Programmed Works of Council Homes
In addition to the repairs service, which carries out responsive works to broken or damaged elements of our properties, we also have a Planned Maintenance Program.
What is Planned Maintenance?
Planned Maintenance is where we program the replacement of elements within your property. These are planned to make sure that our properties;
- Do not fall into disrepair;
- Have modern facilities;
- Are warm and efficiently heated, and;
- Meet health and safety standards.
The Government established the 'Decent Homes Standard' for all social housing to meet by 2010. The following types of works are planned in order that we meet this target;
State of Repair
These relate to the key building components which, if left in poor condition, could pose an immediate risk or cause further damage to other parts of the property. They include external components and internal components, that have potential safety implications and include;
- Walls;
- Roof;
- Windows/Doors
- Chimneys
- Heating Appliances e.g Boilers & Storage Heaters;
- Plumbing; and,
- Electrics.
Where key elements fall into disrepair we will carry out repairs or replacement depending on the extent of damage.
Modern Facilities
- Kitchen;
- Bathroom;
Thermal Comfort
- Insulation;
- Heating Upgrades.
The table below shows the lifecycle for components as defined by the Decent Homes Standard;
Lifetimes used |
Houses and bungalows |
All flats in blocks of below 6 storeys |
All flats in blocks of 6 or more storeys |
Wall structure |
80 |
80 |
50 |
Lintels |
60 |
60 |
60 |
Spalling brickwork |
30 |
30 |
30 |
Wall finish |
60 |
60 |
30 |
Roof structure |
50 |
30 |
30 |
Roof finish |
50 |
30 |
30 |
Chimney |
50 |
50 |
N/A |
Windows |
40 |
30 |
30 |
External doors |
40 |
30 |
30 |
Kitchen |
30 |
30 |
30 |
Bathrooms |
40 |
40 |
40 |
Heating - central heating gas boiler |
15 |
15 |
15 |
Heating - central heating distribution system |
40 |
40 |
40 |
Heating - other |
30 |
30 |
30 |
Electrical systems |
30 |
30 |
30 |
How do we decide on the Program?
We use an Asset Management System which records the information about every one of our properties. Regular Stock Condition Surveys are carried out to make sure this information is correct and has up to date information relating to the condition of components.
Regular consultation is carried out with tenant groups and through the Repairs & Maintenance Partnership, which is made up of Council Officers, Councillors and Tenants.
It is through these that we review and revise the program, including the specifications of what we are replacing.
