Undertaking a comprehensive review of Beyond Housing’s garage portfolio across North Yorkshire and Teesside. The portfolio comprised more than 1,100 garages spread across 100+ sites, many dating from the mid‑20th century and experiencing high void levels, variable condition and declining suitability for modern use.
The client
Established in 2018, Beyond Housing provides 15,000 homes and a wide range of services to over 30,000 customers living in the Tees Valley and North Yorkshire. They are one of the largest housing organisations in the north east region and are ambitious about helping customers and communities to succeed and thrive.
Services provided
The project
Beyond Housing commissioned FFT to undertake a comprehensive review of its garage portfolio across North Yorkshire and Teesside. The portfolio comprised more than 1,100 garages spread across 100+ sites, many dating from the mid‑20th century and experiencing high void levels, variable condition and declining suitability for modern use.
The aim was to provide Beyond Housing with a clear understanding of garage condition, maintenance liability, income performance and long‑term viability, enabling informed decisions about retention, investment, repurposing or disposal.
Our role
FFT carried out external condition surveys of over 1,000 garages across the full portfolio, validating asset data and capturing component‑level condition information. We combined survey findings with rental and void data to assess performance at both scheme and portfolio level.
In addition to condition reporting, FFT undertook a structured viability and options assessment. This included analysing void rates, forecasting long‑term maintenance costs, comparing income against expenditure, and identifying sites where continued investment may not represent best value. We also carried out high‑level appraisals to identify garage sites with potential for alternative uses, such as redevelopment or the creation of parking.
All findings were brought together into a clear, evidence‑led report to support strategic decision-making.
The challenges
The garage portfolio presented a number of challenges common to older garage assets:
- A high overall void rate, with some sites experiencing void levels above 50%
- Ageing construction with increasing maintenance and structural concerns
- Garages no longer well suited to modern vehicle sizes or changing resident needs
- A requirement to balance ongoing costs against relatively low rental income
- Assets spread across a wide geographic area, requiring consistent and efficient survey delivery
Beyond Housing needed a clear way to distinguish between garages worth retaining and investing in, and those where alternative strategies should be considered.
Added value
FFT added value by going beyond condition surveys alone. Our approach linked technical condition, financial performance and long‑term viability, providing Beyond Housing with practical insight rather than just data.
We identified:
- Sites where targeted investment could extend asset life and improve income performance
- Schemes with high short‑term costs and low income where continued retention may not be viable
- Garages suitable for further review for alternative uses, including redevelopment or conversion to parking
- Immediate health and safety risks requiring prompt remedial action
This enabled Beyond Housing to focus resources where they deliver greatest benefit and to take a proactive, strategic approach to its garage assets.
The outcome
The project provided Beyond Housing with a robust, defensible evidence base for managing its garage portfolio. FFT’s work has supported clearer investment prioritisation, improved understanding of financial risk, and informed decisions around retention, disposal and future use of garage sites. The outcome is a more strategic, long‑term approach to a challenging asset class, aligned to operational, financial and resident considerations.