New Void Standard - Effective December 2004
Revised Void Standard
Following consultation with the working group and comparisons with other organisations the current void standard has been amended. The recommended amendments are in italics and bold.Prior to Letting
- Following void works, the premises shall be weather tight, safe and in a condition suitable for letting.
- An electrical test must be completed and a copy of the report kept on the house file. All gas fires to be checked, their numbers and location should also be noted on the void sheet so they are not “lost” during the works.
- All opening windows must be openable for ventilation and as a means of escape. Therefore, they should be eased and adjusted as necessary. (Windows to be in best working order, having regard to age).
- The property should be left in a clean condition. All habitable rooms to have artificial and natural lighting, fluorescent fittings (other than in the kitchen) to be removed and ceilings made good to enable straightforward repainting by the tenant. Windows to be in best working order, having regard to age.
- Any new plaster shall be left as finished and a decoration allowance awarded to ingoing tenant.
- All pipework will be emptied in void properties during the winter months, to reduce risk of flooding from burst/frozen pipes.
External Works
Prior to Letting
- All rubbish should be cleared from gardens, including dangerous structures (damaged greenhouses and sheds). Garden buildings that are sound are to be left.
- Uneven and dangerous paths and steps serving the premises should be rectified, particular attention to be paid where the property is to be allocated to an elderly person.
- Overgrown gardens shall be strimmed and a rechargeable account issued to the outgoing tenant for costs incurred
- Line poles will be removed if dangerous but replacement if these will be the ingoing tenants responsibility to provide.
Post Letting
- Removal of garden ponds to be decided prior to letting, or in liaison with Housing Officer.
- Works to gutters and downpipes are to be raised as standard repairs, along with fences and gates. All void properties will have a gate fitted to each main exit/access of the garden. Gates once fitted will be the tenants' responsibility to maintain during their occupancy .
Internal Works
If the estate or group of properties has been subject to an Improvements Programme, the Technical Officer, before issuing void works instructions, should check the specification.
Internal Redecoration
Prior to Letting
- No internal decorations are to be undertaken.
- Where walls are found to be artexed redecoration/replastering to be at the discretion of the Customer Services Manager or Housing Manager. No work to internal doors be undertaken unless they are fire doors or vandalised - excluding sheltered and old peoples' dwellings. Where doors are missing and not acting as fire doors the ingoing tenant at accompanied viewing stage to be asked if they wish this to be fitted – bearing in mind lack of floor space in some dwellings.
Post Letting
- In some instances it may be considered necessary by the Housing Officer that additional works after letting when the prospective tenant's age etc. is known are required. The Housing Officer must seek approval of Housing Manager, Customer Services Manager or Tenancy Services Manager before authorising any works.
Other Items
Prior to Letting
- Telephones should be noted on void sheets.
- Heating and hot water system to be in proper working order, gas and electric test certificates to be provided by the “voids contractor”.
- Where fitted, carpet gripper rods will be left - any removal to be agreed at the letting. (NOTE: removal of gripper rods usually results in repairs to floors if thermoplastic tiles ). Carpets in exceptional condition may be left following discussion between the Housing Officer and ingoing tenant during the accompanied viewing stage.
Post Letting
- Hot water cylinder to be lagged. Loft, loft hatches and loft tanks to be insulated.
Tenants' Improvements
Prior to Letting
- All of the previous tenants' improvements undertaken with permission and to a good standard are to be noted on the void report for retention e.g. showers over baths. These will then be “gifted” to the incoming tenant. The exception to this will be central heating systems which are to be overhauled and added to the Council's mechanical maintenance contract.
Post Letting
- Future repairs to bathrooms and kitchens installed by previous tenants should be referred to the Tenancy Services Manager or Customer Services Manager. In general the Technical Officer may carry out repairs to former tenants' improvements up to a value of £250 without prior authorisation from the Tenancy Services Manager or the Customer Services Manager.
Kitchen
Prior to Letting
- Floors to be clean and level without holes or breaks. No tiling to be done. This is to be the responsibility of the new tenant.
- All floor, ceiling and wall finishes to be sound, free of holes, prepared for simple decoration and readily cleanable, this includes the inside of any built-in larders.
- Minimum kitchen fittings - 1 x 1000 wall unit: 1 x 1000 floor unit: 1 x 1000 sink unit - all these and the work tops are to be in a hygienic condition. Cupboards and worktops must be in such a condition for immediate food storage and preparation. All replacement floor units are to be drawer line and at least one drawer line unit should exist in every kitchen. All worktops are to be matching and undamaged. Kitchen units should ideally be matching but some co-ordinating colour schemes may remain.
- Where a programme of Decent Homes work is due within 18 months of reletting of the property, units will not be replaced unless they are unhygienic. Replacement of old or worn units will be undertaken by the Planned Maintenance Team's programme of works. Repairs to extend the life of units may be undertaken. Tenants to be advised of impending programme of works at accompanied viewing stage.
- Splashbacks to sink and all work tops to be sound, grouted and sealed.
- 4 double socket outlets - two to be above work height.
- Gas and electric cooker points to be provided where both services exist into the building
Post Letting
- Plumbing for washing machine will not be provided. This will be the tenants' responsibility to provide at their own cost.
Bathroom
Prior to Letting
- Floor to be clean and level without holes or breaks. No tiling to be provided. This to be the responsibility of the new tenant.
- Bath , basin and wc to be in proper working order, clean with splashbacks to bath and basin sound, grouted and sealed. Chipped or cracked sanitaryware must be replaced. Where a replacement fitting is required to a coloured suite, the best matched replacement to be sought even if this means fitting after letting. Technical Officers judgement to be used. Cleanliness and state of repair to take priority over colour co-ordination.
- Where a programme of Decent Homes work is due within 18 months of reletting of the property, bathroom fitments will not be replaced unless they are unhygienic. Replacement of old or worn fitments will be undertaken by the Planned Maintenance Team's programme of works. Repairs to extend the life of units may be undertaken. Tenants to be advised of impending programme of works at accompanied viewing stage.
Living Room
Prior to Letting
- Any new electrical sockets to be double.
- Gas fires where installed to be overhauled and in safe working condition or replaced (see below).
- Fireplace only to be removed if:
- specified by a gas fitter
- in poor condition, or
- the old back boiler has had to be removed
- Missing or damaged floor tiles to be made good. Consideration must be given to the use of a levelling compound. Tiling of the floor not to be undertaken. This will be the responsibility of the new tenant to undertake.
Bedrooms
Prior to Letting
- Any new electrical sockets to be double.
- Floor tiles policy as per living room.
- Fireplaces in bedrooms: tiled hearth surrounds to be removed only if they represent a hazard. Any fireplaces removed must be vented. Plasterwork must be made good.
Hall, Stairs, Landing, Lobby
Prior to Letting
- Front and rear entrance doors to be secure with properly operating locks and at least one bolt to the back door.
- Stairs and handrails to be sound and secure. Banisters must exist, and balustrade rails must match.
- Policy on floor tiles to be the same as for Living Rooms.
Space and Water Heating
- Where no form of central heating exists, gas or electric central heating to be installed. Provided there is a form of independent heating to living rooms and water heating provision, central heating installation may be deferred to the next programme, unless there are medical needs.
- Obsolete independent heaters other than properly working gas fires in living rooms to be removed and plasterwork to be made good.
Adaptations for the Disabled
- Generally major adaptations will be noted on the void report, for example, flush-floor showers etc. Mechanical aids such as through-floor lifts and stairlifts are to be serviced and/or removed following discussion with the Housing Officers.
- Social Services' provided mechanical aids are to be offered back to them and removed prior to reletting, for example, bath hoists. Floor finishes and plasterwork or tiled surfaces to be made good or replaced, but no tiling to be undertaken.
Standard for Internal Decorations - Sheltered Dwellings
- The void standard relating to General Needs Stock shall apply.
- No decorating to take place unless in exceptionally bad condition and agreed by the Customer Services Manager or Tenancy Services Manager
- Recharging
- All works required as a result of wilful damage or neglect by the outgoing tenant will be recharged to the outgoing tenant including the elderly.
