Future of housing management for Pinnacle Brockley residents
This contract currently covers the management of 1,810 council homes in the Brockley and Ladywell areas. The contract cannot be extended, and therefore Lewisham Council is proposing to take over direct management of these homes in June 2027. We conducted a detailed review to look at alternative options, but we have not identified any that would work.
This decision is based on several key factors:
- Improved oversight: Bringing services in-house allows the Council to better meet new legal and regulatory requirements, including those introduced after the Grenfell Tower tragedy.
- Efficiency and integration: The Council already manages over 20,000 homes and has the systems and staff in place to integrate the Brockley homes smoothly.
- Direct resident engagement: The Council has resources in place to directly engage with tenants and leaseholders both during the transition period and beyond.
- Cost effectiveness: Integrating the Brockley homes to our existing systems removes layers of contract management, potentially saving money that can be reinvested in services.
We understand that change can be unsettling. That’s why we are launching a test of opinion to hear residents’ views. Your feedback will help shape how we manage the transition, and if you have any concerns we can make sure they are addressed.
This will be managed according to Section 105 of the Housing Act (1985) in a process called a Section 105 consultation.
We are committed to ensuring a smooth transition with minimal disruption to residents. We will work closely with Pinnacle/Regenter B3 and their staff to ensure continuity of service and support for residents.
We encourage every tenant and leaseholder to have their say. You can:
- complete the online survey before 23.59pm on Sunday 24 August
- fill in the paper survey which we have posted to all tenants and leaseholders and return it to the Pinnacle office at 111 Endwell Road, SE4 2PE or post it to ‘Brockley Feedback, Freepost HOUSING SERVICES’ (no stamp required). We will accept all surveys posted before Sunday 24 August. To request another paper survey, please email brockleyfeedback@lewisham.gov.uk
- email us your feedback directly to brockleyfeedback@lewisham.gov.uk or tell us how you would prefer to give your feedback
What is happening with the Brockley PFI contract?
The 20-year Brockley Housing Private Finance Initiative (PFI) contract, which began in 2007, will end on 3 June 2027.
Housing PFIs were set up in the UK as part of a broader government strategy to involve the private sector in the delivery of public infrastructure and services. They were linked to funding which Councils could only access through the PFI process. This funding will end when the contract ends.
This contract currently manages 1,810 council homes in Brockley and Ladywell. The Council is proposing to take over direct management of these homes after the contract ends. You have always been a Council leaseholder and this will not change as a result of the change in management.
Why can’t the current contract be extended?
The contract has no clause allowing for an extension, and government funding (PFI credits) will also end. The Special Purpose Vehicle (Regenter B3) was created solely for this contract and will be dissolved.
What is the Council proposing?
The Council considers that the only viable option is to bring housing management back in-house. This means Lewisham Council will directly manage your homes, just as it does for over 20,000 other council properties in the borough.
Why is this the preferred option?
- It ensures compliance with new housing laws and safety regulations
- It allows better integration with other council services
- It reduces contract management costs
- It gives residents a stronger voice in how services are delivered
What other options were considered?
- Transferring homes to another housing provider
- Creating a new resident-led housing organisation
- Negotiating new contracts with Regenter B3 or its subcontractors
All these options were ruled out due to high costs, complexity, or lack of funding.
Will residents be consulted?
We are asking for residents’ input, in a process referred to as a Section 105 consultation. This is legally required for any major changes to housing management arrangements. All tenants and leaseholders are invited to share their views. The Council will consider all feedback to ensure both the transition, and the long-term management of homes, meets residents’ needs.
What happens after the Section 105 consultation?
The Council will review the responses and present a final recommendation to the Mayor and Cabinet in autumn 2025. If approved, preparations will begin immediately to ensure a smooth transfer of services by June 2027.
Will there be any disruption to services?
The Council aims to ensure a smooth transition with minimal disruption. It will work closely with Regenter and staff to maintain continuity of service.
What about staff currently managing the homes?
Staff may transfer to the Council under employment protection laws, but these arrangements can only be decided in the few months before the transfer. The Council will work to retain experienced staff and support them through the transition.
(Tenants) How will this affect my rent?
There are no immediate changes to rent. Any future changes would follow the usual legal consultation and notification processes. Your rent is regulated by the government and the Council can only raise it by the Consumer Price Index (CPI) which is a measure of inflation plus 1% maximum per year.
(Leaseholders) How will this affect my service charges or major works charges?
The PFI contract limits how much leaseholders can be charged for major works to £10,000 within any five-year period, and this will no longer apply after June 2027. The Council operates a full cost recovery model, which means that leaseholders are charged their share of the actual cost of major works and service charges.
The PFI contract requires all properties to be brought up to and maintained at a set of standards throughout the contract so all necessary works should be completed as part of the contract. Before taking over management of the homes, we will survey them to make sure this maintenance has taken place and your homes meet the required standards.
If works are required, these will be completed before the transfer. This should provide some assurance for leaseholders that there will not be costly major works immediately after the transfer. Any works or changes in future likely to cost each leaseholder more than £250 will be subject to a Section 20 consultation.
What will happen to the Brockley office?
We are keen to hear from residents whether they use the office facility regularly. Please let us know via the opinion survey.
Where can I find more information?
Visit this web page for future updates or email BrockleyFeedback@lewisham.gov.uk with questions.