Planned Maintenance Programme

This programme started in 1997 with the objective of refurbishing 1200 homes at a total cost of £25 million over a period of 13 years.

The planned maintenance programme incorporates:

• cyclical redecoration - painting and repairs to the outside and communal areas of the property
• reinvestment - complete refurbishment of the property including a new or upgraded central heating system, bathroom, kitchen, electrical wiring, thermal insulation, and sound proofing, if necessary
• planned repairs - renewal or upgrade of individual parts such as central heating system, kitchen or bathroom

Each year, SBHA concentrates its resources on maintaining and improving one sixth of its stock.

500 homes are painted externally, 120 homes have central heating, new bathrooms or new kitchens installed and 20 homes are fully refurbished each year.

The stock survey
Every year one sixth of our properties are included in a stock condition survey.

This stock survey assesses the condition of the inside and outside of the property. Properties included in the stock condition survey are automatically included in the cyclical redecoration programme.

The survey data is used to plan which properties will have full refurbishment works or individual improvements carried out.

Sixty to eighty properties surveyed are placed into the reinvestment part of the programme and over one hundred are placed into the planned repair part of the programme each year.

Timing of the programme
Each year, between September and December, stock condition surveys are carried out to the 500 homes identified for the following year's cyclical redecoration programme.

Tenants will be informed in February or March each year whether they will have refurbishment or improvement works carried out, in addition to the cyclical re-decorations.

Information for Tenants

• Please allow our surveyors access to carry out the stock condition surveys. If access is not gained before the end of the year, your property will not be included in the improvement or refurbishment programmes. It is highly unlikely that there will be an opportunity to add them later in the year.
• Tenants will be kept informed at regular intervals about the planned maintenance programme.
• Due to the extent of the works, just over half of the tenants in the programme need to be moved into another property.
• SBHA has a Tenant Liaison Officer whose primary responsibility is to organise these moves for tenants.
• Information on properties is included in the programme can be obtained by calling the repair desk 0800 074 2130 or Craft Court, Housing Management Office, 020 8563 8191.
• Remember: Tenants in arrears will not be allowed into the planned maintenance programme for refurbishment or heating, new kitchens and bathrooms unless an agreement for repayment has been made with our Income Officers and kept to for six months.

More information about reinvestment
Typical reinvestment work includes new kitchens and bathrooms, sound proofing to floors, electrical rewiring, improved thermal insulation and central heating installation or upgrades.

The average sum of money spent on each reinvestment property is £30,000.

The planned repair programme does not involve tenants being moved from their homes. However, a Tenant Liaison Officer is still appointed to keep tenants informed about the works. This programme concentrates on individual improvements or renewals of kitchens, bathrooms or central heating systems.