Here are HCI’s most recent major reports.



Fair for All – Equality, Diversity and Satisfaction in 21st Century Social Housing

Authors: Kevin Gulliver          Date: March 2019

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A New Deal for Tenants: Tackling Marginalisation, Residualisation and Precarity in Social Housing

Authors: Kevin Gulliver and Guy Daly          Date: March 2019


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The Power of Place: Health Inequalities, Housing and Community in the West Midlands Conurbation

Authors: Guy Daly, Jill Jesson and Kevin Gulliver          Date: Updated version – March 2019

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Accelerating Prosperity through Housing in the West Midlands

Editors: Alan Murie and Kevin Gulliver          Date: March 2017

wmca_page_001The report ACCELERATING PROSPERITY THROUGH HOUSING IN THE WEST MIDLANDS aims to raise the profile of housing issues in the West Midlands at a time when the West Midlands Combined Authority (WMCA) is moving into gear and a Housing White Paper has been published. The report recommends a ‘whole stock’ approach to meet the housing challenges of the WMCA area and the wider West Midlands.

This means concentrating upon ‘in situ’ housing needs, such as overcrowding, inadequate housing and fuel poverty, plus urban renewal, as well as providing new housing. The report recommends a number of ways in which housing investment can accelerate prosperity in the West Midlands and how the WMCA might facilitate this aim.


Furnished Tenancies in Social Housing – Their Role in Tackling Exclusion and Promoting Affordable Lives

Author: Kevin Gulliver          Date: July 2018

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Human City Manifesto: Realising the Potential of Citizens and Communities in the Shared Society

Author: Kevin Gulliver          Date: March 2017

human-city_page_001The HUMAN CITY MANIFESTO  has been published to mark HCI’s 21st anniversary in March 2017. The Manifesto is based on more than two decades of HCI’s research, participative events, futures paper and think-pieces, neighbourhood initiatives and experiments, and a review of literature related to health and sustainable cities, the Good Society, the Big Society and the Shared Society.

It sets out 12 indicators of what makes settlements – cities, towns villages – more ‘human’ and makes 30 practical suggestions for operationalizing a more ‘shared society’ by realising the potential of citizens and communities.


Forty Years of Struggle – A Window on Race and Housing, Disadvantage and Exclusion

Author: Kevin Gulliver          Date: October 2016

40-years_page_001This report, forty-years-of-struggle, written to support a campaign with BMENational, the representative body for black and minority ethnic housing associations in England, charts forty years of racial discrimination and disadvantage in housing.

With a foreword by Cym D’Souza, Chair of BMENational, the report looks back over four decades to the Race Relations Act 1976 and three decades to the first social housing regulator BME Housing Strategy, which enabled the creation of BME housing associations. It concludes that BME inequalities in housing and neighbourhoods persist and that the continuance of BME HAs is crucial to offer rehousing opportunities for BME communities.


Inquilab Housing Association – STAR Plus Survey 2015/16

Authors: Kevin Gulliver          Date: May 2016

pages-of-pages-of-inquilab-ha-star-plus-report_page_001HCI undertook a survey of residents of Inquilab – a BME HA operating in south-west London. This report is based on the results of interviews with 354 residents – 1 in 4 of the total. The research found that Inquilab houses a relatively disadvantaged resident group, the majority of whom are from a BME background.

The report showed that the services provided by Inquilab mainly in Brent, Ealing, Hillingdon and Hounslow. Residents’ improvement priorities cluster around better communication, continued improvement of the repairs service, capital investment in homes, and better environmental management of estates and neighbourhoods.



Valuing Place, Homes and Services – Trident Social Investment Group STAR Plus Survey 2015/16

Authors: Kevin Gulliver and Dawn Prentice          Date: May 2016

trident-star_page_001This report covers the results of a major face-to-face survey with 506 tenants of Trident SIG in late 2015. The survey covered a range of housing management and community services, plus analysis of tenant household and socio-economic characteristics. The survey was supplemented by a series of tenant focus groups.

The survey findings are placed within the context of the operating environment for social landlords, including ‘people and place’, ‘policy’ and ‘performance’ (benchmarking and VFM). The report also explores how Trident’s ‘social investment’ mission has been delivered within the operating context and taking the views, experiences and aspirations of tenants into account.


A Tale of Two Cities – Poverty and Prosperity in Birmingham

Author: Kevin Gulliver          Date: April 2016

two-cities_page_001With a foreword by Joseph Rowntree Foundation Chief Executive, Julia Unwin, a-tale-of-two-cities, charts how poverty and prosperity have advanced side-by-side in Britain’s second city.

Birmingham, a city with a rich history of municipal innovation and a mature third sector that confronts poverty and disadvantage,  has experienced growing inequality in the last decade.

The report maps key indicators of inequality and illustrates how deepening poverty can be found in neighbourhoods a short walk away from affluence and privilege.


Deep Roots, Diverse Communities, Dedicated Service – The Legacy, Value and Future Potential of Black and Minority Ethnic Housing Organisations in England

Authors: Kevin Gulliver and Dawn Prentice         Date: October 2015

front-cover_page_001Resulting from 18 months intensive research into the past, present and future of the UK’s BME housing sector, deep-roots-diverse-communities-dedicated-service, this report sought to scope the potential of BME housing organisations as a resurgent force in British housing.

The report investigated the shape of the BME housing sector, its value as a housing provider and in terms of underscoring community cohesion, integration and social capital. The report concluded that the sector is a small but flourishing part of the British housing scene but that it faces significant challenges in confronting racial disadvantage in housing and neighbourhoods.


Progress on Equality & Diversity – Housing BME Communities in the North-West

Author: Kevin Gulliver         Date: October 2015

progress-on-equality-diversity_page_001A report for Progress Housing Group, progress-on-equality-diversity, quantifies the extent of housing opportunities offered to BME communities in the North-West within historical context and in relation to the nature of BME communities in the region and their demonstrable housing needs.

The report further compares the lettings performance of the Progress Housing Group with that of other social housing providers in the North-West; and between Choice-Based Lettings routes and mainstream lettings. It then moves on to advise about ways future opportunities for housing BME communities in the region might be extended.


State of Play – The Characteristics, Needs and Aspirations of Young People Living in Social Housing

Authors: Kevin Gulliver  and Dawn Prentice        Date: October 2015

state-of-play-for-young-people_page_001Reviewing the economic, social and housing position of young people under 25 years, the state-of-play-for-young-people report The report shows that young social tenants are experiencing problems with high youth unemployment, low incomes and a squeeze from austerity and welfare reform policies. The three social landlords supporting the research all have strategies and activities, including foyers and foyer-style housing schemes, to aid their younger tenants, which are summarised in the report’s case studies.

The report concludes that support of this kind, and partnership between government, the third sector and social landlords, is needed to ensure that there is not a ‘lost generation’ of young people living in social housing.


The Untold Story – The Bangladeshi Community in Birmingham

Authors: Kevin Gulliver and Dawn Prentice         Date: September 2015

the-untold-story_page_001The report, the-untold-story, illustrates that the Bangladeshi community is one of the most disadvantaged in the UK. The community experiences some of the worst housing stress – especially overcrowding and poor housing conditions – as well as some of the highest levels of poverty.

With a foreword by Roberta Blackham-Woods MP, Shadow Housing Minister, the report uses a case study of the Shahjalal Housing Co-operative to illustrate mutual how self-help and the resilience of the Bangladeshi community in Birmingham have enabled the community to obtain better housing and tackle localised deprivation.


Valuing the Village – How Housing Associations Support the Rural Economy and Communities

Authors: Kevin Gulliver and Dawn Prentice (Eds.)          Date: September 2015

valuing-the-village_page_001This report, valuing-the-village, researched and written in partnership with the Matrix Housing Partnership, describes how housing associations are vital to the future of rural communities – in terms of providing homes, underpinning economic activity and supporting communities.

With a foreword by Lord Matthew Taylor of Goss Moor, former Chair of the National Housing Federation and Chair of the government’s inquiry into the countryside, the report explores to case studies villages in the Midlands and the work of Rooftop Housing Group and Trent and Dove.


Beyond the Margins – Debt, Financial Exclusion and Social Housing

Authors: Kevin Gulliver, Vittorio Trevitt and Joe Cox          Date: February 2015

beyond-the-margins_page_001Investigating debt and financial exclusion in the social housing sector, this report, beyond-the-margins, was produced as a third report in a series as part of the end legal loan sharking campaign with political pressure group Compass and others.It shows how social tenants are increasingly dependent upon debt to make ends meet and are prone to exploitation by day-day lenders/high-cost credit.

With a foreword by Ian Austin MP, former Housing Minister, Minister for the West Midlands and end legal loan sharking campaigner, the report draws on case studies of WM Housing Group, the Aster Group and Trident.


Shaping Our Future – Two Rivers Housing and Community Investment

Author: Kevin Gulliver          Date: December 2014

shaping-our-future_page_001This report, shaping-our-future, was compiled in partnership with Two Rivers – a housing and community investment organisations operating chiefly in the Forest of Dean. The report sought to provide an evidence base for Two Rivers to target community investment activities to the benefit of Forest of dean residents; including its tenants.

Using mapping of key data, the report concludes that Two Rivers community investment should seek to enable sustainable tenancies, support the local economy, enhance the natural and built environments, improve life chances of local people and extend opportunities.


The Costs of Living – The Experience of B3Living’s Broxbourne Tenants

Author: Kevin Gulliver         Date: November 2014

pages-of-pages-of-the-costs-of-living_page_001The report, produced in partnership with B3Living, the major social landlord in Broxbourne and one of the chief social housing providers in the counties north of London, seeks to add to the growing evidence base about the extent of financial exclusion and debt problems within social housing communities, and how such communities are making ends meet.

The report also explores the sort of help tenants would like from policy-makers, especially at a national level. Alongside, the research asks tenants about how their social landlord might provide more immediate support on the ground to alleviate their financial exclusion.


Listening and Learning – Trident’s Ten Year Commitment to Involvement

Authors: Kevin Gulliver and Dawn Prentice         Date: September 2014

pages-of-pages-of-listening-and-learning_page_001This report, listening-and-learning, produced in partnership with Trident Social Investment Group, looked back at ten years of involvement of communities and residents by Trident through a variety of methods – many of them supported by HCI. These were resident and community surveys, social audit panels, focus groups and work around E&D.

The vision for the future of involvement in Trident, developed by HCI, is introducing more direct control and management of Trident’s housing and community assets since much of Trident’s ‘social investment’ stance rests upon empowering residents and enabling community control.


Measuring-Up– The Social Value and Community Impact of Social Landlords

Authors: Kevin Gulliver and Dawn Prentice          Date: July 2014

measuring-up front page.pngThis report describes HCI’s social value methodology measuring-up. The methodology, which applies particularly to social landlords, is based around measurement, confirmation and reporting of the physical, economic, social and environmental value (PESE) created in the social housing sector; although it has wider applicability to the third and charitable sectors.

‘Measuring-Up’ is a flexible methodology but does include considerable involvement of residents and stakeholders in its delivery. Social audit panels are usual, but deployment of surveys and focus groups is also a key feature. The approach also enables calculation of social return on investment (SROI) and various beneficial impacts on communities.


Forging Futures II – Shaping Homes, Places and Services

Authors: Kevin Gulliver and Dawn Prentice (Eds.)          Date: June 2014

forging-futures-ii_page_001A collection of essay, forging-futures-ii covers the future of the home, of health and social care, of rural housing, of the inner city, and of the creation of economic and social value.

The report was compiled alongside the Matrix Housing Partnership, and featured a foreword by David Orr, Chief Executive of the National Housing Federation.

The essays were produced through interviews with key Matrix managers and then edited by HCI.




Rainbow Rising? – LGBT Communities, Social Housing, Equality and Austerity

Authors: Kevin Gulliver and Dawn Prentice          Date: May 2014

rainbow-rising1_page_001The report, rainbow-rising, charts emergent debates in social housing about enhancing equality and support for LGBT people. Yet many social landlords still have far to go with some not even undertaking monitoring of LGBT employees, tenants or applicants.

The report, with a foreword by Human Rights activist Peter Tatchell, explores how social landlords are rising to the challenge of delivering on Equality & Diversity issues, and how they are supporting vulnerable LGBT people in the face of retrenching LGBT services as austerity bites deeply into local service provision.


More than Markets – Mutual and Co-operative Housing in the UK

Authors: Kevin Gulliver, Chris Handy and John Morris          Date: September 2013

more-than-marketsBased on research flowing from the Commission on Co-operative and Mutual Housing, which HCI established, this report, more-than-markets, describes the shape of the mutual and co-operative housing sector in the UK. The sector is not homogenous, covering tenant management co-operatives, ownership co-operatives, community land trusts and community self-build.

The report, with a foreword by Co-operatives UK Chief Executive Ed Mayo, deploys some aspects of Harvard professor Michael Sandel’s work that points to policy-makers and the general public being mesmerised by the ability of market systems to deliver greater cost-effectiveness and choice. The report concludes that there are ‘older’ ways of ‘doing business’ such as co-operation, which have proven track records of sustainability.


Exceeding Expectations – Trident’s Social Accounts 2010 to 2012

Authors: Kevin Gulliver and Dawn Prentice          Date: June 2013

exceeding-expectationsThis is a report of the first major social audit of a social housing providers in England. Entitled exceeding-expectations-trident-social-accounts, the report describes the audit, which utilised various social an economic audit approaches including Sheffield Hallam University’s economic impact model and the National Housing Federation’s Neighbourhood Audit, to provide a comprehensive picture of the value created by Trident.

HCI’s ‘Measuring-Up’ model, based on the PESE methodology (physical, economic, social and environmental)enabled triangulated evaluation of how Trident deploys its assets and its impact on local economies, communities, residents and service-users, placed in Trident’s operating environment context.


Grounded Growth, Dedicated Delivery – Trident’s Social Investment Strategy 2013 to 2018

Authors: Kevin Gulliver and Dawn Prentice          Date: June 2013

grounded_page_001HCI researched and wrote Trident’s social investment strategy, which was called grounded-growth-dedicated-delivery. The strategy emphasises that all organisational resources are targeted at improving the opportunities, life chances and wellbeing of residents, service-users, their
communities and environments. And that it incorporates long-term and preventative forms of VFM and development
of greater cost-effectiveness to maximise the
resources available for new investment.

The strategy also recommended that the beneficial effects
of such investment should be measurable, replicable and capable of future development and expansion. The strategy runs from 2013 to 2018 and requires regular monitoring of SROI.


All in it Together? – Measuring the Impact of Austerity, Housing Strategy and Welfare Reform on Vulnerable Groups in Social Housing

Authors: Kevin Gulliver and Paul Smith          Date: November 2012

pages-of-pages-of-all-in-it-together-covers_page_001The report evaluates the effects of the current austerity programme, to reduce the public debt, and the Welfare Reform Act 2012 to establish the effects on vulnerable groups living in social housing. It seeks to explore whether we are
truly ‘all in this together’. It is based on both a review of the national evidence base and three case studies of distinct geographical areas.

The effects of austerity, housing policy and welfare changes on vulnerable groups are explored. The report concludes that social housing tenants are Poor in Perpetuity – PiPs – and that their position is worsening even further as austerity and welfare changes begin to bite. The conclusion is that we are not ‘all in it together’, with those living in social housing bearing the brunt of the push to reduce the public deficit in one Parliament.


Building the Human City – The Origins and Future Potential: The Human City Institute (1995-2002)

Author: David Clark          Date: December 2011

building-the-human-cityWritten by former HCI Director and founder, David Clark, the report is a historical review of the creation of HCI and its first seventeen years. Entitled building-the-human-city, the report describes the early work concerns of HCI and the evolution of the charity.

From 1995 to 2000, published its Human City Bulletin, its Future Papers, ran its public Hearings, and developed its Human City Sites programme, and its Human Neighbourhood Project. From 2000 to 2006, the Human Neighbourhood Project came very much to the fore. A small Human Schools Project and a project involving the police, both focussing on Birmingham, were also undertaken.The report also provides a perspective on the future potential f the ‘human city’ concept from the perspective of the 2010.


On the Margins – Financial Exclusion and Low Income Households

Authors: Joe Cox, Kevin Gulliver and John Morris          Date: May 2011

on-the-marginsThe report is based on a survey of 252 social tenants living in a tower block in central Birmingham. Called on-the-margins, the report depicts the deep financial problems found among low income households. Low incomes combined with poor pay and worklessness mean that many have problems ‘making ends meet’. A significant minority have to go without necessities, such as food and heating, on a regular basis.

with a foreword by debt campaigner Stella Creasy MP, the report shows that tenants welcome the often innovative financial inclusion work of social landlords but many would like to receive a wider range of services to tackle financial exclusion including provision of furniture and ‘white goods’, help with employment and training, short-term loans, and help with money management.


Unequal Lives – Mapping Health Inequalities in Birmingham’s Asian Communities

Authors: Kevin Gulliver and Peter Patel          Date: October 2010

unequal-lives_page_001Entitled unequal-lives, the report maps key data in Birmingham relating to inequality and the city’s Asian communities. The report contribution to the debate around health inequalities and ethnicity in one of the UK’s major cities. It provides localised evidence that the findings of wider reviews of health inequalities are replicable within a city environment. And that the recommendations of such reviews are the way forward to reduce ethnic inequalities in health.

The report recommends further development of social capital within Birmingham’s Asian communities as a means of counteracting poor health outcomes and building-in non-medical intervention strategies.


Counting Costs – The Economic and Social Costs of Reduced Mobility in Social Housing

Authors: Kevin Gulliver          Date: July 2010

counting-costsEntitled counting-costs, the report quantifies the costs to public services, especially health and social care, of reduced geographical mobility in social housing. Supported by the Circle Group, the report draws on sectoral evidence of how mobility has changed in the last ten years. It also explores data from Circle’s own housing mobility scheme.

With a foreword by Circle Chief Executive Mark Rogers, the report concludes that geographical mobility has fall appreciably in the last decade with the result of heaping costs on health, education and social services that might otherwise be alleviated by tenants being able to move. A shortage of social housing is the root cause. However, the report also advocates the creation of a national mobility scheme and extension of mobility schemes run by housing associations like Circle.


Green Houses – Climate Change, Fuel Poverty and Housing Policy: Making Connections in the West Midlands

Authors: Kevin Gulliver, Bob Pocock, Mike Pritty, Bill Randall          Date: December 2009

green-housesThe report seeks to synthesise the effects of climate change and fuel poverty with housing policy trends. Entitled green-houses, the report comments on Carbon reduction targets and links those emissions from residential sources to growing fuel poverty. Fuel poverty is mapped by neighbourhood in the West Midlands with associations made with wider poverty factors.

The report concludes that improving thermal efficiency of the UK’s housing stock, so reducing fuel poverty, will have beneficial effects on the disposable incomes of those at the bottom of the income spectrum, improve quality of life and improve health, while tackling global warming and enabling the UK to achieve its Carbon reduction targets.


In the Shadow of Tolkien’s Tower – A Case Study of Community, Ethnicity and Cohesion on Birmingham’s ‘Waterworks Estate’

Authors: Adrian Jones and Kevin Gulliver          Date: June 2009

pages-of-pages-of-in-the-shadow-of-tolkiens-tower_page_001This report, in-the-shadow-of-tolkien’s-tower, explores ‘community, ethnicity and cohesion’ on Birmingham’s ‘Waterworks’ estate against a backdrop of growing national concern about the effects of austerity on the social fabric, a summer of riots and conflict between ethnic groups stoked by
the growing influence of far-Right political movements.

The report reveals that a ‘Big Society’ approach, developed in partnership between local government, community agencies and residents, can help improve a deprived neighbourhood experiencing such problems. Sensitive support by a sympathetic local authority is vital. High levels of existing community cohesion are highly important too, including a cross-ethnicity community spirit.


Forging Futures – A Modernisation Agenda for 21st Century Housing, Consumers and Communities

Author: Kevin Gulliver (Ed.)          Date: April 2009

pages-of-pages-of-forging-futures_page_001This report, forging-futures, is a collection of essays about the future of housing, consumers and communities compiled with the Matrix Housing Partnership. The essays explore a range of topics that fit with the housing, consumers and communities theme, and that look to the future shape of such constituencies.

The report advocates a ‘modernisation agenda’ that takes the best of the past but looks to shape a future agenda that puts people at the centre of housing and community investment, while exploring new or revamped ways of achieving this core objective.


These are a selection of major recent reports. A full list of reports and other HCI work can be found here – hci-key-work.