Decent Homes

STOCK CONDITION SURVEY 2007

The Decent Homes Standard - Towards 2010 and beyond

We have a duty to keep our homes maintained in good order for the long term. Our Business Strategy makes a clear commitment to this end. The Strategy also sets the context for what needs to be done, given the size of the organisation, and officers' familiarity with all the housing stock in ownership.

One of the most important means of establishing the condition of our housing stock is to carry out a stock condition survey (which does exactly what it says on the tin). We undertook partial stock condition surveys in 1995 and 2000.

We are now about to embark upon a more thorough survey, however, which will take approximately six to eight months to complete. This will provide up to date information on the overall condition of the housing we own. Using this information, we will be able to identify and plan for work needed to ensure all our homes are properly looked after, and also meet the Government's targets, known as 'Decent Homes Standards', by the year 2010/11. (A Decent Home' is one that is wind and weather-tight, economical to keep warm, and has reasonably modern facilities).

We are very positive about reaching the standard. Having started on a major programme of improvement work in 1991, long before it was introduced, we have actually been doing some of the very things that help to achieve the standard. Virtually all of our newer, or modernised homes already do. The programme provides homes with new kitchens, bathrooms and heating systems. Some will also have insulation installed or upgraded, and some electrical installations upgraded or renewed. All this enhances our progress towards the standard. We will continue to ensure all our homes will always meet the standard. The standard does not include double glazing, but we generally replace any single glazed windows with more energy-efficiency double-glazed units.

We also upgrade fire/smoke detection systems.

The information we collect from the stock condition survey will tell us the varied types of work required in our properties, and when they are generally likely to be needed to be undertaken over the next 30 years. This is largely based upon the current age, life expectancy, and condition of elements or component parts contained in any home.

Where a number of different types of work are required inside a home in order to make it comply with the Decent Homes Standard, we carry it out as one project, wherever possible. For example, a home due to receive a new central heating system, a new kitchen, and a new bathroom would be undertaken, where practically possible, as part of the same project in the same year, rather than as part of different projects over a number of different years. This keeps disruption to a minimum, and is a much more cost effective and efficient process for all concerned.

It is likely that different elements of work will be required in different homes in order to comply with the Decent Homes standard. This means that when we come to survey your home some elements of your home may have been brought up to the standard already. For example, your home may have received a replacement kitchen or a very significant upgrade, within the last five years.

We shall also be collecting information in order to comply with the Government's new HHSRS (Housing Health & Safety Rating System) which is an assessment of the suitability of a property to live in safely.

The survey will collect energy efficiency records, which provides an energy rating for each property, commonly known as SAPS (Standard Assessment Procedure). It is also a loose guide to the likely cost of heating and lighting the home. Any deficiencies in the rating will be reported automatically, and this will allow us to propose programmes of improvement.

Following the survey, the Association will have compiled a detailed record of its properties in terms of fitness standards, essential and other building components, modern facilities, and thermal comfort and safety.

It is proposed to commence the stock condition survey by the end of June this year. In order to comply with all the regulations, we have to look at every property we own. All residents will be notified about the detail of the work well in advance of visits. We will do this on a consultative basis. Appointments will be made. We will have a better idea of how long each visit will take once a start has been made.

We will ask for every assistance in carrying out this important and worthwhile project.