Planned Maintenance
What is this programme?
What is planned for 2008/09?
How will I know what is planned for my estate?
What you can expect (service standards)
What is planned for 2008/09?
How will I know what is planned for my estate?
What you can expect (service standards)
The Planned Maintenance programme ensures that homes and estates are maintained to a good standard and to ensure that statutory responsibilities are met. These works are programmed on a rolling basis to ensure Hackney Homes properties and estates are maintained to a good standard. Some of the work is our legal responsibility as your landlord. This includes water quality testing; heating and electricity ; and lighting to communal areas.
The rest of the programme is to maintain your estate and this includes: external repairs and decorations; lift repairs, upgrades and replacements; new door entry systems; replacement of CCTV systems; upgrading communal TV systems; lighting improvements; installation of water boosting systems to increase water pressure; improvements to estate footpaths and roads; and increased security for front entrance doors.
Hackney Homes has £28million for this programme in 2008/09. The work includes the types of activities listed above. This programme is partly delivered by Hackney Homes staff who specialise in painting, electrical works and gas fitting. We also use a range of specialist partner contractors who have the right skills needed to do this work.
You can use the online search function to check what Planned Maintenance and Decent Homes works are planned for your home. More...
You will also receive a letter from Hackney Homes at least six weeks before any major work commences on your estate. For example, we’ll write to you to let you know if a lift will be replaced or if you will have a new door entry system installed. However, we won’t write to you about some of the smaller jobs such as clearing gutters and drains, which happens on a regular basis.
When we write to you we’ll also invite you to an information session and give you the opportunity to ask any questions about the project and, wherever possible, allow you to make choices on the available options.
Planned maintenance, communal repairs and decent homes
We aim to carry out a wide range of works to maintain the housing stock to a decent standard. These works include cyclical programmes to comply with legal and safety regulations and to protect and prevent deterioration of buildings and the services provided within them.
Our approach is to…
- Undertake planned repairs and renewals, where required, and carry out improvement works to homes, blocks and estates. Some of these works include the maintenance and/or upgrading of: estate and block lighting; lifts; CCTV systems; security doors and door entry systems; drainage and water quality systems; domestic central heating and hot water services; electrical supply systems and domestic wiring; playground sites and equipment; estate roads and footpaths; external and internal decorations to blocks and estates; communal heating and hot water services; and security works.
- Subject to the availability of resources, ensure that all homes meet the Decent Homes standard by 2013.
- All residents involved in the Decent Homes programme will be informed of works before they happen, consulted on the way the work is organised and asked for feedback on completion. We’ll also provide an information pack
- Minimise disruption to residents while the works are ongoing
- Give residents as much choice as possible where there are options such as colour, style and materials
- Keep residents informed of any problems or delays in the works
- Wherever possible, carry out repairs on planned rather than reactive programmes, to maximise efficiency and minimize cost and disruption.
NB Hackney Homes and Hackney Council is reviewing how it can meet the objective of providing digital television services by 2010 in the light of limited finances available.
Our service standards…
- We will repair notified faults with TV aerial and satellite dishes within 5 working days
- We will check that CCTV cameras are working and will carry out necessary repairs within two working days. If a replacement is required, we will provide this within 10 working days
- We will paint the outside of all properties every 8 years, unless the property is involved in a separate improvement programme. This will be included in our Asset Management Strategy
- We will respond to lift breakdowns within 2 hours between 8.00 a.m. and 6.00 p.m, Mon- Fri and within 3 hours at other times, if there is no other lift available.
- We will undertake a monthly service on all lifts; an annual safety check on door gear; and a detailed inspection on a 5 year cycle.
- We will replace major components and replace complete lifts when required.
- We will attend to faults with door entry systems within 7 days unless circumstance requires a faster response, i.e.: vulnerable tenant.
- We will consult residents if a new or replacement door entry system is planned for your block
- We will refer individual light fitting faults to estate cleaners for re-lamping within 7 days. If cleaners are not able to remedy the fault or if a whole section of lighting is faulty, we will attend within one working day of receiving the report;
- Where necessary we will upgrade and replace estate lighting, including replacing old fittings with energy efficient lighting and fitting additional lights to improve the quality of illumination and rewire where necessary, on a 4 year cycle
- We will carry out inspection of completed specialist repairs, such as lift breakdowns, gas and electrical works and door entry systems
- We will carry out annual gas checks in all tenants’ homes where gas appliances have been installed by Hackney Council or Hackney Homes to ensure any gas appliances and the central heating system are safe and work properly. We will issue a gas safety certificate and during this visit we will replace any Hackney Homes’ supplied appliances that have become obsolete with an up-to-date and more energy efficient appliance.