Definition – any defect where there is a risk of danger to the health, safety and security of the tenant or a third party on the premises, or that affects the structure of the building adversely. Some examples of EMERGENCY repairs to be completed or made safe at first visit would be:
- Total loss of water or any other Utility Supply
- Loss of heating & hot water for elderly or vulnerable tenants
- Flooding / Burst water main
- Gas Leak / Blocked Flue
- Unsafe electricity fittings / equipment
- Breaches of security to external doors and windows (boarding up / lock replacement)
- Blocked main drains or soil pipe
- Blocked toilet - only where there is no other toilet available
- Failure of warden alarm or call system for elderly and vulnerable tenants
- Severe fire or storm damage
Definition - repairs that are likely to lead to further damage to buildings or loss of secondary services.
Examples of URGENT repairs would be:
- Minor plumbing leaks or defects
- Blocked drains, sinks, basins, baths or toilets
- Defective cistern or overflow
- Heating faults or breakdown / loss of hot water
- Minor electrical faults
- Roof leaks causing severe damp
- Faulty communal TV aerial
- Faulty stair treads, flooring or paving where there is a trip hazard
- Breaches of security to internal doors and windows (Flats and HMO’s)
- Failure of door entry system / replacement communal door locks
- Repairs to adaptations e.g. grab / hand rails, ramps
- Repairs to washing machines, tumble dyers and dishwashers
We aim to complete these within 7 days.
Definition – defects that can be reasonably deferred without serious discomfort or inconvenience to the tenant or a third party, or long-term deterioration of the building and which can await the next scheduled maintenance visit.
Examples of ROUTINE repairs would be:
- General joinery repairs including shelving and cupboard repairs
- Repairs to doors, windows and floors
- Repairs to external walls, fences or paths
- Repairs to brickwork, slates or tiles
- Repairs to or clearing of blocked gutters and downpipes
- Repairs to kitchen fittings or replacement cupboards
- Repairs to plasterwork
- Repairs to stair treads or banisters
- Dripping / leaking taps or shower units & other minor plumbing repairs
- Repairs to tiling including replacement
- Easing and adjusting windows and doors
- Other minor day to day repairs or replacements
We aim to complete these within 28 days.
However, in certain circumstances it may be more cost effective to group some non-urgent repairs together. In these cases we will keep you informed of the date of the repairs.
On average we aim to complete these within 5 days, unless otherwise agreed with the Property Services Department.
Definition – defects to fixtures and fittings that would seriously discomfort, inconvenience or provide risk to the tenant were they NOT repaired prior to moving in e.g. leaking taps, faulty electrical equipment, significant damage to doors, cupboards and other standard fixtures and fittings, any dangerous item or trip hazard.
As part of the works, all relevant property compliance checks/inspections are completed.
In 2010/11 Southdown began working to the National Schedule of Rates for responsive repairs. The use of the National Schedule of Rates allows us to issue a series of works orders, showing the breakdown of materials, machinery and labour, confident that the charges are based on pre-determined and agreed basis of measurement and pricing.
The use of the Schedule of Rates has allowed us to control our maintenance expenditure and has allowed for further investment and upgrading of our stock.
After a tendering exercise, Southdown awarded five year contracts (covering plumbing, electrical, voids and day-to-day repairs) to five local contractors.
We are always looking for your ideas on how to improve the service tenants receive. To share any comments, compliments or concerns please contact the Housing Division Manager, Jim Aspdin (j.aspdin@southdownhousing.org).