STAR Lettable Standard 2023

Instructions:

• Visual check to roof and appropriate repairs carried
  out to ensure wind and water tight.
• Check for any defect or holes to external
  brickwork/render, all holes to be filled and any defects
  repaired.
• Check for signs of any structural damage, movement,
  penetrating or rising damp.

Instructions:

• Garage to be clear of debris.
• Check to see if garage door is functional, if not, make safe and repair in tenancy.
• If greenhouses and wooden sheds are in very good condition, to be offered as a gift to incoming tenant and no further maintenance to be carried out. Otherwise remove and dispose.
• Remove wooden sheds with roof containing ACM (see 2.11)
• Assess any brick-built sheds with roof/outbuilding structure, if ok – leave and maintain. If in disrepair, assess cost of removal
  vs. 10-year maintenance cost
• Remove & cap off outside WCs/sinks and make
  good

Instructions:

• Ensure no obvious trip hazards are present to footpaths, repair as required.
• Maintain any steps within the boundary, eradicate any H&S hazards
• Inspect handrails and key clamps if present
• Decking to be removed and disposed.
• At time of void, any other significant hazards to be removed or repaired

Instructions:

• Fencing in good condition will be left as is.
• If the fence is likely to last more than 2 years and cost
  of repair is no more than 40% of the replacement cost, then carry out repair to existing wooden fence panel (like for like).
• Rear garden only – If full replacement – install 1×1.8m privacy panels (use existing panels if in perfect working order) between, chain link (900mm – unless next to public boundary then 1.8m high fencing) for remainder of boundary (may be carried out in tenancy).
• Front garden – Chain link only if requires replacement.
• Gates to be in working order to rear garden if they
  form part of the boundary.
• Front gates if in good order leave and new tenants to
  take responsibility; otherwise remove
• Any rear dividing fences on new developments will be
  repaired or renewed to the development specification
• Chain link fence to be installed to front of property
  where garden is likely to be used for parking, where
  there is no dropped kerbs.

Instructions:

• Grass to be at maintainable height.
• All brambles and nettles are to be removed to ground level.
• All shrubs/bushes and hedgerows to be cut to max 6ft high.
• If a tree represents a risk to either persons or property, instruct the Grounds Maintenance Team who will carry out a survey and if necessary, instruct a specialist contractor for removal (ensuring TPOs are checked). (may be carried out in tenancy).
• Presence of invasive plants e.g. Japanese knotweed
  or Hogweed to be referred to Ground maintenance
  team, for further action
• All ponds to be removed and filled in.
• Existing clothes line posts, rotary lines or similar shall
  be left if safe and in condition, removed if not.

Instructions:

• Visual inspection to be carried out on the guttering,
• checking for leaks and blockages.
• Clear blocked drains, gutters and gullies if necessary.
• Manhole covers, gulley surrounds to be secure and in
  good condition

Instructions:

• One lock to every external door to be replaced
• Provide a minimum of 3x working keys for each lock
  (to include post box)
• Provide 2x Fobs or keys for communal entrance doors
• Letter box/plate in working order (provide key if applicable). Ensure there is ability to receive mail.
• External doors to be in working order. (This includes communal doors where applicable. Please refer to PHG repairs standard).
• Cat flaps to be removed
• If doorbell is in working order leave, otherwise remove
• All closures to be in working order
• If fire door and/or frame damaged or breached replace
  with FD30s standard including suitable furniture –
  which requires sign-off by qualified TRADA recognised
  operatives

Instructions:

• All common/communal areas both internal and external should be free from any defects/repairs. Major repairs that are deemed to be a Cat 1 hazard under The Housing Health and Safety Rating System or Fitness for Human Habitation Act 2018 must be carried out as an emergency and in all cases before the property is re-let.
• Rotary lines shall be provided for sheltered schemes.

Guidelines:
Property Services Gas safe technicians or approved Gas Safe subcontractor partner to carry out gas safety check and issue LGSR.

Gas supply will be tested and/or capped when the previous tenant vacates the property. A new LGSR will be carried out just prior to or on the day that the new resident moves in. The officer arranging the new tenancy will ensure that a Landlords Gas Safety Check has already been completed and a record issued within 28 days. In limited circumstances, where no intrusive void maintenance works are to be undertaken during the void period; for example, an electrical inspection and gas check only are required, it will not be necessary to undertake a
two-stage gas void safety process as described above.

Instructions:

• All common/communal areas both internal and external should be free from any defects/repairs. Major repairs that are deemed to be a Cat 1 hazard under The Housing Health and Safety Rating System or Fitness for Human Habitation Act 2018 must be carried out as an emergency and in all cases before the property is re-let.
• Rotary lines shall be provided for sheltered schemes.

Instructions:

• Heating systems to be in good working order (including thermostats)
• Ensure all heating appliances are functional
• Independent Gas fires (not back boiler) to be removed
• All habitable rooms to have a source of heating air sourced heat pumps

Instructions:

• Working CO detector to be provided for any open flue
  appliances in use
• Supply CO alarm in room that contains any gas or fuel
  burning appliance
• Carbon monoxide detector to be installed by the boiler.

Guidelines:
Electrical tests are to be carried out in a 2 part procedure, the 1st test is to be a visual inspection where any issue are to be highlighted to the Electrical team leader. Remedial works are to be carried out to ensure a satisfactory outcome at 2nd stage where Code 1 or 2 ‘unsatisfactory’ observations must be corrected. Certificate to then be issued upon completion. If property tested within a 2 year period then the engineer is to decide if an advanced visual can be completed. All Electrical is carried out by NICEIC approved Electricians. Electric will be live when the Final Void Inspection is completed.

Instructions:

• All hard-wired equipment i.e. storage heaters, immersions to be in working order.
• Clean /replace filters to heat recovery units.
• Replace immersion thermostat to thermal cut-out type
  if not already in place
• Electric bar element type heaters to be removed.
• Electrical storage Heaters, electric boilers and any remaining warm air heating systems will be removed and replaced with a low carbon renewable heating system.
• Air Source Heat Pump systems will receive full service check. Any resultant remedial identified during the service will be rectified by a suitably qualified engineer.
• Oil heating systems will be accessed for the suitability of replacement with a new low carbon heating system.
• Where an oil heating system is old or in poor condition it will be replaced with a low Carbon renewable technology such as an air source heat pump.
• Properties that are let with Oil heating systems will receive full service check. Any resultant remedial works identified will be rectified by a suitably qualified engineer.
• All solid fuel appliances will be removed during the void period and any associated chimney opening made good.

Instructions:

• Remove built in cooker hoods (unless no other form of
  extraction/ventilation)
• Provide new filter for existing cooker hoods (for incoming tenant to fit)
• Kitchen and bathroom to have an extractor fan where possible
• Please note: if mechanical extractor fans cannot be fitted a whole house ventilation system may be specified.

Instructions:

• Mains operated, linked smoke alarms with battery back up to be present and in working order
• A wired heat sensor to be present and in working order in the kitchen.
• At least 1 smoke alarm on each storey of the property where there is a room used as living accommodation.
• Test and silence control switch to be provided for co and smoke alarms.
• All detectors to be in good condition and have at least 5 Years until replacement date.

Guidelines: For any property built before the year 2000, an asbestos management report will be provided. If investment or intrusive works are required, instruct for an intrusive survey and carry out appropriate actions. No investment or intrusive works to be carried out until survey is received.

Instructions:

• Mains operated, linked smoke alarms with battery back up to be present and in working order
• A wired heat sensor to be present and in working order in the kitchen.
• At least 1 smoke alarm on each storey of the property where there is a room used as living accommodation.
• Test and silence control switch to be provided for co and smoke alarms.
• All detectors to be in good condition and have at least 5 Years until replacement date.

Instructions:

• If there is no existing asbestos survey available, STAR Housing will instruct an approved asbestos surveying subcontractor to carry out a management survey to the dwelling. If any works identified entail disturbing any suspected ACMs, instruct a refurbishment survey to these targeted areas (e.g. kitchen, bathroom, artex ceilings etc.) prior to works commencing.

Instructions:

• Follow recommendations from asbestos survey
• Instruct approved asbestos removal subcontractor to remove or encapsulate where required

Instructions:

• An EPC certificate to be made available for the viewing of the property and issued to the new tenant.
• If there is no record of an EPC on the national register, instruct approved Energy Performance Officer to provide an EPC certificate.

Guidelines:
To include kitchen cupboard doors and fitted wardrobe doors

Instructions:

• Doors and furniture to be fully operational
• Holes in doors to be made good to a smooth finish and repainted
• If replacement necessary, to be replaced with a painted ply flush door or painted fire door if required.
• Ensure all ironmongery and door closers are fitted where necessary
• All bathrooms and WCs to have working privacy lock
• Any glass panelled doors to be replaced with ply flush door, unless glass safety kite mark is present.
• If evidence of previous closures and are missing, replace with new to match.

Instructions:

• Windows to be secure and water tight with method of secure closure.
• All windows above ground floor to have a working restrictor.
• For locking window handles, a key to be provided. If no key, replace with push button handles only.

Instructions:

• Staircase, balustrades, handrails, treads and risers to be in safe condition.
• Minimum of 1x handrail
• Gaps between spindles/ balustrades/ steps not to exceed 100mm
• Horizontal balustrades to be boarded to restrict
  climbing.

Instructions:

• All floors to be free from trip hazards
• Carpet grippers and threshold strips to be removed if exposed.
• Existing carpets/laminate in good condition and presentable may be left at void inspector’s discretion. To be offered as a gift to the incoming tenant. Otherwise remove and dispose.
• Remove laminate/wooden flooring if flat is above ground floor
• Remove carpet gripper where possible but leave where fixed on possible asbestos containing tiles

Guidelines:
Walls to be free of any major defects. No decorating to be carried out. Tenants may be offered a decorating voucher to assist with the aesthetics of the interior. Internal decoration including wallpaper is tenant responsibility. If property requires full redecoration, please refer to Voids and Lettings Manager Tenants moving into Sheltered Schemes may have their home decorated, at the discretion of the Voids and Lettings manager. Tenants moving into general Voids, with disabilities, may have their home decorated, at the discretion of the Voids and Lettings manager.

Instructions:

• Inspector decides the appropriate decorating voucher to issue.
• Stain block over any offensive graffiti and smoke damage
• All polystyrene tiles and coving to be removed and
  made good ready to decorate
• Nails and picture hooks to be removed
• Patch repair to damaged plaster above 25mm diameter (50p)
• All cracks above 5mm to be filled
• Decoration pack to be issued if wall paper is ripped or torn.
• No mould growth to be present. If there are signs of mould growth, please refer to Repairs Team leaders to carry out before re-let.

Instructions:

• Mirrors, toilet roll holders, towel rails, shower screens
  etc. to be left if in good condition and no further maintenance carried out.
• Toilet seats and shower curtains to be replaced

Guidelines:
In certain circumstances, it may be deemed beneficial that adaptations remain in situ e.g. when the property has been designed and built for a wheelchair user. The Team Leader should liaise with lettings about the suitability of the property for applicants.

Instructions:

• Check record of last service. If outstanding, arrange to service to be carried out (may be done in tenancy)

Instructions:

• Ensure loft insulation is present to the current standard.
• Loft insulation to be laid flat and tidy

Instructions:

• Where the fireplace is not the only means of heating, fireplaces to be clear of debris, blocked up, plastered, skimmed and vented
• All windows to have a curtain batten

Instructions:

• Internal layout must comply with current building regulations and not be deemed unsafe and result in a cat 1 hazard as defined by The Housing Health and Rating System or The Fitness for Human Habitation Act. I.e. means of access and natural light.

Instructions:

• Property, loft space and garden (including sheds and outbuildings) to be clear of all previous tenants’ personal belongings.

Instructions:

• Environmental cleans, biohazard cleans, needle sweeps and pests or rodents to be referred to voids and lettings manager and specialist contractor instructed.

Instructions:

• Kitchen units and sink to be in sound and operable condition
• All worktops/surface to be free from defects and able to be kept clean.
• If replacements required, closet match possible
• Cooker space to have minimum of 150mm worktop either side of cooker.
• To ensure 600mm to 620mm spaces provided for cooker, under-counter fridge and washing machine (where possible).
• If possible, allow a minimum 500mm of work surface on each side of the sink top
• Minimum of cold feed only for washing machine space
• Supply and fit sure stop where possible
• Fit secondary stop tap where access to existing main stop tap could be an issue.
• Kitchen layout must comply with criterion C of the Decent Homes Standard and must not be deemed unsafe and result in a cat 1 hazard as defined by The Housing Health and Rating System. Where identified alterations should be made in order to comply.

Note: HHSRS Category 1 defects to be immediately resolved
by repair or reconfiguration of kitchen.

Please see attached criteria that we work to as the size of the
kitchen will dictate the maximum units we can install is
usually dictated by the size of the kitchen.

If kitchen requires replacing in near future, refer and add to
future investment works programme to be completed in
tenancy.

Instructions:

• For general needs properties remove built in cookersand hobs and leave cooker space (see. 4.1). Unless they were fitted as part of a project or new development in which case they would need to be gifted to the incoming resident.
• Provide either gas or electric cooker point.

Instructions:

• Provide a non-slip floor covering.

Instructions:

• Replace any broken or cracked tiles
• Ensure a minimum of 150mm minimum splash-back fitted to all work surfaces, sanitary appliances with closest match
• Tiling behind cooker space
• Renew sealant where required

Instructions:

• To have a minimum of one safe and working wash hand basin, bath or shower and toilet.
• Replace toilet seat if not in working order or in poor condition.
• Replace any cracked/broken sanitary ware
• Plugs fitted where required
• Bath panels to be secured and fit for purpose
• Telescopic pole and shower curtain to be provided for incoming tenant to fit (except where not suitable and permanent shower rail fitting required, fit curtain)
• Ensure a fully operational ventilation system is in place.

Category 1 defects to be immediately resolved by repair

Instructions:

• Existing shower to remain if working with adequate pressure and compliant (remove shower if nonthermostatic to reduce scalding risk)
• Fit new shower head and hose
• If shower is missing/requires replacement fit thermostatic mixer or electric shower including full height hose and bracket. If water pressure inadequate Void and Lettings Manager to use discretion to provide alternative.
• Remove all shower screens and replace shower curtain.

Instructions:

• Replace any broken or cracked tiles with closest
  match
• Ensure a minimum of 300mm splash-back fitted to all sanitary appliances with closest match (excluding WC)
• Renew sealant where required
• Full height tiles around shower or wall tile boards (Geo
• panels)

Instructions:

• Floor to be non-slip, water resistant and clean.

Instructions:

• All WC’s in outbuilding to be removed and capped.
• Separate downstairs WC’s without a wash hand basin will be removed and capped.
• Replace toilet seat.

All outlets should be flushed periodically to ensure safety against legionella (min every 7 days).
Once a date for re-letting has been agreed the most recent flush should not exceed 7 days or a further flush should be arranged prior to sign up

Instructions:

• Cold water tank to be free from debris and in sound
• condition with a lid.
• Mains stop tap to be checked for seizure and lubricated where necessary to ensure smooth operation
• All pipework to be free from leaks
• Check for dead legs and remove
• Outlets to be flushed on a weekly basis while void
• Ensure all taps are operational, if require replacement change with standard lever action tap
• Outside taps to remain if in good condition, otherwise cap off.
• Outside taps should have a non-return valve fitted.

General:

• Wash down all woodwork and doors throughout the property to remove all dirt, grease and heavy staining including wiping door handles
• Wipe down all walls to remove dirt, grease and heavy staining including walls to stairwells and cupboards.
• Remove all cobwebs including those at high level in stairwells
• Sweep all floors within the property and outbuildings, including all cupboards, sheds external stores and stair treads
• Mop and disinfect all floors within the property to remove dirt, grease and heavy staining including any vinyl floor coverings and stair treads
• Carpets cleaned if required
• Carefully wipe all electrical outlet points, light switches and switched fused spurs to remove dirt grease and heavy staining
• Carefully wipe down radiators, storage heater and boiler casings to remove dirt, grease and heavy staining
• Clean all window panes and wash down window frames inside ( and outside, if on ground floor)
• Wash down all external doors and frames to remove dirt, grease and heavy staining, including wiping door handles

Kitchen:

• Wash and disinfect all kitchen cupboards, inside and out including all door handles to remove all dirt, grease and heavy staining
• Wipe down and disinfect all worktop surfaces and wall tiles to remove dirt, grease and staining
• Wash and disinfect sink top and drainer including taps, plug and waste outlet to remove all dirt, grease, lime scale and heavy staining.
• Where fitted – clean and disinfect cooker and oven to remove all dirt grease and heavy staining

Bathroom:

• Thoroughly clean and disinfect all sanitary ware and fittings to remove all dirt, grease, lime scale and heavy staining, including taps, plugs, w/c seat and waste outlets

For purposes of void performance reporting (HouseMark) and distinguishing between types of repairs, please see below definition of Major Works on void. A void property that requires extensive works, which could not reasonably be carried out with a tenant in situ and need to be carried out while it is vacant, is classified as a ‘Major Works Void’. The major/investment works include structural works, site works, service installations and investment works. They are works that have prevented the letting of the property due to their scale and extent.

Built in major repair works include:

• Structural repairs – these are works that are essential to maintain stability and weather resistance in the main structural elements of a dwelling, i.e. floors, walls and roofs. Major works to these elements will involve replacement or substantial reconstruction of the component or element.
• Site works – this is work to the area around, and specific to, the dwellings involved and is essential to the safety, security and protection of tenants (e.g. Asbestos removal, or the replacement or substantial reconstruction of unstable boundary walls, footpaths etc.)
• Services installations – this is work to building services, where deterioration is such that the basic amenities in a dwelling could be seriously impaired. For example: renewal of installations such as gas, electricity and water supplies; heating and ventilation; and lifts.
• Consequential and other works – these are works required as a consequence of major repairs such as reinstatement or making good finishes and fittings.
• Any works that significantly improve the dwellings (i.e. capitalised repairs) should be classified as major repairs. Examples of such works are kitchens, bathrooms, central heating systems, roofs, windows and structure