For councils and housing associations, July 2001 brought a clear definition of a target they had known was coming. New government guidance set out what a “decent home” is, and the aim was that all social housing should meet that standard by 2010. For any landlord with a large or ageing stock, the question was simple: how many of our homes fall short, and what will it cost to put them right in time?
What makes a home decent
Under the guidance, a decent home is one that:
- meets the current statutory minimum standard for housing;
- is in a reasonable state of repair;
- has reasonably modern facilities and services;
- provides a reasonable degree of thermal comfort.
Each of these is about the building itself. Old kitchens and bathrooms, failing roofs and windows, poor heating and inadequate insulation all count against a home.
Start with the facts
A target less than ten years away was only achievable if the landlord knew the condition of its stock. That means stock condition surveys which record the age and state of each main element, such as roofs, windows, kitchens, bathrooms, heating and electrics, together with an estimate of when each will need replacing. Without that, budgets are guesses and programmes are driven by whoever complains loudest.
From survey to programme
Good condition data can then be turned into a planned programme:
- group similar work across estates or blocks to get better prices;
- replace elements at the right time, not too early and not after failure;
- combine work, so that scaffolding put up for roofs also serves windows and gutters;
- keep tenants informed, because much of the work happens in occupied homes.
Delivery matters as much as planning
Large programmes of work to occupied homes need clear specifications, competitive tendering and close supervision on site. Leaseholders in mixed tenure blocks also need to be consulted before they are asked to contribute. Getting these steps right protects the budget and the residents.
See our Planned Preventative Maintenance and Major Works services, and how a later condition survey of 74 properties gave one owner a clear picture of its stock.