Redevelopment of PCHA’s Asset Appraisal Model, integrating detailed stock condition data, energy performance information and long‑term financial modelling into a single, coherent framework.
The client
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Services provided
The project
Penge Churches Housing Association (PCHA) appointed Faithorn Farrell Timms to update and enhance its Asset Appraisal Model, following the completion of a comprehensive whole‑stock condition survey. Covering over 400 homes across South East London, the project aimed to give PCHA a clearer, more practical understanding of how its homes perform—both individually and as a portfolio—and to support informed investment, disposal and compliance decisions.
The brief was to move beyond static reporting and create a usable, transparent tool that could evolve with PCHA’s priorities, regulatory pressures and business planning needs.
Our role
FFT led the redevelopment of PCHA’s Asset Appraisal Model, integrating detailed stock condition data, energy performance information and long‑term financial modelling into a single, coherent framework. Our role included updating unit‑level 30‑year cost forecasts, refreshing NPV analysis, embedding qualitative and risk‑based factors and aligning assumptions with PCHA’s business plan.
A key part of the commission was working collaboratively with PCHA to refine metrics, agree weightings and ensure the model reflected what matters most to the organisation. We also developed a linked three‑year planned investment programme and provided structured handover and training to enable confident in‑house use.
The challenges
PCHA needed a model that was robust but not overly complex—providing sufficient depth to support board‑level decision‑making without becoming a “black box”. The portfolio includes a wide range of property ages and types, with over half of homes constructed before 1930, presenting challenges around condition, energy efficiency and future investment need.
The updated model also needed to respond to increasing regulatory focus on energy performance, damp and mould risk and overall asset sustainability, while remaining flexible and easy to interrogate.
Added value
FFT added value by repositioning the Asset Appraisal Model as a decision‑support tool, not just a scoring system. We separated financial and qualitative performance to improve transparency, allowing PCHA to clearly see why assets perform as they do and to test the impact of different assumptions.
Through workshops, clear documentation and structured configuration, we ensured the model could be adapted over time without specialist software or ongoing consultancy reliance—giving PCHA lasting control over its asset strategy.
The outcome
PCHA now has an updated Asset Appraisal Model covering 100% of its housing stock, supported by unit‑level 30‑year cost forecasting, refreshed NPV analysis and a clear three‑year planned investment programme. The model provides a strong evidence base for prioritising investment, identifying assets for review at void stage and supporting clearer conversations at board and executive level.
FFT’s work has helped PCHA improve confidence, consistency and clarity in how asset decisions are made—supporting better long‑term stewardship of homes for residents.
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