Below we are sharing our revised Connexus Standards, which sets out how we plan improvements and works and go above and beyond the government set Decent Home Standards
We would like you to tell us how you feel about this policy, does it explain clearly our goals? Is the language used correct and easy to understand? Do you think we do enough to meet the Decent Homes Standard?
Please click on make a response and tell us your thoughts. Comment on each part or just pick a part that matter the most to you. Or if you don't want to do this online, you can call us on 03332 31 32 33 and ask for Simone Mansbridge who will be able to support you and gather your feedback. Either way, we really want to hear from you. We really want to know if our strategy and objectives make sense, and if they focus on what matters to you, our customer.
Connexus Standard
All housing associations have to ensure that all their homes met the Government’s Decent Homes Standard, originally published in 2006, which sets out the basic maintenance and repair standards that all housing association homes must meet.
The standard, covered in more detail below, sets out age and condition related criteria for components against which to assess whether a home complies with the standard.
Components such as kitchen and bathrooms continue to age, however, and for that reason Connexus have an ongoing programme of component replacement to ensure that we continue to achieve 100% compliance with the standard.
The decent homes standard is not, however, specific beyond age, adequacy and health and safety standards. Compliance areas, like gas safety, are covered by different legislation and other areas, such as estate improvements or painting and decorating, are matters of best practise and landlords discretion.
Connexus have for a long time strived to achieve and maintain Decent Home compliance for all its homes. As part of this we aim to undertake stock condition surveys of 20% of our homes each year. The results from this will help inform our Asset Management Strategy and guide the decision when to replace a component. Up to Date stock condition data is essential to ensure that components are replaced on time; not too early so as to waste resources, or too late so as to lead to the potential for Decent Homes Standard failure.
As part of ensuring that investment standards are consistent across all parts of Connexus, it has been decided to review our standard for investment work – an investment standard –allowing stakeholders to be involved in the review and against which the quality of our investment beyond the statutory minimum can be assessed.
The document is not intended to be a technical standards document and does not cover detailed specifications or design, rather the core principles of our investment programme.
Internal Improvements
Kitchens
Decent Homes Standard
Connexus plus standard
The Government Decent Homes Standard is to replace every 30 years if it is in poor condition.
The Connexus standard is to:
Replace the kitchen every 20 years if it is in poor condition
New base and wall units with a choice of colours and handles
Stainless steel sink and lever mixer tap
Minimum 38mm worktop with a choice of colours
Ceramic tiled splash backs between worktops and wall units and behind the cooker space, with a choice of colours
Non slip vinyl floor covering in a choice of colours
Energy efficiency lighting
Removal of old pantries if possible
Space for modern appliances where possible
Relocation and provision of new electric sockets
A humidistat controlled extractor fan if not already fitted to help reduce condensation
Redecoration
Re-fitting and plumbing of tenant’s own appliances
All new kitchens will be designed in full consultation with you to ensure we meet your individual needs.
Instal disabled aids to your kitchen if required, please discuss this with one of our team and we will undertake this at the time of the installation
Bathrooms
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace every 40 years if it is in poor condition.
The Connexus standard is to:
Replace the bathroom every 30 years if it is in poor condition
Bathrooms will be designed to meet your needs including fitting a deck mixer shower to the bath
Where a full bathroom is required a white bathroom suite will be fitted, unless some components are modern in which case a partial installation may be appropriate
Ceramic tiled splash backs and shower area as appropriate, with a choice of colours.
Non slip vinyl floor covering in a choice of colours
An upgrade of electrics to modern standards
A humidistat controlled extractor fan if not already fitted to help reduce condensation
Decoration
Instal disabled aids to your bathroom if required, please discuss this with one of our team and we will undertake this at the time of the installation
Electrical wiring, switches and sockets
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace every 30 years if it is in poor condition.
The Connexus standard is to:
Replace the wiring every 30 years if it is in poor condition
Electrical rewires are undertaken as appropriate but we will ensure that the wiring is safe and that you have the agreed number of electrical sockets and switches that will ensure you have a modern electrical property
Light switches will be placed at a height of 1200mm above the floor, sockets placed at 450 mm above the floor and the consumer unit (Fuse board) will be set at 1500mm where possible
We will instal the wiring in plastic conduits which will be fixed to the surface of the wall but will not disturb your decoration or if you wish for the wiring to be hidden in the wall we will chase this in and plaster over it but you will need to decorate afterwards
We will undertake an electrical periodic test on your home every five years to ensure that your electrical system remains safe
Heating system, gas, electrical, renewable
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace:
Gas boilers every 15 years
Heating wet systems every 40 years
Electric heating every 30 years
Heat pumps there is no decent homes standard
The Connexus standard is to:
Gas boilers every 15 years if it is in poor condition
Heating wet systems every 30 years if it is in poor condition
Electric heating every 30 years if it is in poor condition
Heat pumps every 15 years if it is in poor condition
Gas boilers replaced with A rated condensing boilers either as a combi system to smaller properties and system boilers to larger properties
Solid fuel heating systems replaced with gas or electric systems such as an air source heat pump
Replace the complete wet central heating system
Replace storage heaters with energy efficient modern equivalents such as high heat retention heaters, plus a review of loft insulation levels
Thermostatic radiator valves fitted as standard
We will consider the use of more sustainable heating systems such as solar heating, ground and air source heat pumps
We will make sure that you have the correct electric meter to run your new electric heating system
Annual gas safety checks and boiler service
External Improvements
Windows
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace every 40 years if it is in poor condition.
The Connexus standard is to:
Replace the windows every 30 years if it is in poor condition
u-PVC as standard with trickle ventilation included to help reduce condensation
Double glazing as standard
High security latching systems
Internally beaded glazing for added security
Openings with the facility to be locked in an ‘ajar’ position
A choice of pattern or obscure glass
Windows to be draught proofing
An option to replace sliding patio doors with French doors, or vice versa
Redecoration of window reveals or trims as required
External Door Replacement
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace every 30 years if it is in poor condition.
The Connexus standard is to:
Replace the doors every 25 years if it is in poor condition
When replacing external doors, we will use a PVC/Composite door and frame including any side lights if already fitted unless it is in a conservation area, but will consult with you
Be offered a choice of door design and colour for the front door and a 2XG rear door in white
Double glazing with internal glazing beading for added security
Multi point high security locking systems with lever handles, door pull, spy hole, numbering and letter plate
Instal disabled aids if required, please discuss this with one of our team and we will undertake this at the time of the installation because some disabled aids require to be fitted when the door is manufactured
Roof structure, coverings and chimneys, external walls
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace every 50 years if it is in poor condition.
The Connexus standard is to:
Replace the roof covering and chimney every 60 years if it is in poor condition
External wall re-pointing every 80 years if in poor condition
External wall finish every 60 years if in poor condition
Replace the roof timber battens, instal a roof felt, new roof tiles or slates and all rainwater gutters
All fascia’s and soffits to be replaced with u-PVC as standard
Loft insulation to be topped up to a minimum depth of 300mm. This will mean that you must remove any items stored in the loft so that the loft insulation can be laid
Where chimneys are redundant, we will take down, tile over and vent the chimney stack internally
Re-point the brickwork with matching cement sand
Renew the cement sand render with a new through colour render
Cyclical Pre-Decoration Repairs and Decorating
Decent Homes Standard
Connexus standard
There is no Government standard
All pre-decoration repairs will be completed to any area to be painted prior to the decorating commencing
External painting undertaken on a 5 year cycle. Customers will be given a choice of colours where applicable when we decorate including a choice of colours
Communal areas will be painted every 5 years at the same time of the external decoration. Where there is a choice of colours customers will be consulted and the majority colour choice will be used to paint surfaces. We will ensure that the painting scheme matches the Disabled Discrimination Act requirements and meets the latest fire precaution recommendations
Environmental Improvements
Environmental Improvements – Estates
Decent Homes Standard
Connexus standard
There is no Government standard
Undertake estate inspections along with the Housing team and with residents to improve your estate
Improved or additional car parking, bin stores
Landscaping external areas to improve the look and feel of an estate, additional fencing
Security improvements for example, lighting, footpaths
Environmental Improvements – Communal Areas
Decent Homes Standard
Connexus standard
There is no Government standard
Undertake communal inspections along with the Housing team and with residents to improve communal areas
New flooring, painting
Security improvements for example, additional lighting, door entry systems
Health and Safety
Asbestos Management
Decent Homes Standard
Connexus standard
There is no Government standard
Undertake an asbestos survey of your home prior to any improvement works being completed.
This survey will normally involve an intrusive survey where we will open up elements to establish if there is any asbestos presence within the element or behind it
We normally leave any asbestos in place if we find it and manage it while it remains there. All asbestos and its location is recorded on our asbestos management system
Servicing – Gas appliances
Decent Homes Standard
Connexus standard
There is no Government standard
Undertake a service of your gas boiler every year. We will leave a copy of the gas service report with you and organise any repairs that are require. If you have installed your own appliance it will be your responsibility to service and maintain it
Undertake a periodic electrical inspection test of your home every 5 years. This will ensure that it is safe and meets any relevant standards that are currently in place
Servicing – Fire Risk Assessments of Communal Areas
Decent Homes Standard
Connexus standard
There is no Government standard
Undertake an annual fire risk assessment of all communal stairwells and complexes to ensure that they meet the current fire standards. Any changes required to meet the standards will be undertaken and all residents notified of the work
Adaptations
Adaptations
Decent Homes Standard
Connexus standard
There is no Government standard
Undertake adaptations up to £1,000 for you without the need to apply for a Disabled Facilities Grant (DFG) which is issued through the Local Authority. Minor adaptations up to a value of £500 we will undertake without the need for an Occupational Therapist (OT) report Those over £500 and up to £1,000 we will require an OT report
If there is a medical need and you are due to receive an internal improvement, we will carry out adaptations to your home, for example a walk in shower
If you are not due an internal improvements but still require an adaptation over £1,000 you will need to apply for a DFG through the Local Authority
Consultation
Customer Consultation
Decent Homes Standard
Connexus standard
There is no Government standard
We will consult with customers through Customer Focus groups. This will involve discussing various aspects of the work we undertake and the focus group will then help shape this
Where we undertake improvements to your home and there are choices we will consult with you and agree the choices you require with you before we commence the work
Leaseholder Consultation
Decent Homes Standard
Connexus standard
There is no Government standard
We will consult with Leaseholders in accordance with the Section 20 Leasehold Consultation. This is a legally prescribed way of consulting with Leaseholders when we intend to undertake works to the blocks and communal areas of flatted accommodation where there are Leaseholders.
This consultation Process has three stages:
A notice of Intention to do the work
Notifications of estimates obtained
Notification of award of the Contract
We undertake this process so that Leaseholders are aware of the work we intend to undertake and to inform them that they will be charged
When we undertake work, we will only charge Leaseholders in accordance with their individual lease. It is recommended that all Leaseholders understand Connexus’s and also their own obligations under the lease
When we undertake work to blocks and communal areas, we intend on being Proactive, we do not wait until a component fails completely before replacing it. For example, we will not wait until a roof starts leaking before we replace it (Listed above are the timescales when we replace components)
The Connexus Standard and the Decent Home Standard - how do we compare?
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Below we are sharing our revised Connexus Standards, which sets out how we plan improvements and works and go above and beyond the government set Decent Home Standards
We would like you to tell us how you feel about this policy, does it explain clearly our goals? Is the language used correct and easy to understand? Do you think we do enough to meet the Decent Homes Standard?
Please click on make a response and tell us your thoughts. Comment on each part or just pick a part that matter the most to you. Or if you don't want to do this online, you can call us on 03332 31 32 33 and ask for Simone Mansbridge who will be able to support you and gather your feedback. Either way, we really want to hear from you. We really want to know if our strategy and objectives make sense, and if they focus on what matters to you, our customer.
Connexus Standard
All housing associations have to ensure that all their homes met the Government’s Decent Homes Standard, originally published in 2006, which sets out the basic maintenance and repair standards that all housing association homes must meet.
The standard, covered in more detail below, sets out age and condition related criteria for components against which to assess whether a home complies with the standard.
Components such as kitchen and bathrooms continue to age, however, and for that reason Connexus have an ongoing programme of component replacement to ensure that we continue to achieve 100% compliance with the standard.
The decent homes standard is not, however, specific beyond age, adequacy and health and safety standards. Compliance areas, like gas safety, are covered by different legislation and other areas, such as estate improvements or painting and decorating, are matters of best practise and landlords discretion.
Connexus have for a long time strived to achieve and maintain Decent Home compliance for all its homes. As part of this we aim to undertake stock condition surveys of 20% of our homes each year. The results from this will help inform our Asset Management Strategy and guide the decision when to replace a component. Up to Date stock condition data is essential to ensure that components are replaced on time; not too early so as to waste resources, or too late so as to lead to the potential for Decent Homes Standard failure.
As part of ensuring that investment standards are consistent across all parts of Connexus, it has been decided to review our standard for investment work – an investment standard –allowing stakeholders to be involved in the review and against which the quality of our investment beyond the statutory minimum can be assessed.
The document is not intended to be a technical standards document and does not cover detailed specifications or design, rather the core principles of our investment programme.
Internal Improvements
Kitchens
Decent Homes Standard
Connexus plus standard
The Government Decent Homes Standard is to replace every 30 years if it is in poor condition.
The Connexus standard is to:
Bathrooms
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace every 40 years if it is in poor condition.
The Connexus standard is to:
Electrical wiring, switches and sockets
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace every 30 years if it is in poor condition.
The Connexus standard is to:
Heating system, gas, electrical, renewable
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace:
Gas boilers every 15 years
Heating wet systems every 40 years
Electric heating every 30 years
Heat pumps there is no decent homes standard
The Connexus standard is to:
External Improvements
Windows
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace every 40 years if it is in poor condition.
The Connexus standard is to:
External Door Replacement
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace every 30 years if it is in poor condition.
The Connexus standard is to:
Roof structure, coverings and chimneys, external walls
Decent Homes Standard
Connexus standard
The Government Decent Homes Standard is to replace every 50 years if it is in poor condition.
The Connexus standard is to:
Cyclical Pre-Decoration Repairs and Decorating
Decent Homes Standard
Connexus standard
Environmental Improvements
Environmental Improvements – Estates
Decent Homes Standard
Connexus standard
There is no Government standard
Environmental Improvements – Communal Areas
Decent Homes Standard
Connexus standard
There is no Government standard
Health and Safety
Asbestos Management
Decent Homes Standard
Connexus standard
There is no Government standard
Servicing – Gas appliances
Decent Homes Standard
Connexus standard
Servicing – Periodic Electrical Testing Safety Checks
Decent Homes Standard
Connexus standard
Servicing – Fire Risk Assessments of Communal Areas
Decent Homes Standard
Connexus standard
Adaptations
Adaptations
Decent Homes Standard
Connexus standard
Consultation
Customer Consultation
Decent Homes Standard
Connexus standard
Leaseholder Consultation
Decent Homes Standard
Connexus standard
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