H O U S I N G

Standard for Empty Homes

What is a void?

A void is the name we give to a property that is empty between one tenancy ending and another starting.

A Lettable Void Standard for Magna West Somerset (MWS)
 Our aim is to ensure we have a clear and consistent standard, so that voids are presented for re-letting to a reasonable level and specification.

We aim to carry out all work to void properties before a tenant takes up occupation. In some circumstances we may have to carry out repairs or improvements after the tenant moves in.

The Basis for the Void Standard
The Void Standard has been set to meet the needs of our customers, but will be subject to annual budget constraints. It has been compiled with the following in mind:

  • To satisfy our customers;
  • To meet the Housing Corporation's Standards;
  • To meet the Scheme Development Standards;
  • To comply with the latest Building Regulations;
  • To comply with the MWS Voids Policy;
  • To meet the Magna Design Brief;

We will review the standard and performance targets each year.

Our Standards
Heating, insulation and ventilation:
We will provide adequate heating, insulation and ventilation within our properties to the following specifications:

  • A form of whole house heating will be provided;
  • The chimney will be swept and heating appliances will be subject to annual safety checks;
  • A good level of loft insulation will be provided;
  • Extractor fans will be provided in all kitchens and bathrooms;


Windows and external doors:

  • Windows are only replaced if they are in a very poor condition.
  • Upgrades from single to double glazing will be carried out in our planned maintenance programme;
  • Restrictors will be fitted to all windows above the ground floor. Existing ones will be checked to make sure that they work;
  • Keys will be provided for locks;
  • Safety glass will be provided to glazing below 800mm high;
  • External doors will be fitted with a good quality lock.

Stairs:
We will check balustrades and handrails on external and internal stairs to ensure that they meet current safety standards.

Stairs and staircases should be adequately lit.

Kitchens:

  • We will ensure that kitchens have hygienic worktops and a stainless steel sink unit.
  • Ceramic wall tiling will be provided above worktops and behind the cooker space;
  • Kitchen cupboards will be provided in accordance with the size of the property, and will be clean, fully operational and less than twenty years old;
  • Where possible, four double power sockets will be provided above the worktops in addition to a cooker outlet and a socket below;
  • Where possible, kitchens will have space and adequate provision for a fridge/freezer, a cooker and an automatic washing machine;
  • Kitchen floors will be covered with vinyl sheet or tiles;
  • If there is no dining room and space permits it, a useable eating area will be created in the kitchen.


Bathroom and toilet(s):

  • We will provide either a bath or shower, wash-hand basin and toilet in a clean, serviceable condition.
  • Sanitary fittings will be replaced if in a poor condition. We use white fittings as standard;
  • All taps will work;
  • Floors will be covered with vinyl sheet or tiles.

Floors (general):

  • We will make sure that floors are level and suitable for coverings.
  • Floors will be checked to ensure that there are no loose floor boards and no nail heads sticking up;
  • All floor coverings left by the previous tenant will be removed;
  • Properties will be checked and where identified, treatment will be applied to deal with fleas, other pests and woodworm.

Electrical installations:

  • Electrical installations will be checked and certified as safe by a qualified electrician.
  • This also applies to mutual exchanges.
  • No appliances will be left in the property.


Fire safety:

  • We will check that the means of fire escape in flats is adequate.
  • The property will contain at least one smoke detector. We will check the condition and replace the batteries if required.
  • The property will contain a carbon monoxide detector unless electric heating is provided.
  • We will cap-off unused gas mains.

Lofts and loft access:

The loft space is not designed for storage and any articles placed there will be at tenant’s own risk.

Decoration:

  • We will check all internal decorations to ensure that they are sound and tidy without large areas of poor finish or mould growth.
  • We will treat and kill any mould prior to the property being re-let;
  • If kitchens and bathrooms in general needs properties are in a very poor condition, they will be redecorated. Other rooms will not normally be redecorated;
  • Redecoration is carried out in supported housing properties, and where tenants can demonstrate they have special needs, and any property where significant repair work makes decorating necessary;
  • Rooms with ceilings over 2.5m high will be decorated.
  • General needs tenants will be offered a decoration voucher to exchange for materials. Where rooms are in excellent decorative order (that is freshly painted and clean) decoration allowances will not be offered.

Cleanliness:

  • The property will be cleaned as necessary to ensure that:
  • All ceilings and walls are free from cobwebs, black mould and grease stains;
  • All sanitary ware is clean, free from excessive stains and all tiling is free from grease/soap stains or black mould growth;
  • All kitchen cupboards are empty and all worktops/cupboards are free from grease including tiled splashbacks.

Community alarm system:

Where this is provided, we will check that the equipment is working.

Gardens:

  • Rubbish will be cleared from gardens.
  • Ponds will be filled in or removed;
  • Any greenhouses, sheds or lean-tos will be removed. The incoming tenant will be given the option to keep these but will be asked to take on responsibility for the maintenance of the structure;
  • Major garden tidying is only carried out on sheltered and supported housing, or where incoming tenants can demonstrate special needs;
  • Access paths and steps will be checked for safety.

Asbestos:

Any asbestos that is damaged and unsafe will be removed. We will tell you where any remaining asbestos is located in the property.

Washing Lines:

Pole and lines will be provided except in the case of sheltered accommodation, where rotary lines are provided.

Fencing:

We will ensure the boundaries are clearly marked and appropriate fencing is provided where appropriate.

Major Works

Where major work is required, we can offer choices such as colours of vinyl floor covering, kitchen worktops, ceramic wall tiling and decoration colours.

The following work may be included in the current or future planned maintenance programmes. We will advise you of the works included in the next 12 months programme. This may include:

  • Heating upgrades
  • Window and external door replacements
  • Rewiring
  • New kitchens
  • New bathrooms
  • Extra insulation
  • New roofs
  • External painting and repairs

For clarification or comments on the Empty Homes Standard please contact the Voids Surveyor on Freephone: 0800 731 9293 or your Housing Officer on Freephone: 0800 138 6107.

last updated 09.08.05

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