Housing repairs

Before you move into your new home we will ensure the property is safe, clean and in a reasonable state of repair. This is called the lettable standard and sets out the minimum standard our properties will meet when they are let to new tenants.

Utilities 

 

1. Electric checks
   All electrical fittings will be tested to comply with the current safety regulations (NICEIC). Safety certificates will be held by us. At a minimum there will be two double switched sockets in each bedroom, one single in the hall and three double sockets in the kitchen. All wiring, fuse boards, sockets, switches, heaters and light fittings to be in good working order.
    
2. Gas checks
   The gas system will be tested. A valid Landlord’s Gas Safety Record (LGSR) certificate will be held by us and a copy provided to the new resident. Boiler, radiators, thermostat and timer to be in good working order and gas points to be plugged or capped. 
    
3. Asbestos checks
   The property will be checked for asbestos during the void period. 
    
4. Plumbing and water system
   This includes all tanks, cylinders, pipework, taps, stop valves, drainage, baths, showers, basins, sinks, toilets and cisterns, plugs and chains. Plumbing and water systems will be tested to ensure they are in working order and free of leaks and blockages. Cold drinking water from the mains supplied to the kitchen sink. Taps and stopcocks will turn easily, all hot taps will be on the left and cold taps on the right; this will aid the visually impaired.

Floors and stairs

 

1. Vinyl flooring
   Clean undamaged washable vinyl flooring or similar is provided in the kitchen, bathroom and WC. This will be intact, secure, level and free of trip or slip hazards, ready to receive the tenant’s own covering.
   
   If vinyl flooring in other rooms is in poor condition and likely to prevent acceptance of the property it will be removed and prepared for new covering. 
    
2. Floors and skirting boards
   Damaged or loose floorboards will be fixed or replaced as necessary. Damaged or missing sections of skirting/architrave will be replaced and painted to match the existing.
   Carpets and carpet grippers (left/removed) by the previous tenant will be removed. This will be clean, secure, free of rot, trip hazards and nails.
    
3.  Stairs
   There should be at least one handrail per staircase. Handrails, steps, balustrades, newell posts and treads securely fitted.

Front and back doors

The front entrance door will be in good working order to ensure security. It will be secured with a suitable cylinder lock or five lever lockset. The door will only be renewed if it is incapable of being repaired or adequately secured. Damage created by any previous forced entries will be repaired.

In total there should be three full sets of keys to the property. No keys should be left in the property. The back/balcony doors will be checked to ensure that they open and close properly, are secure and have fully operational keys.

Internal doors and windows 

 

• All fire check doors have to have a Perko/door closer working without fault.
• The bathroom and WC doors will be fitted with a suitable lock that can be used from the inside.
• No locks will be provided on other internal doors.
• Internal doors should be clean, secure, easy to open and close and hinges, handles and latches to be secure and in working order.
• Door to be free from damage, including glazing.

Windows

All broken windows will be re-glazed. Security locks to windows on the ground floor. Glazing intact and secure. Windows will be easy to open and close and safety catches operational. Window restrictors to be fitted to all casements above first floor level. Keys to be available at letting.

Kitchen

 

1. Kitchen units: Kitchen units that are damaged or unhygienic (beyond cleaning) will be repaired or replaced depending on their condition. The number of kitchen units will depend on the size and layout of the kitchen. As a minimum, one unit with a stainless steel sink, one double base unit and one double wall unit. Sound and useable. All drawers and doors open and close without catching, including trim to units. If possible wall and floor units will match.
    
2. Work top and sealant: Free from damage, clean and sealed where work top meets the wall and around the sink.
    
3. Sink: Clean and free of rust and stains. Plug and chain secure. No leaks and free flowing waste.
    
4. Taps: Clean, easy to operate, marked hot and cold and drip free, hot on the left, cold on the right.
    
5. Tiling: Two rows of tiles on the walls above the work surface and sink. Clean, not loose or cracked. Cooker space to be tiled.
    
6. Cooker points: Gas: clean and capped off with bayonet removed, ready for cooker to be fitted by a Gas Safe engineer. Electric: power points supplied and clean, ready for cooker to be put in.
    
7. Washing machine: Where there is sufficient room, leave a 620mm space with a cold and hot water supply, and waste pipe ready for washing machine to be fitted. Hot and cold valves clean and easy to open and close. Valves drip free and marked hot and cold. Waste pipe secure and drip-free.

Bathroom

 

1. Bath and shower: Clean and sealed where bath edges meet the tiling. Secure and free from chips. Plug and chain secure. Bath panel and frame secure and clean. No leaks, free flowing waste.
   
   Unless in good working order, showers when fitted by former tenants, shower removed and piping capped off with tiling made good.
    
2. Toilet pan/seat/cistern: Renewed seat, secure pan, clean and easy to flush.
    
3. Wash hand basin: Secure, free from chips. Plug and chain secure. No leaks and free flowing waste.
    
4. Taps: Secure, clean, easy to operate, drip free and marked hot and cold, hot on the left and cold on the right.
    
5. Tiles: Two rows of tiles above the wash hand basin and three rows of tiles above the bath. Clean, intact, not loose or cracked.

Walls and ceilings

Sound, free from damp, graffiti, large cracks, loose plaster, bulges and holes. Polystyrene tiles to be removed from property (including residue paste) and surface made good. Any room which is in a very poor state of decoration, for example because of graffiti or mould growth, will be redecorated. If there is mould growth the walls should be treated with a fungicidal wash, leaving the surface ready for decoration. Mould growth should be reported and the cause identified prior to treatment.

External site works

External repairs to keep the building wind and watertight.  Gardens will be cleared and any dangerous items will be repaired/replaced. Balcony drains and gullies will be unblocked and overflows repaired.

Miscellaneous

 

• Asbestos: Type 2 to comply with current legislation, check the property for asbestos.
• Smoke detectors: In a house, provide one in the hall/lobby and one in the landing. In a flat, provide one in hall/lobby, unless already installed as part of a fire Alarm system such as sheltered schemes 
• Adaptations for people with disabilities: adaptations will be clean, secure and working. 

Residents’ fixtures and fittings

  Items such as coat hooks, wall fixings picture hooks etc will be removed from dwellings prior to re-occupation.

Exclusions

 

• Any capital improvements must be full replacement, i.e. kitchen replacement, wholesale bathroom replacement, complete electrical rewire. 
• Asbestos associated works. 
• Full electrical rewire. 

Redecoration of voids

 

• Excellent decorative standard: rooms have been decorated recently, few areas with holes/marks etc. Where previous fitting were removed e.g. mirrors and shelving.  Action: no additional work required.
   
• Good condition: some areas need decoration repair e.g. some loose paper needs re-sticking, small amount of making good prior to repairing.  Action: minor work required.
   
• Fair: most walls and ceiling within a room are in good decorative order.  Action: touch up any damaged areas.
   
• Poor: property is in poor decorative condition, bare walls, and recent water damage and/or significantly discoloured, for example by nicotine.  Action: offer allowance or decoration.