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Registered Number:10847988













HFL HOMES LIMITED






FINANCIAL STATEMENTS

FOR THE YEAR ENDED 31 MARCH 2024











 
HFL HOMES LIMITED
 

 
COMPANY INFORMATION


Directors
Dorian Leatham 
Andrea Sherene Parker 
Paul Stuart Wickens 
Timothy David Windle 
Judith Clare Page (appointed 1 April 2024)




Registered number
10847988



Registered office
Lambeth Town Hall
Brixton Hill

London

SW2 1RW




Independent auditor
Sumer Auditco Limited
Statutory Auditor

820 The Crescent

Colchester Business Park

Colchester

Essex

CO4 9YQ




Regulator of Social Housing
registration number
5064






 
HFL HOMES LIMITED
 


CONTENTS



Page
Directors' Report
1 - 7
Independent Auditor's Report
8 - 12
Statement of Comprehensive Income
13
Statement of Financial Position
14
Statement of Changes in Equity
15
Statement of Cash Flows
16
Notes to the Financial Statements
17 - 31


 
HFL HOMES LIMITED
 

 
DIRECTORS' REPORT
FOR THE YEAR ENDED 31 MARCH 2024

The Board present their annual report and the financial statements for the year ended 31 March 2024.

Principal activity

HFL Homes Limited ("HFL Homes") is a "not for profit" company, limited by shares, and is registered with Companies House. It is part of the Homes for Lambeth Group ("HFL Group") based in Lambeth. The HFL Group was set up by the London Borough of Lambeth ("the Council") to build new homes.  

Governance and regulation
Governance
HFL Homes is a Registered Provider (RP) (5064) registered with the Regulator of Social Housing (RSH), the Regulator. It is part of the HFL group of companies, which includes HFL Group Limited (the parent company), HFL Build Limited and HFL Living Limited. The HFL Group is wholly owned by The London Borough of Lambeth ("the Council"). The Council is the Group's sole shareholder. HFL Group is the sole shareholder of HFL Homes. 
HFL Homes Board comprises of independent and Council nominated Non-Executive Directors. A formal agreement is in place between the Council and HFL Group known as the "Shareholders’ Agreement" (SHA). This sets out the governance arrangements between the parties. 
HFL Group Standing Orders and Group Financial Regulations are in place to support the effective and legal operation of the companies and Boards. The Group Standing Orders are reviewed at least every two years and were last reviewed in March 2023. Group Financial Regulations were approved by the Group Board in December 2023 and July 2024. HFL is working with their internal auditors, TIAA, and will report to the Board of HFL Homes Limited and HFL Group Limited in 2024. HFL works under a group risk management and control framework and Risk Management Policy. HFL Homes Board receives regular reports on the top risks affecting the business and reviews the controls, mitigations and actions in relation to each risk.
One independent Board member was appointed after the year end on 1 April 2024, (see page 3). There have been no resignations of Board members during the year.
Regulation
As an RP registered with the Regulator of Social Housing, HFL Homes is accountable to the Regulator. HFL Homes operates in accordance with all applicable law and regulations and with the Regulatory Framework laid down by the Regulator. 
Governance and financial viability standard
Compliance with the Regulatory Framework is subject to an annual self-assessment. Having received an appropriate assurance report at its meeting on 11 July 2024, the Board certifies that HFL Homes is compliant with the Governance and Financial Viability Standard and with the other Regulatory Standards.  
 
NHF Code of Governance 2020
The Board has adopted the NHF Code of Governance 2020. This Code applied to the Board's functions and activities in the year ending 31 March 2024. The Board assessed compliance with the Code of Governance 2020 at its meeting held on 11 July 2024. The Board is satisfied that it complies with the spirit of the code and the principles set out in it. The Board adopted the NHF Code of Conduct 2022 in the year 2023/24.
 

- 1 -



 
HFL HOMES LIMITED
 

 
DIRECTORS' REPORT (CONTINUED)
FOR THE YEAR ENDED 31 MARCH 2024


Value for money
HFL Homes is subject to the Regulator's Value for Money Standard 2018 as they apply to Registered Providers with less than 1,000 units. Compliance with the Standard is demonstrated through the Regulator's seven key metrics and our group wide strategic approach to efficiency. Performance standards are set with reference to those prevailing in the social housing sector and benchmarking information is used to assess performance against comparable organisations. The Key Performance Indicators and Local Performance Indicators agreed for 2023 24 reflect the importance of VFM. These include rent collection, arrears, void loss as a percentage of potential overall revenue, repairs performance against timescales set out in the repairs policy. A robust financial monitoring arrangement is also in place to ensure that expenditure against budget is tracked.

Reconciliation of liabilities    Actual 2023/24  Actual 2022/23 Budget 2024/25
Metric 1 – Reinvestment %     0%   33%   0%
Metric 2 – New supply delivered:   
New supply delivered (social housing units only) %  0%   17%   0%
New supply delivered (non-social housing units) %  0%   0%   0%
Metric 3 – Gearing %      83%   87%   82%
Metric 4 – Earnings before interest, Tax, 
Depreciation, Amortisation, Major repairs included 
(EBITDA MRA), interest cover %    40%   17%   73%
Metric 5 – Headline social housing cost per unit  £7,931  £6,461  £6,995
Metric 6 – Operating margin:   
A. Operating margin (social housing lettings only) %  (9.2)%  (6.9)%  4.6%
B. Operating margin (overall) %     (9.2)%  (6.9)%  4.6%
Metric 7 – Return on capital employed    (0.6)%  (0.4)%  0.4%

Metrics 5 and 6 above show a deterioration in 2023/24 compared to 2022/23. This is caused by several factors, although two specific factors are unlikely to be repeated in future years and therefore the forecast for 2024/25 improves. During 2023/24 works arising from implementing recommendations of Fire Risk Assessments were carried out, the cost averages out across all units at £722 per unit reflecting the introduction of the Building Safety Act and associated requirements of the Regulator as a result. These works have not been capitalised but have a useful life of many years. In addition, utility providers and maintenance contractors for heating systems levied charges for prior years significantly in excess of what had been indicated adding on average £444 per unit. Both of these charges are unlikely to be repeated. Without these two items Metric 5 for 2023/24 would have been £6,765, an increase of 5% over the previous year  As reported in previous years, due to the fixed cost base and the low number of units, the headline social housing cost per unit is higher than sector average.
 

- 2 -



 
HFL HOMES LIMITED
 

 
DIRECTORS' REPORT (CONTINUED)
FOR THE YEAR ENDED 31 MARCH 2024


The Board

During the year, the Board comprised of Non-Executive Directors, two of whom are independent Directors and two are nominee Directors from the London Borough of Lambeth. There are no executive Board Directors on HFL Homes Board. An Independent Board Member was appointed on 1 April 2024, which restores a majority of independent Board Members. Notwithstanding the Council's right to appoint Directors to the Board, the Board Directors are selected in accordance with the skills, competencies and expertise identified as required to meet the Board's obligations, and in accordance with HFL's Equality, Diversity & Inclusion Policy.
 
The Board Members who served during the year were:

Dorian Leatham 
Andrea Sherene Parker 
Paul Stuart Wickens 
Timothy David Windle 

Judith Clare Page was appointed on 1 April 2024
The independent Board Members are remunerated. Council nominated Board Members are not remunerated. The Board's work is conducted in accordance with Homes for Lambeth's values of equity, ambition, kindness and accountability.
Key among the Board's strategy and management functions are:
• Responsibility for the overall leadership of the company, setting the company's values and standards.
• Development and approval of the company's strategic aims and objectives.
• Ensuring legal and regulatory compliance, including an emphasis on health and safety for tenants in their         homes and communities, and monitoring fire safety.
• Upholding and promoting the principles of equality, diversity, and inclusion.
• Supporting the principles of tenant involvement and empowerment.

The Board met three times in the year.
The Board operates under Terms of Reference and is responsible for deciding strategy, overseeing the control framework, risk management and sound management of the company. Insurance policies are in place to indemnify Board Directors and Officers against liability when acting for HFL Homes.
The executive team
The Executive team consists of CEO, CFO, Head of Development and the Estates Manager.  The Executives hold no interest in the share capital of the company and work under delegated authorities through the Shareholders' Agreement and the Board. All of the Executive team are interim roles. 
The company's CEO is the HFL Group CEO. The HFL Group Board is responsible for approving any changes in the CEO's compensation or contract.
 

- 3 -



 
HFL HOMES LIMITED
 

 
DIRECTORS' REPORT (CONTINUED)
FOR THE YEAR ENDED 31 MARCH 2024


Health, safety and wellbeing
A Health & Safety Policy is in place and was reviewed and is updated annually. Regular reports are received by the Board providing key performance information against statutory compliance and other measures, including fire, legionella, electrical, and lift workings. HFL stock does not have asbestos material.   
Equality, diversity and inclusion (EDI)
HFL has an adopted policy and action plan to deliver EDI related activities. The Council is HFL’s contractor and follows the London Borough of Lambeth EDI polices and practice. 
Modern slavery and human trafficking
HFL Group has an approved Modern Slavery policy.
Risk management
HFL Homes recognise the importance of identifying, actively monitoring and managing risks. The HFL Homes takes a proactive approach to managing risks and regularly reviews internal and external factors to identify any threats that could impact the business and the safety of residents.
The company works in the context of the wider HFL Group and is aware of the potential impact of risks crystalising elsewhere in the Group.
 
Principal risks and uncertainties

The HFL Homes income is the rent from newly built or previously acquired social rent homes. The main risks to this income are limitations to the permitted social rent increases that may be set by the government relative to inflation and growth in arrears and bad debts due to the rising cost of living and current or future welfare reforms.
The company’s social rents for each financial year are normally set by reference to the inflation rate (CPI) on 30 September in the prior year, plus 1%, under the government’s rent settlement with social housing providers (housing associations and local councils).
The Council’s housing management team provides an arrears and bad debt management service. This proactive service helps residents manage their affairs as effectively as possible, including accessing the full range of benefits and advice, to enable rents to be paid on time, reduce arrears, and sustain tenancies.
 

- 4 -



 
HFL HOMES LIMITED
 

 
DIRECTORS' REPORT (CONTINUED)
FOR THE YEAR ENDED 31 MARCH 2024

Internal control and effectiveness of internal control
Through its Terms of Reference, the Board holds ultimate responsibility for establishing and overseeing a risk and control framework. The Board acknowledges that no system of internal controls provides absolute assurance nor eliminates all risk. The control framework in place is designed to reduce the risk of failing to achieve business or strategic objectives and to provide reasonable assurance to the Board.
HFL's internal control framework includes but is not limited to:
• HFL Governance framework, including the Shareholders Agreement operating between the Council and      the HFL companies.
• Scheme of delegated authorities set out within the Shareholders' Agreement and Group Standing.
• Strategic business planning process and LBL approval of HFL's Business Plan.
• Council oversight via the Ownership & Stewardship Panel.
• The Board Members of all Companies and Board Terms of Reference.
• Executive Team, HFL Staff recruited for specific skills/competencies, establishments and required    competencies.
• Board review of performance KPls through regular reporting.
• Regular financial reporting to Boards, including management accounts, budgets, forecasts and cashflows.
• Internal Audit Programme and Audit and Group oversight of internal controls and risk management. 
• Risk management policy, updated annually, and regular risk reporting to Boards.
• Monitoring of regulatory compliance and compliance with relevant law.
• Strategy, Policy and procedure framework in place and subject to review.
• Overarching Probity policy in place with relevant procedures.
• Annual external statutory audit   any material findings or actions from the audit are reported to the Board    and would be laid out in the auditor's letter to management.
• Fraud monitoring and reporting.
• CEO annual review of effectiveness of internal controls to Boards.
The CEO has assessed the effectiveness of the internal controls in place during 2023-24, reporting to the Board on 19 September 2024. Following consideration of the CEO's report and receiving appropriate assurance from the CEO and the Executive Team, the Board were assured on the overall effectiveness of the framework.  There have been no significant control weaknesses or breakdowns in internal controls resulting in material losses, contingencies or uncertainties that would require disclosure in the financial statements during the year.
Going concern
As reported on pages 13 and 14 the company incurred a loss in the year of £821,880 (2023: £1,193,732) and has net liabilities of £2,418,042 (2023: £1,596,162).
After making enquiries and receiving an appropriate Letter of Support from LBL, the Board has assessed the forecast cash flows and the funds available to the company. The Board has a reasonable expectation that the company has adequate resources and liquidity to continue in operational existence for the foreseeable future.
In light of the financial results and current position, the company does not meet the definition of ‘going concern’, which is the usual basis adopted in the preparation of the financial statements. However, having reviewed the carrying value of the assets and liabilities of the company at the year end the Board does not consider that any further adjustments are necessary to the values disclosed. The full impact of the transaction will be accounted for when it takes place.
 

- 5 -



 
HFL HOMES LIMITED
 

 
DIRECTORS' REPORT (CONTINUED)
FOR THE YEAR ENDED 31 MARCH 2024

Statement of the Board's responsibilities

The Companies Act 2006 Act and registered social housing legislation require the Board of Directors to prepare financial statements for each financial year which give a true and fair view of the state of affairs of the company and of the income and expenditure for that period.


 In preparing these financial statements, the directors are required to:


select suitable accounting policies for the Company's financial statements and then apply them consistently;

make judgments and accounting estimates that are reasonable and prudent;

state whether applicable UK Accounting Standards have been followed, subject to any material departures disclosed and explained in the financial statements;

prepare the financial statements on the going concern basis unless it is inappropriate to presume that the Company will continue in business.

The Board of Directors is responsible for keeping proper accounting records which disclose with reasonable accuracy at any time the financial position of the company and to enable them to ensure that the financial statements comply with the Companies Act 2006, The Housing and Regeneration Act 2008 and the Accounting Direction for Private Registered Providers of Social Housing 2022. It has general responsibility for taking reasonable steps to safeguard the assets of the company and to prevent and detect fraud and other irregularities.

Disclosure of information to auditor

We, the Board of Directors of the company who held office at the date of approval of these Financial Statements as set out above each confirm, so far as we are aware that:
 
there is no relevant audit information of which the Company's auditor is unaware, and

the Board of directors have taken all the steps that they ought to have taken to make themselves aware of any relevant audit information and to establish that the company's auditors are aware of that information.

Auditor

CLA Evelyn Partners Limited fixed term appointment as auditor concluded and Sumer Auditco Limited were appointed.

Small companies note

In preparing this report, the directors have taken advantage of the small companies exemptions provided by section 415A of the Companies Act 2006.


- 6 -



 
HFL HOMES LIMITED
 

 
DIRECTORS' REPORT (CONTINUED)
FOR THE YEAR ENDED 31 MARCH 2024

This Directors' Report was approved by the Board on  19 September 2024 and was signed by the director on behalf of the Board.
 





D Leatham
Director

- 7 -



 
HFL HOMES LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF HFL HOMES LIMITED

Opinion


We have audited the financial statements of HFL Homes Limited (the 'Company') for the year ended 31 March 2024, which comprise the Statement of Comprehensive Income, the Statement of Financial Position, the Statement of Changes in Equity, the Statement of Cash Flows and the related notes, including a summary of significant accounting policiesThe financial reporting framework that has been applied in their preparation is applicable law, the Statement of Recommended Practice for Registered Social Housing providers 2018 and United Kingdom Accounting Standards, including Financial Reporting Standard 102 ‘The Financial Reporting Standard applicable in the UK and Republic of Ireland' (United Kingdom Generally Accepted Accounting Practice).


In our opinion the financial statements:


give a true and fair view of the state of the Company's affairs as at 31 March 2024 and of its loss for the year then ended;
have been properly prepared in accordance with United Kingdom Generally Accepted Accounting Practice; and
have been prepared in accordance with the requirements of the Companies Act 2006.


Basis for opinion


We conducted our audit in accordance with International Standards on Auditing (UK) (ISAs (UK)) and applicable law. Our responsibilities under those standards are further described in the Auditor's responsibilities for the audit of the financial statements section of our report. We are independent of the Company in accordance with the ethical requirements that are relevant to our audit of the financial statements in the United Kingdom, including the Financial Reporting Council's Ethical Standard and we have fulfilled our other ethical responsibilities in accordance with these requirements. We believe that the audit evidence we have obtained is sufficient and appropriate to provide a basis for our opinion.


Emphasis of matter - not a going concern


We draw attention to note 2.2 in the financial statements, which explains that the financial statements have not been prepared on a going concern basis for the reasons set out in note 2.2. Our opinion is not modified in respect of this matter.


Our responsibilities and the responsibilities of the directors with respect to going concern are described in the relevant sections of this report.



- 8 -



 
HFL HOMES LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF HFL HOMES LIMITED (CONTINUED)

Other information


The other information comprises the information included in the Annual Report other than the financial statements and our Auditor's Report thereon. The directors are responsible for the other information contained within the Annual ReportOur opinion on the financial statements does not cover the other information and, except to the extent otherwise explicitly stated in our report, we do not express any form of assurance conclusion thereon. Our responsibility is to read the other information and, in doing so, consider whether the other information is materially inconsistent with the financial statements or our knowledge obtained in the course of the audit, or otherwise appears to be materially misstated. If we identify such material inconsistencies or apparent material misstatements, we are required to determine whether this gives rise to a material misstatement in the financial statements themselves. If, based on the work we have performed, we conclude that there is a material misstatement of this other information, we are required to report that fact.


We have nothing to report in this regard.


Opinion on other matters prescribed by the Companies Act 2006
 

In our opinion, based on the work undertaken in the course of the audit:


the information given in the Directors' Report for the financial year for which the financial statements are prepared is consistent with the financial statements; and
the Directors' Report has been prepared in accordance with applicable legal requirements.


Matters on which we are required to report by exception
 

In the light of the knowledge and understanding of the Company and its environment obtained in the course of the audit, we have not identified material misstatements in the Directors' Report.


We have nothing to report in respect of the following matters in relation to which the Companies Act 2006 requires us to report to you if, in our opinion:


adequate accounting records have not been kept, or returns adequate for our audit have not been received from branches not visited by us; or
the financial statements are not in agreement with the accounting records and returns; or
certain disclosures of directors' remuneration specified by law are not made; or
we have not received all the information and explanations we require for our audit; or
the directors were not entitled to prepare the financial statements in accordance with the small companies regime and take advantage of the small companies' exemptions in preparing the Directors' Report and from the requirement to prepare a Strategic Report.



- 9 -



 
HFL HOMES LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF HFL HOMES LIMITED (CONTINUED)

Responsibilities of directors
 

As explained more fully in the Directors' Responsibilities Statement set out on page 6, the directors are responsible for the preparation of the financial statements and for being satisfied that they give a true and fair view, and for such internal control as the directors determine is necessary to enable the preparation of financial statements that are free from material misstatement, whether due to fraud or error.


In preparing the financial statements, the directors are responsible for assessing the Company's ability to continue as a going concern, disclosing, as applicable, matters related to going concern and using the going concern basis of accounting unless the directors either intend to liquidate the Company or to cease operations, or have no realistic alternative but to do so.



- 10 -



 
HFL HOMES LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF HFL HOMES LIMITED (CONTINUED)

Auditor's responsibilities for the audit of the financial statements
 

Our objectives are to obtain reasonable assurance about whether the financial statements as a whole are free from material misstatement, whether due to fraud or error, and to issue an Auditor's Report that includes our opinion. Reasonable assurance is a high level of assurance, but is not a guarantee that an audit conducted in accordance with ISAs (UK) will always detect a material misstatement when it exists. Misstatements can arise from fraud or error and are considered material if, individually or in the aggregate, they could reasonably be expected to influence the economic decisions of users taken on the basis of these financial statements.


The extent to which our procedures are capable of detecting irregularities, including fraud is detailed below:

We identified areas of laws and regulations that could reasonably be expected to have a material effect on the financial statements from our general commercial and sector experience, through discussion with the directors (as required by auditing standards), inspection of the company's regulatory and legal correspondence and discussed with the directors the policies and procedures regarding compliance with laws and regulations. We communicated identified laws and regulations throughout our team and remained alert to any indications of non compliance throughout the audit.
The potential effect of these laws and regulations on the financial statements varies considerably. 
Firstly, the company is subject to laws and regulations that directly affect the financial statements including financial reporting legislation, distributable profits legislation and taxation legislation and we assessed the extent of compliance with these laws and regulations as part of our procedures on the related financial statement items.
Secondly, the company is subject to many other laws and regulations where the consequences of noncompliance could have a material effect on amounts or disclosures in the financial statements, for instance through the imposition of fines or litigation. We identified the following areas as those most likely to have such an effect: Housing Act 1998, Landlord and Tenant Act 1985, Building safety Act 2022 and the Social Housing (Regulation) Act 2023, and GDPR. Auditing standards limit the required audit procedures to identify non-compliance with these laws and regulations to enquiry of the directors and other management and inspection of regulatory and legal correspondence, if any.
Audit procedures undertaken in response to the potential risks relating to irregularities (which include fraud and non-compliance with laws and regulations) comprised of: enquiries of management and those charged with governance as to whether the company complies with such regulations; enquiries of management and those charged with governance concerning any actual or potential litigation or claims, inspection of relevant legal documentation, review of board minutes, testing the appropriateness of journal entries and the performance of analytical review procedures to identify any unexpected movements in account balances which may be indicative of fraud.
There are inherent limitations in the audit procedures described above and the further removed non-compliance with laws and regulations is from the events and transactions reflected in the financial statements, the less likely we would become aware of it. Irregularities that result from fraud might be inherently more difficult to detect than irregularities that result from error. As explained above, there is an unavoidable risk that material misstatements may not be detected, even though the audit has been planned and performed in accordance with ISAs (UK).


A further description of our responsibilities for the audit of the financial statements is located on the Financial Reporting Council's website at: www.frc.org.uk/auditorsresponsibilities. This description forms part of our Auditor's Report.



- 11 -



 
HFL HOMES LIMITED
 

 
INDEPENDENT AUDITOR'S REPORT TO THE MEMBERS OF HFL HOMES LIMITED (CONTINUED)

Use of our report
 

This report is made solely to the Company's members, as a body, in accordance with Chapter 3 of Part 16 of the Companies Act 2006Our audit work has been undertaken so that we might state to the Company's members those matters we are required to state to them in an Auditor's Report and for no other purpose. To the fullest extent permitted by law, we do not accept or assume responsibility to anyone other than the Company and the Company's members, as a body, for our audit work, for this report, or for the opinions we have formed.





Tim O'Connor (Senior Statutory Auditor)
  
for and on behalf of
Sumer Auditco Limited
 
Statutory Auditor
  
820 The Crescent
Colchester Business Park
Colchester
Essex
CO4 9YQ

19 September 2024

- 12 -



 
HFL HOMES LIMITED
 

 
STATEMENT OF COMPREHENSIVE INCOME
FOR THE YEAR ENDED 31 MARCH 2024

2024
2023
Note
£
£

 4 

Turnover
 4 
1,677,606
1,391,136

Operating expenditure
 4 
(1,830,807)
(1,486,370)

Operating deficit
 5 
(153,201)
(95,234)

Interest payable and similar expenses
 8 
(668,679)
(1,098,498)

Deficit before tax
  
(821,880)
(1,193,732)

Deficit for the financial year
  
(821,880)
(1,193,732)

There was no other comprehensive income for 2024 (2023:£NIL).

The notes on pages 17 to 31 form part of these financial statements.

- 13 -



 
HFL HOMES LIMITED
REGISTERED NUMBER:10847988


STATEMENT OF FINANCIAL POSITION
AS AT 31 MARCH 2024

2024
2023
Note
£
£

Fixed assets
  

Intangible assets
 10 
11,957
23,915

Housing properties
 11 
25,532,807
26,270,809

  
25,544,764
26,294,724

Current assets
  

Debtors: amounts falling due within one year
 12 
519,013
416,419

Cash at bank and in hand
  
1,357,281
495,457

  
1,876,294
911,876

Creditors: amounts falling due within one year
 13 
(2,381,207)
(1,466,149)

Net current liabilities
  
 
 
(504,913)
 
 
(554,273)

Total assets less current liabilities
  
25,039,851
25,740,451

Creditors: amounts falling due after more than one year
 14 
(27,457,893)
(27,336,613)

  

Net liabilities
  
(2,418,042)
(1,596,162)


Capital and reserves
  

Called up share capital 
 18 
10
10

Revenue reserves
  
(2,418,052)
(1,596,172)

  
(2,418,042)
(1,596,162)


The Company's financial statements have been prepared in accordance with the provisions applicable to companies subject to the small companies regime.

The financial statements were approved and authorised for issue by the board and were signed on its behalf on 19 September 2024.




Dorian Leatham
Director

The notes on pages 17 to 31 form part of these financial statements.

- 14 -



 
HFL HOMES LIMITED
 


STATEMENT OF CHANGES IN EQUITY
FOR THE YEAR ENDED 31 MARCH 2024


Called up share capital
Profit and loss account
Total equity

£
£
£


At 1 April 2022
10
(402,440)
(402,430)


Comprehensive income for the year

Deficit for the year
-
(1,193,732)
(1,193,732)



At 1 April 2023
10
(1,596,172)
(1,596,162)


Comprehensive income for the year

Deficit for the year
-
(821,880)
(821,880)


At 31 March 2024
10
(2,418,052)
(2,418,042)


The notes on pages 17 to 31 form part of these financial statements.

- 15 -



 
HFL HOMES LIMITED
 


STATEMENT OF CASH FLOWS
FOR THE YEAR ENDED 31 MARCH 2024

2024
2023
£
£

Cash flows from operating activities

Deficit for the financial year
(821,880)
(1,193,732)

Adjustments for:

Amortisation of intangible assets
11,958
11,958

Depreciation of housing properties
410,198
269,809

Profit on disposal of housing properties
(65,169)
-

Amortisation of government grants
(41,558)
(9,600)

Interest payable and similar expenses
668,677
1,098,498

(Increase) in debtors
(102,594)
(193,711)

Increase in creditors
409,219
392,207

Net cash generated from operating activities

468,851
375,429


Cash flows from investing activities

Purchase of housing properties
-
(8,721,699)

Sale of housing properties
392,973
-

Government grants received
-
3,195,799

Net cash from investing activities

392,973
(5,525,900)

Cash flows from financing activities

New loans from group companies
-
5,540,000

Net cash used in financing activities
-
5,540,000

Net increase in cash and cash equivalents
861,824
389,529

Cash and cash equivalents at beginning of year
495,457
105,928

Cash and cash equivalents at the end of year
1,357,281
495,457


Cash and cash equivalents at the end of year comprise:

Cash at bank and in hand
1,357,281
495,457

1,357,281
495,457


The notes on pages 17 to 31 form part of these financial statements.


- 16 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

1.


General information

HFL Homes Limited is a private company limited by shares incorporated in England and Wales and is a Private Registered Provider (PRP) of Social Housing.  The registered office is Lambeth Town Hall, Brixton Hill, London, SW2 1RW.

2.Accounting policies

 
2.1

Basis of preparation of financial statements

The financial statements have been prepared under the historical cost convention unless otherwise specified within these accounting policies and in accordance with Financial Reporting Standard 102, the Financial Reporting Standard applicable in the UK and the Republic of Ireland and the Statement of Recommended Practice for Registered Social Housing providers 2018 ("the SORP") and comply with the Accounting Direction for Private Registered Providers of Social Housing 2022.

The financial statements are prepared in sterling, which is the functional currency of the Company. Monetary amounts in the financial statements are rounded to the nearest £.

The preparation of financial statements in compliance with FRS 102 requires the use of certain critical accounting estimates. It also requires management to exercise judgment in applying the Company's accounting policies (see note 3).

The following principal accounting policies have been applied:

 
2.2

Going concern

As reported on pages 15 and 16 the Company incurred a loss in the year of £821,880 (2023: £1,193,732) and has net liabilities of £2,418,042 (2023: £1,596,162). The Company's ultimate controlling party has agreed with the Board that the assets and operations of the Company will be transferred to the London Borough of Lambeth ("LBL"), at a value and on terms to be jointly agreed.
After making enquiries and receiving an appropriate Letter of Support from LBL, the Board has assessed the forecast cash flows and the funds available to the Company. The Board has a reasonable expectation that the Company has adequate resources and liquidity to continue in operational existence for the foreseeable future, at least 12 months from the date of signing of the audit report or up until the date of transfer noted above.
In light of the proposed closure, the Company does not meet the definition of 'going concern', which is the usual basis adopted in the preperation of the financial statements. However, having reviewed the carrying value of the assets and liabilities of the Company at the year end the Board does not consider that any further adjustments are necessary to the values disclosed. The full impact of the transaction will be accounted for when it takes place.

 
2.3

Turnover

Turnover represents rental income and service charge income receivable from tenants and is recognised on a straight-line basis over the term of the tenancy agreement.


- 17 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

2.Accounting policies (continued)

  
2.4

Impairment of fixed assets

At each reporting period end date, the Company reviews the carrying amounts of its tangible assets to determine whether there is any indication that those assets have suffered an impairment loss. If any such indication exists, the recoverable amount of the estimates is estimated in order to determine the extent of the impairment loss (if any). Where it is not possible to estimate the recoverable amount of an individual asset, the Company estimates the recoverable amount of the cash-generating unit to which the asset belongs.
Recoverable amount is the higher of fair value less costs to sell and value in use. In assessing value in use, the estimated future cash flows are discounted to their present value using a pre-tax discount rate that reflects the current market assessments of the time value of money and the risk specific to the asset for which the estimates for future cash flows have not been adjusted.
Social housing property is held for its service potential and not solely for cash inflows generated.
Value in use for housing properties which are able to be let in their current condition and which are fulfilling the social purpose for which they are required is based on the depreciated replacement cost of the asset.
If the recoverable amount of an asset (or cash-generating unit) is estimated to be less than its carrying amount, the carrying amount of the asset (or cash-generating unit) is reduced to its recoverable amount. An impairment loss is recognised immediately in profit or loss, unless the relevant asset is carried at a revalued amount, in which case the impairment loss is treated as a revaluation decrease.
Recognised impairment losses are reversed if, and only if, the reasons for the impairment loss have ceased to apply. Where an impairment loss subsequently reverses, the carrying amount of the asset (or cash-generating unit) is increased to the revised estimate of its recoverable amount, but so that the increased carrying amount does not exceed the carrying amount that would have been determined had no impairment loss been recognised for the asset (or cash-generating unit) in prior years. A reversal of an impairment loss is recognised immediately in profit or loss, unless the relevant asset is carried at a revalued amount, in which case the reversal of the impairment loss is treated as a revaluation increase.


- 18 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

2.Accounting policies (continued)

 
2.5

Leases

Leases are classified as finance leases where the terms of the lease transfer substantially all the risks and rewards incidental to ownership of the asset from the lessor to the lessee.  All other leases are classified as operating leases.
Housing property, plant and equipment held by the Company under finance leases is recognised on the Statement of Financial Position at the commencement of the lease at its fair value measured at the lease's inception (or the present value of the minimum lease payments, if lower).  The asset recognised is matched by a liability for the obligation to pay the lessor.  Premiums paid on entry into a lease are applied to writing down the lease liability.  Subsequent payments are apportioned between:
- a charge for the acquisition of the interest in the housing property, plant or equipment - applied to write down the lease liability.
- financing charges and contingent rents
Housing property, plant and equipment recognised under finance leases is accounted for using the policies applied generally to such assets, subject to depreciation being charged over the lease term if this is shorter than the asset's estimated useful life (where ownership of the asset does not transfer to the Company at the end of the lease period).

 
2.6

Intangible assets

Intangible assets are initially recognised at cost. After recognition, under the cost model, intangible assets are measured at cost less any accumulated amortisation and any accumulated impairment losses.

All intangible assets are considered to have a finite useful life. If a reliable estimate of the useful life cannot be made, the useful life shall not exceed ten years.

 The estimated useful lives range as follows:

Computer software
-
3
years

 
2.7

Tangible fixed assets

Housing Properties
Housing properties are properties held for the provision of social housing or to otherwise provide social benefit. Housing properties are principally properties available for rent and stated at cost less accumulated depreciation and any recognised impairment losses. The cost of properties is their purchase price plus any incidental costs of acquisition.  Cost includes the cost of acquiring land and buildings, development costs, interest charges incurred during the development period and expenditure in respect of capital improvements.


- 19 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

2.Accounting policies (continued)


2.7
Tangible fixed assets (continued)

Depreciation is charged so as to allocate the cost of assets less their residual value over their estimated useful lives, using the straight-line method.

Depreciation is provided on the following basis:

Housing properties
-
100 years
Roof
-
60 years
Windows and doors
-
30 years
Bathrooms
-
30 years
Kitchens
-
20 years
Electrical
-
40 years
Lifts
-
20 years

Assets purchased during the year are not depreciated in the year of acquisition.

Gains and losses on disposals are determined by comparing the proceeds with the carrying amount and are recognised in profit or loss.

 
2.8

Government grants

Government grants include grants receivable from Homes England, the Greater London Authority (GLA), local authorities, and other government organisations.  Government grants received for housing properties are recognised in income over the useful life of the housing property structure (excluding land), on a pro rata basis under the accrual model of accounting.
The unamortised element of the government grant is recognised as deferred income in creditors due within one year or due after more than one year as appropriate in the Statement of Financial Position.
Where a component is replaced the amount of any unamortised government grant associated with this component is taken to income.
Government grant received in respect of revenue expenditure is recognised within income in the same period as the related expenditure, provided that the conditions for its receipt have been satisfied and there is reasonable assurance that the grant will be received using the performance model of grant accounting.

 
2.9

Cash and cash equivalents

Cash is represented by cash in hand and deposits with financial institutions repayable without penalty on notice of not more than 24 hours. Cash equivalents are highly liquid investments that mature in no more than three months from the date of acquisition and that are readily convertible to known amounts of cash with insignificant risk of change in value.

In the Statement of Cash Flows, cash and cash equivalents are shown net of bank overdrafts that are repayable on demand and form an integral part of the Company's cash management.


- 20 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

2.Accounting policies (continued)

 
2.10

Financial instruments

The Company has elected to apply the provisions of Section 11 “Basic Financial Instruments” and section 12 "Other Financial Instruments Issues" of FRS 102 to all of its financial instruments.

Financial instruments are recognised in the Company's Statement of Financial Position when the Company becomes party to the contractual provisions of the instrument.

Financial assets and liabilities are offset, with the net amounts presented in the financial statements, when there is a legally enforceable right to set off the recognised amounts and there is an intention to settle on a net basis or to realise the asset and settle the liability simultaneously.

Basic financial assets

Basic financial assets, which include trade and other receivables, cash and bank balances, are initially measured at their transaction price including transaction costs and are subsequently carried at their amortised cost using the effective interest method, less any provision for impairment, unless the arrangement constitutes a financing transaction, where the transaction is measured at the present value of the future receipts discounted at a market rate of interest. Financial assets classified as receivable within one year are not amortised.


Financial liabilities

Financial liabilities and equity instruments are classified according to the substance of the contractual arrangements entered into. An equity instruments any contract that evidences a residual interest in the assets of the Company after the deduction of all its liabilities.

Basic financial liabilities, which include trade and other payables, bank loans and other loans are initially measured at their transaction price after transaction costs. When this constitutes a financing transaction, whereby the debt instrument is measured at the present value of the future payments discounted at a market rate of interest. Financial liabilities classified as payable within one year are not amortised.

Debt instruments are subsequently carried at their amortised cost using the effective interest rate method.

Where terms of debt instruments are modified, an assessment is performed on whether the change represents a substantial modification to the terms of the debt instrument. The Company considers both quantitative and qualitative factors in making this assessment. Where a modification is considered substantial then this is accounted for as an extinguishment of the original debt instrument and the recognition of a new one. The difference between the carrying amount of the debt instrument extinguished or transferred and the new debt instrument is recognised in profit or loss. Where the modification is not substantial the estimate of payments or receipts on debt instruments are revised and the carrying amount of the financial liability is adjusted to reflect the actual and revised cashflows. The carrying amount is recalculated by computing the present value of estimated future cashflows at the instruments original effective interest rate and any resulting difference is recognised in profit or loss, if material. 


- 21 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

2.Accounting policies (continued)

 
2.11

Taxation

Tax is recognised in profit or loss except that a charge attributable to an item of income and expense recognised as other comprehensive income or to an item recognised directly in equity is also recognised in other comprehensive income or directly in equity respectively.

The current income tax charge is calculated on the basis of tax rates and laws that have been enacted or substantively enacted by the reporting date in the countries where the Company operates and generates income.


3.


Judgments in applying accounting policies and key sources of estimation uncertainty

In the application of the Company's accounting policies, the Board of Directors are required to make judgements, estimates and assumptions about the carrying amount of assets and liabilities that are not readily apparent from other sources.  The estimates and associated assumptions are based on historical experience and other factors that are considered to be relevant.  Actual results may differ from these estimates.
The estimates and underlying assumptions are reviewed on an ongoing basis.  Revisions to accounting estimates are recognised in the period in which the estimate is revised where the revision affects only that period, or in the period of the revision and future periods where the revision affects both current and future periods.
Key sources of estimation and uncertainty
The estimates and assumptions which have a significant risk of causing a material adjustment to the carrying amount of assets and liabilities are as follows:
Impairments of social housing properties held for their service potential
The cost of purchasing an equivalent property on the open market is estimated based on the sale prices for similar properties in or near the same location.
The rebuilding cost of structures and components is based on the current build costs, based on either current building contracts or market data (being primarily construction indices) applied to the relevant building size and type.  The accumulated impariment provision at 31 March 2024 was £Nil (2023 - £Nil).


- 22 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

4.


Turnover and operating expenditure from social housing activities

2024
2023
£
£



Rent receivable net of voids
1,432,034
1,219,731

Service charge receivable
204,014
161,805

Other income

41,558
9,600

1,677,606
1,391,136

Expenditure from social housing activities

(1,830,807)
(1,486,370)

Operating deficit from social housing activities
(153,201)
(95,234)

2024
2023
£
£

Memorandum


Rent losses from voids
4,076
25,460


5.


Operating deficit

The operating deficit is stated after charging:

2024
2023
£
£

Directors' remuneration (Non-Executive)
9,294
31,024

Auditor's remuneration for the audit of the Company's financial statements
15,500
42,000

Auditor's remuneration from other services
8,000
4,700

Depreciation
410,198
269,809


6.


Employees

There were no employees during the year. All staff and wages costs incurred during the year related to staff seconded from a fellow group undertaking.
The staff and wages costs amounted to £284,655
 (2023 - £220,453).


- 23 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

7.


Key management personnel

2024
2023
£
£
Non-executive directors

9,294

11,702
 
Executive team

58,423

31,750
 
67,717

43,452
 


8.


Interest payable and similar expenses

2024
2023
£
£


Loans from group undertakings
504,551
379,091

Finance lease arrangements with group undertakings
164,128
164,127

Change arising from the remeasurement of finance lease liability
-
555,280

668,679
1,098,498


9.


Taxation


2024
2023
£
£



Total current tax
-
-

Deferred tax

Total deferred tax
-
-


Tax on loss
-
-

- 24 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024
 
9.Taxation (continued)


Factors affecting tax charge for the year



2024
2023
£
£


Loss on ordinary activities before tax
(821,880)
(1,193,732)


Loss on ordinary activities multiplied by standard rate of corporation tax in the UK of 25% (2023 - 19%)
(205,470)
(226,809)

Effects of:


Fixed asset timing differences
102,550
51,264

Deferred tax not recognised
102,920
175,545

Total tax charge for the year
-
-


- 25 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

10.


Intangible assets




Computer software

£



Cost


At 1 April 2023
35,873



At 31 March 2024

35,873



Amortisation


At 1 April 2023
11,958


Charge for the year
11,958



At 31 March 2024

23,916



Net book value



At 31 March 2024
11,957



At 31 March 2023
23,915




- 26 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

11.


Housing properties





Housing properties held for letting

£



Cost


At 1 April 2023
26,728,074


Disposals
(331,116)



At 31 March 2024

26,396,958



Depreciation


At 1 April 2023
457,265


Charge for the year
410,198


Disposals
(3,312)



At 31 March 2024

864,151



Net book value



At 31 March 2024
25,532,807



At 31 March 2023
26,270,809

Included under the net book value of housing properties as at 31 March 2024 is £1,347,786 (2023 - £2,250,000) relating to shared ownership properties.  These properties are currently rented and are not being marketed for sale as shared ownership and therefore the full cost of the properties are included within housing properties as fixed assets.
The Company owned and managed 179 units under general needs accomodation (2023 - 180).


12.


Debtors

2024
2023
£
£


Rent and service charge arrears
181,727
67,817

Amounts owed by group undertakings
332,998
323,315

Other debtors
4,288
25,287

519,013
416,419


- 27 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

12.Debtors (continued)


Rent and service charge arrears comprise of gross rent and service charge arrears of £228,908 (2023 - £108,656) less provision for bad debts of £47,181  (2023 - £40,839).


13.


Creditors: Amounts falling due within one year

2024
2023
£
£

Trade creditors
6,359
19,612

Government grant - deferred income (Note 16)
41,558
41,558

Loans owed to group undertakings
75,000
75,000

Obligations under finance lease
3,810
2,515

Amounts owed to group undertakings
684,655
306,636

Accruals and deferred income
1,569,825
1,020,828

2,381,207
1,466,149


The Company has a facility of £500,000 with HFL Group Ltd, a fellow group undertaking. The loan carries an interest rate of 6.2% per annum and was repaid on 31 May 2024. As of 31 March 2024, a total of £75,000 (2023: £75,000) had been borrowed from the facility.


14.


Creditors: Amounts falling due after more than one year

2024
2023
£
£

Net obligations under finance leases
8,809,810
8,646,977

Loans from group undertakings (Note 17)
14,585,000
14,585,000

Government grant - deferred income (Note 16)
4,063,083
4,104,636

27,457,893
27,336,613



- 28 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

15.


Finance lease obligations


Future minimum lease payments under finance leases fall due as follows:

2024
2023
£
£


Within one year
3,810
2,515

Between 1-5 years
5,444
5,337

Over 5 years
8,804,366
8,641,640

8,813,620
8,649,492

The finance lease represents a commitment payable to HFL Group Ltd, a fellow group undertaking, as a repayment of a sub-lease of £8,000,000 plus interest at 1.99%, loaned in April 2019 by HFL Group Ltd.
The sub-lease was created following the London Borough of Lambeth stipulating a finance lease with HFL Group Ltd to manage a portfolio of 70 flats located in the London Borough of Lambeth.
The sub-lease between HFL Homes and HFL Group is due to be repaid yearly, in quarterly instalments of £40,000, over the term of the lease which is 250 years.
The ownership of the assets remains with the London Borough of Lambeth during and upon termination of the lease.
All leases are on a fixed repayment basis and no arrangements have been entered into for contingent rental payments.  


16.


Government grants

Held as deferred income
Recognised in profit or loss
2024
2023
£
£
£
£
At 1 April 2023

4,155,799

(9,600)

4,146,199
 
960,000
 
Grant amortised

-

(41,558)

(41,558)
 
-
 
4,155,799

(51,158)

4,104,641
 
960,000
 


- 29 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024

16.


Government grants (continued)

Deferred income - Government grant


2024
2023
£
£



Amounts due to be released within one year
41,558
41,558

Amount due to be released in more than one year
4,063,083
4,104,636

4,104,641
4,146,194

All Government grants shown above have been provided to acquire social housing stock.


17.


Loans


Analysis of the maturity of loans is given below:


2024
2023
£
£

Amounts falling due after more than 5 years

Loans from group undertakings
14,585,000
14,585,000




14,585,000
14,585,000


The loans carry a fixed interest rate of 3.2% per annum and are secured against the properties and assets of the Company.


18.


Share capital

2024
2023
£
£
Allotted, called up and fully paid



100 Ordinary  shares of £0.10 each
10
10



- 30 -



 
HFL HOMES LIMITED
 

 
NOTES TO THE FINANCIAL STATEMENTS
FOR THE YEAR ENDED 31 MARCH 2024
19.


Analysis of net debt





At 1 April 2023
Cash flows
Non-cash items
At 31 March 2024
£

£

£

£

Cash at bank and in hand

495,457

861,824

-

1,357,281

Loans and other borrowings

(14,660,000)

-

-

(14,660,000)

Finance leases

(8,649,492)

-

(164,128)

(8,813,620)


(22,814,035)
861,824
(164,128)
(22,116,339)


20.


Related party transactions

The Company's ultimate parent undertaking is the London Borough of Lambeth by virtue of 100% ownership of its parent company HFL Group Limited by the Mayor and Burgesses of the Borough on behalf of the Council.  The Company has taken advantage of exemptions available under Financial Reporting Standard 102 not to disclose any transactions or balances with entities that are 100% controlled by the council.


21.


Controlling party

The Company's ultimate parent undertaking is the London Borough of Lambeth by virtue of 100% ownership of its parent company HFL Group Limited by the Mayor and Burgesses of the Borough on behalf of the Council.


- 31 -