Lettable Standards

Bushbury Hill EMB aims to let properties managed on behalf of the City of Wolverhampton Council as quickly as possible. It will ensure that new tenants are offered a secure and weathertight property, hazard free, clean and ready for occupation, in line with regulatory requirements.

The lettable standard will meet the criterion required in the decent homes standard

Be structurally stable
Have adequate heating
Provide a reasonable degree of thermal comfort
Be free from serious hazards

Property Survey – Upon receipt of the repairs team taking receipt of the keys, all properties will have the gas supply isolated and locks changed. A survey of the property will then be undertaken to identify and schedule the works required to bring the property to a lettable standard. This detailed breakdown of this standard is as follow;

External and Environmental

All rubbish to be removed from all elevations and gardens.
All outbuildings, garages, stores, bin stores and meter cupboards to be cleared of rubbish and made secure.
Excessive amounts of rubbish left by a previous tenant will be subject to a recharge for the cost of clearance.
All paths, steps, handrails, ramps etc to be adequately bedded and free from tripping hazards.
All side/rear access gates to be secure and fully functional.
Damaged and affected localized areas of existing decorative finishes will be made good.
All boundary walls and fences to be structurally safe and secure.

External Elevations & Structure:

	Component	Required Condition
•	Chimneys	Structurally sound
•	Flashings	Adequately secured
•	Pitched roofs	Free from leaks. Any slipped or broken slates/tiles to main building/outbuildings/bay/canopy roofs shall be replaced (including roofing felt where applicable)

•	Flat roofs	Free from leaks
•	Fascias /Soffits	Adequately secured
•	Gutters /RWPs	Adequately clipped, free flowing and watertight
•	Brickwork/render	Sound and watertight, with an effective DPC
•	Doors/frames	Secure and operational
•	Drains	Clear and free flowing
•	Gullies	Clean with grid intact

Garden ponds shall be filled in.

Kitchen / Fittings

General: The specification for each kitchen, the number of cupboards, the total length of worktops etc will be dependent upon available space. In situations where space limitations prevent adequate space being provided internal non- structural walls (e.g. larder or pantry) may be removed to allow an improved layout.

The decision to renew kitchen unit(s) will be dependent on the condition and serviceability of the existing kitchen units at time of inspection.

Storage Provision: The targets for storage provision will be;

For a 3, or 4, bedroom house- 2m³ of storage-comprising of a mixture of wall, floor and larder units as appropriate.

For a 1, or 2, bedroom house, flat or bungalow-1.5m³ of storage-comprising of a mixture of wall, floor and larder units as appropriate.

All units to be secure and clean (see cleaning specification)
All doors and drawers to open and close correctly
All worktops to be clean and free from deep scratches, burns and blisters.
All worktops and sinks should be surrounded by a minimum 2 course wall tiling 300mm high ceramic tile splash back, with silicone seal abutment.
All sinks to be clean and serviceable, with plug and chain attached
All taps to be secure and operational
All wastes to be adequately fixed and free from leaks and blockages
All floors to have a serviceable floor covering that is free from trip hazards
An adequate means of providing natural ventilation should be available
There should be suitable plumbing for the installation of a washing machine
There should be a minimum 600mm wide space for siting of a cooker, with a minimum of 300mm either side (ideally located at least 300mm away from doors and windows)
Cooker point to include provision for gas and electric supply.
All wall units to be securely fixed to the wall and not overhanging the cooker space (ideally wall units should be set back 100mm from the edge of the cooker space)
There should be provision for siting a fridge with suitable access to a powerpoint
Any mechanical extract fan should be cleaned
Where no mechanical extract fan exists a new mechanical extract fan will be installed including all necessary ducting and electrical wiring and controls.
Fluorescent light fittings to be installed.

Bathrooms

A bath, wash hand basin and w/c will be provided.

Note: Existing wet rooms are usually left intact. This would be subject to discussion in relation to condition and re-let requirements.

Any damaged sanitary fittings will be renewed.
Showers will be installed and maintained.
Steam proof lights will be fitted if none in-place.
All fittings to be clean and free from dirt, grease, and stains with plug and chain attached.
WC seats should be replaced.
The bath and basin to be surrounded by a minimum (300mm) 2 course high ceramic tile splashback, with silicone sealed abutment
All floors to have a serviceable floor covering comprising non-slip sheet vinyl
An adequate means of providing natural ventilation should be available
Any mechanical extract fan should be cleaned
The pull cord to the light switch should be replaced
The shower should also be tested as part of the NICEIC electrical inspection
Any identified areas of mould will be washed down and painted where necessary with mould inhibiting emulsion.
The plumbing system shall be free from leaks
Wastepipes fittings will be clean and free flowing.

Airing Cupboard (Where applicable)

The plumbing installation shall be free from leaks.
The cupboard area will be clean and free from dirt and debris.
A slatted shelf may be fitted if practicable.

Heating and Hot Water System

All Heating and Hot Water systems including boilers, gas fires and radiators, primary and secondary pipework to be free from leaks, secure and in safe working order and fully commissioned at the start of every new tenancy.
All gas appliances and gas pipework to be tested as part of the Landlords gas safety checks and certified as safe to use.
All electrical appliances, electric fires, electric water and relevant heating appliances to be tested as part of the NICEIC electrical inspection and certified as safe to use.
All empty properties whilst Void are subject to prescribed control measures to prevent the occurrence of Legionella.

Dependent on risk and how long the Property has been vacant may include the following additional control and management measures:

Weekly flushing regime to outlets ,

Doors (External and Internal doors where appropriate)

All front and rear door locks should be changed whilst the property is void
The front door should have a minimum of a night latch and a 5-lever mortice lock (assuming door design allows)
Alternatively: Locking mechanism as installed as part of any existing combination door/frame configuration.
The front and rear doors should have 2 x 150mm bolts (subject to above )
All doors and frames to be free from decay with redundant lock and hinge points made good
All door furniture to be fully functional
All fire doors to be sound and to close correctly on self-closing devices
All front doors to houses to be fitted with numerals and a letter plate
All bathroom doors to be fitted with an indicator bolt capable of being released in an emergency.
Front and rear doors and frames to be provided with additional suitable methods to reduce ingress of water and loss of heat, e.g. threshold strips, weather bar and draughtproofing.

Windows

All key operated windows to either have keys provided or replacement push button handles fitted
All windows to be wind/ watertight and operational
All windows that are required to, will be fitted with restricting devices
All windows should have a curtain batten fitted

Walls and Ceilings

All loose and crumbling plaster or plasterboard to be patched /made good as necessary

All plaster decorative wall fittings and mouldings should be removed and the wall plaster made good
All wall and ceiling surfaces should be free from mould growth and damp
All polystyrene tiles should be removed, and the disturbed surface made good
All ‘personalized’ posters, graffiti etc. will be removed from walls and areas made good.
All nails, picture hanging fittings and wall plugs will be removed and areas made good.
All ceiling – wall abutments (sloping soffits) to first floor external wall’s that require thermal improvements to be thermal boarded.

Floors and Stairs and Landings

All carpet gripper and ‘spiked’ threshold strips should be removed
Floors must be in a serviceable condition, suitable to receive new coverings
Treads and risers are to be in sound condition, free from splits, rot or infestation. Bannisters and handrails will be securely fixed and free from damage. All defective or loose treads, risers, balustrades, handrails and newel posts to be refixed, repaired or renewed
All visible timbers to be checked for signs of decay of infestation
Loft access where applicable will include a loft hatch cover.
Existing loose-fitting carpets and floor coverings removed.

Roof / Loft spaces

All roof and Loft spaces will be checked for accumulated debris/ rubbish, furniture, redundant storage tanks etc. All instances of furniture debris and tenant’s belongings will be removed.

The inspector in consultation with the Tenancy Team will determine if a recharge to previous tenant is required.

The inspector will note the sufficiency of existing insulation and ensuring a minimum covering of 300mm.
The inspector will note visible signs of rot, infestation and structural damage and report accordingly.

Communal Areas

Communal doors will operate correctly including entry systems where applicable. Two entry fobs will be made available.

Where applicable letter boxes will be secure and any locks in good working order. 2 sets of keys will be made available.
Rotary dryers (where fitted) will be securely fixed and include drying line.

Line posts shall be provided to other drying areas. The installation and replacement of lines shall be the tenant’s responsibility.

The surface of drying areas will be in a sound condition level and free from potholes.

Services

All open gas points are to be capped off made safe and free from leaks.

All properties must have a periodic NICEIC inspection
All properties must have a landlords Gas Safety Certificate
All water services to be free from leaks, water hammer and discharging overflows
All heating appliances to be secure, fully functional and free from defects.
All hard- wired smoke alarms to be serviced
All security alarm systems should be removed, unless instruction is received from the Repairs Co-Coordinator to leave the system intact
All gas/electric meter readings to be recorded
All redundant satellite dishes to be removed and the wall structure / surface made good
Smoke detectors hardwired installation under Decency: To be checked as part of Electrical check and renewed or maintained as appropriate.

Carbon Monoxide (not hardwire) installed by Wolverhampton Homes and also checked as part of Annual gas check done by Wolverhampton Homes as part of their responsibility.

All properties will have a minimum of 2no line posts or domestic rotary line post per single property
All properties are subject to control measures for the management and prevention of Legionella.

General

All properties will be assessed for Energy Performance . An Energy Performance Certificate (EPC) will be issued to the incoming Tenant.

All rubbish should be removed
All roof voids should be clear from rubbish
All internal and external stop valves must be checked for correct operation and their position noted .
All properties should be to a decent standard with the issuing of decorating grants to the new tenant if required, (in consultation with the housing officer.
Incoming tenants will be provided with written confirmation of all known Asbestos at the property.

Exceptions

All exceptions to the standard should be reported to the Repairs Team.

Where a property proves difficult to let, an enhanced specification may be required

Initial Inspection

As soon as practicable arrange to cap off and make safe the gas supply at the meter and cap off and ensure that the gas carcassing is safe and free from leaks.

Before any intrusive works are carried out arrange for the commissioning of a relevant Asbestos test.
Arrange void security appropriate to the location
If appropriate, confirm ownership of boundary walls / fences
If appropriate, arrange fumigation, specialist cleaning
As soon as practicable Tenant Management Team to advise Repair Co-ordination team of new tenancy and any further considerations which may need to be considered for the reservicing works and letting of the Property.
If appropriate the Repairs inspector will report on matters arising regarding the structural integrity and extra-ordinary factors which may influence the works required to bring the property up to the lettable standard.

Post Void

A member of the Tenancy team carries out joint inspection of the property with the new prospective tenant prior to sign up.
If the property is acceptable to the prospective tenant, the ‘sign up’ process will take place. whereby the new Tenant will be given verbal advice and handed a new Tenancy sign up pack.
The advice and information will include general housekeeping information i.e. how to report a repair, contact numbers. Service provider information and general safety information, Gas and Electrical Certification and EPC Certification etc.
An 8 week follow on visit will be carried out to obtain customer feedback and identify any repair / service issues

Click here to look at the Lettable Standards booklet.

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