Planned maintenance and improvements

As well as carrying out day-to-day repairs, we have an ongoing programme where we plan maintenance and improvement work to groups of properties in advance. This is known as our planned programme and includes work such as:

• installing central heating;
• installing double glazing;
• kitchen and bathroom improvements;
• re-wiring;
• re-roofing;
• major structural repairs
• annual service of gas heating appliances; and
• external decoration every five years.

Every year the money available has to be divided between the various types of planned works. We are committed to improving the condition of our properties, but the money we have available means that we cannot do everything at once. We therefore give high priority to some work, particularly to ensure that all homes meet the Decent Homes standard by 2010. There is also other work that we must do to ensure that properties and estates are safe.

We try to ensure that the properties most in need get work done first. It is therefore inevitable that some homes will benefit from improvements before others.

We have completed a stock condition survey, which has helped us identify future repair and improvement needs to ensure we meet the government's Decent Homes Standard. The current programme of work was also influenced by the surveys and consultation with tenant representatives undertaken as part of the Options Appraisal. The surveys and the work put in by tenants helped us decide which areas of work were most important and the improvements tenants would most like to see. As a result, improvement work is being concentrated on converting small bedsit flats in sheltered accommodation into larger units together with a programme to upgrade kitchens and bathrooms in older properties.

Keeping you informed
Before we carry out any planned maintenance or improvement work, we will write to or visit you to tell you what we are planning. Unless the work is needed for maintenance or safety reasons, you will be able to choose whether or not you want to have it done.
Once we have awarded the contract for the works, we will write and tell you the name of the contractor and when the contract is due to start and finish. We will also send you a copy of our contractor's code of conduct. This outlines the standards of behaviour and workmanship that you have a right to expect from our contractors.

During the course of the work, we will inspect to check on the progress and quality of work. Once the work is finished, we will send you a customer satisfaction survey so that you can tell us what you think of the work.

You will find more information in our Repairs and improvements booklet.