Housing maintenance, repairs and improvements Flashcards
1
Q
What is housing maintenance?
A
- Housing maintenance mitigates wear and tear
2
Q
What does housing maintenance comply with?
A
- Regulations
- Energy Efficiency
- Large-scale refubishment
3
Q
What types of housing maintenance are there?
A
-
Planned
- Decoration
-
Preventative Maintenance
- Like cleaning of gutters
-
Responsive
- Emergency leak repair
4
Q
What is a repair?
A
- A repair is fixing something that is broken
5
Q
What is an improvement?
A
- Making a change to something which improves it (like decorating)
6
Q
What is the purpose of housing maintenance and improvement?
A
- To maintain value
- The property and items are reliable and function correctly
- Health and Safety compliant
- Legal compliance (Section 20)
- To avoid deterioration and expensive repairs
- To keep property attractive
- For comfort and hapiness of users
- Corporate social responsibility (green initiatives)
7
Q
What are the standards for property managers and landlords?
A
- Decent and Safe Homes Code (DASH)
8
Q
What standards might a Local Authority have?
A
- Licensing (HMO’s)
9
Q
What standards are required by law?
A
- Housing Act 2004
10
Q
What other standards can maintenance and repairs be contained in?
A
- Lease or Service Charge
11
Q
What is the legal requirement for maintenance repair?
A
- There is a liability and duty of care which can be a criminal offence for non compliance.
12
Q
What is generally the Health and Safety Requirement?
A
- Specific drivers for maintenance adn ofter most urgent works is prioritized
13
Q
What is The Housing Health and Safety Rating System (HHSRS)
A
- It was introduced unnder The Housing Act 2004
- A risk based evaluation tool for Local Authorities
- Identifies risks and hazards to Health and Safety in dwellings
14
Q
How many hazards are there under the HHSRS System
A
- 29 Categories of hazards
15
Q
What does Hygrothermal conditions relate to and Space, security, light and noise?
A
- Damp and mould growth
- Excess cold
- Excess pollutants
- Asbestos and manufacttured fibres (MMF)
- Biocides
- Carbon Monoxide and fuel combustion
- Lease
- Radiation
- Uncombusted fuel gas
- Volatile organic compounds
- Crowding and space
- Entry by
- Lighting
- Noise
16
Q
What does hygiene, sanitation adn water supply relate to
A
- Domestic hygiene, pests, and refuse
- Food Safety
- Personal hygiene, sanitation, and drainage
- Water supply for domestic purposes
17
Q
What does protection against accidents - falls relate to?
A
- Falls associatedd with baths etc
- Falls on level surfaces
- Falls associated with stairs
- Falls between levels
18
Q
What does electric shocks, fires, burns and scalds relate to?
A
- Electric hazards
- Fire
- Flames, hot surfaces and materials
19
Q
What does collision, cuts and strains relate to?
A
- Collision and entrapment
- Explosions
- Ergonomics
- Structural collapse and falling elements
20
Q
What is The CDM Regulations?
A
- The Construction, Design and Management Regulations 2015 (CDM 2015)
21
Q
Whhat does the CDM 2015 do?
A
- Regulations governing health and Safety on a construction project
22
Q
How does CDM 2015 help?
A
- By choosing the right team
- Helping them work together
23
Q
What should the principle contractor do?
A
- Manage the risks on site
24
Q
What are the biggest causes of accidents and ill health in construction?
A
- Falls from height (collapse of excavations or structures)
- Exposure to building dust
- Exposure to asbestos
- Electricity
25
What can a desiigner/contractor to to minimise risks?
* **Protect members of the public or client**
* **Secure the site with net scaffolds and use rubbish chutes**
26
What is best practice under CDM?
* **Allow adequate time**
* **Provide information to designer and contractor**
* **Communicate with designer and contractor**
* **Provide adequate welfare facilities on site**
* **Construction phase plan is in place**
* **Keep a Health and Safety file**
27
Under CDM 2015 when ddo you need to inform HSE prior to work starting?
1. **If works last more than 30 ddays with more than 20 workers at same time**
2. **Involves 500 personal days of work**
28
What are the Control of Asbestos Regulattions (CAR 2012) - Responsibilities?
* **Make sure a risk assesment is carried out before work commences**
* **A landlord must appoint a competent contractor**
* **Landlord to carry out ddue diligennce checks on competent contractor**
* **Landlord to inform contractor of any presence of asbestos**
* **Landlord to ensure the control of asbestos regulations are complied to in domestic premises includiing common parts.**
29
What is the fire legislation relating to Houses for a single family?
A joint tenancy by 3 or more persons?
Bedsits occupied by 3 or more persons?
Flats?
* **Rented single household**
* The smoke and Caarbon Monoxide Alarm (England) Regulations 2015 and Licensing Conditions
* **Rented shared house occupied on joint tenaancy by 3 or more persons**
* The smoke and Carbon Monoxide Alarm (England) Regulations 2015 and Licensing Conditions
* HMO Management Regulations and Licensing Conditions
* **Bedsits occupied by 3 or more person**
* The smoke and Caarbon Monoxide Alarm (England) Regulations 2015 and Licensing Conditions
* Fire Safety Order 2005
* HMO Management Regulations and Licensing Conditions
* **Flats**
* ****The Regulatory Reform (Fire Safety) Order 2015 states a risk assessment is required for the Common Parts
* This is to be carried out by the responsible person
* Can be freeholder, Right to manage company, Residents management company
30
What is a stock condition survey?
* **A survey of property about condition of stock for a defined purpose.**
31
What does a condition survey assist with?
* **Strategic management decisions**
32
What types of the built environmennt can have a condition survey?
* **Domestic**
* **Commercial**
* **Industrial**
* **Institutional**
* **Public spaces** (parks, pavements)
* **Private spaces** (corridoors, atria)
* **Facilities** (provision of lighting, accessibility)
* **Atttributes** (material, measure, location)
33
What does condition mean?
* **The criteria in which the stock is to be judged**
34
What types of condition issues are there?
* **State of disrepair**
* **Physical state and need for maintenance**
* **Existence of components**
* **Health and safety**
* **Fitness for purpose**
* **Capactiy to meet regulatory requirements**
* **Capacity to meet performance requirements**
35
What types of information are gathered?
* **Accurate measurments (updating floor plan, NIA)**
* **Sampling of materiials (Asbestos, Water)**
* **Photographic records**
36
What sort of questions are imposed for a condition survey?
* **Can we priortise repairs, provission for accessibility, upgrading energy or componants within a limited budget.**
* **What are the financial provisions needed to maintain stock for anotehr 20 years.**
* **Can we manage this efficiently and economically**
* **Is there a lack of statutory compliance in the portfolio**
* **Do we meet energy efficiency standards**
* **Which assets to we improve or dispose of**
37
How do you carry out a stock condition survey?
* A general building description and location with property address
* Area of building
* Accommodation
* Usage
* Current occupancy
* Brief history of the building including alterations or additions
* Landscaping
* External buildings
* Works (existing and recommended)
* A coded building component condition rating
* General condition of structure, fabric, services, facilkities and fittings
* State of repair and energy efficiency in respect of Decent Homes Standard
* Asbestos present
* To comply with Diisabilikty Discrimination
* Energy conservation measures
* Upgrading or installation of fire precaution measures
* Alteration to comply with HMO
* Testing water
* Radon testing
* Window restrictors fitted and an escape window to meet Building Regs
* Safety glass for low level glazing
* Structural addaptions to meet tenants needs
* 5 year maintenance programme with costs
* 30 year life cycle
* Any liimitations to the survey
* Existing floor plans and photo evidence
* Current value of the property
* SAP assessment 2005/2009
38
What is the information from a condition survey used for?
* Financial planning
* Prioritiise work
* Planned maintenance programmes
* Properties on a scale
* feed into Valuations
* Inform insurers of likely risk and mitigation
39
How oftern can Stock condition surveys be carried out?
* **Annually**
* **5 yearly**
* **As required**
40
What is a Scott Schedule?
* **A speadsheet containing costings of works to be agreed between botth parties surveyors**
41
What is dilapidations?
* **Dilapidations are potential breaches of a lease for poor or lack of maintenance.**
* **This casn also require reinstatement of alterations which can lead to disputes.**
42
What is planned maintenance programme and capital expenditure plan?
* **A detailed assessment of a building or site.**
* **Confirms condition of works**
* **Provides costs and priority ratings to the works**
* **Assess the building fabric of exzternal parts and common parts**
* **Assesses repair and maintenance** (roof, brickwork, stonework, windows,doors)
43
What should a planned maintenance plan/captial expenditure plan include?
* **Mechanical and electrical plant**
* **electricity, water, gas and drainage**
* **communal boilers, water tanks, lifts etc**
* **health and safety issues**
* **any remedial works recommended**
* **fall arrest systems on roofts etc**
* **asbestos removal**
* **upgrading water tanks**
44
What is a section 20 notice of L&T Act 1985 as amended by S151 of the Commonhold naand Leasehold Reform Act 2002)?
* **It is for major works to flats and sets out precise procedures landlrods must follow.**
45
What is the Service Charge Regulations 2003?
* **Regulations that a landlord must follow.**
* **The consultation procedure is split into four schedules**
46
What are qualifying works?
* **Proposed repair and maintenance that will cost a leaseholder more than £250 in a service charge year (Sometimes referred to major works)**
47
What is a Qualifying long term agreement?
* **Where the works will last for more than 12 months and costs any leaseholder more than £100 per year.**
* ****maybe lift maintenance
* cleaning services
* gardening
48
What is an RTA?
* **Resident tenants assocation**
49
What legislation is an RTA recognised?
* **Section 29 L&T Act 1985**
50
Who must be consulted?
* **Leaseholders and any Residant Tenants Association**
* **Contractors are nominations of the leaseholder****s and RTAs**
51
What is thé regulation that Landlords have to invite leaseholders to nominate contractors?
* **Under Schedule 1 and Schedule 4 (Part 2) of the Regulations**
52
What notices have to be served on leaseholders?
* **the pre-tender stage - notice of intention**
* **the tender stage - notification of landlord's proposals (estimates**)
* **in some cases - a notice of reasons for awarding the contract**
