REPAIRS PRIORITIES: ADACTUS500 CONSULTATION

Transcription

1 REPAIRS PRIORITIES: ADACTUS500 CONSULTATION HEATING AND HOT WATER SYSTEMS Most demand for the following jobs to be 24hr jobs: 'complete failure of central heating and hot water in winter', 'no hot water' and 'faulty gas fire' / split demand for other heating and hot water system repairs. Demand is also seasonal Heating and hot water systems: Complete failure of central heating and hot water in winter Heating and hot water systems: Minor leak from radiator Heating and hot water systems:minor leak from hot water cylinder Heating and hot water systems: Heating not working (Spring / Summer / Autumn) Heating and hot water systems: No hot water Heating and hot water systems: Faulty gas fire Heating and hot water systems:faulty storage heater 97.7% 2.3% 44.96% 55.04% 62.02% 37.98% 62.02% 37.98% 86.05% 13.95% 91.47% 8.53% 65.12% 34.88% Heating and hot water systems: Complete failure of central heating and hot water in winter 24hrs % 10 days 3 2.3% Heating and hot water systems: Minor leak from radiator 24hrs % 10 days % Heating and hot water systems:minor leak from hot water cylinder 24hrs % 10 days % Heating and hot water systems: Heating not working (Spring / Summer / Autumn) 24hrs % 10 days % Heating and hot water systems: No hot water 24hrs % 10 days % Heating and hot water systems: Faulty gas fire 24hrs % 10 days %

2 Heating and hot water systems:faulty storage heater 24hrs % 10 days % Do you have any additional comments about repair priorities for heating and hot water system? Consider age grps/circumstances/health 20 All heating and hot water repairs should be given priority irrespective 14 Repairs which could cause damage to property or danger should be done asap 7 Consider weather/temp not season 7 Downgraded priority if advice given to minimise damage etc 1 Misc 2 Most demand for the following 'safety' related jobs ELECTRICAL to be repaired FAULTS in 24hrs: 'complete power failure in home', 'faulty consumer unit', 'no lights working', 'faulty warden call' (sheltered accomodation)/ 'faulty door entry' and 'faulty fire alarm': split demand for other electrical repairs and most believe jobs relating to minor problems (e.g. extractor fan/sockets not working)should be done in 10 days Electrical Faults: Complete power failure in your home Electrical Faults: Faulty consumer unit (fuse box) Electrical Faults: No lights working Electrical Faults: Faulty light fitting Electrical Faults: Power off in a communal area Electrical Faults:Faulty light in communal area Electrical Faults: Faulty warden call (sheltered accommodation) Electrical Faults: Faulty door entry (for blocks of flats) Electrical Faults: Faulty fire alarm (for blocks of flats) Electrical Faults: Faulty aerial system (for blocks of flats) Electrical Faults:Extractor fan not working Electrical Faults:Electrical socket not working Electrical Faults: Extractor fan faulty 97.7% 2.3% 89.15% 10.9% 92.25% 7.8% 64.34% 35.7% 64.34% 35.7% 41.09% 58.9% 86.05% 14.0% 82.17% 17.8% 92.25% 7.8% 31.01% 69.0% 19.38% 80.6% 28.68% 71.3% 20.93% 79.1% Electrical Faults: Complete power failure in your home 24hrs % 10 days 3 2.3% Electrical Faults: Faulty consumer unit (fuse box) 24hrs % 10 days % Electrical Faults: No lights working 24hrs % 10 days % Electrical Faults: Faulty light fitting 24hrs % 10 days % Electrical Faults: Power off in a communal area 24hrs % 10 days %

3 Electrical Faults:Faulty light in communal area 24hrs % 10 days % Electrical Faults: Faulty warden call (sheltered accommodation) 24hrs % 10 days % Electrical Faults: Faulty door entry (for blocks of flats) 24hrs % 10 days % Electrical Faults: Faulty fire alarm (for blocks of flats) 24hrs % 10 days % Electrical Faults: Faulty aerial system (for blocks of flats) 24hrs % 10 days % Electrical Faults:Extractor fan not working 24hrs % 10 days % Electrical Faults:Electrical socket not working 24hrs % 10 days % Electrical Faults: Extractor fan faulty 24hrs % 10 days % Do you have any additional comments about repair priorities for electrical faults? Electrical faults-straight away as can lead to damage/danger 25 Some repairs higher priority important than others 6 Consider age grps/medical condition etc of tenant 4 Monitor faults if a 10day priority given 1 PLUMBING Most demand for the following urgent 'burst' / 'blocked' / 'inoperable' jobs to be repaired in 24hrs: 'burst water pipes', 'blocked drains and toilets', 'toilet flush not working': split demand for other plumbing jobs with the majority feeling a 'dripping tap' or 'broken sink' need only be done in 10 days

4 Plumbing: Burst water pipes Plumbing: Blocked drains and toilets where sewage can't escape Plumbing: Minor water leak from pipe Plumbing: Leaking overflow from toilet Plumbing: Dripping tap Plumbing: Minor leak from a toilet Plumbing: Toilet flush not working Plumbing: Broken sink / wash hand basin Plumbing: Minor leak from bath Plumbing: Tap will not turn off 98.4% 1.6% 96.90% 3.1% 42.64% 57.4% 62.02% 38.0% 15.50% 84.5% 46.51% 53.5% 80.62% 19.4% 40.31% 59.7% 43.59% 56.4% 41.86% 58.1% Plumbing: Burst water pipes 24hrs % 10 days 2 1.6% Plumbing: Blocked drains and toilets where sewage can't escape 24hrs % 10 days % Plumbing: Minor water leak from pipe 24hrs % 10 days % Plumbing: Leaking overflow from toilet 24hrs % 10 days % Plumbing: Dripping tap 24hrs % 10 days % Plumbing: Minor leak from a toilet 24hrs % 10 days % Plumbing: Toilet flush not working 24hrs % 10 days % Plumbing: Broken sink / wash hand basin 24hrs % 10 days %

5 Plumbing: Minor leak from bath 24hrs % 10 days % 117 Plumbing: Tap will not turn off 24hrs % 10 days % Do you have any additional comments about repair priorities for plumbing? All emergency as could cause damage/unnecessary cost 18 Some more urgent than others (e.g. depends on severity of leak/damage that c 11 Toilet repairs should be done asap 2 Tenants need to communicate clearly extent of problem so they can judge priority 1 Misc 1 WINDOWS AND DOORS Most urgent demand for repairs where something being inoperable leaves the property vulnerable to intruders (broken external doors/windows) with most feeling damage to frames and window catches need only be done on a 10 day priority Windows and Doors:Broken external door locks 24hr 10 day 94.6% 5.4% Windows and Doors:Broken windows or outside doors that make your home vulnerable to burglars Windows and Doors:Faulty internal door hinges / handles Windows and Doors:Damaged (e.g. rotten) window frames Windows and Doors:Faulty window catches 97.67% 2.33% 19.38% 80.62% 27.13% 72.87% 51.16% 48.84% Windows and Doors:Broken external door locks 24hrs % 10 days 7 5.4% Windows and Doors:Broken windows or outside doors that make your home vulnerable to burglars 24hrs % 10 days % Windows and Doors:Faulty internal door hinges / handles 24hrs % 10 days % Windows and Doors:Damaged (e.g. rotten) window frames 24hrs % 10 days % Windows and Doors:Faulty window catches

6 24hrs % 10 days % Do you have any additional comments about repair priorities for repairs relating to windows and doors? All external fittings which are faulty should be fixed asap for health & safety 24 Consider urgency of issue (e.g. security / floor affected) 7 All external fittings which are faulty should be fixed asap for health & safety (vs ro 5 Have a yearly maintenance check for faults 1 Consider tenants involved (e.g. age/circumstances) 1 JOINERY REPAIRS Most feel joinery repairs need only be done in 10 days Joinery: Broken kitchen unit Joinery: Damaged flooring Joinery: Damaged skirting board Joinery: Damaged banister rails 11.6% 88.4% 24.03% 75.97% 6.98% 93.02% 47.29% 52.71% Joinery: Broken kitchen unit 24hrs % 10 days % Joinery: Damaged flooring 24hrs % 10 days % Joinery: Damaged skirting board 24hrs % 10 days % Joinery: Damaged banister rails 24hrs % 10 days % Do you have any additional comments about repair priorities for joinery repairs? Flooring and bannisters/stairs important for safety 13 Consider age of tenant/circumstances etc 6 Depends on if causes danger to tenant 2 Consider H & S implications 2 OUTSIDE YOUR HOME With the exception of a 'leaking roof' most feel repairs outside of the home need only be done in 10 days Outside your home: Clearing out gutters Outside your home: Damaged fencing Outside your home: Damaged paths Outside your home: Leaking roof 9.3% 90.7% 6.98% 93.02% 20.16% 79.84% 65.89% 34.11%

7 Outside your home: Broken Gates Outside your home:damage to walls 6.98% 93.02% 15.50% 84.50% Outside your home: Clearing out gutters 24hrs % 10 days % Outside your home: Damaged fencing 24hrs % 10 days % Outside your home: Damaged paths 24hrs % 10 days % Outside your home: Leaking roof 24hrs % 10 days % Outside your home: Broken Gates 24hrs % 10 days % Outside your home:damage to walls 24hrs % 10 days % Do you have any additional comments about repair priorities for repairs outside your home? Depends on severity of problem/damage that could be caused 20 Depends on age of tenant/circumstances etc 2 Some repairs (e.g. fencing) should be done by the tenant / they should limit dama 2 Leaking roof essential 2 Some repairs can wait even longer 2 Other: Dangerous structures OTHER With the exception of 'dangerous structures' and the 'lift not working' most feel these 'other' repairs need only be done in 10 days 24hrs % 10 days % Other: Removal of offensive or racist graffiti 24hrs % 10 days %

8 Other: Lift not working 24hrs % 10 days % Other: Plastering 24hrs % 10 days % Other: Mould treatments 24hrs % 10 days % Other: Wall tiling 24hrs % 10 days % Other: Floor tiling 24hrs % 10 days % Do you have any additional comments about the above repair priorities for 'other' repairs? Consider age of tenants/circumstances for all repairs 10 Consider health and safety implications for all repairs 8 Misc 6 Offensive/racist grafitti - should be done asap 1 Do you agree that it is important for you to receive an appointment when you contact us to report a repair? Strongly agree % 96.90% Agree % Neither agree nor disagree % Disagree % Strongly disagree % Do you have any comments about our definition of an emergency (remove serious health and safety risks restore essent secure) Most of the respondents agreed with the definition and emphasised the importance of always considering Health and Safety implications in addition to the tenants circumstances Overall do you agree it is a good idea to change the repair priorities to two categories (emergency (24 hours) and routine Strongly agree % 79.07% Agree % Neither agree nor disagree % Disagree % Strongly disagree %

9 Do you have any other comments about repair priorities? - sample of comments This is a good idea. A list of urgent and non urgent repairs should be drawn up and sent to tenants or should be included in your magazine for reference If you have the resources to carry out more repairs as emergencies then yes I say that it is a good idea Once people know the categories they will be more managable I would presume a lot of tenants cannot wait for repairs but again it depends on repair type and type of households. Prioity given to vunerable household or any health and safety issues 24hr and 10 day is a big difference. It is too much with some items. Heating and water and safety of your home is priority. There should be a medium option ie 3-4 days Being a non profit association that do make a profit use up your excess money by employing more trades personnel and maybe some apprenticeships. To try and ensure that the initial repair works. repairs if possible should be dine sooner but never beyond 10 days I think unless personal safety or severe damage to personal items are going to be a result of a repair then 10 days should be sufficient There will always be the exception to the rule so commonsense must come into it and when the call is made your office staff need to ask questions ie any vulnerable people as this could make a non emergency repair into an emergency Overall I think your proprities are good, putting them in a category of emergency or routine 10 days repairs means emergancies can be done asap Tenants should be encouraged to try to carry out temporary repairs wherever possible to mitigate the need for emergency action and should be responsible for repairs caused by their own negligence Talking to people concerned and keeping them informed is important.