Thank you. My 12 years as a voluntary, unpaid housing association board member taught me that a well-run association, a non-profit association, can be the most effective vehicle for delivering social housing and tenant empowerment. Do you recognise what we learnt—that top-down tenant engagement, top-down consultation, was ineffective, whereas getting down, bottom-up, engaging with tenants, getting to know tenants, listening to tenants was the way to actually drive effective engagement to ensure that tenants' views were heard and acted upon?