What is a lettable standard?

This is the standard you can expect when moving into one of our properties. If you feel that the home you move into is not up to this standard for any reason, please contact us or talk to your neighbourhood manager who will offer you an appointment within the first six weeks of moving into your property.

Works to ensure the property meets the lettable standard should be carried out before you move in. However, certain works may be undertaken after the property has been relet. This is done to minimise the time that the property is empty and to help you move in more quickly.

Where works are still to be undertaken, residents should be fully notified of what these works are. Any works that remain outstanding will not include any that might constitute a Health and Safety risk.

Please refer to the pictures and descriptions in the repairs handbook, provided in your sign up pack, if you are unsure of any of the terms contained within this standard. You can also download this from the ‘related files’ panel on the right-hand side of this page.

Decent Homes Standard and other legislation

In 2000, the government made a commitment to bring all social housing up to a “decent” condition, challenging all landlords to meet the Decent Homes Standard by 2010.

We are aiming to meet this challenge for most of our properties through ongoing planned maintenance and improvements. However, for a small portion of our stock we have been granted an exemption until 2014. Once complete, these works and improvements will ensure your home meets the Decent Homes Standard. This means housing should be weatherproof and have reasonably modern facilities, including heating.

Our standard

Your property will comply with all current legislation in relation to structural stability, repair, lighting, heating, ventilation, sanitation, drainage, fire safety, asbestos and freedom from damp when you move in.

External (where applicable)

• Sheds, garages and outbuildings are cleared of all contents
• Boundaries, whether fences or walls, are continuous and in a reasonable and safe condition. Gates, particularly to rear gardens, are secure
• Drains are clear and in good condition. Gullies are clear and fitted with covers or kerbs as appropriate. Inspections chamber covers are sound with seals intact
• Gardens are cleared of rubbish
• Paths, patios or hard standings are in safe condition, with drainage away from the building where possible
• External stairs providing access to flats or roofs will have handrails at least one metre high and balusters no more than 100mm apart. Restrictions to this rule may apply if the property is in a conservation area

Roofs and guttering

• All roofs are watertight
• Gutters/rainwater pipes are in good working order, free-flowing and take rainwater to discharge points

External joinery and windows

• External paintwork/decorations, windows, etc. are attended to on a repeated programme, approximately every five years. If prior to the letting external decorations are found to be in a very poor state, we will try, where possible, to bring the programmed works forward
• Windows will open and close without defect
• All glazing is in good condition
• All window furniture is in working order. Security catches (button operated) to basement and ground floors are fitted, plus sash fasteners with special regard to any openings vulnerable to forced entry

Internal – general

• All furniture, rubbish, etc is cleared
• There should be no insect or rodent infestations
• The property is in a clean and hygienic condition:

Doors

• Doors are in good condition. All door furniture is in working order and door closers and smoke seals are operative
• Glazing to lower door panels shall be kite marked safety glass
• Doorstops are fitted to all room and cupboard doors where door furniture could damage decorations and walls
• Front doors and flat entrance doors are fitted with a Yale lock and mortice deadlock with thumb turn
• Where relevant, rear entrance doors will be provided with two bolts and a key operated mortice deadlock

Floors

• All solid floors have a suitable covering (vinyl sheet or tiles), complete and free from damage. Any loose or damaged tiles will be replaced, any torn or loose vinyl shall be repaired or replaced
• Kitchen and bathrooms have slip resistant vinyl flooring
• Timber floors will have any loose boards secured, any defective boards replaced, and any protrusions such as nails removed or punched home

Walls and ceilings

• There are no major cracks or loose plaster
• There are no inflammable ceiling tiles in place
• There is no rising damp

Woodwork and stairs

•  All internal woodwork is free from serious defects
• Stairs are sound and fitted with handrails to comply with Building Regulations

Electrical installation

• The electrics have been subject to a National Inspection Council (NIC) visual check and tested by an NIC qualified electrical contractor. You should have an NIC Safety Certificate issued
•  There should be a minimum number of sockets in the: kitchen, three single/double outlets; living Room, two single/double outlets; bedrooms, one double outlet
• Mains operated smoke detectors are fitted to every floor within the unit, located in hall and landings (communal areas)

Gas and heating installation

• The gas installations have been tested by a CAPITA registered contractor and you should have a copy of the CP12 certificate issued (Gas Safety certificate)
• The existing heating system has been serviced
• If there is no central heating system, one will be installed as part of the void works
• All gas fires will have been removed and any openings made good. There will be adequate heating provided

Plumbing installation and bathroom/WC

• All sanitary fittings including cisterns, ball valves, wastes, traps, overflows, taps, etc. have been tested for leaks and left in full working order, clean and free of scale and stains
• Plugs and chains are secure and checked
• A new toilet seat will have been fitted if necessary
• Stopcocks have been tested, labelled and left in working order
• Tiled areas have been regrouted, where necessary, with an effective mastic seal at the junction with sanitary fittings. Cracked tiles have been replaced
• Extractor fans to internal bathrooms have been checked and left in working order. Bathrooms are fitted with a Humidistat controlled extractor fan, where there was no existing fan

Kitchen

• Units have been checked to see that they are secured to wall
• Doors and drawers open/close properly and worktops are sound and have a rolled edge to them
• Tiled splashbacks are grouted and any cracked tiles have been replaced. There are tiles behind the cooker. Mastic seal where tiles meet worktops or units has been checked and re-sealed if necessary
• Cooker gas supply has been checked as part of gas instillation (see above)
• Retaining clip on wall for cooker, where the cooker has been provided
• Where applicable, space for white goods is provided, with water supplies for washing machines and dishwashers
• If no means of mechanical ventilation is present, a humidistat controlled extractor fan has been fitted. Existing extractor fans have been stripped down, cleaned and overhauled

Decorations

• Walls and woodwork are prepared ready for decorating
• Decoration may be carried out if needed to kitchens and bathrooms

Flexibility for residents

•  There may be occasions where the previous tenant would like to leave something in the property which the new tenant may want to keep. This may include floor coverings, furniture, a fitted hob/ oven or other similar items
• This must be agreed previously with us. Providing we have no objection to an item remaining in the property, the incoming tenant will be asked to sign a disclaimer accepting that they will be wholly responsible for the item from the start of the tenancy
• Items which would not be agreed to may include those that constitute a health and safety risk, or those that may cause nuisance to other residents (for example, unsafe appliances or furniture, or floor covering fitted without proper insulation which would cause noise nuisance)