Spotlight on: Karolina Gerlich – from volunteer to CEO of care workers charity the National Association of Care and Support Workers

August 24, 2021

Karolina became a Dot Dot Dot guardian in 2017, living in Canning Town, east London. When she wasn’t a full-time care worker, Karolina was spending much of her free time volunteering with the National Association of Care and Support Workers, acting as CEO. Find out from Karolina how guardianship and volunteering enabled her to gain a full-time paid role as the chief executive of the charity she had dedicated her spare time to.

During the first two years of my guardianship with Dot Dot Dot, I was working full time as a care worker. At the same time, I was dedicating a huge amount of time to volunteering as the CEO of the National Association of Care and Support Workers. I was spending much of my time helping to give care workers a voice, representing the workforce and participating in meetings with stakeholders. Ultimately, all of my voluntary work was around championing those in the profession as skilled professionals who make a huge contribution to the economy and to society. 

Being able to dedicate so much of my time to representing care workers with this organisation meant that as of March last year, I was given a full-time paid role as CEO. In my role as chief executive, I run the charity and develop stakeholder relationships and engagement. As care workers are a low-paid workforce, we give out financial grants to to support their wellbeing and mental health – there’s a lack of funding in the sector and so due to many having to self-isolate during the pandemic, there were also a huge amount of care workers were missing out on fair pay. Last year we gave £2.2 million to over 3,200 care workers. 

I first found out about property guardianship in the Evening Standard. When I did my research, Dot Dot Dot stood out from other organisations doing the same thing because of the volunteering element – lower costs combined with volunteering was an idea I could really get behind. Other companies seemed to prioritise profit over people, but at Dot Dot Dot, they’re much more focused on doing the right thing and putting their guardians first. 

I viewed a 2-bed property in east London that I ended up moving into – there was lots of space and the value was unbeatable for London. If I’d wanted to privately rent somewhere of the same size, it would have cost me double the amount. I ended up being a guardian for almost three years, which was an overall positive experience for me as it meant that I was able to use my money more wisely rather than most of it going towards living expenses. If I was looking for affordable housing in the future, I’d definitely look to live with Dot Dot Dot again.

Read more stories from our 10 great guardians who we’re highlighting as part of our tenth birthday celebrations. 

The value of Dot Dot Dot’s social impact over the past 10 years: How we calculated it

August 18, 2021

In June, Dot Dot Dot celebrated its 10th birthday, and August marked a decade since we housed our first guardian.

We’ve worked out the total value of our guardians’ volunteering over the past 10 years is £4.3m and the value of the impact Dot Dot Dot has made is £1.8m. These two figures make us very proud, but how did we get to them?

The value of all our guardians’ volunteering

In the 10 years up to June 2021, our guardians volunteered a total of 339,058 hours, and 77.7% of those hours were volunteered by guardians living in London.

We use the National and London Living Wages as the basis for calculating the value of each hour volunteered. Aside from the fact it’s good practice and Dot Dot Dot is a Living Wage Employer, those wages are equivalent to that paid for entry-level roles in charities, and we think it’s reasonable to assume a majority of our guardians are undertaking work of at least this value.

If our guardians were working and not volunteering for free, then their employers would be paying costs associated with employing people e.g. National Insurance, pension, sick pay contributions, and a good rule of thumb is that these add a further 30% to a salary. So, we:

  1. Broke down all our volunteering by the year in which it occurred
  2. Assumed in each of those years 77.7% of the volunteering was done in London
  3. Worked out the London and National Living Wage rates plus 30% on-costs for each year
  4. Calculated an hourly wage for both London and non-London based volunteering weighted across the 10 years we were looking at.
  5. Multiplied those weighted hourly wages by the number of hours volunteered in and out of London over 10 years

Value of London volunteering (263.448 x £13.09) + Value of out-of-London volunteering (75,610 x £11.31) = Value of all Dot Dot Dot guardians’ volunteering: £4.3m

Working out our social impact

We are very proud that the total value of our guardians’ volunteering was £4.3m over the past decade. However, we really wanted to understand the impact that Dot Dot Dot had made in 10 years i.e. what was the value of the volunteering that only happened because guardians were housed by us.

To do this we needed to get some data from our historic and current guardians to calculate:

Hours volunteered x monetary value of those hours x %age of volunteering at Dot Dot Dot which was/is additional to any they did before being housed by us x %age of volunteering at Dot Dot Dot which was/is attributable to being housed by Dot Dot Dot

To make this as robust as possible we needed data from a representative sample of guardians – we needed to be confident that not just the people who volunteered a high number of hours had responded. So:

  1. We asked all current guardians to tell us how many hours they volunteered in the the couple of months before joining Dot Dot Dot – in order to compare the difference between the hours they now volunteer
  2. We also asked them how important a factor being housed by Dot Dot Dot was in any extra volunteering they did
  3. We asked all former guardians the same two questions

We compared the average hours volunteered by current guardians with those of former guardians, and found them to be very similar, within a couple of percentage points. Fundamentally, we were confident in the representativeness of our sample.

Now we needed to look at the additionality and attribution points, and calculated that:

  • 66.85% of volunteering was additional
  • 62% of that additional volunteering was due to people being housed by Dot Dot Dot

We received replies from enough people to give us a strong confidence level of 95% with a confidence interval of 5.5% in their answers. So, for example, for the numbers above, we were 95% confident that, if every guardian had responded to our survey, then between 61.35% and 72.35% (66.85% ± 5.5%) of their volunteering was additional.

Which meant we could do our calculation, and found the value of the impact Dot Dot Dot has made in support of charitable causes in its 10-year history is £1.8m.

London Out of London
Hours volunteered 263448.066 75609.934
Weighted wage £13.09140069 £11.30840146
Additionality 0.6685 0.6685
Attribution 0.62 0.62
Value of Dot Dot Dot impact £ 1,429,467.32 £ 354,383.24 £ 1,783,850.56

Read more about the value of our social impact over the past 10 years.

Spotlight on: Helen, our beekeeping guardian in Letchworth Garden City

July 30, 2021

From Helen, Dot Dot Dot guardian in Letchworth Garden City

Every Wednesday I volunteer in Hitchin, Hertfordshire with Buzzworks – a charity whose mission is to help people learn about the world of bees and train people in the art of beekeeping. I started off by helping to maintain the education centre gardens, before moving to assist the head beekeeper. We extract the honey from the hives which are then put into jars and sold at a market in Hitchin every month.

Before I became a Dot Dot Dot guardian, I was already volunteering with Friends of Norton Common. I used to go dog walking on the common and one day another dog walker told me about the group. It’s a lovely mix of people who are very knowledgeable, together we make sure that the green spaces are well maintained and safe for visitors to enjoy. We have such a laugh and come rain or shine we are there. Plus it keeps us fit and healthy and helps us feel connected to each other and nature. I’m learning many new skills and can do things now that I never thought I would.

I’m so grateful to Dot Dot Dot for providing me with a safe space in Letchworth so that I could continue living here after moving out of my previous flat. I work in social care and wouldn’t have been able to afford my own space. Now, I have the financial security to be able to enrol in courses and invest in my personal development. Plus, I’ve managed to pay off all my debts and become independent.

I cycle to both volunteer locations every week which makes me feel great and means that I’m not using my car which is good for the environment and my mental health. I’m passionate about normalising conversations around mental and emotional health, and whenever I volunteer I am able to discuss these topics with the other volunteers.

Read more stories from our guardians on their volunteering and how living with Dot Dot Dot has given them the freedom and flexibility to pursue their goals.

Spotlight on: Ailsa, looking back at eight years of Dot Dot Dot guardianship

June 17, 2021

From our longest standing guardian of eight years, Ailsa

Back in 2012 I’d just started volunteering with Bow Arts after not being in London for long. At the same time, I got made redundant from my job and had to leave the digs I was in at the time. I was on the brink of having to leave London altogether until one day when I was leaving an arts exhibition, I was feeling flat and started chatting to the receptionist about my situation. She told me that her friend had just started up an organisation called Dot Dot Dot, and as I was already volunteering I’d be a great fit. 

I wasn’t sure at first, but I went on the website, got in touch and met with Dot Dot Dot’s founder, Katharine. We had a really honest and open conversation about property guardianship – and I was hooked on the idea. 

I decided to press on with becoming a Dot Dot Dot guardian and met Katharine at Blackwall Tunnel DLR stop from where we walked through a housing estate to a little fifties flat at the top of a tower block in east London. She showed me the flat and I immediately thought, yes, I’m having it! It was so exciting to bump into other guardians on the stairs – it was all so new to all of us, it felt like such a novelty. We used to do ‘come dine with me’ evenings and visit each other’s flats for drinks. For me, they became my London community;  my best friends. Ten years later, I’m still close with several of them after bonding so much in those early days. 

I ended up staying in my fifties flat for six months where I paid £260 a month before we were asked to vacate the building. Luckily a 1-bed flat came up in an area nearby. Katharine was also living here at the time so we ended up living close by to each other. I ended up living in five different properties over the eight years that I was a guardian – I knew I wanted to stay living in east London and there were times that I moved out and privately rented somewhere else. It’s expensive, I had to share with other people in a small place and put my stuff into storage. And so I always came back to Dot Dot Dot. 

As a Dot Dot Dot guardian, you know that you’re going to live alongside good people who care about others. There was safety in it for me as well – I know what being a guardian involves and so I was keen to roll with moving to new places when we got given notice. Sticking with it, saving money and feeling secure allowed me to pursue my art career and volunteer with a big range of organisations. I’m not a guardian at the moment but there’s a good chance that I’d look to be a Dot Dot Dot guardian again in the future. 

Read more stories from our guardians on their volunteering and how living with Dot Dot Dot has given them the freedom and flexibility to pursue their goals.

Spotlight on: Aoise and Zoe, International Women’s Day

March 19, 2021

For International Women’s Day, we highlighted two of our guardians who are supporting women through their work and volunteering, helping to build a more equal future for all. Read more from our former guardian Aoise who’s paving the way for women leaders in social enterprise through her work with Supply Change. And our east London guardian, Zoe, who has been supporting vulnerable women and children in temporary housing through her volunteering with the Magpie Project.

 

Aoise, Supply Change

From our former guardian, Aoise

I was trying to find a place to live in London, and to do that in an affordable way was really difficult because London is so expensive…My weekend jobs were mainly waitressing which wasn’t that well paid, so I really wanted to be able to find a place that would allow me to continue with Year Here (a programme for entrepreneurs driven to create meaningful social change). That’s where Dot Dot Dot came in.

Living with Dot Dot Dot and not having to pay huge amounts of money for housing was a huge aspect of being able to carry on with Year Here. It gave me that breathing space to explore options with Supply Change, the social enterprise I set up with two of my fellow alumni, and really build on the learning I had gained from Year Here. It gave me a great launching pad and foundation.

The whole ethos and mission of Supply Change is to help social enterprises win and deliver more contracts. Our supplier base is over 50% women-led, which I think is quite common across the sector, and from the outset we try to support them to get them in front of buyers. We believe that redirecting some of that buyer spend to social businesses and social entrepreneurs can be really meaningful, especially when they’ve got past the stage of relying on grant funding. Directing revenue and regular contracts to these businesses is a really really great way of supporting social enterprises and the women who lead them.

Another way I support women entrepreneurs is through Supply Change itself. We are completely women-founded and we are a 75% women team. There are a lot of amazing women leaders in the social enterprise sector. Three female leaders in procurement is definitely a change in the way things have been done previously. We are paving the way for a lot more women to be leaders within the social enterprise sector and social procurement.

Zoe, The Magpie Project

From our east London guardian, Zoe

For a long time I had been looking to be involved with an organisation focused on supporting women, but hadn’t found myself with enough time to do so. Then after becoming a guardian with Dot Dot Dot, I found myself with more time to dedicate to issues I cared about. After learning about the incredible work that the Magpie Project does to support women and their children, I knew their cause was the one I wanted to be involved with.

The Magpie Project is an amazing charity that supports vulnerable women and their small children that are living in temporary accommodation. They work incredibly hard to get these families on their feet, and they stand up for them in ways that others haven’t. Since I started volunteering for them my role as a volunteer has involved a bit of everything. On a regular shift my role involves helping during a day session at their centre in various ways, as well as creating illustrations that they could use.

Since the pandemic started the Magpie Project has been working very hard to find ways to continue supporting its families in a safe and socially distanced way, and they’ve been very successful in finding ways to deliver help such as food and essentials to their homes. Even when the Magpie Project centre had to close its doors because of the pandemic, it found ways to continue delivering help to families that would otherwise be destitute

I volunteered for them remotely by creating some videos for the children and families to do illustration and creative activities at home. Volunteering for the Magpie Project allowed me to support women not only by helping with the work that they do every week at their centre, but also using my own skills, such as creating illustrations they could use to raise awareness about their cause, or to sell and to raise funds for the women and their families.

Becoming a Dot Dot Dot guardian enabled me to dedicate more of my time to causes I care about, which otherwise wouldn’t have been possible given the high cost of living and rent in London.

Dot Dot Dot not only gave me the opportunity to pursue my own path, as I was then able to afford enough space to have my own studio at home to develop my work, but also gave me the opportunity to give some of my time to others and help causes I feel are meaningful and worth supporting.

Read more stories from our guardians on how living with Dot Dot Dot has given them the freedom and flexibility to pursue their goals.

Creating social impact with London Borough of Newham and Civic in east London

March 16, 2021

Since 2016, Dot Dot Dot has worked alongside London Borough of Newham to house a total of 159 property guardians in 46 properties awaiting regeneration across east London. Beyond the invaluable work we do to manage and secure empty properties in the area, our mission to create social impact in the communities in which we work has given us the opportunity to partner with London Borough of Newham and Civic to repurpose empty spaces for community use.

Aligned values

Like Dot Dot Dot, Newham are also committed to creating social impact through their Community Wealth Building initiative. Community wealth building, according to CLES (the national organisation for local communities), is ‘a new people-centred approach to local economic development, which redirects wealth back into the local economy, and places control and benefits into the hands of local people’. Championed by Newham mayor Rokhsana Fiaz, Newham’s commitment to community wealth building aims to address poverty levels in the borough by economically empowering local communities. 

Almost half of Newham’s homes are in the private rented sector, where rents rose 56% between 2012 and 2019, and a huge 75% of salaries in Newham are put towards rent. At Dot Dot Dot, our commitment to affordable housing in areas where local people are priced out by high rents has provided a strong foundation for our partnership with the borough council.

Supporting relationships with stakeholders

Aside from delivering residential meanwhile projects for empty properties, there are many other ways we can support our clients. In 2017, Newham council reached out to Dot Dot Dot for some guidance on a potential meanwhile project on a piece of land earmarked for regeneration.

In the short term, they were sensitive to the possible disruption for residents, and wanted to utilise empty spaces in Custom House to bring the community together. Beyond our work to secure empty properties for Newham, we have also been able to support relationships with stakeholders, be it current residents or fostering new partnerships with other meanwhile organisations. In 2017, we used our expertise in the field to set out two proposed organisations that Newham could work with to repurpose the land, with Dot Dot Dot as the junior partner. By 2018, Newham had cemented their partnership with Civic, who are ‘supporting the new development of civic infrastructure’ in east London. 

Social impact in Newham

Civic’s work to reutilise disused spaces as community hubs mirrors our mission to repurpose empty buildings as housing and give back to the community through volunteering. As part of their transformation of the empty space at 3-9 Freemasons Road, Civic have encouraged community involvement in the project through volunteering. 

Dot Dot Dot has been able to assist Civic through our partnership with Newham council, by connecting local guardians in Canning Town and Custom House to Civic’s volunteering opportunities. Guardians have assisted in the transformation of the Custom House Civic Community Hub in a variety of ways, including painting a mural, building outdoor furniture out of pallets, helping out in the community garden and painting ahead of the building’s transformation into community spaces.

Civic has been delighted to welcome our guardians into their voluntary effort, and the project is a great example of how guardians can contribute to their communities: “Dot Dot Dot volunteers have been an invaluable resource in our journey to reopen the high street. They have given back to the community in more ways than one. Together we’ve launched a fruit and veg pop up shop, a podcast and rehearsal room, a hanging garden, a Covid-19 response and so much more. It’s been incredibly fun and they feel like part of the team. We can’t wait to continue to work with Dot Dot Dot across our Newham project”. 

Adapting to new challenges

In March 2020, the arrival of Covid-19 put plans for the community spaces on hold. Civic had to adapt to their changing environment and turned their hands to assisting their community in what was, and continues to be, a difficult time. Dot Dot Dot guardians did not hesitate to help the crucial effort, providing support by distributing food and PPE, assembling activity packs for homeschooling, creating “thank you” packs for key workers and sourcing clothes for those in housing need with Amy’s space.  As each guardian commits to contributing 16 hours of volunteering each month, Dot Dot Dot can provide an invaluable resource and direct volunteers to causes that matter most to our clients and the communities that they serve. Once plans for the community hub remobilise, guardians will be key contributors to Civic’s vital work for the Newham community. 

Not only does our crucial work with Newham continue to provide affordable housing to residents, but it has provided the support and voluntary hours to enable them to invest in meanwhile projects with the community at their heart.

If you’d like to hear more about how we work with our clients and their partners, you can sign up to our newsletter, Meanwhile Thoughts, here or contact us at partnerships@dotdotdotproperty.com.

When is a social enterprise like a submarine?

March 12, 2021

From our founder, Katharine Hibbert

You might think that Dot Dot Dot – a social enterprise which gets empty buildings into use, and which never gets closer to the sea than our projects in Southend and Shoreham – has very little in common with the Royal Navy’s submarine service.  In fact, our process for decision-making was inspired by that used by submariners – and it serves us in our day-to-day work for the same reason it is useful to sailors operating 500m under water. 

When a Royal Navy submarine is at sea, the crew make decisions based on three priorities, only moving to the second once the first is satisfied, and only moving on to the third once the second is achieved.  For submariners, these rules are: 

          1. Be safe 

          2. Remain undetected

          3. Achieve your mission 

This means that submariners don’t start trying to carry out the orders they have been given unless they are sure that they won’t be spotted while doing so, and preserving lives normally trumps staying hidden. 

Dot Dot Dot’s decision-making process is different in content but similar in structure.  When making decisions at all scales, we work through the following hierarchy, only moving on to the next step once the current one is satisfied.  In our case, the rules are: 

          1. Act ethically and with integrity 

          2. Be a sustainable business 

          3. Create positive social impact 

          4. Go above and beyond for our stakeholders 

          5. Grow 

This means that all forms of dishonesty and cruelty are ruled out, even if the behaviour is legal but morally dubious, and even if it helped the business and we would never get caught.   

After that, it’s important that we stay in business.  We cover our costs through the fees paid by our guardians not through grants, so we need to earn money to continue to do our work.  We make no apology for aiming to make a profit – being in the black opens up opportunities, makes us independent and gives us a margin for error.  We also have a responsibility to our team, the people we house and the property owners we work with to create a stable environment.  People rely on us for jobs and homes, and we play a key role in some huge regeneration projects, so we shouldn’t take big risks or make high-stakes gambles that could put this in jeopardy.   

But being a sustainable business isn’t enough on its own.  We’re proud of doing well, but we come to work to make a difference.  Once we’re confident that our risks are managed, we lean into the social impact aspects of our business model.  Fortunately for Dot Dot Dot, support for volunteering and communities iintegral to what we do.  Simply by staying in business we prevent empty buildings from blighting neighbourhoods and we enable people to get involved in causes they care about.  But there is always more that can be done – and when we have the resources available, we look for ways that we can make volunteering and neighbourliness even easier and more appealing for guardians.  We also seek ways to improve standards in the property guardian sector and share what we have learned with other housing organisations and social enterprises. 

On top of that, once we’re happy that we’re working towards our vision of a society where people have the time and energy to give back to communities and causes they care about, we look to do a great job for the individuals and the specific organisations who work with us, and for the Dot Dot Dot team.  For example, we invest extra money in making the communal areas of our larger shared buildings welcoming, clean and comfortable so that guardians can enjoy them.  We tailor our service to the needs of each property owner we work with – this blog outlines how we’ve done this in Henley for South Oxford Housing Association.  And we try to provide a good working environment – for example, by encouraging team-members to make use of our flexitime scheme to ensure that they can get out and about during lockdown.   

Finally, we look to take on new work and grow – but only if we’re confident that all the other priorities are satisfied.  Growth is important to us – scale can support stability, and the more work we win, the more people we can house and the more volunteering we can support.  But growth which doesn’t support impact, which harms the service we offer to existing clients, or which puts our business sustainability at risk, is ruled out by these decision-making principles.  So all the proposals we provide to property owners are priced and specified in such a way that we can do a great job of the work from beginning to end, while creating significant impact, providing good homes, and avoiding putting staff under undue pressure.  If this means we lose out on some contracts, that’s a consequence we’re prepared to accept – we’re not here to get as big as possible at any cost. 

Why does this approach to decision-making work for Dot Dot Dot? 

This decision-making process works for Dot Dot Dot for four key reasons: 

          1. It’s fast and frugal 

Making decisions in a business with many moving parts and many different priorities can be challenging.  This is particularly the case for Dot Dot Dot, which – as a social enterprise – exists to create meaningful positive impact as well as to make a profit, so we have to navigate the trade-offs this creates.  These decisions are always difficult, but simple tools help.      

For example, we have always maintained high health and safety standards in the buildings we manage – even when this has caused us to lose money on projects because we underestimated the costs of doing so.  This is because we believe that asking people to live in buildings that aren’t up to appropriate standards is unethical, so when we have faced this situation we have preferred to harm the business rather than break rule one.   

On the other hand, during a period of financial pressure we deprioritised some bespoke social impact projects and didn’t hire to vacant positions which would have made life easier for the team as a whole – meaning we prioritised the sustainability of the business over creating extra social impact and going above and beyond for staff.  But we also shifted our priorities back once the period of pressure was over.   

Our decision-making process doesn’t spit out exact answers to what we should do – in the same way that the submariners’ rules of thumb doesn’t tell them how to remain undetected, just tells them to prioritise doing so.  But it does ensure that we’re thinking about the right things in the right order.  

          2. Simple rules help in the face of uncertainty 

Academic work on optimal decision-making emphasises the importance of simple rules of thumb in situations of high uncertainty.  This is why submariners need clarity – once they’re in enemy waters and out of communication with home, they can’t know exactly what they’ll face or get instructions on how to react, so they need guidelines which will remain reliable whatever happens.   

Fortunately, the complexity we face at Dot Dot Dot is less threatening than this but we are operating in competitive and shifting market affected by forces outside our control.  We could spend months trying to work out a fiveyear strategy which sets out exactly what we’re going to do in what order, but then a change in market conditions, a change of mind by a key client, or a global health crisis, could disrupt the whole thing. 

Under these circumstances, work by German psychologist Gerd Gigerenzer and others suggest that the best bet is to keep things simple.  Our decision-making hierarchy does that for us, alongside more detailed year-to-year planning.  If we have spare resources, we put them into enhancing our social impact, then improving life for our stakeholders, and then trying to get into new markets.  And if we don’t have spare resources, we double down on the basics until we are in a stronger position. 

          3. It allows delegated decision-making  

One of the great strengths of social enterprises is that people choose to work in them because they believe in the mission and support the values and culture.  This doesn’t mean that social enterprises shouldn’t try hard to pay decent salaries and provide pleasant offices, but it does mean that people are more likely to be aligned around shared goals and priorities, and less likely to be secretly pursuing their own agenda. 

In these circumstances, putting the tools in people’s hands so that they can autonomously prioritise their work means you can get more done, more quickly.  A simple approach makes this easier – if managers can be confident that colleagues are making decisions in line with an agreed process, they can be allowed to crack on with more independence, which makes work more satisfying as well as more efficient.  It also means that when team-members encounter new challenges at short notice, they are more likely to make the right call.   

          4. The worst-case scenario is not a catastrophe 

Following these rules mean that our worst-case scenario is that if the business fails, at least but we’ve made every effort we could to avoid harming people or leaving them excessively out of pocket.  In our view, this is part of acting with integrity.   

In other words, our rules – like the submariners’  support the ‘minimax’ decision-making approach described by Gigerenzer, where one aims to minimise the potential harm in a situation of maximum loss It’s the right approach for a business like ours, and it also makes for better sleep at night. 

Find out more about our core values, our commitment to providing good-quality housing to property guardians and raising standards in our industry.

Life as a Dot Dot Dot property guardian: Tom, east London

January 29, 2021

From east London Dot Dot Dot guardian, Tom

I’ve been a property guardian with Dot Dot Dot for nearly four years. I’ve lived in my current home in Tower Hamlets since January 2020. 

Years of private renting meant rarely picking up a paintbrush, or delving into any DIY. Tight rental rules on decorating, and deposits, means properties have to remain how they are. As a guardian, I have helped paint rooms, put up shelves and hang pictures. It is enormously liberating to know I can try new things without the restrictions normally found in renting. My knowledge of plumbing has also improved as guardians are encouraged to find fixes for small issues themselves before calling assistance. I’m far from a handyman, but I feel I’m getting better all the time.  

Dot Dot Dot’s focus on volunteering has led to opportunities that could have otherwise passed me by. Life can be fast-paced and even with the best intentions, volunteering time can be choked by other commitments. The obligation to do 16 hours a month as part of my licence agreement makes volunteering part of my weekly routine, and never an “extra” thing that gets squeezed in (or squeezed out). I’ve given time to many organisations and causes close to my heart such as male suicide prevention, community sport and local regeneration. I’ve made terrific memories and met lots of new people through my volunteering. I’m currently a listening volunteer at Samaritans 

Guardianship has also given me peace of mind. Dot Dot Dot’s warm, approachable relationship with their guardians is hugely reassuring, especially during a pandemic. I’ve only had one experience of being given notice but I was soon offered another in the same part of London. I knew this wasn’t a guarantee so I was grateful for Dot Dot Dot’s efforts. Staying in the same area means remaining a short walk from my office (when I’m allowed there!) – saving time and money that could be otherwise lost to a commute. Communication from Dot Dot Dot is excellent – it feels very clear what I can expect, and what’s expected of me – which only adds to a sense of stability and clarity.  

A good home for less-than-market-rate cost made my 2019 career change easier. After ten years in one industry I began in another I was more keen to develop in. This meant an inevitable pay cut and the inevitable internal questions. Among everything else I had to think about, I felt fortunate to need not worry about affording my licence fee and could focus on managing the transition. 

Becoming a guardian has introduced me to an unfamiliar area of London and one I now love. Living in modern developments in Finsbury Park and Stratford, I had never spent meaningful time in the Custom House / Canning Town / Poplar corridor, just north of the Thames. I try to visit the river everyday if I can. The beautiful Thames Barrier Park is perfect for exercise and the peaceful Thames path is great for disconnecting from the world. I’ve become a regular open-water swimmer (and a volunteer) at Royal Victoria Dock, completing the 10K Dock2Dock in September and have volunteered with several community events. 

I never shy away from recommending property guardianship with Dot Dot Dot to others. Its’ differences to renting means it usually requires a bit of explaining but I’m happy to take the time. Being a guardian has given me the freedom to pursue my goals, develop skills I didn’t know I had and live in an area of London I love. I’m very grateful to all those who have helped give me this opportunity.  

Read more from our Founder Katharine Hibbert, as she explores what change has meant for our current guardians, and how our model has helped them through periods of transition in their lives.

Working with Peabody for the future of Thamesmead

January 13, 2021

Built in the 1960s and deemed ‘the town of tomorrow’, Thamesmead’s distinctive brutalist architecture has been the backdrop to several culturally significant works of film and TV throughout the last 60 years, from A Clockwork Orange to Harry Potter. More recently, with the help of Peabody’s community investment, it has become a hub for culture and the arts and is home to Thamesmead festival and myriad community projects.

Since 2015, Dot Dot Dot have collaborated with Peabody to house property guardians in 120 properties in Thamesmead over the course of the housing association’s 10-year regeneration of the area. Over the last five years, we have housed almost 300 guardians in buildings that would otherwise be empty, and those guardians have contributed over 45,000 hours to worthwhile causes.

We take pride in our ability to be sensitive and responsive to our clients’ specific needs. We have the resources to conduct market research for our clients to gather both qualitative and quantitative data from our guardians. This valuable service gives our clients insight into who we house, where they volunteer their time and their contributions to their local economy and community.

After some discussions in the autumn about how to bring more value to the partnership, we conducted a survey to give Peabody a greater insight into the economic and social contribution of our guardians. 

Bringing economic regeneration to Thamesmead

Peabody are particularly interested in boosting Thamesmead’s local economy, not only for the inhabitants of post-regeneration Thamesmead but also for its current residents. Property guardianship can be an effective way to bring footfall and boost economic development in an area. 

We conducted phone interviews alongside the online survey to gather both qualitative and quantitative data from the 38 guardians (75% of resident guardians) that took part . A third of our guardians in Thamesmead run their own businesses, and, of those, 77% were based in Thamesmead. These businesses covered a multitude of areas, including dance teaching, project management, hairdressing, beauty, handywork, painting/decorating, media services, art production, young people and education, and poetry. Not only is it testament to how guardians can boost their local economy, but also to the sheer diversity of skill sets amongst the people we house.

Creating and sustaining a sense of community in Thamesmead

We have endeavoured throughout our partnership with Peabody to explore how we can best benefit the Thamesmead community. As we ask each of our guardians to volunteer 16 hours a month to a good cause of their choice, we have an invaluable resource that can be directed to local community projects and voluntary efforts. For example, Peabody are particularly aware of the need to help Thamesmead’s most vulnerable residents with grocery and prescription collections during the Covid-19 crisis, and asked us whether our guardians could support their efforts locally. The survey provided a good opportunity to ask guardians if they were interested in local Covid-19 volunteering and Mutual Aid groups, and we were able to direct the relevant people back to Peabody.

Due to a shared interest in social value, Dot Dot Dot and Peabody have a strong alignment of values. We also used the survey as a chance to gauge attitudes towards Thamesmead, and placed particular emphasis on whether guardians would stay in the area after their guardianship ended. Of those asked, 87% said they liked living in Thamesmead and 79% said they would consider living in Thamesmead after their guardianship had ended, making them potential future residents of the newly-renovated estate. In combining property guardianship with social value, we have helped Peabody to create and sustain a sense of community in Thamesmead which will last beyond our meanwhile partnership with them.

Through our sustainable approach to this long-term meanwhile project, Dot Dot Dot has contributed not only to Peabody’s meanwhile objectives for economic and community development in the area, but to their future vision too. To find out more about the history and future of Thamesmead, you can visit: https://www.thamesmeadnow.org.uk. 

 

If you’d like to find out more about how we collaborate with our clients, you can sign up to our newsletter here or get in touch with us at partnerships@dotdotdotproperty.com.

Spotlight on: Tom – what it’s like to volunteer for Samaritans

December 18, 2020

Writer for The Economist by day and volunteer with Samaritans by night, east Londoner, Tom, has been a Dot Dot Dot guardian for three years. Writing from his 2-bed flat, Tom describes the reality of his eye-opening role as a listening volunteer, and how being part of an army of like-minded people looking to make a positive difference is an extremely rewarding venture.

It’s 10.30pm on a Monday and I’m one of hundreds of Samaritans volunteers on duty tonight. I cycle from Poplar along the Thames path and under the Greenwich Foot Tunnel to my local branch in Lewisham. The river is peaceful and the path quiet. It’ll be silent when I return just after 3.

Becoming a listening volunteer begins with an information evening and a short selection process. Training normally involves several sessions which mix theory and role-play. These are usually in person but have been virtual during the pandemic. New volunteers are then assigned a mentor and you work together to develop your practice until you’re ready to take calls independently. However, you’re never “flying solo” – there’s always at least two on duty in a branch at any one time plus a leader on call. Training is stimulating and eye-opening. I was part of collaborative and close-knit group and many of us have stayed in contact. “This is not work experience” we are told early on. And it’s a really important point. Volunteers are discouraged from seeing training at Samaritans as just a stepping stone to a career in counselling. To train as a listening volunteer is to share the mission of the organisation and commit to regular duties in the long-term.

Contrary to perception, and despite being founded by a vicar, Samaritans is not a Christian organisation. The Rev Dr Chad Varah described its beginnings as “a man willing to listen, with a base and an emergency telephone.” The Daily Mirror called Chad the “telephone good Samaritan” and the name stuck. Now, over 20,000 volunteers in over 200 branches provide emotional support over the telephone, via email and by letter. There’s currently a pilot project trialling instant messaging too.

When people find out I volunteer at Samaritans, they usually have lots of questions. Our strict confidentiality policy – everything said in a contact remains within Samaritans – means volunteers do not share what’s been said in a call, even with those closest to them. There’s lots of support within the organisation. Common questions asked, that can be answered, include how often do you do it (I volunteer once a week) and do you always do nights (no, you can generally choose your hours but you are expected to contribute to the night shifts).

Volunteering for Samaritans is extremely rewarding: after each shift you know you have helped a number of people. You sense you’ve made a difference at the most basic level – you have been there for someone. You feel part of an army of like-minded people with similar motivations. Although the charity is vast, each branch has its own ways of doing things and each is its own unique community. As a guardian, my regular duties enable me to fulfil my 16 hours and often more.

There are lots of development opportunities within Samaritans. Each branch relies on volunteers taking on additional roles: from management, to mentoring to fundraising. Volunteers are supported to develop their skills and follow their interests. Two years into my Samaritans journey, I’m now helping my first mentee begin theirs.

You can donate to help Samaritans maintain their listening service at www.samaritans.org/donate-now. Whatever you’re going through, you can call Samaritans any time, from any phone for free on 116 123. You can email Samaritans at jo@samaritans.org. For more, visit www.samaritans.org/how-we-can-help/contact-samaritan.

Read more of our guardians’ volunteering stories over at our guardian spotlight

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