What is the Decent Homes Standard?
The Decent Homes Standard is the criteria the
government would like all social housing to meet. In order to meet
this standard Newham Homes is committed to ensuring all council
housing is warm, weather-tight and has modern facilities by the end
of March 2012.
It is important to note around half of all Newham Homes already met
the Decent Homes Standard before any works started, so by no means
does every home need work done in order to meet the standard. If
both the kitchen and bathroom in a home fail the criteria in the
Decent Homes Standard because they are old or in bad repair, then
only one of them, needs to be renewed in order to meet the
standard. If either the kitchen or bathroom passes the standard
then neither needs to be renewed in order to meet the
criteria.
But Newham Homes is committed to carrying out improvements
beyond what is required by the Governments definition, and
has created a Modern Homes programme to deliver this.
The Newham Homes 'Modern Homes' programme
The Newham Homes 'Modern Homes' programme goes further
than the Governments Decent Homes Standard. It includes improving
or replacing kitchens, bathrooms, electric wiring, windows or
roofs, and installing new heating systems, where these are required
to meet the Decent Homes Standard. But we are going further by also
improving security and landscaping, and carrying out other
important refurbishment work such as replacing or upgrading lifts
where they are near the end of their lives, and replacing electric
and water mains. All new boilers are high-efficiency condensing
boilers, saving tenants money and helping the environment.
What is Newham Homes doing to achieve the 'Modern Homes'
Standard?
By the end of September 2009 Newham Homes had brought
over 5,500 homes up to the Decent Homes Standard, and installed
3,288 kitchens, 1,699 bathrooms, renewed or installed 934 wiring
systems heating systems, 4,678 heating systems and provided new
windows to 3,312 homes.
In order to meet a Modern Homes Standard Newham Homes has devised
six programmes of works to be delivered through its partnering
contracts during the period 2007-2012. These are:
- Tall Block Enveloping
- Low Rise Enveloping
- Heating Plus
- Internal Modernisation
- Street Properties
- Environmental and Security
When are these works planned and to what
properties?
To see if your property is included in one of the
six programmes of work (Tall Block Enveloping, Low Rise Enveloping,
Heating Plus, Internal Modernisation, Street Properties and
Environmental and Security) please use the
Modern Homes Search Tool
All works will be subject to a more detailed survey before any
scheme starts, to make sure we do what really needs to be done.
Some properties will not require any work. Of course, this is
dependant on us receiving the expected Government funding.
Residents affected by a planned project will be fully consulted on
the scope of works and practical issues around the scheme when the
time comes to prepare to carry out the work.
Newham Homes is not responsible for refurbishing some of the
properties we manage. This is where the council has decided to
tackle the issues through more extensive regeneration projects -
for instance, in the Canning Town Regeneration Area or on the
Brooks Estate. However, we are responsible for refurbishing
homes for the two TMO's (Tenant Management Organisations) in the
Borough, even though we are not responsible for the day-to-day
management. We are responsible for neither refurbishment nor
day-to-day management in areas run under the PFI contracts in
Canning Town and Forest Gate.
Who is carrying out the works?
To do the work we have developed modern partnering
arrangements with 10 constructors who are experienced in
refurbishing residential housing. Partnering should produce higher
quality, better value and more responsive results than traditional
'one job at a time' tendering. Our partners have also made a
positive difference to the local community, such as apprenticeship
schemes, fun days for the residents, training opportunities and
contributing to local employment.
How will this affect Leaseholders?
Leaseholders will benefit from external work in the same
way as tenants (and will be charged for the work where appropriate
in accordance with their lease).
Leaseholders are responsible for the interiors of their own homes
and will not therefore receive new kitchens, bathrooms, rewiring or
(except in some circumstances where communal heating is being
replaced) central heating.
Leaseholders will be fully consulted on proposed works in the same
way as tenants, and also receive additional statutory consultation
on the charges.
For further information including details of work that we may be
carrying out on your home call the Newham Council switchboard on
020 8430 2000.