Decent Homes - Standard Plus

Transcription

Decent Homes
Standard Plus
Creating quality choices for communities
Decent Homes Standard Plus
Introduction
Decent Homes
Standard Plus
The Government set out the minimum
standards that residents could
expect from it’s Landlords when it
provided homes. This is called the
Decent Homes Standard and all Social
Registered Landlords had to meet this
standard by the end of 2010. However,
we along with many other Housing
Associations provide a higher standard
and this is called the Decent Homes
Plus Standard.
Each year we normally undertake a
10% Stock Condition Survey of our
properties, which means that usually
every property gets surveyed every ten
years. This allows us to understand the
condition and age of the components
that are found within your home. This
information is then used to plan the
improvement works and ensures that
your home benefits from modern,
timely and efficient facilities. If you think
that your home has not had within the
last 5 years a Stock Condition Survey
then please contact the Asset and
Investment Team and we will arrange
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for one of our trained Surveyors to visit
you. Please remember to ask to see
the Surveyors ID badge before you let
them in.
Before we start works to improve your
home or neighbourhood area we will
notify you first and explain why we
are doing it and which contractor will
undertake the works. A dedicated
Contracts Manager manages all
our improvement works and some
schemes have a Customer Liaison
Officer. You will be able to contact them
to ask for any help or assistance.
When we plan to undertake estate
improvements our Neighborhood
Officers will consult with you and a joint
plan will be agreed for your area.
If you are a leaseholder we will notify
you in accordance with the Section 20
Leaseholder Notification process. This
will explain why we feel it necessary to
undertake the works and the likely cost
to you which will be in accordance with
your lease agreement.
This booklet is set into eight sections
and explains what our standards
of service are to you. If you have
any queries contact our Asset and
Investment Team on 0300 777 4321
or alternatively you can email us at
[email protected].
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1. Internal Improvements
Kitchen Replacement
Government Decent Homes Standard –
Will replace a kitchen after 30 years if it
is in poor condition.
Decent Homes Plus Standard
We will replace your kitchen every
20 years if it is in poor condition and
beyond economic repair. When your
kitchen is replaced we will consult with
you over the design and layout of
the kitchen and give you a selection
of kitchen door finishes, handles,
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worktops, wall and floor tiles and wall
decoration colours to choose from.
When designing the kitchen we will look
to see if it is possible to remove existing
pantries, etc. to make the kitchen larger.
If you wish to have a new cooker,
hob unit, fridge, etc. we will fit these
for you within the kitchen as long as
you purchase them in advance of the
work starting. Please inform our Team
Leader for the improvements so that
they can ensure that the new goods
can be planned into the design. It will
then be your responsibility to maintain
them afterwards. If you install a gas
cooker after we have completed the
work you must ensure it is fitted by a
Gas Safe Registered Engineer.
If you are disabled and require an
adaptation to your kitchen, such as
lever taps, please discuss this with our
survey team as we will carry this out at
the time of the improvement.
Bathroom Replacement
40 years if it is in poor condition.
We will look to replace your bathroom
every 30 years if it is in poor condition
and beyond economic repair. However,
if some of the bathroom suite is in
good condition these items would be
left, (Partial bathroom replacement).
Full Bathroom Replacement
If we replace your whole bathroom
we would install a white bathroom
suite and give you a selection of wall
tiles, anti slip floor covering and wall
We will fit additional wall tiles above
the bath and leave you an electrical
and water connection point for you to
fit an electric shower. You will need to
maintain the electric shower afterwards.
Partial Bathroom Replacement
If following the bathroom survey we
establish that your bathroom does not
require a full replacement but requires
only one or two bathroom items to be
replaced, for example, a wash basin,
we will fit these for you. In addition to
this we would still give you a selection
of anti slip floor coverings and wall
We will only fit the shower point if we
replace your bath.
If you are disabled and require an
adaptation to your bathroom, such as
lever taps, or an over the bath shower,
etc. please discuss this with our survey
team as we will carry this out at the
time of the improvement if there is a
need.
Controlled Ventilation
There is no Standard.
When we install a new kitchen or
bathroom we will fit a mechanical
extractor fan. This will help to
remove moisture and reduce the
effects of condensation. However,
condensation found within properties
and the resulting damage that
affects decoration and furnishings is
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often partly due to the way people
live. It is important to remember
to use these fans and open
windows to remove the moist air.
survey that only a partial rewire is
necessary. If this is the case we will
only do the work which is necessary
to complete the partial rewire.
Electrical Rewire
When we carry out the rewire we will fit
additional sockets in each room, install
mains operated smoke detectors and
ensure that the rewiring meets the
Lifetime Homes Standard. This requires
light switches to be placed at a height
of 1200mm above the floor, sockets
are placed 450mm above the floor
and consumer boards (fuse board) are
set at 1500mm above the floor where
possible. This may mean that you will
need to re-decorate after we have done
We will look to undertake an electrical
rewire of your home every 40 years.
This may involve renewing all of the
sockets and switches and wiring
throughout your home, however,
we may find that following the
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the work, however, we can limit this
by installing the new cabling in plastic
conduits that will be fixed to the walls.
We will undertake a Periodic Electrical
Test of your home every 10 years to
ensure that the property is safe. Where
necessary we will upgrade the electrical
system following this inspection,
however, in most cases the information
gained from the inspection will allow us
to programme your homes electrical
rewire.
Electric Heating
We will replace your electric heating
system every 20 years if it is in poor
condition and beyond economic
repair. This will include changing the
storage heaters for the most efficient
type that is currently available and
fitting an insulated hot water cylinder.
We will also discuss with you the
possibility of installing solar panels to
your roof to help heat the hot water.
This will require the property to be
surveyed as the properties location
it is not always suitable for these
panels and this will be discussed with
you at the time of the survey. We will
also ensure that where possible your
loft has a minimum of 300mm of
insulation fitted. This may mean that
you will have to remove items from
your loft to allow us to fit the insulation
and this will be discussed with you
prior to the insulation being ordered.
Heating – Wet System
We will replace the heating wet
system in your home every 36
years if it is in poor condition and
beyond economic repair. This will
include replacing all of the radiators,
pipework, etc. We will also make the
system more efficient by ensuring
that we fit individual thermostatic
radiator valves which will allow you
to control your heating system and
thereby reduce your running costs.
This work will normally be done at
the same time we replace the boiler.
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Heating – Boiler Replacement
out the gas check as it ensures your
safety and is a legal requirement.
Heating - Heat Pumps
We will replace your boiler every 12
years if it is in poor condition and
beyond economic repair. It will be
replaced for a modern “A” rated
condensing boiler that is highly efficient
and which should reduce your heating
costs. We will fit two types of boilers:
Properties that are small and have two
bedrooms or less will have a combi
system fitted. With this system you do
not need a hot water cylinder, etc. as
the water is heated automatically by the
boiler when the hot water tap is turned
on.
Properties that are more than two
bedrooms will normally have a system
boiler fitted and this will be discussed
with you at the time of the survey. With
this system you will have a hot water
cylinder and the boiler will heat up
water for you which will be stored in the
cylinder until you need to use it.
We will carry out an annual gas safety
check on your boiler which will ensure
that it is safe and running well. It is
vital that you allow us access to carry
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Where there is no mains gas available
and your existing heating systems
requires replacement we will investigate
the possibility of installing a modern
renewable heating system, for
example, an air source heat pump
connected to a radiator wet system.
Not all properties are suitable for this
type of heating and we will consult
with you over the options available.
Digital Upgrade
We will replace your existing communal
aerial with a modern digital system
which will allow you to receive all the
free view channels, satellite television
and other interactive services.
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2. External Improvements
Roof - Structure
have to remove items from your
loft to allow us to fit the insulation
and this will be discussed with you
prior to the insulation being ordered.
Roof - Chimneys
Your roof will be inspected each time
we undertake a stock condition survey
to establish it’s condition. If it requires
repairing or renewing this will be
carried out and upgraded to meet the
Building Regulations current at the time.
Roof - Covering
Your roof will be inspected each
time we undertake a stock condition
survey to establish it’s condition. If it
requires repairing or renewing, this
will be carried out as necessary. We
will replace any existing timber fascias,
downpipes and guttering, etc. and
we will normally replace them with
new plastic ones. We will also ensure
that where possible your loft has a
minimum of 300mm of insulation
fitted. This may mean that you will
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Your roof will be inspected each time
we undertake a stock condition survey
to establish it’s condition. If the chimney
requires repairing or re-building this
will be carried out as necessary.
External Wall Structure
The walls of your home will be
inspected each time we undertake
a stock control survey to establish
their condition. Any failures to the
wall structure will be investigated
to establish the cause and to plan
the necessary remedial work.
External Wall finish
The walls of your home will be
inspected each time we undertake a
stock control survey to establish their
condition. If they require repairing,
re-pointing or renewing, this will be
carried out as necessary and the
work placed into a programme.
We will replace the external doors to
your home every 35 years if they are in
poor condition and beyond economic
repair. Normally external doors will
be replaced with a composite type,
glazing will be double glazed and it
will meet secure by design standards.
Cyclical External Painting
Window Replacement
We will replace the windows to
your home every 30 years if they
are in poor condition and beyond
economic repair. Normally windows
will be replaced with plastic ones
and they will have double glazing.
External Door Replacement
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We will redecorate the outside of
your home every six years. Any items
that have been painted previously
will be painted and you will be given
a range of colours to choose from
where applicable when we decorate.
Any necessary pre-decoration
repairs will be completed a short
while before the property is painted.
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All relevant communal areas will be
painted at the same time. Where there
is a choice of colour all residents within
the block will be consulted and the
majority colour choice will be used
to paint the walls, etc. We will ensure
that the painting scheme matches
the Disabled Discrimination Act
requirements and meets the latest fire
precaution recommendations.
3. Environmental
Improvements
Environmental Improvements to
Estates
The current Decent Homes Standard
does not require us to undertake
improvements to the external
environment. However, improving
the environment on your estates and
around your homes is important to
us and will help to keep and promote
sustainable communities.
We have set up an estate inspection
regime, which is led by our
Neighbourhood Officers who regularly
walk around the estates with local
residents to find out what the issues
are and where improvements are
required. These are then discussed with
all residents on the estate, plans agreed
and the work programmed to be
completed. These improvements may
involve various solutions but all will be
specific to the issues within that area.
Typical estate improvements could be:
• Improved or additional car parking.
• Landscaped areas to improve the
look and feel of an estate.
• Additional fencing, lighting, etc. to
improve the security of areas.
If you would like to know more
about these estate inspections or
would like to take part please contact
our Housing Management team.
Environmental Improvements to
Communal Areas
Government Decent Homes Standard
– There is no Standard. The current
Decent Homes Standard does not
require us to undertake improvements
to the communal areas. However,
ensuring that all communal areas are
safe and meet modern standards is
important to us and will help to keep
and promote sustainable communities.
Through our estate inspection regime,
which is led by your Neighbourhood
Officer, we will meet with you to discuss
any alterations or improvements that
are required to the communal areas
around your homes. Any proposals,
which would be specific to your estate,
would be discussed with all residents
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before a work programme is agreed.
Typical communal improvements could
be:
• Improved lighting for additional
security.
Fire risk assessments
– There is no Standard, however, there
is a legal obligation on us to ensure that
all communal areas are inspected and
are safe.
• Installation of new flooring.
If you would like to know more about
the inspections of communal areas or
would like to take part please contact
our Housing Management team.
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We will inspect all communal rooms,
stairwells, etc. annually. Any emergency
repairs or loose items that might cause
a fire risk will be acted on or removed
immediately, other improvements will
be placed into a works programme
which you will be notified about.
4. Health And Safety
Asbestos Management
does not require us to undertake
asbestos surveys. However, as a
landlord we are required to ensure that
all our residents and any contractors
working within our properties are kept
safe and we must keep an Asbestos
Register and manage asbestos
containing materials found within your
home.
We employ qualified Asbestos
Surveyors who undertake property
inspections to establish whether there
are any asbestos products found within
your home. This is normally done
just before we undertake any major
improvements or when the property
is void. These reports are held on our
computerised asbestos register and this
is used to inform our contractors of the
presence of asbestos when they are
carrying out repairs or improvements.
Following the survey we will also supply
you with an information letter detailing
the existence, type and location of
any asbestos products found within
your home. If you would like to have
further information on asbestos within
your home or require a survey to be
undertaken please contact our Facilities
Maintenance Team.
Asbestos Containing Materials
When an asbestos containing material
is found, depending on its condition
and location we will either leave
it in place or arrange for it to be
removed by a licensed contractor.
Every ten years we will re-inspect
your home to check on the condition
of any of the asbestos containing
material and again depending on its
condition leave it in place or remove it.
If you are concerned about any known
asbestos containing materials or are
suspicious that a material may contain
asbestos and it is damaged, please
contact the Facilities Maintenance Team
and we will arrange an inspection.
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Housing Health and Safety Rating
System (HHSRS)
We are required to carry out an HHSRS
assessment of your home and it is
recommended that we do this with the
stock condition surveys.
Annual Gas Safety Checks
– There is no decent homes standard,
however, we are required to carry out
annual gas safety checks by law.
The HHSRS legislation was introduced
to ensure that your home is safe to
occupy and that any possible risks
are reduced or removed completely.
We have trained our Stock Condition
Surveyors to be able to undertake
HHSRS assessments and these will
be carried out when we complete
the stock condition surveys.
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We will undertake a service of your gas
boiler every year. We will leave a copy
of the gas service report with you and
organise any repairs that are required. If
you have installed your own appliance,
such as a gas cooker it will be your
responsibility to service and maintain it.
Periodic Electrical Testing Safety
Checks
5. Thermal Comfort
however, we are required to carry out
periodic electrical tests of your home.
Energy Efficiency Rating (SAP)
We will undertake a Periodic
Electrical Test of your home every
10 years. This will ensure that it
is safe and meets any relevant
standards that are currently in place.
Fire Risk Assessments of Communal
Areas
however, we are required to carry
out annual fire risk assessments of
communal areas.
We will undertake an annual fire risk
assessment of all communal stairwells
and complexes to ensure that they
meet the current fire standards.
Any changes required to meet the
standards will be undertaken and all
relevant residents notified of the work.
– If your home has a SAP rating of less
than 35, we are expected to offer to
improve your home with additional
insulation and/or improvements to the
heating system.
When we carry out a stock condition
survey of your home, part of this
survey calculates the energy efficiency
level of the property, this is called
the Standard Assessment Procedure
(SAP). This is a calculation that scores
properties from zero to one hundred
for energy efficiency and the higher
the score the more energy efficient the
property is. This SAP calculation allows
us to highlight those properties with
a low score, which we can then target
and plan in additional works to improve
the energy efficiency level.
We have already improved those
properties with a SAP of less then 35.
We are now targeting those properties
above this level with additional
improvements, for example, increasing
loft insulation, installing condensing
boilers and solar panels, etc.
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Heating Systems
– If your home does not have any form
of central heating or if your gas or oil
system does not have a programmable
control then it does not meet the
Decent Homes Standard.
we maybe able to offer you an
alternative heating system to electric
storage heaters, such as, a renewable
energy system. With these new
types of heating system we will have
to undertake an inspection of your
home and have a discussion with
you, as not all properties and lifestyles
are suitable for a renewable system.
Boiler Installation
When we install a new boiler into your
home we will ensure that it is replaced
for a modern “A” rated condensing
boiler, with programmable heating
controls. Thermostatic radiator valves
will also be fitted to the radiators so
that you can individually control the
temperature in every room.
Electric Storage Heating
When we install electric storage heaters
we will make sure that they are the
latest model and we will offer to fit solar
panels to the roof of your home which
will be used to heat your domestic hot
water. The installation of solar panels
will be subject to survey as the location
of the property is not always suitable
for their use. This will be discussed with
you before the work is agreed.
Off Mains Gas Network
Where there is no mains gas available
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Insulation (Loft and Cavity Wall)
– The type of heating system found
within your home will dictate the
level and need for loft or cavity wall
insulation. For example, if you have
storage heaters fitted then the level
of loft insulation has to be at least
200mm, if you have a gas heating
system then the minimum level is
50mm.
Irrespective of which heating system
you have where possible we will
ensure that your loft insulation is
at least 300mm deep. Most of our
properties have cavity wall insulation
fitted however, if you are unsure please
contact the Asset and Investment
Team who can discuss this with you.
Both of these measures should reduce
your energy bills.
We occasionally undertake loft
insulation programmes. If your
home is included within one of
these programmes we do not
distinguish between the various
heating system types. All lofts
will be insulated to a minimum
depth of 300mm where possible.
Energy Conservation Advice
– There is no requirement upon us to
give residents energy conservation
advice.
We have become members of Energy
Extra which is a local energy advice
bureau. They have trained Energy
Advisors who will visit your home and
discuss with you various efficiency
methods that may result in cheaper
energy bills for you. If you would like to
have more details on this or to arrange
an appointment for one of their
Advisors to visit you, please contact
the Asset and Investment Team.
6. Adaptations
Adapting Properties
does not require us to adapt
properties for residents. However, we
understand that as a Landlord we have
an obligation to improve the living
conditions of our residents and to
enable them to stay within their home.
We will undertake adaptations up to
£2000 for you without the need to
apply for a Disabled Facilities Grant
(DFG) which is issued through the Local
Authority. Those minor adaptations up
to a value of £500 we will undertake
without the need for an Occupational
Therapist (OT) report, those over £500
and up to the £2000 we will require an
OT report.
In addition to this if there is a medical
need we will carry out adaptations to
your home if you are due to receive an
internal improvement, such as a new
kitchen and/or bathroom. A typical
adaptation requested at this time would
be a walk in shower.
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If you are not having an internal
improvement but still require an
adaptation over £2000 you will need
to apply for a DFG. In order to help you,
we will complete a Landlords Consent
application so there is no need for
you to complete a DFG application.
However you will need to arrange for
an OT assessment. When the work
is completed we will undertake an
inspection to ensure it meets our
quality standards.
Please note that not all properties
are suitable for adaptation and there
will be occassions when we will not
give approval for the adaptation for
example, if your home is in a first floor
flat or if you are under occupying
the property. If this is the case then
we may discuss with you a move to
another suitably adapted property.
7. Resident Consultation
And Involvement
We are committed to involving
and consulting with all residents in
implementing the improvement
programme. We have set up
numerous ways of talking to you
and finding out what the issues
are and where we can improve.
Resident Steering Groups
Where there is a need to carry out
a major improvement, for example,
improving the security of an area,
we set up a steering group of local
residents to establish the issues and to
help design and agree a solution. These
residents are then involved throughout
the process.
Involvement in Tender Process
When we tender the improvement
programme works we ask residents to
be involved in the appointment of the
contractor by helping us to prepare the
contract documentation, evaluating
the tenders and interviewing the
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contractors. We will also encourage
those residents to be involved in the
core meetings with the contractor,
which will last until the work is
completed.
the kitchens, external doors, etc. were
selected with resident involvement.
From time to time we need to agree
new materials or change the existing
products, when this occurs residents
will be fully involved.
Resident Inspection Scheme
The Resident Inspection Scheme was
set up to allow residents to tell us how
the improvement programme should
be changed or adapted to improve the
service that we give to residents.
We have established a group of
residents who have undertaken training
to be Inspectors but more importantly
have recently seen their home or area
improved. This has allowed them to
see at first hand how we do the work
and where we need to improve. These
Inspectors will talk to other residents
during and after the work is completed
and they will make suggestions to
both Herefordshire Housing and the
appointed contractors directly on how
to improve the service. If you would
like to know more or become involved
with the Resident Inspection Scheme,
please contact us on 0300 777 4321.
Choosing Materials
It is important that you choose the
materials we use within your homes.
The main items that we use in the
improvement programme, for example,
Design Standards
When works are completed within your
home or the area where you live we
will ask for your help and preferences in
designing the improvement works. For
example, when we install a new kitchen
into your home, our dedicated kitchen
designer will visit you and discuss with
you the new kitchen layout.
Resident Questionnaires
After the improvement programme
works are completed we will send you a
questionnaire which gives you a chance
to inform us directly how we and the
appointed contractor performed. The
questionnaire results are discussed with
our Resident Inspectors allowing us to
change or adapt the service we give to
residents.
Five Year Improvement Programme
Notification
At the beginning of the financial year
(1st April) we will notify you of the
improvement programme works
that are being undertaken that year.
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This is listed within an improvement
programme booklet which will be sent
to all residents and will tell you if we are
to carry out works to your home that
year.
8. Resident Responsibilities
In looking after your home there will be
some items that you will be responsible
for maintaining, these are:
• Curtain rails and net hooks, hat and
coat rails
• Altering doors for carpets and lost
or damaged keys (Unless sheltered
Schemes)
• Minor plastering (Cracks and small
holes) and internal decorating
• Any loose floor covering and fitted
carpets
• Alterations to install resident’s
own appliances, fittings or fixtures,
resident’s own appliances and plugs
• Changing batteries to battery
operated smoke alarms and carbon
monoxide detectors, changing
light bulbs, kitchen strip light tubes,
starters and diffuser
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• Resident appliances, for example,
TV, kettles, lamps, showers, etc.
Disconnection and reconnection of
cookers
• Electric and gas meters and supply
• Blocked WC, sink or bath due to
misuse
• Removing radiators for decorations
• Glazing, unless where this has been
caused by criminal damage and
reported to the Police. We will require
an Incident Number from the Police
• Lost door keys and replacement
locks and gaining entry to your
home if you have locked yourself out.
Draught excluders and resident fitted
door bells
• Cleaning leaves and garden waste,
etc. from gullies and unblocking
drains if caused by occupiers
• Garden maintenance and any
resident fitted fencing, gates, washing
line props and dryers, paving, garden
walls and car hard standing and
driveways
• Replacement of padlocks to garage
doors
• TV aerials and satellite dishes unless
there is a communal aerial system
• Dealing with any infestations, for
example, fleas, ants, rats, squirrels,
wasps and bees nest, etc.
If your home has been damaged
because you have neglected it,
deliberately damaged it or due to
criminal damage where you have not
obtained an Incident Number from the
Police, we will charge you for the cost of
the repair.
If you require this information leaflet in Braille,
large print or audio format please call
0300 777 4321
Minicom users please call: (01432) 378 487
Versions in other languages
Polish
Istotne informacje na temat najmu. Osoby, które chcą otrzymać tłumaczenie tego
dokumentu prosimy o kontakt pod nr tel. 0300 777 4321
Russian
Это - вaжнaя информaция о вaшeм apeном соглaшeнии. Ecли вaм нyжeн пepeвод
этой инфopмaции, пoжaлyйстa, звонитe 0300 777 4321
Portuguese
Estas são informações importantes sobre o seo contrato de arrendamento. Se pretender
obter esta informaçãp traduzida ligue para 0300 777 4321
Lithuanian
Tai svarbi informacija apie Jūsų nuomą. Jeigu gauti šios informacijos vertimą, skambinkite
tel. 0300 777 4321
Stay informed. Follow us on:
23
Head Office
> Herefordshire Housing Ltd, Legion Way, Hereford HR1 1LN
> Telephone 0300 777 4321 > Fax 01432 384198
> Email [email protected] > Website www.hhl.org.uk
24

Decent Homes - Standard Plus

Transcription

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