Richard Scase gave a Keynote Speech to the Main Board of SHG, one of the largest housing associations in the South of England. He outlined some of the dramatic changes that are occurring in the global economy and how these are likely to impact on financial markets in the UK and, therefore, on the housing market. He also reviewed some of the major demographic trends in British society which, in a changing economic environment, will affect the demand for homes. These, he said, will lead to a surge in the need for social housing. These forces, in turn, will demand changes in the ways in which housing associations operate in their funding models as well as in their delivery of services. He concluded his talk by outlining some of the key characteristics of high performing associations.