The Lettable Standard for Empty Properties

The Lettable Standard Definition

This document identifies the minimum standard of work you can expect when you move into an empty Arches Housing property. All Arches Housing properties that we let will meet the Lettable Standard.

The standard should ensure that all void dwellings are returned into the stock in the shortest time available and are not refused by a prospective tenant on the grounds of poor condition.

The Void Inspection Schedule

The Housing Officer for Lettings & Allocations is responsible for completing the voids inspection sheet after agreeing a Schedule of Works with the Void Contractor. The agreed Schedule of Works must be returned to the Housing & Property Services Manager for approval. This must be retained in the Void Schedules folder and saved electronically after a works order is raised.

The aim of a Void inspection is to decide whether the property:

• Needs to be made secure from unauthorised trespassers
• Meets the Association's lettable standard
• Would meet the standard after rubbish clearance or fumigation has been undertaken
• Is due for any major attribute replacements that could be completed whilst the property is empty
• Requires other repairs to be done before it will meet the standard
• Has any serious defects which would result in it being referred back to the Housing & Property Services Manager
• Would be appealing to a prospective tenant after all work has been completed.

The Lettable Standard in Detail

As part of the Void Inspection Arches Housing will ensure the following:

1.     Property Structure

• The structure is safe, secure and watertight
• The property is free from damp, wet rot or decaying wood
• Polystyrene tiles are removed
• Syringes and any other dangerous objects are removed
• Faulty stairs, banisters or handrails are repaired or renewed
• Walls and ceilings are in good condition, e.g. fill large holes and, where identified, repair areas of blown plaster
• All windows and doors are secure & operational and easy to open and close. Glass, locks, handles and hinges in good condition
• Damaged doors which are not economically repairable are replaced
• Kitchens and bathrooms are free from leaks and in a condition that enable the tenant to use them effectively.
• Fireplaces are boarded up (where necessary)
• Damaged floor coverings are repaired or renewed.
• Any identified asbestos is in a safe condition and registered.
• The property will have a wholesome supply of drinking water available
• The property has a safe, operable heating system

2.     Services and Utilities

• Utility meter readings will be recorded when void work is complete
• A safe gas or electrical supply (or both) will be provided, and any gas, electric, solid fuel or oil-fired appliances will be checked
• Faulty appliances and fittings will be repaired, replaced or removed
• An adequate source of heating will be provided
• Existing smoke detectors will be tested for correct operation. Smoke detectors will be fitted where they are not present
• Extractor fans (where present) will be cleaned and working
• The mains water stop cock will be working and accessible
• Plumbing systems will be fully functional.
• A cold water feed and drainage for a washing machine will be supplied where possible.

2.1     Gas Services

• When a property is empty the gas supply will be capped off.
• The gas supply will be re-instated when the new tenant has informed Arches Housing that they have moved into the property.
• Gas appliances and pipe work will have been checked and appliances will have been serviced within the preceding year.
• A copy of the Landlord's Gas Servicing Certificate will be provided when signing for the tenancy.
• It is the tenant’s responsibility to set up an account with a gas utility supplier.

2.2     Electrical Services

• Electrical installations will be checked and recommended works carried out.
• All properties will have an electrical test, and an NICEIC 'Domestic Electrical Installation Periodic Inspection Report' will be provided when signing for the tenancy.
• It is the tenant’s responsibility to set up an account with an electric utility supplier.

3.     Fixtures and Fittings

• Repair or replace any baths, wash hand basins, showers or toilets that are unfit for personal use.
• Make sure baths, wash hand basins and toilets are clean, secure and well sealed without leaks or cracks
• Make sure all taps work well
• Replace damaged wall tiles with ones of similar style & colour
• Make sure the kitchen has a suitable amount of units and that work surfaces are not damaged or stained, and can be cleaned by the tenant.
• Make sure that there are an adequate number of electric sockets in each room
• Carry out all minor repairs to existing fittings.
• Any appliances supplied by Arches Housing will be cleaned, leaving them free from dirt, grease, mould and mildew.
• Remove carpets, laminate floors and other non-standard items put in by previous residents unless we believe they improve and enhance the property. The ingoing resident will be given the option to 'adopt' the non standard items and be asked to sign a disclaimer relating to their future maintenance.

4.     Cleaning and Decoration

• The property will be left clean and free from infestation (e.g. fleas, rodents etc).
• The property will be cleared of all rubbish and any items left by the previous occupants.
• Loose wallpaper will be stripped and seriously soiled paintwork cleaned
• Graffiti will be removed internally and externally.
• All work surfaces, floors and paintwork sinks, bath, wash hand basins and toilets will be cleaned and disinfected following void work.
• Where appropriate, decoration vouchers may be issued as a contribution to the costs of redecoration.
• In extreme cases redecoration works may be undertaken by Arches Housing
• A Welcome pack will be given to the new resident at sign up.

5.     Standard Void Property Clean

• All works rubbish and debris will be cleared prior to the cleaning of a property.
• Any appliances supplied by Arches Housing will be cleaned, leaving them free from dirt and grease.

5.1     Floors and skirting

• Remove any articles impeding the proper cleaning of the floor areas
• Sweep and/or mop all floor areas and leave in a clean condition
• Clean skirting, leaving them free from dust and cobwebs.

5.2     Ceilings and other high level places generally

• All high level areas to be cleared of cobwebs and the like
• Ceiling roses to be cleaned to remove stains and paint

5.3     Walls

• All walls to be swept over to remove dust, grease or any food deposits
• Electrical sockets and switches to be cleaned, removing stains, paint etc
• Clean all glass to internal partitions.

5.4     Cupboard and room doors

• All door surfaces are to be washed and wiped over and left clean
• All ironmongery is to be cleaned and wiped over
• Clean all glass to doors and fanlights leaving them clean
• All surfaces and shelves within cupboards are to be cleaned.

5.5     Bathroom Area

• Thoroughly clean and disinfect all sanitary fittings to remove all soiling and limescale leaving them clean and ready for use
• Wash and clean both sides of WC seats and covers ready for use – where necessary these may be renewed
• Clean down tiled wall areas and leave free from marks
• Floors to be cleaned
• Clean all fixtures and fittings and buff where necessary
• Clean ceilings and electrical fittings.

5.6     Kitchen Area

• Thoroughly clean all kitchen cupboards both inside and out
• Thoroughly clean and disinfect all worktop areas
• Clean sink and drainer and leave free from smears
• Clean down wall tiled areas and leave free from grease, fat
• Floors to be cleaned
• Clean ceilings roses and electrical fittings.

5.7     Windows Generally

• Clean all internal windows & frames, removing all stains / stickers
• Clean external windows and frames where possible

5.8     Extractor Fans

• Carry out cleaning to extract fans and their control units, leaving them free from grease, dust and dirt.

6.     External areas around the home

• Remove rubbish and anything which is unsafe
• Clear and cut back overgrown gardens and trees
• Fill in ponds or large holes
• Remove any non-standard items e.g. barbecues
• Remove unsafe non standard structures such as sheds, green houses or lean to roofs not installed by Arches Housing.
• Repair existing fencing and/or add new/replacement fencing to the Planned Programme.