Planned programmed works

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• 1. Statement of intent
• 2. Detail
• 3. Sold or shared ownership properties
• 4. Key targets / standards

1. Statement of intent

1.1 Woking Borough Council undertakes to maintain all its properties and the housing land around them in good condition through programmes of planned works which are drawn together from information from the Stock Condition Survey, consultation with residents, officers recommendations and historical knowledge.

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2. Detail

2.1 Every year, as part of the Housing Investment Programme cycle, the funding and priorities for planned project work will be agreed with tenant representatives, taking into account the 10 year cycle as recommended by the Stock Condition Survey. In addition to the major work, there are a number of planned service contracts to maintain mechanical, electrical, heating and water supply services. These include:

1. Annual gas central heating service to all dwellings, communal heating to sheltered accommodation.

2. Alarm call systems.

3. Landlords lighting to staircases etc, and emergency lighting to sheltered schemes.

4. Lifts.

5. Laundry equipment in sheltered schemes.

6. Fire alarm systems.

7. Brockhill maintenance contract.

8. Electrical inspection and upgrades.

9. Asbestos identification, encapsulation and/or removal.

10. Conversion from battery to hard wired smoke detectors in all properties.

2.2 The major works that will be considered and prioritised in light of funding include:

1. Installation of central heating.

2. Modernisation of kitchens and bathrooms.

3. Reroofing.

4. Installation of double glazing.

5. Rewiring.

6. Fencing and paving programmes.

7. Modernisation of properties to include refurbished bathroom and kitchen, full central heating (with condensing boiler), full double glazing and rewiring.

8. Environmental improvements.

9. Insulation works, including cavity, loft, solid wall.

10. Security measures including door replacement programme, provision of door entry systems, additional lighting.

11. External redecorations - fascias, soffits, barge boards, walls, timber windows, doors and gates etc.

12. Maintenance of external fabric, timber, doors, windows, guttering, pathways etc.

All contracts will be let in the most advantageous way to achieve the results required whilst conforming with all Financial Regulations and Contract Standing Orders.

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3. Sold or shared ownership properties

3.1 The Council will not carry out repairs or spend money on improving properties, where an application to buy has been received unless there is a statutory duty or where the property is a leasehold, the repair or improvement is a freehold responsibility.

3.2 When a Right-To-Buy application is received, all non-essential repairs/improvements are cancelled.

3.3 Repairs and improvements are sometimes needed to shared ownership and other leased properties because of a failure by the leaseholder to meet his/her obligations. Shared ownership properties will be inspected at the Council's discretion to ensure that the property is maintained in a good condition under the terms of the lease. Full leaseholders will be advised of their responsibilities and appropriate enforcement action taken.

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4. Key targets / standards

4.1 To ensure that all properties meet the Decent Homes Standard by 2010.

4.2 To continue to invest in improving the environment on estates involving tenants in planning, specifications, choice of contractors and priorities for spending.

To complete energy efficiency measures to achieve an average SAP rating of 80 by 2012 whilst ensuring all properties achieve a minimum rating of 55.

4.4 To implement the recommendations of the 2002 Stock Condition Survey.

Date approved: 18 September 1995
                               23 March 2005

Date amended: June 2002
                             March 2005 (Amalgamation 19 Repairing Property where 
Right To Buy Has Been Received)
March 2005 (Amalgamation 13 Decorations)
March 2005 (Amalgamation 18 Provision of Smoke and Carbon Monoxide Detectors)
March 2005 (Amalgamation 3 Contract Management)
March 2005 (Amalgamation 10 Gas Servicing)

Date Amended: November 2005
                              February 2008