Or employee voluntary turnover and wellbeing in individuals, teams time during the pandemic. They rate in 2019–20 continued to and the whole organisation were also juggling family or caring stabilise, decreasing to 15 per cent responsibilities, home-schooling from 18 per cent in 2018–19. enhance the capacity of leaders to ensure a fair, dynamic and effective or supporting dependants, or organisation and ensure innovative, dealing with isolation. high-quality service provision Before COVID-19, our staff develop an inclusive and confident engagement and wellbeing strategy organisational culture that maximises was predominantly a range of face- the potential of workers to fulfil to-face activities. Early in 2020, their roles and responsibilities we developed more arm’s length 12 Twelve permanent recognise and reward exceptional strategies to support staff during a employees resigned employee performance through prolonged working from home period the annual Bravo awards. and living through a pandemic. Two employees The strategy focused on: 2 were dismissed providing the computer Six temporary employees equipment and business tools 6 left due to contract expiry required to work from home Training Work Health Safety (WHS) ensuring a safe work environment We undertake a comprehensive at home including mental exit interview when an employee Training spend: $ 185,875 health and wellbeing leaves, which provides additional information on our strengths leadership and management and where we can improve. Training spend per employee $2,265 corporate meetings and training We support our staff to develop social events, communication and engagement. capability and skills to enable them to Average 25 hours of training perform their jobs well, meet current per year per staff member (See Spotlight 1: Business response and emerging business needs, and to COVID-19 on page 18). bring the best outcomes for our residents and applicants. We provided Wellbeing and COVID-19 Benefits and rewards on average of 25 hours of training per employee during the year. The arrival of the COVID-19 pandemic Our employee benefits program in Australia triggered a major change is central to our employee value Our Learning and Development in how we work. We have adopted proposition and we offer a range of Program encompasses: a nimble, proactive approach to benefits to our employees that we annual training calendar employee wellbeing, aligned with call our Total Rewards Program. Our NSW Health Department health and leadership program program extends beyond salary to wellbeing guidelines. Whilst historically include a combination of paid and other lunch and learns working from home has been a personal benefits that make a difference seminars and training courses ‘flexibility’ or ad hoc arrangement, it to our employee’s quality of life. has quickly become the new norm. study assistance for higher education We review our program annually conferences We moved to a working from home to ensure we stay abreast on what AHI mentoring program. model at the end of March 2020. is important to our staff, which This new working model included we measure through our annual Strengthening our culture maintaining a small team of staff Employee Opinion Survey. In the in both offices. Two separate teams year we introduced a new team Throughout the year, we have were established, alternating between building program and volunteer continued to work with the Langley office and home on a weekly roster leave for blood donations. Group to deliver our positive culture to minimise risk while maintaining program. Our culture is shaped by our critical services to our clients. leaders and we held a series of sessions designed to equip leaders with skills to: ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL
44 2019 Bravo award winner Suz Conway with CEO John Nicolades (left) and Director Dick Persson (right)
Benefits include : Attract, recognise, reward Create a more flexible, fit- salaries set at 10 per cent and retain quality staff for-purpose workplace above award pay evaluate Employee Total implement Year 2 Action Plan of our an extra day off for each Rewards Program Diversity and Inclusion Strategy employee’s birthday develop a holistic leadership undertake events to bring additional paid leave for the days strategy, including mentoring staff together in supporting between Christmas and New Year and succession planning. diversity and inclusion study assistance Develop, train and document lessons learned from the organisation’s response to COVID-19. monthly massages support our people bi-monthly reflexology review and embed online Learning Retain and build on our Employee Assistance Program. Management Platform (LMS) positive organisational implement a new performance culture as we grow 2020–21 People and Culture management system continue to embed a positive objectives evaluate our training program leadership approach Our People and Culture objectives strategy and approach. undertake 2021 Employee for 2020–21 are detailed in the Opinion Survey, review findings Business plan 2020–21 and include: and implement action plan.
“Working to meet the needs of those requiring social housing is a hugely demanding job and I wish to acknowledge the importance of all your employees in this regard.” Resident
For more information on the Bridge Housing Total Rewards Program go to https://www.bridgehousing.org.au/about-us/our-business/work-at-bridge/total-rewards-program. OUR PEOPLE
45 Our governance
Our corporate governance principles ensure our directors address When necessary, it may establish time-limited committees to their corporate, legal, financial and audit responsibilities, and deal with special issues. exercise reasonable care, skills and diligence in carrying out their Bridge Housing directors regularly duties. As a not-for-profit organisation with charitable status, Bridge review their own performance, conducting an independent review Housing has no obligation to adopt these principles, but as a leading every two years and an internal community housing provider we voluntarily follow the principles to review on the alternative year. The directors approved a Deed of Access reflect our commitment to good corporate governance. and Indemnity at the October 2013 Board meeting for all directors and senior managers of Bridge Housing. Governance principles establish long-term goals and engage To assist new and existing directors, in strategic planning to achieve those we established a Board Charter in Our governance principles and goals December 2011. The Board reviewed practices are based on the eight ASX the Board Charter in 2018–19 and it is Corporate Governance Principles ensure the appropriate separation available on the Bridge Housing website. and Recommendations. In February of authorities and balance of 2019, the ASX Corporate Governance responsibilities between the Board The board and leadership team Council released Corporate Governance and management Recommendation 1.2 Principles and Recommendations (the select and retain the CEO and set Fourth Edition) (Recommendations).47 their conditions of service and The Human Resources, Nominations, These take effect for a listed entity’s monitor performance Remuneration and Marketing Committee assists the Board to first full financial year commencing review and approve annual budgets, on or after 1 January 2020. establish an appropriate skills matrix monitor management and financial for the Board, undertake recruitment, Bridge Housing’s actions in performance, and ensure that the and make recommendations to the conforming to the aims of the organisation has the necessary skills, Board in relation to the positions of ASX Corporate Governance resources and support directors and senior management. Principles and Recommendations identify significant business risks in 2019–20 are detailed below. and ensure effective strategies are in When a director is standing for re- place to manage these risks election or a new director is seeking Lay solid foundations for election at an annual general meeting, 1 management and oversight ensure that there are adequate the notice of meeting issued to systems of internal control, together members contains a summary of the Bridge Housing’s directors are aware of with appropriate monitoring of person’s credentials and experience. their responsibilities under Australian compliance activities and state government legislation and review and approve major strategies, Engagement of directors ensure Bridge Housing abides by its financial objectives and plans, and leadership team Constitution and its obligations as a including capital expenditures, Recommendation 1.3 trading entity, employer, contractor and acquisitions, developments and responsible and ethical corporate citizen. After a careful selection process, divestments each director and member of the How we do this remunerate fairly and responsibly. senior executive is formally engaged as individuals via a written contract, Bridge Housing meets the ASX The Board meets every second month. and each person is carefully inducted Corporate Governance Principles and It has established three standing into Bridge Housing. The Board Recommendations 1.1 to 1.7 through: committees to help it consider and make Charter outlines how Bridge Housing decisions about operational matters: ANNUAL REPORT 2020 REPORT ANNUAL A board charter meets each of the requirements Recommendation 1.1 Finance, Risk and Audit Committee of Recommendation 1.3. Asset and Procurement Committee Bridge Housing Board Charter The company secretary clearly delineates the Board’s Human Resources, Recommendation 1.4 responsibilities from those delegated Nominations, Remuneration The Board Charter confirms that the to management. The Board’s and Marketing Committee. Company Secretary is responsible primary responsibilities are to: to the Board via the Board Chair. BRIDGE HOUSING LIMITED
47 Australian Stock Exchange, ASX Corporate Governance Principles and Recommendations, 4th Edition, 2019, www.asx.com.au/regulation/corporate-governance-council.htm 46 Chair Mark Turner speaking at the AGM with the 2019 Annual Report
Our diversity future ambitions, following significant The Assets and Procurement Recommendation 1.5 growth through the Northern Beaches Committee enlarged its scope to Social Housing Management Transfer include responsibility for Housing Bridge Housing has a Diversity and Program, and how the Board might Operations. At the 30 June 2020 Inclusion Strategy and achieved continue to provide value and meeting, the Board approved its gender parity on the Bridge Housing evolve with the organisation and new title of Housing, Assets and Board in the financial year ended 30 the community housing sector. Development Committee, along June 2020. This surpasses the targets with revised Terms of Reference. of the ASX Corporate Governance The review was completed in April Principles and Recommendations. 2020, finding that Bridge Housing had Structure the board (See our website www.bridgehousing. a well-functioning cohesive Board. 2 to add value org.au for more details.) The review recommended building on this strong foundation with strategic To provide effective governance Board performance focus on the next steps for Bridge and direction to the organisation, Recommendation 1.6 & 1.7 Housing. These include addressing Bridge Housing has a skilled Board. The Board seeks and appoints Bridge Housing directors regularly the composition of the Board and independent directors who meet the review their own performance, recruiting new members, given that skill categories defined in Bridge conducting an independent review within the next two years long term Housing’s Constitution, and who can every two years and an internal directors will retire; realigning the between them reliably carry out all review on the alternative year. committees and their membership; and CEO succession planning. The the necessary functions of the Board. The Board is responsible for setting recommendations of the review were How we do this the CEO’s annual key performance accepted at the April 2020 Board indicators (KPIs) and assessing meeting. All other recommendations Bridge Housing meets the ASX their performance against the KPIs are in the process of implementation. Corporate Governance Principles each year. The Human Resources, and Recommendations 2.1 to 2.6 by: Nominations, Remuneration and Bridge Housing’s Diversity and Marketing Committee facilitates this Inclusion Committee, chaired by Establishing a nominations process. The CEO is responsible for the CEO, developed a three-year committee setting the KPIs for the senior executive Diversity and Inclusion Strategy, Recommendation 2.1 team and assessing their performance which was approved by the Board in Nominations sits within the each year. Both the CEO and the 2019–20 (See Our people page 40). responsibility of Human Resources, senior executive team were assessed The Human Resources, Nominations, Nominations, Remuneration and against their KPIs during 2019–20. Remuneration and Marketing Marketing Committee which consists What we did in 2019–20 Committee Chair and membership of two independent directors, changed with retirement of Dick has a Charter and is responsible Bridge Housing engaged Sterling Persson AM as chair and from for ensuring the renewal of the Black to undertake an independent the committee, Carolyn Scobie Board through recruitment and governance review in this period. The was appointed chair and Jill induction of new directors. review assessed Bridge Housing’s Hannaford joined the committee. OUR GOVERNANCE
47 Our governance (continued)
Developing board skills matrix Recommendation 2.2 Our skills matrix sets out the mix of skills that the Board currently has or is seeking to achieve. We regularly assess the skills of our directors to identify gaps or areas that need enhancement to ensure the Board can support our strategic and business objectives. We also advertise to secure the best- qualified director for the position. The Bridge Housing directors’ skills matrix is shown below. Currently the Board considers the present mix of skills is sufficient to support our strategic and business objectives. (Further information about the skills, experience and expertise of directors and executives is available below, pages 34–35 of this report and on our website).
Michael West from the Metropolitan Land Council, who gave the Welcome to Country at the 2019 AGM, pictured on the day with director Gary Milligan
Bridge Housing skills categories
Years as Names of directors Qualification Occupation Special responsibilities director
Mark Turner BSc MRICS Strategic adviser for Property Development, 6 commercial property Finance, Real Estate
Gary Milligan BSc BEng (Electrical) Company director Asset Management 13 (Hons 1), Grad Cert Human Resource Development, MIVMA
Shirley Liew BBus, MBA, Grad Dip Company director/ Finance and Risk 11 Appl Finance, FCPA, business and risk advisor FTIA, MIIA, FAICD
Dick Persson AM BA, FAIM, FAPI Company director Human Resources 12
Carolyn Scobie M.A. (Japanese), Lawyer Legal 6 B.A./L.L.B. Grad Dip, CSP, GAICD
Graham Monk BComm (Hons), Consultant and Finance and Risk 5 FCPA MAICD company director
Jill Hannaford BappSc (AppEcG) (Hons Technical services leader Community and 3 1), MUrb&RegPlg and company director Stakeholder Engagement, Social Sustainability
Lynne Ready AICD Grad, MMan, Child and family manager Public Policy, 3 (Resigned 27 GDipPA, BSocWk, Management October 2020) DipPM, CertIV TAE ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL
48 Directors and Chair are independent Recommendation 2.3, 2.4 and 2.5 All Bridge Housing directors are independent directors, including the Chair, and none have declared interests that would impact on their independence. However, the Board checks for directors’ independence at each Board meeting. The Board attendance table below shows the length of service of each director throughout the 2019–20 financial year, the following Board and committee meetings were held:
Throughout the 2019–20 financial year, the following Board and committee meetings were held.
Human Resources Assets and Finance, Risk Board meetings and Nominations Procurement Director and Audit since Committee Committee A B A B A B A B
Mark Turner 2014 6 6 X X 6 4 X X
Shirley Liew 2009 6 5 X X X X 6 6
Gary Milligan 2007 6 6 X X 6 6 X X
Dick Persson, AM 2008 6 6 3 3 X X X X
Carolyn Scobie 2015 6 5 4 4 X X X X
Graham Monk 2016 6 6 X X X X 6 6
Jill Hannaford 2018 6 5 1 1 X X 6 5
Lynne Ready 2018 6 6 X X 6 6 X X
A: Meetings eligible to attend B: Meetings attended X: Not a member of the committee Chair of meeting Eligible to attend
Induction, training and Promote ethical and Our code of conduct professional development 3 responsible decision-making for its directors, senior program for new and The Board ensures that Bridge executives and employees existing directors Housing conducts its business to the Recommendation 3.2 Recommendation 2.6 highest standards of honesty, integrity, Bridge housing has a Code of Bridge Housing’s Board Charter and respect and fairness when dealing Conduct for Directors, Code of Ethics Director Induction Program provide with customers and employees. for Directors and Staff, Managing information to directors on the terms How we do this Conflict of Interest Policy, Register of and conditions of their appointment, Interests, Gift Policy and a Fraud and procedures for taking independent Bridge Housing meets ASX Corruption policy. Management reports advice, and how to access training Corporate Governance Principles and to each Board meeting in relation to programs to maintain director Recommendations 3.1 to 3.4 through: any material breaches of the code of conduct, whistleblower policy, or anti- effectiveness. The Induction Program Our statement of values introduces them to Bridge Housing’s bribery, fraud and corruption policies. Recommendation 3.1 operations through structured Maintaining and disclosing meetings with the Executive Team Bridge Housing has adopted a set of and site visits, enabling directors to values that provided the framework for our whistleblower policy gain a comprehensive understanding the culture and behaviours required of Recommendation 3.3 of Bridge Housing’s business. our directors and staff. Our values are Bridge Housing’s whistleblower policy listed on page 3 of this Annual Report. What we did in 2019–20 and procedure provides employees with The Statement of Business Ethics the ability to make confidential reports Following the Sterling Black review sets out the standards of behaviour through an online portal managed by Bridge Housing commenced a required by those who do business with On Call. This enables Bridge Housing’s review of its current induction Bridge Housing and the guidelines employees, vendors, suppliers and program. A new induction program for appropriate relationships between tenants to report fraudulent activity. will be developed in 2020–2021 directors and employees and those we No reports were made through the around the themes of familiarisation, do business with. Our suite of ethics Whistle-blower Policy in 2019–20. organisational knowledge, board role policies ensures that directors, the All the above policies are available and responsibilities and governance. executive team and other staff members act to the highest ethical standards. on the Bridge Housing website. OUR GOVERNANCE
49 Our governance (continued)
“I really appreciate your empathy, compassion and immediate responses. Thank you for helping us when we feel helpless and hopeless in our situation and to always find some positivity or hope.” Resident
Safeguard integrity in is a not-for-profit entity comprised of CEO and CFO declaration 4 financial reporting volunteer directors. Section 2 above on the financial accounts contains a table that lists the directors Recommendation 4.2 The Board ensures that Bridge that form the committee and the dates Housing’s financial statements present on which that the committee met. The Board receives a declaration an accurate and fair position of the from the CEO and the Chief Financial organisation’s financial condition Bridge Housing’s Finance, Risk and Officer that, in their opinion, the and operational results in all material Audit Committee has a formal charter to: financial records of the entity have been respects and in accordance with maintain an effective risk properly maintained; that the financial international accounting standards. management framework, including statements comply with the appropriate accounting standards and give a true How we do this compliance and internal controls ensure the integrity of financial and fair view of the financial position Bridge Housing meets ASX statements and external and performance of the Company; Corporate Governance Principles and financial communication and that the opinion has been formed Recommendations 4.1 to 4.3, through: on the basis of a sound system ensure external and internal of risk management and internal Audit committee audit functions are effective control that is operating effectively. Recommendation 4.1 Ensure adequate insurance coverage for Bridge Housing. Our Five-Year Report Card on pages The Board has a Finance, Risk and 84–85 provides both quantitative and Audit Committee comprising two Management and the Board receive qualitative performance KPIs. The independent directors. This satisfies comprehensive financial reports report card provides commentary on the recommendation to establish an that track our financial performance our key financial viability measures audit committee. Bridge Housing against financial and operational to explain the importance of these considers the size of the committee key performance indicators (KPIs). indicators to our stakeholders. adequate for Bridge Housing which ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL Outside the 2019 AGM at Redfern Community Centre 50 Bridge Housing is constantly seeking to ensure its business systems and processes are evaluated to ensure good practice and that the Board is able to Residents attending the 2019 AGM keep the executive accountable. We have undertaken Internal Audits since Make timely and Annual Report 2019 in the 2020 2012. We protect the independence balanced disclosure Australasian Reporting Awards held of our internal audit process by 5 remotely in June 2020. We are one of creating a direct reporting line to The Board will ensure that information the few not-for-profit organisations the chair of the Finance, Risk and is made available in a timely manner and the only community housing Audit Committee, and to the Board. to Bridge Housing’s stakeholders, provider in Australia to have won and clients, support agencies, regulatory achieved consecutive Gold Awards. The Board believes that external and funding bodies, members and staff, auditor rotation is important to and that the information is factual and Respect the rights of maintain objectivity and independence, clearly and objectively expressed. Bridge Housing members and to adhere to the principles in 6 the Corporate Law Economic Reform How we do this The Board will ensure that Bridge Program (Audit Reform and Corporate Housing has policies, systems and Bridge Housing is not subject to the Disclosure) Act 2004 (also known procedures that promote the interests ASX Continuous Disclosure rules48 as CLERP 9). BDO was appointed and rights of members and allow them and therefore has adapted ASX in November 2013 as our external to effectively exercise those rights. Corporate Governance Principles financial auditor and was reappointed and Recommendations 5.1 to 5.3 as for the 2019–20 financial year. How we do this guiding principles. As a leader in the Bridge Housing meets the ASX not-for-profit and community housing What we did in 2019–20 Corporate Governance Principles sectors, we are committed to a culture and Recommendations 6.1 to 6.5 Our annual internal audits were of strong governance and transparency. undertaken by PKF Chartered through a variety of means noting Accountants, who completed Our reporting transparency and that as a not-for-profit organisation, internal audits on the Social Housing governance has been externally we have members not shareholders. Management Transfer Program reviewed and validated through the (SHMTP) and Payroll and Human PwC Transparency Awards from Our governance framework resources under Year 2 of our 2011 to 2013 and eight consecutive Recommendation 6.1 three-year Internal Audit Plan. Australasian Reporting Awards Bridge Housing affords much time on an annual basis since 2013. The audits demonstrated that to considering proper corporate both frameworks were sound and Community housing providers are governance. Information about the appropriate in the context of our required to notify the community company’s governance framework organisation’s size and activities. housing regulator, the National is communicated via various (Further information is provided Regulatory System for Community channels such as this corporate in our Finance and Corporate Housing (NRSCH), about any governance statement, the annual Services Report on page 74.) incident which damages or has the reports, and company website. potential to damage the reputation Member engagement This year the Board received the of the community housing sector. external auditor’s report, the financial Recommendation 6.2 statements for the year ended 30 June Bridge Housing’s notifiable incidents Bridge Housing provides its 2019, and declarations from the CEO policy also guides our practice in members various ways to engage with and Chief Financial Officer that the this area. There were no notifiable management and the organisation, financial statements comply with the incidents during 2018–19. Our media including tenant advisory groups, appropriate accounting standards policy delegates media comments tenant surveys, online and phone and give a true and fair view of the to the CEO or Chairperson. services, and annual general meetings. financial position and performance What we did in 2019–20 of the Company. There are no other periodic reports produced for Bridge Housing won its eighth members that require verification. consecutive Gold Award for our
48 The ASX Listing Rule 3.1 Immediate notice of material information provides: “Once an entity is or becomes aware of any information concerning it that a reasonable person would expect to have a material effect on the price or value of the entity’s securities, the entity must immediately tell ASX that information.” As we are a not-for-profit organisation, do not
have shareholders, and do not trade on the ASX, the Rule is not relevant to Bridge Housing OUR GOVERNANCE
51 Our governance (continued)
Annual General Meetings Recommendation 6.3, 6.4, 6.5 Our members are people on low-to- moderate incomes across Sydney. The company’s engagement with its tenants, many of whom are members, is people-focused. Communication Greater Sydney Commissioner Helen O’Loughlin speaking at the 2019 AGM about members’ meetings is offered both electronically and by postal Management Plan identifies internal directors that form the committee and services, depending on the members’ and external risks that might hinder the dates that the committee met. request, to ensure no member is us in fulfilling our Strategic Plan disadvantaged. The company holds its and Business Plan objectives. Risk management framework Annual General Meeting (AGM) in a review at least annually way that is relaxed and inviting to as How we do this and disclose review many members as possible Our annual Recommendation 7.2 general meeting is held in November Bridge Housing meets the ASX every year and our annual report is Corporate Governance Principles and Since 2013, Bridge Housing has available to our members and other Recommendations 7.1 to 7.4 through: developed an enterprise risk stakeholders through our website. A committee to oversee risk management framework based on the The Chairman and the CEO report to Recommendation 7.1 AS/NZS ISO 31000:2009 standard and members at the AGM and directors has implemented software to assist are available to answer any questions. The Board established a Finance, Risk in this pursuit. The board formally and Audit Committee to oversee the approves the Risk Management Our external auditor attends our development of Bridge Housing’s Plan annually, with the status and AGM and is available to answer risk framework and to report findings mitigation actions of high-rated risks members’ questions about the and recommendations to the Board. reported quarterly to the Board by finances of the organisation. The committee is comprised of two the Executive Team. The review is Recognise and manage of our independent directors. Bridge disclosed in each annual report. Housing considers the size of the 7 risk committee adequate for Bridge To complement our overall Risk The Board ensures that Bridge Housing which is a not-for-profit entity Management Framework, the Board Housing has comprehensive and comprised of volunteer Directors. adopted a Risk Appetite Statement sound risk management policies, The committee charter is available on (RAS) in 2017–18, which sets out systems and procedures that ensure the company’s website and Section our willingness to take on or retain good internal controls. Our Risk 2 above contains a table that lists the risk. The Finance and Corporate Services Report on page 74 provides a comprehensive overview of our Risk Management Plan 2019–20. Bridge Housing’s Treasury Policy, initially developed in 2011–12, provides a comprehensive framework to manage our financial risks and determines the Board’s risk appetite. The policy is reviewed annually to ensure its relevance to Bridge Housing’s financial management needs. Internal control processes Recommendation 7.3 As noted, Bridge Housing engages external organisations to undertake internal audits. During the 2020 financial year we engaged auditors to review the payroll function, undertook a tax status review, conducted an internal audit of the Social Housing ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL Elger Street resident Tanya attending the 2019 AGM 52 Management Transfer Program, and engaged external consultants to identify and treat potential fraud and corruption risks that could impact on our operations. Managing our environmental and social risks Residents attending the 2019 AGM Recommendation 7.4 Bridge Housing has undertaken Committee oversees remuneration- for Board members to undertake the a retrofit of LED lights in our two related issues and reports the findings AICD’s Company Directors Course. offices in Goulburn Street and at and recommendations to the Board. Executive salaries for the CEO, Chief Brookvale. In 2020–21 we will develop The committee is comprised of Operating Officer, General Manager our environmental sustainability two independent directors. Bridge Finance and Corporate Services framework (See Development report Housing considers the size of the and Development Director are set on page 68). Bridge Housing meets committee to be adequate. The via triennial remuneration reviews its social obligations through the committee charter is available on the undertaken by an independent provision of social and affordable Company’s website and Section 2 and expert remuneration firm, housing to low-income households. above contains a table that lists the such as Mercer’s. They take into directors that form the committee and What we did in 2019–20 account salaries for comparable the dates that the committee met. positions in the community service Following the COVID-19 outbreak and government sectors. Bridge Housing developed new Remuneration of non-executive service protocols to manage the risk directors, executive directors In 2012–13, the Bridge Housing Board and developed a COVID-19 Risk and other senior executives approved an improved remuneration Management Plan. In the early stages Recommendation 8.2 and benefits package for award-based of the lock down, in March 2020, we Bridge Housing directors serve on a staff, which pays above the Social, provided regular updates to the Board voluntary basis and are reimbursed Community, Home Care and Disability and via the CEO’s reports to the Board, for expenses related to board Services Industry Award. Salaries are We constituted a COVID-19 Working activities including travel, meals and also adjusted annually in line with Group which meets weekly to monitor accommodation. As noted in principle Fair Work Minimum Wage Increase. the NSW Government’s COVID-19 1, the Bridge Housing Board Charter What we did in 2019–20 announcements and assess how these also allocates an annual training will affect our workplace, as well as budget for each director and pays There was no activity in this year. reviewing Work Health and Safety issues emerging from COVID-19. Remunerate fairly 8 and responsibly The Board will ensure that Bridge Housing’s remuneration and employment policies and practices help retain and attract qualified and motivated staff, including the CEO. How we do this Bridge Housing meets ASX Corporate Governance Principles and Recommendations 8.1 to 8.2. As we do not have any equity based remuneration scheme rec 8.3 is not relevant. Remuneration Committee Recommendation 8.1 The Human Resource, Nominations, Remuneration and Marketing OUR GOVERNANCE A local visitor with Team Leader Assets Bronagh Loy at the 2019 AGM 53 54 BRIDGE HOUSING LIMITED ANNUAL REPORT 2020 49 can beadapted to most settings. blocks orvillas. Community gardens type settings, others live inapartment share large green spaces inestate- the Northern Beaches. Some tenants west and across the Harbour Bridgeto eastern suburbs to Blacktown inthe wide geography from the inner city and Bridge Housing’s portfolio covers a social housing residents across NSW. program has reached over 100,000 Since its establishment in2000, the that respond to the local environment. housing residents to develop gardens Greening team works withsocial Residents with Community Greening staff at Elger Street Glebe Street Elger at staff Greening Community with Residents Greening program. Royal Botanic Garden’s Community We formed apartnership withthe to connect with their neighbours and local community. grow herbs and vegetables, to beautify areas outside their block and us they wanted to develop their own gardens and green spaces, to told tenants Housing Bridge Bridges. Building strategy engagement feedback from residents involved in the planning of our community runningbeen since 2014. The program was developed following communityOur gardening initiative, Place Our Space, has Green NSW Royal Botanic Gardens Community Greening www.rbgsyd.nsw.gov.au/Learn/Community-Greening Spotlight 4: Green Space Place, Our 49 The Community to get outside, to take part inphysical For some, itprovides the opportunity delivers multiple benefits for residents. The OurPlace Green Space initiative the garden once itis created. coordinate planting and maintain equipment, plus staff resources to purchase ofsoil, tools and storage provides funding to support the grow and develop. BridgeHousing about how they want their garden to and explore ideas withresidents share their knowledge and expertise, staff. The Community Greening staff Garden’s Community Greening workshop runby the Royal Botanic with us,we arrange akick-off Once tenants lodgeanapplication Planting at Malabar Road South Coogee South Road Malabar at Planting Marlborough Street Hills Surry to share throughout the year. offering herbs and vegetables day. Others are hugely productive, safe and calm space to sitonahot being inside, providing shade and a gardens offer a welcome respite from critical for health and wellbeing. Some the ongoing tending to the garden is neighbours through workshops and to meet, connect and socialise with skills. For others, the opportunity learning new gardening and growing exercise and enjoy the fresh airwhile Planting at Elger Street Glebe Street Elger at Planting “Thank you very much. This is the best residence I have had in my entire adult life.” Resident
Resident gardeners and Community Greening staff work at Myrtle Street Chippendale
Our residents have told us: enabled residents to benefit from creating productive gardens in the face “Our garden provides a relaxed of physical distancing restrictions. environment for everyone who lives here. A space for everyone to enjoy… “During COVID, we had a virtual I’m very proud of it… it replaced an workshop with the Royal Botanic ugly space filled with garbage!” Gardens’ Community Greening Team. Beds were installed and “This project has helped us all residents then took turns to plant save a little bit of money as we them up. Careful watering and are now able to pick what we need a long, dry autumn allowed the from a plant, to make meals for us plants to take root and we can now and our families…the taste of food enjoy the spoils of our garden.” from your own culinary garden is such a wonderful thing!” For more about the Royal Botanic Garden Sydney’s Community Greening We have also seen the benefits of program visit: https://www.rbgsyd.nsw. the community gardens during the gov.au/Learn/Community-Greening. COVID pandemic, as they have Residents watering at Malabar Road South Coogee
Gardens Locations Residents reached
Manly, Glebe x 2, Chippendale x 2, Balmain, 9 Surry Hills, Waverley and South Coogee. 352 SPOTLIGHT 4: OUR PLACE, GREEN SPACE 4: OUR PLACE, SPOTLIGHT
55 Operations report
The Operations team is at the heart of Bridge Housing’s customer service delivery and provides tenancy management services, housing allocation and asset management. It leads Bridge Housing’s community building and tenant engagement.
This section of the Annual Report: Highlights of 2019–20 presents the Operations team In 2019–20, the Operations team: plan in the Northern Beaches region highlights for 2019–20 successfully established our new following transfer, reaching over 130 reports on how the Operations office and team in the Northern tenants though a series of targeted team has delivered on its Beaches to provide quality services to block meetings and workshops critical success factors our 1,228 new residents (See Spotlight the SHMTP was a 52 per cent provides an overview of the key 3: Bridge Housing on the Northern increase in the size of our housing activities undertaken during the year Beaches on page 38). We supported portfolio and the single largest single outlines our objectives for 2020–21. this transition by delivering a six- portfolio increase in our history. month community engagement ANNUAL REPORT 2020 REPORT ANNUAL
BRIDGE HOUSING LIMITED Operations managers (left to right): Director Housing Helen Tighe; Sustainable Communities Manager Sarah Barclay; Director Assets Theo Posumah; 56 Manager Service Innovation Ellis Blaikie and Chief Operating Officer Rebecca Pinkstone. “Since Bridge commenced as the social housing provider on the Northern Beaches, our ability to assist our constituents has been greatly enhanced and all liaisons with your staff have been easy, friendly and accommodating.” Office of the Hon. Brad Hazzard MP, Member for Wakehurst
In addition, we: successfully implemented new service delivery protocols as a result of COVID-19, including conducting wellbeing checks by phone with over 2,313 older and more vulnerable tenants developed our second Reconciliation Action Plan in partnership with Aboriginal tenants, staff and service providers undertook a six-month review in February 2020 of our Northern Beaches implementation and service delivery, which demonstrated sound project planning and implementation Compliance Officer Joseph Vernez and COO Rebecca Pinkstone with our NDIS Provider Certificate continued to build our HomeGround Real Estate Sydney business, with 162 new properties under management undertook an interim evaluation of services. It contributes to this by implemented Year 2 of the STEP our Bridge to Work employment managing new properties that have to Home program for long-term program through INCA Consulting. been acquired and or transferred rough sleepers in partnership To date, we have supported 51 to Bridge Housing through fee-for- with Neami National, Women’s tenants to gain employment or study service arrangements for affordable Housing Company and Metro achieved strong results in our housing, and by developing Housing, housing 82 tenants in total, annual Tenant Satisfaction Survey: partnerships to grow our portfolio including 43 with Bridge Housing of properties under management. 82 per cent overall satisfaction purchased and upgraded 10 for our housing services The team is also responsible for units in Marrickville, 12 units allocating properties in a timely in Punchbowl and 8 units in 81 per cent satisfaction with property condition, and manner and overseeing the large Ashfield under the Community numbers of management transfers Housing Leasing Program 76 per cent satisfaction with repairs across our leasehold portfolio of worked with Link Housing, SGCH and maintenance services. 610 properties, which is the largest and Women’s Housing Company community housing leasehold implemented the Social Housing Critical success factors portfolio in Australia. These System Coordination Plan for The Operations team played a key transfers are primarily driven by Northern Sydney, developed the role in delivering the following the constrained rental market Homelessness Action Plan critical success factors to meet the and increases in rental prices. participated in the first Northern goals of our Strategic Plan 2018–21 Governing and managing Beaches Street Count to identify and Business Plan 2019–20. effectively long term rough sleepers. Consolidated our homelessness Providing quality homes Operations worked closely with the multiagency case coordination and services Finance and Corporate Services team group to work to end homelessness Through our proactive tenancy and to implement the Bridge Housing implemented the third year of the asset management, we ensure our Operating Model, which resulted Building Bridges 2018–21 Community properties are safe and secure and in improved business sustainability Building and Engagement provide a platform for tenants to outcomes, including lower rental strategy, engaging with 23 per engage in their wider community. arrears. Operations played a critical role cent of our tenant community in ensuring the financial sustainability Growing sustainably to meet of Bridge Housing by ensuring the affordable housing need organisation’s arrears, vacancies and voids were kept to a minimum to The Operations team’s job is to reduce revenue loss, and reviewed support strategic portfolio growth rents every six months to ensure that delivers quality homes and tenants were paying the correct rent. OPERATIONS REPORT OPERATIONS
57 Operations report (continued)
Business Plan 2019–20 The Operations team played a key role in helping Bridge Housing meet the critical success factors set out in our Business Plan 2019–20, as shown below.
Key: completed in progress not completed Measure How did we do?
Providing quality homes and services
Implement Year 2 of the Building Bridges 23 per cent tenant engagement across five key Building Bridges 2018–21 strategy focus areas Implement the Good Neighbours initiative to A workshop was held at Narraweena with 24 tenants, including encourage positive neighbourhood relations seven Women’s Housing Company neighbours. through an improved sense of safety and belonging in the community Implement the Our Place Green Space initiative to 21 block meetings held, including 14 in Northern Beaches region give tenants a say in their built environment Implement the Bridge Housing in Communities Bridge Housing participated in the following community events initiative to celebrate and strengthen our – Glebe Family Fun Day, Yabun Festival, Waverley Council Social connections with tenants and communities Sustainability Workshop. Bridge Housing ran a stall at the NAIDOC @ NCIE event and sponsored the annual NAIDOC Flag Raising event at the Metropolitan Local Aboriginal Land Council. Bridge Housing held a Time to Talk workshop for Cantonese speakers. Implement 2019–20 Tenant Satisfaction Survey Action Plan completed in July 2020. Response rate of 40 per cent and develop action plan for implementation in or 1,225 residents. Action plan to be developed Q1 2020–21. 2020–21 Implement the Big Ideas Grants program to Four grants awarded: two for community BBQ areas at Elger resource tenants who want to work and to improve Street Glebe and Dee Why and two for outdoor seating areas at outcomes for the tenant community Forestville and Elger Street Glebe Implement Tenant Engagement Strategy for Six-month engagement plan implemented including 14 block Northern Beaches region following SHMT meetings, Good Neighbour Workshop and Tenant Voice Forum held with partner CHPs. Narraweena place planning delayed due to COVID-19 restrictions. Continuously improve housing policies and Developed and/or reviewed policies including Good procedures to support clear, transparent decision Neighbour Policy, Rent Policy, Tenant Recharge Policy, making and quality service delivery Starting a Tenancy Policy Implement the Young People’s Engagement Young People’s Engagement Strategy implemented in April-May Strategy to ensure young people have a say in our 2020 through digital engagement, with 81 young people engaged work and can access local opportunities in Orbit! Online. Implement the Bridge to Work program in Program significantly impacted by COVID-19. Placed 14 people partnership with CoAct to place 40 tenants in from October 2019–June 2020, with 51 overall placements employment and/or training opportunities by end in program. of September 2020 27 participants have achieved the goal of 26-weeks in employment. Implement Year 2 of $9.7 million STEP to Home Housed 82 rough sleepers, 43 with Bridge Housing and balance program to house 84 people out of target of 90 with partner agencies Review and implement Bridge Housing’s Scholarships allocated to 23 successful applicants, with a focus on scholarship program to deliver the Advanced education and employment opportunities Scholarship Program Procure and implement a new repairs and Project Plan developed and Procurement Strategy finalised. maintenance services contract Tender process to start mid-2020, with contractor selection by end of 2020. ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL
58 Key: completed in progress not completed Measure How did we do?
Growing sustainably to meet affordable housing need
New social housing dwellings acquired under Completed purchase of 30 dwellings (See Spotlight 6 for details) the CHLP
Consolidate the operations of HomeGround Real Achieved moderate growth to reach a total of 224 properties Estate Sydney under management.
Assume management of 1,228 social housing Commenced operations in Northern Beaches from our new properties and tenancies on the Northern Beaches Brookvale office and completed 971 tenant wellbeing inspections under the Social Housing Management Transfer and 14 block meetings Program
Governing and managing effectively
Keep arrears at or below the Regulator benchmark Arrears at one per cent in June 2020 of under 2 per cent
Keep voids and vacancies at or below the sector Voids were an average of 27 days during 2019–2020 excluding benchmark the Northern Beaches (38 days) Vacancies were an average of 13 days during 2019–2020
Achieve tenant satisfaction with asset maintenance Achieved 76 per cent satisfaction with maintenance services in services of at least 75 per cent Tenant Satisfaction Survey 2019–20
Continue a strategic whole-of-life approach to Achieved the upgrade of 40 sites, including units and common asset management areas valued at $3.26 million
Further align Bridge Housing’s outcomes Continued to monitor the outcome domains in The Difference framework The Difference We Make with the We Make Human Services outcomes framework
Involve tenants in planning through the Tenants in Tenant feedback through Tenant Reference Group (5 meetings), Operations and Planning (TOP) Your Views Panel (2 policies) and Maintenance Management Committee (2 meetings)
Develop and publish second Innovate Plan developed and approved by Reconciliation Australia Reconciliation Action Plan and implement year one
Develop and implement Social Media Plan that Two tenant videos developed. Tenant stories featured in each includes tenant stories communicated through tenant newsletter. Facebook that promote the positive outcomes of Quarterly communications meeting established and social media our services campaign planning commenced, increasing our facebook reach by 18 per cent. OPERATIONS REPORT OPERATIONS
59 Operations report (continued)
Delivering quality services This was an important strategy Rent review to applicants and tenants to keep people safe during the COVID-19 pandemic. Rents contribute 60 per cent of Bridge The Operations team engages Housing’s revenue. Consequently directly with our tenants through our We prioritise allocations to our the assessment of rents is critically application and allocation services, properties using the Bridge important to Bridge housing’s financial tenancy management services, Housing’s Allocations Policy to sustainability. Our rent review rent review, asset management ensure current tenants of Bridge team undertakes reviews every six services, and community building Housing and applicants from months. This is a resource-intensive and engagement work. the NSW Housing Register are process involving 3,191 tenancies. provided with suitable housing, This year was particularly busy for the based on their household needs. With the right allocation of resources, team as we assumed management of Bridge Housing can pro-actively and 1,228 new social housing properties The Pathways team completed 346 efficiently approach each rent review, on the Northern Beaches. allocations, an average of 29 allocations offering a high level of customer per month. This represents a decrease service and a streamlined process. COVID-19 pandemic of 29 per cent on the 484 allocations in 2018-19. This is because we had fewer In 2019–20, we increased our gross rent The COVID-19 pandemic prompted by approximately $980,000 per annum. major changes to our service delivery vacancies this year as fewer people approach (See Spotlight 1: Business exited from Bridge housing properties. Housing the homeless response to COVID-19 on page Managing tenancies Bridge Housing is committed 18). As an essential service, Bridge to assisting the most vulnerable Housing was required to ensure Bridge Housing has three tenancy teams, focusing on the north, east people to access and sustain social its offices were open to support housing. In 2019–20, we continued vulnerable applicants and tenants. and western Sydney areas of our portfolio. Each operating region is a to provide a Housing First approach Service delivery protocols were defined geographic area with a team to rough sleepers through the developed to provide guidance on leader and five housing managers. Step to Home Program. Through how our services would be delivered this initiative, 42 people were during the pandemic. We undertook We have two dedicated housing housed with Bridge Housing. managers, one on arrears and the 2,313 wellbeing checks by phone of We also continue to regularly meet our tenants, prioritised our work to other on specialist housing programs; homelessness and disability housing. with and review our support provide assistance to tenants in need partnerships under our Support Partner and focused on the delivery of priority Our housing managers play a Strategy, through which we have repairs and maintenance services. critical role in providing flexible and offered an additional 64 supported Applying for housing responsive tenancy management transitional tenancies above contracted services. They are the first point services in 2019–20. The Bridge Housing Pathways team of contact for tenant enquiries or assesses applications for social when issues arise in a tenancy. Community building and housing assistance and allocates engagement: Building Bridges Bridge Housing properties to Housing managers work individually Bridge Housing has a strong focus applicants from the NSW Housing and at a neighbourhood level to on providing opportunities for Register. The team also assesses address nuisance and annoyance meaningful engagement with our applications and makes allocations issues, conduct property inspections diverse tenant community. We to affordable housing properties. and tenant welfare checks, and to build connections between deliver this through a range of The Pathways team assessed 605 neighbours through our annual community engagement and tenant applications for social housing program of block meetings. participation activities that form assistance in 2019–20, an average the basis of our Building Bridges of 46 applications per month. This In 2019–20, we created a new Tenant Engagement Strategy. represents an increase of 175 per cent Partnerships and Support Coordination In 2019–20, we implemented year on the previous year’s 346 assessments, Team. This team works alongside two of our three-year Building due to our growth and the new our housing managers and with our Bridges strategy. office in the Northern Beaches. tenants to ensure that they can access services to assist them to sustain their Activities completed in the This year , the team broadened tenancies and enhance their wellbeing. period include: its scope of operations, delivering This is particularly important for our Private Rent Assistance products 27 per cent of tenants with complex 21 block meetings across the including temporary accommodation needs or behaviours that may place portfolio so tenants could meet on the Northern Beaches. The team their tenancy at risk and who require with staff and neighbours to discuss supported 149 homeless people to assistance from multiple services. issues and identify opportunities access temporary accommodation.50 to improve their neighbourhood
50 Temporary Accommodation is available to support people who are experiencing a short-term housing crisis to access emergency accommodation in hotels or motels. It is part of
ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL the Housing Assistance Options available through Housing Pathways: https://www.facs.nsw.gov.au/housing/policies/housing-assistance-options-policy
60 a Good Neighbour Workshop and private market properties contract, which utilises the software in Narraweena, explaining are being managed on behalf of as part of the data collection. private owners and developers. our policy and offering tips One of the challenges with our to manage disagreements or To provide a specialist focus on new Northern Beaches portfolio disputes with neighbours, and affordable housing and private market responsibilities is that we do not have introducing the Community rentals, Bridge Housing transitioned direct control over the delivery of Justice Centre and mental health 74 properties to HomeGround’s maintenance services. Until mid-2021, first aid course for tenants management, and this will continue we are required to use the existing our second Reconciliation Action in the next financial year. maintenance contracts managed by Plan 2020–22, a comprehensive NSW Land and Housing Corporation. framework setting out our approach Maintaining quality homes To ensure a smooth transition we for engaging and work with The Assets team is responsible for held regular meetings to discuss the Aboriginal and Torres Strait Islander delivering Bridge Housing’s planned, changes required to our systems peoples across all business areas responsive, and cyclical maintenance and processes. We continue to work publishing four editions of Our Place, on our properties. This ensures closely with LAHC to carry out our quarterly tenant newsletter that our properties are safe, clean, planned maintenance and address on-going maintenance issues. Your Views ePanel and tenant habitable and meet tenants’ needs. workshops to enable tenants to The NSW Land and Housing Preparation has begun for assuming contribute and have a say in our Corporation audits Bridge full maintenance responsibility in service delivery by reviewing Housing properties through its July 2021. This principally involves policy and procedures Property Assessment Survey (PAS) the procurement of new maintenance a Time to Talk workshop program to ensure compliance contractors for our entire portfolio, for our Cantonese speaking with maintenance standards. for go-live on 1 July 2021. tenant community The 2019–20 audit shows that 100 Capital portfolio our annual kids engagement day, per cent of our properties are well We continue to deliver maintenance Orbit, in partnership with the maintained or maintained. This is services in our capital portfolio, with Settlement Youth Services. This year consistent with our results over the a substantial increase in budget. we held a range of online virtual past three years and provides strong activities as a result of the COVID-19 evidence that our proactive asset Planned maintenance pandemic. We gave 81 young people management approach helps us provide an activity pack and took part in good standard homes to our tenants. Bridge Housing has a diverse a range of fun, online activities property portfolio. Over 30 per cent including LEGO, storytelling and art This year we spent $12.5 million of our capital properties were built on planned, responsive, cyclical more than 50 years ago (See Figure funding for four Big Ideas Grants, and leasehold maintenance. 18 on page 62). This represents a including installing common area We continue to develop our Asset significant risk because maintenance seating and BBQ equipment requirements increase as properties 8 Community Greening Management Framework to guide planning and implementation of our age. Our planned maintenance workshops, establishing three program is critical to managing that new gardens and maintaining asset management activities. This includes an update of our Strategic risk, understanding and costing our two further sites, in Manly, Surry long-term maintenance liability, Hills, Glebe and South Coogee Asset Management Plan, which was awarded the 2019 National and NSW and ensuring our properties meet 23 scholarships awarded under Leading Asset Management Award by regulatory standards. We do this by the Advance Scholarship the Australasian Housing Institute. completing a property condition scope program, providing funding for for each property every three years. Portfolio growth and tenants to access education and Figure 19 on page 62 shows that we employment opportunities systems updates completed 502 technical scopes for Year Two of the Bridge To Work 2019–20 saw substantial growth in our individual properties, in addition employment program saw 51 portfolio following the Social Housing to scopes for 154 common areas. residents placed in work or full- Management Transfer portfolio of COVID-19 restrictions meant we were time study. Preliminary evaluation 1,228 properties in August 2019, and unable to access some properties by INCA found the program to be the acquisition of 30 units across so were unable to meet our targets. twice as effective as mainstream three other sites. To ensure that these In response, we have increased employment in sustaining properties were properly upgraded and the target for the 2020–21 year. participants in employment. embedded into our overall portfolio we During 2019–20, we completed planned HomeGround Real Estate increased the staff in the Asset team. maintenance to the value of nearly In 2019–20, our not-for-profit real estate We continued configuration of the $3.26 million at over 40 sites. See agency HomeGround Real Estate new SPM Assets software to enable us Figure 20 on page 63. This includes Sydney consolidated its first year of to undertake property inspections in upgrading 30 units acquired through operations with 224 properties under a more systematic way. This aligned the CHLP Acquisition Program to with our new technical scoping ensure they meet our standard.
management. Some 150 affordable REPORT OPERATIONS
61 Operations report (continued)
We continued our upgrade Figure 18: Property age Figure 19: Technical scopes program on the Eveleigh estate, Percentage of capital properties, 2019–20 Properties scoped 2016–20 working with tenants to prioritise 2019 2020 Target Scoped works and upgrading over 40 units and common areas. 35 1200 A major upgrade and structural 30 repairs commenced at the recently 1000 25 transferred unit block at 105 Elliot 800 Street Balmain. In addition, we 20 600 invested over $390,000 on vacant 15 upgrade works across 245 properties. 10 400 Responsive and cyclical 5 200 maintenance 0 0 This year we completed 8,893 0-5 6-15 16-30 31-50 51-100 101+ 2016 2017 2018 2019 2020 responsive maintenance work orders years years years years years years to the value of $1.15 million. (See Figure 20). Responsive maintenance resolves immediate issues or on planned works. This includes our Disability housing maintenance contribution to upgrading common address failures of items such as We carried out maintenance works to toilets and hot water systems. areas across 16 sites in response to the COVID-19 stimulus funding our disability housing portfolio to close Our responsive expenditure is similar provided by the NSW Government. to $505,000. Bridge Housing manages to the previous year, despite an increase 28 group homes providing homes in portfolio size, reflecting the great In addition, we spent $651,000 on vacant to 135 people with severe disabilities condition of our properties and the upgrade works, over 98 properties. The in six locations in western Sydney in success of our planned maintenance higher expenditure per property rate partnership with Achieve Australia. preventative maintenance programs. for the SHMT portfolio reflects the poorer condition that the properties As 18 properties were recently built, Figure 21 shows that the most were in at the point of transfer. most of the work has been either frequent work orders comprised cyclical (preventative) maintenance plumbing works, handyman/ We have committed to upgrading or responsive maintenance. builder works and electrical works. each property during vacancy, as this minimises disruption Assessing service delivery In 2019–20, we completed cyclical to tenants in the long run. Bridge Housing strives to continually maintenance services to the value of improve our performance by seeking $1.22 million. Cyclical maintenance is We also completed $894,000 on tenant feedback on our service carried out on an agreed cycle, which cyclical maintenance works, mainly delivery. Our principal tools are: can be annually or at other intervals. on preventative maintenance, such as vegetation management, roof and gutter our annual Tenant Satisfaction Our major cyclical maintenance works and stormwater/sewer works. Survey works included cleaning, lawns and Based on experience, we believe this Repairs and Maintenance Survey grounds maintenance, fire safety, will help to reduce expensive responsive technical scoping and termite/pest maintenance costs in the future and Customer Service Action Plan. This control, with smaller amounts spent help improve tenant outcomes. was developed and implemented on lift safety, roof and gutter repairs, and included expanding the and hydraulic services programs. Our responsive maintenance housing services phone line to the expenditure was just under $1 million. Northern Beaches office, revising SHMT portfolio These works are managed through the the Good Neighbour Policy to Bridge Housing does not have maintenance contractor until mid-2021. simplify management and identify escalation pathway, explore and direct control of the delivery of asset Leasehold maintenance maintenance on the Northern Beaches. develop new options for customer Until 2021–22, the NSW Land and We managed over 1,040 responsive service benchmarking and Housing Corporation will continue to maintenance requests to the acknowledge good customer service manage these services. The complexity value of just over $450,000 to 640 in monthly staff excellence awards. properties that we lease from of contracting arrangements has Our tenant survey resulted in significant delays in the the private rental market. delivery of asset works and higher Our leasehold maintenance This year we completed our eleventh void periods for vacant properties. expenditure also incorporates and largest annual Tenant Survey, of more than 3,300 households. The survey Despite not having direct control over costs associated with the end of tenancy and handback of is delivered at arm’s length through an the maintenance contractor, we have independent body, CHIA NSW, and managed to complete a high number properties to private owners and real estate agents, including provides an important snapshot of of planned maintenance works on how tenants experience living in our properties that we manage with the handback compensation, repairs, maintenance works and removals. homes and receiving our services. ANNUAL REPORT 2020 REPORT BRIDGE HOUSING LIMITED ANNUAL SHMT portfolio. We spent $2.9 million 62 Figure 20: Maintenance Figure 22: Tenant satisfaction 51 provided by Bridge Housing. This Maintenance by category ($millions), 2014–20 Overall satisfaction as a percentage, 2015–20 was consistent with our results from previous years. The survey acts as a Responsive Planned Cyclical Bridge Housing overall satisfaction supplementary audit and augments Leasehold and FFS Disability Average (NSW Tier 1) Regulators benchmark our annual Tenant Survey by 12.0 100 monitoring satisfaction with quality 11.0 90 of work, responsiveness of service 10.0 80 9.0 request, and contractor performance. 8.0 70 7.0 60 6.0 50 2020–21 Operations objectives 5.0 40 4.0 30 While maintaining high quality 3.0 applicant, tenancy and asset 2.0 20 1.0 10 management functions through 0.0 0 the implementation of the Bridge Housing Operating Model, the 2014 2015 2016 2017 2018 2019 2020 2015 2016 2017 2018 2019 2020 Operations team also aims to: deliver the Together Home, Housing First initiative, housing Figure 21: Responsive maintenance Figure 23: Tenant satisfaction 51 45 long-term rough sleepers Percentage of work orders by trade, 2020 By category, 2020 establish a Northern Beaches 30 100 tenant participation structure 90 25 80 grow HomeGround Real Estate 20 70 Sydney by at least 67 properties 60 implement Year 3 of the Building 15 50 Bridges 2018–2021 Community 40 Building and Engagement 10 30 Strategy and start planning 5 20 10 for our next iteration 0 0 implement the final year of Bridge to Work, our employment Fire
Other support program, in partnership Builder Cleaner Repairs Arborist Plumber Locksmith
Electrician with CoAct, to support 24 tenants Pest Control Pest Out of Hours Out of to access work and learning Neighbourhood Communication
Property condition Property finalise the STEP to Home program, Tenant engagement Tenant Appliance Technician Appliance Complaints handling Complaints
Complaints knowledge Complaints housing 50 people through Bridge Housing and 90 overall implement an action plan to The survey results allow us to involvement and communication support quality customer service, benchmark our performance against and information provision. in partnership with tenants similar providers and identify areas for Such differences reflect that we have continue reviewing policies and improvement and assist with business just recently commenced managing planning. We report our progress to procedures for housing and assets to the portfolio, our lack of full control support clear, transparent decision the Tenant Reference Group using an over maintenance and the impact of annual Customer Service Action Plan. making and quality service delivery COVID-19. We will need to focus on implement a ‘Nudge Theory’52 project Our Tenant Survey 2019–20 results the expanded operating area for Bridge to test the application of behavioural shown in Figures 22 & 23 show that Housing and will be addressed in our insights in social housing operations core satisfaction ratings across our business planning for 2020–2021. implement our new customer major service areas, including Housing Repairs and maintenance survey Services, Repairs and Property service survey to provide real Condition, fell from the 2018–19 In addition to our annual tenant time feedback on our tenancy survey results, while remaining over survey, for every responsive and maintenance services the Community Housing regulatory maintenance work Bridge Housing re-contract our maintenance services benchmarks. provides the tenant with a repairs deliver our $10.4 million asset and maintenance satisfaction Survey results for the Northern maintenance program and scope survey to track our performance. Beaches region, our SHMTP 40 per cent of our Northern Our return rate is 11 per cent. tenants, were significantly poorer Beaches property portfolio than non-SHMTP areas across all This year, 76 per cent of tenants pilot outcomes measurement indicators and in particular for scores who completed the survey stated software for The Difference We on complaints handling, tenant they were ‘satisfied with the service’ Make framework (See page 64).
51 Industry benchmarking not available at time of publication REPORT OPERATIONS 52 Nudge Theory is a concept of behavioural sciences and economics that provides positive reinforcement and values the ability of an individual to maintain freedom of choice and to feel in control of the decisions they make. In housing, the theory is that by shaping the environment, also known as choice architecture, one can influence the likelihood that one option is chosen over another by individuals. 63 Operations report (continued)
Tenants who say life has improved Tenants who say they are satisfied Tenants satisfied that Bridge Housing 80% since becoming a Bridge Housing tenant 82% with Bridge Housing services 72% listens to tenants views and acts on them