Kitchens

Your kitchen will be completely renewed and decorated. The scope of the works will include the complete stripping out of your existing kitchen and the fitting of new units, worktops stainless steel sink, taps, tiling and floor covering. We will make the best use of the space available and where possible we will be knocking the wall down between your kitchen and outhouse/store to make the kitchen bigger. This will allow a greater flexibility in the space available to you. However, please bear in mind that if you have a lot of appliances the number and position of your units and the layout of your kitchen may be restricted. A vent axia fan will also be installed in your kitchen to assist in the prevention of condensation. All washers and dryers will be plumbed in for you.

Options available
We are able to offer you a choice of colour for your cabinets, work surfaces and floor covering. This can be done when the Tenant Liaison Officer calls to see you on the initial visit.

Bathrooms

As with your kitchen we will be completely stripping out your bathroom. We will be installing a new enamelled steel bathtub with handles for safety, a new basin and new toilet. You will have a choice in the colour of the suite and floor covering. If you already have an electric shower, this will be resited for you and correctly wired up. We will tile the walls to full height at the head end of the bath and part way along the side of the bath to create your shower area (this only if you already have a shower). Should you require a “walk in “ shower because you are unable to use a bath, this will also be considered. A vent axia fan will also be installed in the bathroom to assist in the prevention of condensation.

Rewiring

We will also be rewiring your kitchen and bathroom areas, to current IEE Regulations. This will provide you with additional 13 amp electric sockets in the kitchen. There will also be a modern consumer unit (fuse box) installed which will have miniature circuit breakers (MCB). These are like fuses with a switch on them. If an appliance is faulty the switch will ‘break’ off the circuit instantly. When the fault has been repaired the switch can be switched on again; there is no fuse wire to change. There will also be a Residual Current Device (RCD) on the main switch. This is commonly known as an earth leakage breaker. In simple terms it will switch off if any electric current ‘leaks’ from the circuits or appliances. You may find that some older appliances, electric cookers, kettles fridge/freezers and irons might cause the RCD to ‘trip’ off, this nuisance tripping could be due to age, wear and tear or dampness in the appliance. If in doubt, call an electrician to check your appliances, or, if this happens whilst the contractors are still on site, they will check this out for you. Please note that we have found ‘cheap’ light bulbs can also cause this tripping. The rewire will also incorporate smoke detectors that are powered directly from the mains.

Heating Installations

The existing boiler will be removed and replaced with a modern combination boiler (combi). A Combi is cheaper to run because you do not have to heat a full storage cylinder of water every time you need hot water, so you only pay for the hot water you need. The storage cylinder, usually located in a cupboard taking up valuable space within your house, will not be required; we can either remove these (where possible) or shelve for extra storage. Every room in your home will have a radiator with thermostatic valves so that you set the temperature you want in each room.

Precautions - what can you do?

Every effort will be made to minimise disturbance, however, it cannot be completely eliminated. If a problem does occur, please contact the Tenant Liaison Officer as soon as possible.

You must accept that when building work is carried out some minor accidents may occur.

Here are some precautions which can be taken before and during the work.

• The contractor will take photographs of your appliances and carpets before the work starts to note any existing problems e.g. scratches and dents damage to carpets. These photographs will be kept until the work is complete. If you refuse to have the photographs taken, you will be asked to sign a disclaimer.

• Kitchen and bathroom cabinets must be cleared of all personal and household items, and furniture should be ready for the works to start.

• Ensure that all valuables are removed and stored safely.

• The contractor should ensure that adequate dust sheeting is provided to prevent damage to carpets and where necessary furniture, please ensure that this is done to your satisfaction.

• Due to the disruption to your home please take this into account if you are planning on redecorating. If you can, please wait until the improvement works have been completed.

Note:
If you do not follow the precautions outlined above, you may not be able to make a claim against the builder should the need arise.

Complaints

• Inevitably, from time to time you may have cause to complain. The first point of contact should be the Tenant Liaison Officer, by telephone 0161 686 8000, or in writing to The Asset & Investment Team, at Point Blue, Bury, BL9 5AQ. These complaints will then be investigated along with the contractor and the architect. Please do not contact the contractor directly.

• The contractors are advised NOT to carry out any additional works for the tenants.

• In the event of problems arising whilst the contractors are not on site, (out of hours only). I.e. combi boiler not firing up, leaks etc, please telephone Bradley Fold Security Services, 0161 253 6606 who will either contact the contractor, or advise the appropriate tradesman to call. It would be helpful if, at the time of the phone call you tell the security services that you are having work done by a contractor, and the name of the contractor.

• The builder will be responsible for the security to each property being worked on whether they are empty or occupied. If the builder leaves your property during the day while the work is going on and you are in, he MUST inform you and tell you when he will be returning.

• If you are out, then the builder will be responsible for securing your home when he leaves and arrangements for possession of keys will be made by the site foreman.

• The builders working on your property are aware of the dangers of carrying out the work. If the builder gives you any instructions which affects your safety it is in your interest to follow them.

• Although you will be living in your house during the works, it will be classed as a building site and will, therefore, have all the dangers associated with one. Please try to ensure children are kept out of the way as much as possible, do not allow them to play with machinery, building materials or to climb on any scaffolding.

Moving out of your home (decanting) whilst the work is done

When we are refurbishing your kitchen and bathroom, there could be occasions where we would have to move you out of your home to do these works. This could be because we need to do more than just the kitchen and bathroom i.e. full rewiring works which would affect every room, damp proof courses, where chemicals are injected into the walls, and the chemicals are toxic for a short time, if there is dry rot or woodworm and chemical treatment is necessary.

We would arrange with a local approved removal firm to drop boxes off at your home in good time for you to pack your belongings. These same removal people would move you and your belongings to a similar sized house on the estate we are working on, this is called a “Decant Property”. This would be decorated to a decent standard and carpeted.

We would arrange with a local approved carpet company to lift your carpets and store them until your return, they would then refit them prior to your return date.

We would ensure the Customer Liaison Officer is available to arrange all of the above. She will also make arrangements to have your telephone and number transferred to the new property. She will also inform your gas and electric suppliers of the move and pass on to them the closing and opening meter readings of both properties. You would need to inform SKY and Broadband of the move, also doctor’s next of kin etc. We do not transfer the post, as it takes quite a number of weeks to set up, by which time, you could be back home! You may call at your property, to pick up the post, if the contractors are in that property.

Your tenancy is temporarily transferred with you to the decant property so you do not loose any of your rights, however, we do change the locks on your property (this is a health and safety issue) and you will not be allowed back until just prior to your removal back, at this stage you may arrange to have new carpets fitted, or do some decorating.

We would ensure that the Customer Liaison Officer notifies you with ample time, of the date you will be returning home, and make all the arrangements for your return.

Six Town Housing will pay for all of the above, and you will not be expected to contribute to any of the costs.

Please Note - If you have foam backed/glued carpets it is highly unlikely we will be able to uplift these, and they would have to stay in the property, but be covered by the contractor with dust sheets. Should these types of carpets have to be removed i.e. because of rewiring or treatment for ‘woodworm’ etc, we cannot be responsible for replacement of the carpet.

Frequently asked questions

When will I be given a date for the work to start on my home?
Once the contractor has been assigned for your scheme, a letter will be sent to you stating the name of the contractor, site office on your estate and the initial start date of the scheme. The contractor will contact tenants individually in writing approximately ten days before they intend to start work on your property and then again three days before.

I am out at work all day. How am I supposed to let the builder in to do the work?
It is the contractors responsibility to arrange access with the tenant or for the provision of keys. The contractor is required to keep and update a key book on site, to record when keys are taken out by operatives and handed back to tenants.

Given the extent of the work planned, who will be responsible for the moving of furniture and the lifting of carpets?
The contractor is required to carefully set aside, remove store and return furniture fittings fixtures and floor coverings to allow for the proper continuation and completion of the work. However, the tenant will be expected to remove the contents of kitchen cupboards and bathroom cabinets.
N.B. Please see above on foam backed carpets.

What will happen if any of my possessions are damaged by the contractor during the work?
The contractor shall allow for the protection of the tenants furniture and fittings from damage by dust etc. Any damage caused by the contractor shall be made good entirely at their own expense. Prior to the commencement of the work, and with the consent of the tenant, photographs or a video survey will be undertaken by the contractor to ascertain the condition of the existing fabric, decorations and resident’s furniture and fittings. This will be used in the event of a dispute arising regarding responsibility for any damage.

How long is the work likely to take on my Home?
This will depend on what work you are having done and when. For instance, if the work includes damp proofing, or treatment for dry rot this may take longer than the initial 8 to 10 weeks, which is usual for just kitchens and bathrooms.

How long will I be without water or cooking facilities?
The contractor will be required to reinstate essential services each evening prior to them leaving site. You should not be left overnight without running water, gas or electricity. Your cooker will be returned to the kitchen each evening, and the sink will be left in the kitchen. Toilets will always be left in situ and you should not be left without bathing facilities overnight. Whilst every effort is made to fulfil all of the above, in some instances you may be left without the use of a bath, but this should be kept to a minimum of one evening.

Will I get disturbance allowance?
There will be no disturbance allowance paid, however there will be a decorating voucher given for decorating the small bedroom. This allowance will only be a contribution towards the cost of redecoration and will in no way meet the full cost. Were we to pay a disturbance allowance then the cost of this would greatly reduce the level of improvements we are able to offer our tenants. There is no allowance to replace any carpets in your home. In some instances the carpet in the small bedroom will no longer fit (this if we have to remove the old boiler/immersion heater cupboard or move the partition wall between bathroom and bedroom).

Useful telephone numbers

Bradley Fold emergency services - 0161 253 6606
Tenant Liaison Officer - 0161 686 8000
Capital Management Officer - 0161 686 8000
Transco - 08706081524
Scottish Power - 08452 700 700