Ava Housing is a not-for-profit housing scheme for older homeowners which works to reconfigure family-sized homes, creating an adapted ground floor for the homeowner and a new rental unit for one person upstairs. The retrofit includes energy upgrades.
Ava Housing works with people who are currently living alone in family-sized homes, we manage the building works and help the homeowner to select a renter for the upstairs of the house. We then manage the rental so that homeowners can avail of tax-free rental income under the government’s Rent-a-Room Relief.
Ava Housing is for homeowners, aged 60+ living alone in a family-sized home.
We are currently carrying out an expanded pilot scheme in Beaumont and Artane in North Dublin. We intend to expand out pilot to other areas in Dublin in 2022.
The Process Questions
The Rent-a-Room Relief was introduced by Revenue with the aim of increasing the availability of residential accommodation.
Since 2017 a homeowner can earn up to €14,000p.a. tax free from renting out part of their home. It is worth noting, however, that the €14,000p.a. limit serves as an absolute cap on gross rental income (i.e. before the deduction of expenses). Where a homeowner earns €14,001p.a., the entire sum would be taxable in the normal manner and the entire Rent-a-Room relief would be not applicable.
Revenue guidance note 7.1.32 sets out that a self-contained unit within a homeowner’s principal private residence would qualify for the relief. Where the self-contained unit is not ‘attached’ to the house, however, it does not qualify.
A house reconfigured under the Ava Housing scheme would qualify for Rent-a-Room Relief if it satisfies the following conditions:
- the owner occupies the property as their main or sole dwelling;
- the renter is neither a child of nor an employee of the homeowner; and
- the title deeds are not split into two distinct properties.
Pension – If you are in receipt of a State Pension (Non-Contributory) or a Widow’s Widower’s or Surviving Civil Partner’s (Non-Contributory) Pension and you would be living alone unless you rented out a room in your home, then there will be no impact on your entitlements.
Social Welfare – If you are getting a means tested social assistance payment from the Department of Social Protection then the rental income will be assessed as means and may affect your payment.
Rental income arising from the home share is considered in calculating eligibility for a homeowners Medical Card or GP Visit card. As each case is different it may or may not affect your entitlement. If this is a concern please still register your interest and we can review it with you.
Initial Build Cost
This depends on the house and the homeowner requirements, but retrofit cost are estimated to be in the region of €65,000 to €90,000. Homeowners would expect cover a substantial proportion of the upfront cost through grants from the Department of Housing, Local Government and Heritage and the Sustainable Energy Authority of Ireland, as well as a homeowner contribution. The mix of funding is assessed up-front on a case by case basis.
The homeowner will enter into a standard membership agreement with Ava Housing. Ava Housing will be in charge of collecting rents and passing them on to the homeowner less an agreed 10% management fee.
The idea is that the proposed design will not require planning permission and all the works will fall under exempted development.
To verify that planning is not required, and in the interest of transparency, a Section 5 Declaration of Exemption is made to the local planning authority to confirm this for the homeowner. The planning authority have a four week period to review the application.
It is very important to us that the design does not require planning as this may lead to other requirements that make the project less attractive.
The Ava Housing design does not require a fire certificate as the design is not creating a horizontal subdivision of dwellings. As the house remains one single dwelling there is no requirement to apply for a fire safety certificate.
We are still required to meet with current fire safety regulations and the house will be upgraded to current fire standards.
There is no requirement to make a Disability Access Certificate application.
However, the Ava Housing design does make improvements to the existing home in relation to accessibility. This includes a ground floor bathroom with level access shower, widening doors at ground floor level and adjusting the heights of light switches to create a better designed home following universal design principals.
Homeowners may want additional items over the standard design package such as a driveway or additional storage.
This can be arranged with the nominated design team and contractor but will be at the cost of the homeowner. The project manager will be able to help plan these extras and offer advice.
Homeowner & Licensee Questions
There are two agreements. The first is the ‘Services Agreement’ which is between the homeowner and Ava Housing. This is the agreement to adapt the home to your needs while creating a new unit within the home. Ava Housing is there to manage these building works and facilitate the homeowner in adapting their home. The other phase of our service is finding a suitable person to rent the unit and managing that arrangement.
The second agreement is the ’Licence Agreement’ which is between the homeowner and the renter. This will outline the fee, the period of house sharing and the obligations of both parties. Ava Housing will manage this relationship including collecting the rent and managing any disputes or issues. 10% of the rental income will go to Ava Housing to help with the running costs.
Yes, of course. The homeowner will have the last say.
As part of the Ava Housing service we will be making provisions for background vetting and screening of potential occupants. Time will be spent in making sure that homeowners and renters are well matched and happy with the living arrangements.
The Licence Agreement is between the homeowner and the renter. In the event of the owner vacating the property for any reason, such as moving into full-time residential care, the licence will expire as per the agreement. This gives the licensee two months’ notice or to the end of the licence period, whichever comes first. The licensee does not have any claim on the home or any impact on the inheritance of the home.
We would encourage family members and close friends of the homeowner to be engaged in the process from the start so that they can also provide support to the homeowner and get to know the renter.
This is an owner-occupier scheme so at the point where the homeowner no longer lives in the house the house is intended to revert back into a family home.
Where a dispute arises Ava Housing will facilitate resolution. If the Ava Housing can not resolve the issue directly they may use the assistance of a local mediation service. Ava Housing will be the main point of contact for the homeowner and the renter so that all issues and worries can be handled through us.
The bills are included in the monthly rent, subject to a fair usage. If the licensee is using gas and electricity that is in excess of the agreement then this can be monitored and dealt with by Ava Housing.
The utilities will not be separately metered and billed as the house remains a single dwelling. This means that the house can be easily adapted back to a family home, in the future, as required.
In some situations households purchase bags or stickers so they pay for each bag collection in advance. In this situation the renter will be able to look after their own bins. However in other suburban situations households use wheelie bins. The fair sharing of these bins will be worked out in the licence agreement. For example it may be considered that 50% of the capacity is for the renter and 50% for the homeowner.
Insulation is installed between first and ground floor to reduce the sound transfer between floors. This is done in conjunction with rewiring of the home which occurs in almost all cases, as the homes are generally older stock and in need of rewiring.
There will typically be no more than two cars (one for the homeowner and one for the renter) which would not be out of line with a typical three bedroom family home. In some situations there will only be parking for one car so this is managed on a case by case basis.
Where suitable, private open space is provided to the front of the house. Bench seating to the front of the house provides an opportunity for both the homeowner and the renter to sit out front and watch the world go by.
Use of the back garden is at the discretion of the homeowner. They may wish to keep this space for their own private use or extend the use of the back garden to the renter.
The upstairs kitchen will have a washer/ dryer facility so that renter can do their laundry in the privacy of their own space.