The 2010 Decent Homes Standard
I should imagine most Council and Housing Association tenants have heard of this government initiative to bring all homes up to standard by the year 2010.
In your own property this might include one or all of the following: double glazing, new kitchens, bathrooms, electrical rewires and heating systems.
What I’m more interested in is how far has your landlord got in completing all the work?
My council, Birmingham City Council, I’m pleased to say is 96% finished. That’s nearly 69,000 properties brought up to standard. They will complete them all by March 2010.
So do you know where yours stands?
Are you a landlord that has completed already or a landlord that is struggling to complete?
As always we welcome your comments on this article.
Author: CCHE Deb
My council have decided they are not going to fit double glazing any more, and when I queried this I was told “we have abandoned the program to fit double glazing as a matter of course”. It sucks when you are in one of the few that have been left out, and with the disgusting rise in the price of gas, I am dreading the winter, as earlier this year during that really cold spell, I was paying £40 per week just for the gas.
Hi Siobhan, It sounds as though you are also a victim of councils and landlords already making cut backs in spending forced upon them by government debt.
Your comments are similar to my blog post http://www.exchangeforum.co.uk/blog/social-housing-general/exchange-your-home-might-be-the-answer/
My parents have recently been told they can’t have scheduled work carried out.
What also makes it worse is when you can clearly see areas of wasted spending. They might not waste so much when they have even less to spend next year.
Rotherham council have been involved in the 2010 project to ensure that their properties meet the decent homes standard,what infuriates me is that I am a housing association tenant of HABINTEG housing association having lived in the same property for 22 years, have never been in arrears with rent etc; both my wife and myself are severely disabled the property is fully electric without thermostatic controlls to control the temperature. when I enquired about a start date for the work to begin I was told that as a housing association tenant Iwas not included in the social housing umbrella and the earliest I could expect at least double glazed windows and doors would be in 18 years time, its hard to get repairs carried out never mind having the property updated. ANY ADVICE OUT THERE.
Tony, the 2010 Decent Home Scheme includes Housing Associations as it covers all Resident Social Landlords.
http://www.communities.gov.uk/documents/housing/pdf/138358.pdf
http://www.communities.gov.uk/archived/publications/housing/decenthomes
http://www.communities.gov.uk/housing/decenthomes/
It even covers some private housing Landlords.
Habinteg suprise me since they specialise in adapted properties and have more than 2000 homes that are built especially for the needs of the disabled.
I would have thought that as an HA specialising in this area they would be putting more resources in to trying to meet the needs of their tenants. As a disabled person myself, I can sympathise with your plight.
Some HA’s are in negotiation with the government regarding extending the time given to reach the 2010 Standard. I cannot find out if this includes Habinteg.
I have looked through their site:
http://www.habinteg.org.uk/pages/corporate_strategy.html
Have a look through their policies etc.
Other than that you have no choice but to go to Habinteg and query it with them. It would be really good to get it in writing why they do not feel your property needs to be brought up to the 2010 standard.
Good luck let us know what happens please.
Dear Deb ,Having recently spoken to the management of Habingteg NORTHERN REGION the only reply that I recieved from Mr Graham Bates was ” I know nothing about this scheme but it may be a wayof
keeping the rent increases low “.surely this 2010 is a government
legislation and is funded by the same.
I myself have within the last three months have had issue regarding a wet room with no air inlet /an underated extraction fan that did not clear the steam and caused me to collapse on two occasions once breaking a finger. It took several months of ignored requests to Habingtegs O/T
before he finally gave in to the community matron to attend ameeting between Habinteg and tenant before Habinteg were forced to (With the recomendation of Expelair an air extraction expert company )where he even in front of reliable witnesses suggested that gave out misleading information to increase their sales!
After attempting to communicate with Habinteg over the past 22 years I know that their response will be to give me the runaround until I find the
cause to stressful and take it no further. Thanks for your attention RE;this letter but Im sitting typing the warmest room in the bungalow
at the max; heat available 18celcius and Im cold.
I” ve tried contacting the local council regarding this matter all to no avail ( next stop my local mp to see if he can force a response)
From my experience HOUSING ASSOCIATIONS HIGH CHARGES LOW/POOR MAINTAINANCE. BYE FOR NOW.
Dear Deb ,Having recently spoken to the management of Habingteg NORTHERN REGION the only reply that I recieved from Mr Graham HALL was ” I know nothing about this scheme but it may be a wayof
keeping the rent increases low “.surely this 2010 is a government
legislation and is funded by the same.
I myself have within the last three months have had issue regarding a wet room with no air inlet /an underated extraction fan that did not clear the steam and caused me to collapse on two occasions once breaking a finger. It took several months of ignored requests to Habingtegs O/T
before he finally gave in to the community matron to attend ameeting between Habinteg and tenant before Habinteg were forced to (With the recomendation of Expelair an air extraction expert company )where he even in front of reliable witnesses suggested that gave out misleading information to increase their sales!
After attempting to communicate with Habinteg over the past 22 years I know that their response will be to give me the runaround until I find the
cause to stressful and take it no further. Thanks for your attention RE;this letter but Im sitting typing the warmest room in the bungalow
at the max; heat available 18celcius and Im cold.
I” ve tried contacting the local council regarding this matter all to no avail ( next stop my local mp to see if he can force a response)
From my experience HOUSING ASSOCIATIONS HIGH CHARGES LOW/POOR MAINTAINANCE. BYE FOR NOW.
I am a Birmingham City Coulncil Tenant.
When I moved in I had double glazing and central already fitted but the kitchen was very outdated. Requested a new kitchen with more kitchen cupboards as the kitchen is very small and just 2 standard storage cupboards and a slim 1. They said no, as there was nothing wrong with my kitchen, in terms of repair. Therefore, I had to pay to get a mixer tap fitted and had 3 shelves onto the blank walls-which could have easily fitted 2 more standard cupboards.
I think this is unfair because I am a p/t working single parent, been working all my life, always paid my rent on time, never requested anything else for them to do.
Birmingham City Council said they will only come out for repairs not improvements. Well, I look after the house well so they don’t need to come out. Also, the Council post a magazine and they always mention how they are improving other people’s lives, and the latest edition mentions how they installed a brand new kitchen! I’m not one for arguing but things like this does upset me. Can anyone advise me how I can get my point across?
Sabina – I have a lot of dealings with BCC Housing Department. The kitchen & bathroom scheme you mention is part of the decent homes plus scheme. However, this is only happening for tenants if the kitchen or bathroom is over about 15 or 20 yrs old. If you have the standard white kitchen cupboards with the brown trim – you don’t stand much chance.
I keep all members who are BCC tenants up to date with news on the forum here:
http://www.exchangeforum.co.uk/exchanges/showthread.php?t=127940
and quite often telling you stuff that you won’t here for a while. Oh dear … naughty me! LOL
Tony,
you need to put your complaint in writing to:
Mr Mike Donelly,
Chief Executive,
Habinteg Housing Association,
Holyer House,
20 – 21 Red Lion Court,
London,
EC4A 3EB
Do you have a community assistant?
Sabina,
You can write to Councillor John Lines
The Council house
Birmingam B3
He is the councillor in charge of housing and is doing all of this.
The council newsletter “letterbox” is very unlikely to print negative points of view. If you wish to pass onto me your postcode I can then tell you who to write to.
It is the councils policy to only repair & not renew unless have to. a classic example of this is fencing. If half your fencing has been damaged – they will only replace the damaged bit and not the whole fence. It is inconceivable and totally right that BCC do not waste more of our money than is absolutely necessary.
Just a note …. if you do book any repairs please please please make sure you get a job repair number. Like everything we buy in the shops – each job has a guarantee. So if it should break again you can give the original job number to the call centre …. ensuring that the repair contractors do not get paid for the same job more than once.
Dear Deb,
Had a meeting yesterday with Habinteg area housing manager, who insists that our homes meet the decent homes standard.
Since I last wrote to you I’ve done alot of research regarding this matter and under the decent homes standard my home fails on at least five areas i.e I have at my own expense fitted temporary secondary glazing and even with my heating [ electric storage heating ] at full I still cannot reach the recommended temperature for disabled accomodation / double glazing will not be fitted to any property regardless of temperature or noise problems /even though kitchens are 23 years old there will be no refurbishment just ongoing repairs/ the bathroom maximum temperature is never above 15degrees C . All these points were put to the housing manager as was all the relevent information regarding the decent homes definition . Habinteg have no intention of asking for a time extension [2012] and insist that they intend to continue with cyclical repairs only, NO 2010 DECENT HOMES UPGRADE. I have attempted to contact my local MP Denis Mac Shane on 5th of January and also attempted to contact four local councillers and one was courteous enough to attempt to contact Mr Mac Shane but as of today he still hasn’t responded. To comply with Habinteg’s complaints procedure I am now obliged to contact as you suggest, head office before I can proceed ,to a lawyer who is an expert in this field.
The community assistant has been relocated and we now have a temporary one who is absolutely FANTASTIC ,she has achieved more in the past three months than the previous one achieved in ten + years [hope she stays] Thats all for now regards Tony .
I think my messaging service is infected .Hope the message isn’t garbled.
Tony
Let us know how you are getting on Tony please.
Received response via my MP saying my home meets the Decent Homes requirements [ it does not on at least four points.]
Phoned Habinteg’s new boss [ Mike Donnely has left] and the story has changed , he now maintains that Habinteg don’t have the money to pay for the Decent Homes upgrade so it looks as though the assistance of a solicitor may be required.
Last word , because of the grief this H/A landlord has caused over the past 23 years I would advise future prospective tenants to spend a little time doing some homework.
Bye for now
Tony
I am a tenant in a council house in Leicstershire. Last year (May09) a surveyor came to the property and said that we needed a new kitchen as part of the decent homes project as ours was over 20 years old and in a state of disrepair. He was from the local authority and informed me that a kitchen designer would be in contact within the next 3 months. We never heard a thing. I contact the local authority(sep 09) who informed me that they have ran out of money and would not be starting the replacement programme until next year (april10). I have since chase up the Local Authorty as i now have two draws broken and two doors that are falling off. They sent a surveyor round in the guise of having a look to see if they can do anything immediately to solve the problem short term, He has now informed us that he believes that they kitchen is only 15 years old and therefore passes the criteria and that the door are not urgent so will will have to wait.
The kitchen is at least 20 years old and is falling apart, what can you suggest that we do and if the local authorty do not have any records(well they say they don’t) of when the kitchen was last repaired how do we prove it is older than 20 year. It seams far to simple that the council runs out of money then claims our kitchen is younger than 20 years!
Please Help
Hi
I am a tenant with Places for People and live in Watford.
The flats here are 21 years old and the kitchens have never been changed.
They are incredibly badly designed and obviously done completely on the cheap. My neighbours cupboards didn’t even have a back to them! Draws and cupboards can’t open cos the space for the oven is too small. It’s just ridiculous how bad the design is.
Plus now that they have taken out the huge old boilers, we all have a large empty cupboard that doesn’t need to be there and does not make the best use of the space.
Surveyors came out a few yrs back and assessed kitchens in a few of the properties and from what i understand they said they were unacceptable and definitely needed improving…….since then….silence!
They told us about 5yrs ago that we’d have new kitchens by 2010 and now they’re saying they don’t have any money.
The housing association aren’t being helpful at all.
Can anyone advise me on what we can do next please?
Should we go to the council or the CAB?
Any advice would be much appreciated.
Thanks very much.
Jo
Tony – I fail to see why Habinteg have not got themselves organised over the whole 2010 Decent Homes Issue. This stand was set in the 90’s for goodness sake.
Do ask why they haven’t chosen: Option 2: Using Private Finance Initiative (PFI) to encourage extra private sector investment
PFI enables the Government to provide financial support for partnerships between the public and private sectors. Typically, PFI contracts last for thirty years. Although the council still owns the homes, in most cases, the private sector partner will provide the management services.
If they have – where has the money gone?
Ben & Jo Kay – with regard to kitchens & bathrooms, they are both usually considered after the major compulsory work has been done (Double glazing, central heating & Secure doors). Each landlord has had to fund the Decent Homes Standard out of their own money (or borrow from banks etc). As with Tony’s situation (above) – they have had plenty of time to get the finance in place.
I use the word “considered” simply because it is not compulsory. Advised yes but not compulsory.
The best thing I can suggest is that you both get an action group going – landlords listen to groups far more than they listen to one voice.
Jo – I’m pretty sure the legal limit is 60cm gap between cupboards for appliances like cookers & fridges.
For everyone that is interested in this topic I will be bringing it up again at http://www.exchangefinder.co.uk
You can rant and rave as much as you like there – I don’t mind!
I’m also going to name landlords on twitter at http://twitter.com/DebK100
Any other contraversial topics you wish me to address please contact me at http://www.exchangefinder.co.uk or leave a message here.
Thanks
just wondering if anyone can help, i requested that i have someone come to inspect my kitchen as it is bascially falling apart they came out and told me there was nothing they could do im due a new kitchen in 2012 and just to ‘ride it out’ it will fly by i am very angrey with the out come,one 1 side of my kitchen i dnt even have tiles,ive got a massive chip thats in the work surface and my taps constantly leak i really dont think it meets the decent home thing but i dnt know what to do next and where to turn i live in dunstable and my landlord are aldwyck
Tara, kitchens and bathrooms do not automatically fall into the 2010 Decent Homes Standard. Landlords are trying to include them if the money is there.
You should not have to put up with leaking taps – so they should be done under your general repairs (unless your tenancy repairs handbook says you are responsible for them).
Actually, the best thing you can do is to get it in writing that a new kitchen will be installed in 2012 and to ask them to repair what they can now – to make it livable for you.
Hello, my housing assosiation is guiness trust, they are not updating at all, they said they were by 2010 and now claim they have no money, they have still stock of the old fashioned kitchen cupboards which they will just replace if anything happens, my kitchen is so dated and worn its unreal, as for the windows they are wooden and around our area we all have problem with damp so the wood is abit rotted and they told me they wouldnt do anything untill there was an actuall hole all the way threw. Just wondering if theres anyone i can contact about this.
Thanks Jemma
Colchester
HI, DEB
No joy with Habinteg .
I have three problems with this Housing association ,they maintain that my home will not be upgraded to the decent homes standard because according to them, even though the internal temperature varies between 14degrees [night ] and 20 degrees maximum [ daytime] which is below the recommended temperatures for disabled people with a long standing illness,I have severe lung and breathing problems , my wife is confined to a wheelchair because of m/sand a severe heart condition [she had a triple heart bypass four years ago that didn't work and now still suffers with severe angina plus other problems associated with her condition ] . I have monitored the inside and outside temperatures to prove my claims and used three thermometers of the same make and provided statistics but they still consider that the home meets the decent homes standard. The second is , after extensive searching regarding the undersized disabled car parking outside my home and the blocking of access by both estate tenants and their visitors, I have been asking Habinteg for twenty years to rectify this problem the latest request was last week when I was told to put planters in a position that would enable wheelchair access which I did at my own expense only to be told that I must remove them immediately .
The third item is to maintain a privet hedge which is their responsibility and has not been touched since we moved to this disabled bungalow twenty three years ago [they have received the same request annually for the past twenty years, I have been forced to engage the services of a solicitor in the hope that he will force Habinteg to meet their responsibilities through legal action.
I now have encountered a problem with Rotherham social services . Exactly one year ago we had a visit from an occupational therapist who recommended that because of the inability to reach a regular internal temperature, we would receive a Disabled Facilities grant to upgrade the heating system, we have been told this week that the D,F.C. will now not be awarded because social services maintain the upgrading should be carried out by Habinteg, this decision leaves us in the position of no help is available because of the dislike? of Habinteg by the gentleman who holds the D.F G purse , so as a result. of his actions
I once more have to ask a solicitor to advise me on this matter.
Yesterday I was prescribed anti depressive drugs by my G.P., I’m normally a strong person but between the two I am at my lowest mentally, hence the need for anti depressants. Habinteg’s excuse is once again no money. The negligent attitude of Habinteg towards disabled tenants is disgusting if not criminal.
Regards TONY
Jemma – the kitchen doesn’t have to be replaced but the windows do.
Homes should be warm, weatherproof & have relatively modern facilities.
The “relatively modern facilities” covers your kichen but it is up to the landlord to decide what is meant by relatively modern.
The windows must be replaced under the decent homes standard. PVC windows are pretty much the norm now.
Take photos of the worst ones. In fact I reccommend you take photos of everything that is in need of repair.
Tony,
Its time to threaten Habinteg under the Disability Discrimination Act.
And Rotherham Social Services.
If the windows are wooden & have been in there since the place was built then they must be replaced.
I’m hoping you have a lot of this communication in writing.
Ultimately it doesn’t matter who carries out the work but it must be done. Habinteg are responsible for the windows.
As for the temperature – good quality heating should be installed which ultimately again is Habintegs responsibilty, but can be taken up by Social Services.
Please don’t employ the services of a solicitor if you can possibly get to the citizens advice bureaux. They are good.
But yes, you threaten them with the Disability Discrimination Act 1995 Sections 19, 20, 21 & 22 premises & service providers:
It is unlawful for a provider of services to discriminate against a disabled person—
(a) in refusing to provide, or deliberately not providing, to the disabled person any service which he provides, or is prepared to provide, to members of the public;
(b) in failing to comply with any duty imposed on him by section 21 in circumstances in which the effect of that failure is to make it impossible or unreasonably difficult for the disabled person to make use of any such service;
(c) in the standard of service which he provides to the disabled person or the manner in which he provides it to him; or
(d) in the terms on which he provides a service to the disabled person.
More information is available if you want it.
I do understand your frustration & dispair Tony. I have MS myself. I’m also permanently cold. I threatened my own authority with Discrimination and within 2 weeks the work was done.
Try to stay strong.
my housing assocciation are not prepared to do any thing to improve my
heating, the system i have must be one of the most expensive in the u/k
they will not increase my loft insulation , which i can get a grant for.
my electric bill a month is over £120 this iinclude heating, they will not put in gas for us, the situation is a lot worse because i am on low income, which includes 2 pensions, i have no savings.
so i have a choice heat or food is this what is called fuel poverty
Unfortunately Colin, because you have heating that is acceptable under government guidelines your landlord does not have to change it.
The 2010 Decent Homes standard has been covering the millions of tenants that actually don’t have any heating at all.
Your energy supplier should be supplying your electricity at a lower tarriff because you are on benefits. Please contact them to check – they won’t voluntarily offer to lower the rate even though they will know you are on a pension.
i have been contacted my local housing trust about the conditions of my house, i hav double glazed windows if you can call them that… you can feel the wind coming through same as the front door, the are all very date probably one of the 1st ever to be put in.. my floor are really bad and need rescreeding whcih my housing trust said they will do and has never turned up. my kitchen is fallin to pieces and i have contacted the tust about this too and i was told my kitchen has had a brand new fitted kitchen in december 08 which is complete rubbish as my sink cupboard collapse 3 weeks ago they came out today with a replacement cupboard but not a match as they havent stocked my cupboards or plinfs with 15 yrs the carpenter said to me so my kitchen is delapitated and fallin to pieces the trust wont fit a new 1 as on there systems its been done iv asked for an inspector to come out and no1 is coming out, my bathroom is very old too the sink basin and toilet basin is a grey color?? i have never seen grey before.. all other local trust houses to us have had there heating, kitchens and bathrooms done but not us and i have asked and asked y and i get no reply other than it has already been done….. my garden was meant to have level before i moved in but was never touch i fell over down a hidden drop in sept 09 i was 6 months pregnant and sprained my ankle it it that bad my 2 lil girls cant n use it. any advise?
Events to date.
On 20/04/2010 Our fence adjoining the side and rear of our property fell, a 60cm x 60cm slab had been propped up the fence for some time and as I moved it the fence bowed. As the day continued the fence leant more and more until finally in the night it fell. On 21/04/2010 I attempted to prop the fence back up but was unable to move it, we reported the problem to the council repairs team who said they will arrange for Mears to attend the property on 06/05/2010. I explained that the fallen fence was causing an obstruction to the front of the property, initially the representatives would not help, we made 6 calls in total until someone actually listened to us when we spoke about the obstruction being caused, so a Mears representative was sent out to us. He came to the property at 18:10pm on 22/04/2010 and moved the fence remains into a pile with my assistance. I asked him if the fence would be able to be repaired; his answer was that it would need a full replacement. Over the next few days we had several intruders into our property, two attempted break ins and a ,an attempting to speak to our children hiding around the corner of the wall. Every time we faced one of these occurrences we called through to the repairs team, each time we were told there was nothing they could do. On two occasions representatives were rude to my partner on the phone and refused to let her speak with a supervisor. Four call backs were arranged and none of them were followed up. On 06/05/2010 a Mears agent attended the property and did not carry out any work, he told us that the fence would need to be replaced (which we had already confirmed) and a manager would need to attend the property. He called through to his office via his own mobile phone and told us a manager would attend the property on 12/05/2010 between 8:00am and 13:00pm. I called the Housing repairs team to find out why the details of the job had not been communicated but was told that the appointment made was all they could tell me. I proceeded to make a complaint on http://www.birmingham.gov.uk on 12/05/2010 at 13:36pm. I expressed my certainty that the manager coming out to our property on 12/05/2010 would not attend and that I believed the job would either be lost or cancelled. I was right, on 12/05/2010 myself and my partner waited in the property all day for a manager to attend, at 13:31pm after a manager did not attend the property I called the Birmingham city council repairs team. The repairs team instructed me that the job had been listed as being completed, when I explained that this was not the case the only solution I was offered was a call back from Mears within 48 hours. Again this call did not happen. While checking my account on http://www.birmingham.gov.uk I noticed that my complaint had been closed without any action being taken, in the sub heading it stated “closed-justified”, I proceeded to make yet another complaint and to date have had no response, However because my complaint was closed without action I forwarded details to the Government Ombudsman. I called the repairs team again on 14/05/2010 at 16.03pm to explain the call arranged had yet again not been made to us, the advisor told me this would be escalated and that we would be guaranteed to be called by 16:00pm on 17/05/2010. Yet again this call did not happen and on 17/05/2010 at 16:52pm I called the repairs team and spoke to an advisor called Michael, he explained to me that Mears had closed the job down saying we had removed the fence ourselves and they were unable to help. I was asked if I would like to re-book the job but I was not happy with starting all over again so I asked to speak to a manager or supervisor. Unfortunately one was not available. I was asked for my contact details and told that a manager would call me back within 24 hours. On 17/05/2010 I sourced some rotten fence panels from a skip and with the kind permission of the owner I took them and managed to erect a makeshift fence, held up solely by rubble bags and bricks. Although this is far from secure it does allow our children into areas of the garden, prevent intrusion, allow us to dry washing & also allow our puppy exercise. This fence is not designed to last very long so the distress being caused to myself, my partner and our children is always increasing. It is now 19:28pm on 17/05/2010 and the matter is far from resolved
Why cant they repair a single fence ? Home improvements is a joke iv been waiting for a simple call back for months now, we are now officially the only property in our road that has not had any service at all.
K87 – Please get photos taken an d take to your housing officer. Failing that please write to your local MP. Just because the housing say it has been done, they actually rely on the contractor telling them that. So if for some reason your kitchen wasn’t done, its up to the housing to go back to the contractor. it will have been paid for already.
Matthew, you are going to have problems with this.
A) BCC only do closed board fencing and not fencing panels.
B) You told them the truth in the fact that because you moved the block the fence eventually fell down (So in theory you did it yourself).
C) You may be in the part of Brum where Mears have just taken over the repairs contract from Mitie. (If you are not – then God help those that are now having repairs done by them).
I suggest you complain in writing to your local Neighbourhood Office Manager. (They have to deal with it within 10 days and also explain to us at the HLB’s & CHLB’s exactly how many complaints they have recieved & how its been dealt with). You say that they have closed the job – I bet mears charged BCC for the call outs. If you find out if the job has been “completed” – it means its been charged and paid for & you can ask for an Audit to be carried out then.
Also complain in writing to Mears – they also have to come back to us at the CHLB & explain things.
I am not an employee of BCC and I cannot personally help you, but I can advise as to where to go and to what to say so that it is to your advantage.
i moved in my property in stoke on trent 4 years ago i got told i was on the list for a new kitchen an bathroom i have had 5 inspecters out at diferent times inspecting the same things and taking same pictures i have kept calling up the swan house to find out whats going on and the same i get told is the funding its getting beyond a joke i got no plaster on my walls i got 2 tiny work tops to sort ouyt my childrens tea on i only got 6 cupboards and 1 is out of use due to leaking from my sink my bathroom leaks everywhere and as been left kier have been out to do repairs but have said it needs to go to decent homes as it needs a new bathroom i got told that decent homes will be out before april with designs but no sign of them every time i call the council up to find out whats going on i just get fobbed off with some one will call you, now im been told that im not on this years list either i got 5 kids and 1 is disabled this is rediculace we cant do no decorating i cant have carpet on the stairs due to the leaks from the bathroom i live in a house what needs gutting all through i feel neglected my sons care staff are not happy either with the neglections of this property
Hi
Can anyone give me any advice please. I rent a house from l&q and have lived here for two years. I was told I would get Double Glazing within a year of moving in but as you can guess i havent. I have the very old wooden single windows,in some rooms I have second glaze windows but they do not fit the windows as are to small. I am unable to open most windows and in the winter it makes no differents as the gaps bring the draft in. I have even asked to put plastic sheeting up to stop the draft but been told by them i am not able to as will cause mould. I have a young daughter that had a cold all through the winter mainly to do with her room being freezing and I got a very high gas bill. Can anyone tell me where I stand with this as they have said I may get something done in 5yrs time.
jen – L&Q are doing work on homes in the Grove Park area. #
See this link: http://www.lqgroup.org.uk/site-search/?q=2010+decent+homes+standard&Search.x=26&Search.y=15&Search=Search
Some HA’s are refusing to do any 2010 work at all. You need to write to:
Mr Mike Donaldson
Group Director of Resident Services
London & Quadrant
Osborn House, Osborn Terrace, London SE3 9DR
Simply tell him your problems & ask him what he intends to do about them under the 2010 Decent Homes Standard.
Good luck.
Zoe Coulson – some of the things you are having problems with should come under general repairs.
The best way to get a response is to actually write in. hey have to respond.
I am disabled, not very mobile, live on my own and in the 12 years I have lived here my housing association have refused to maintain the landscaping around my home, or the three neighbours houses, we live in a cull-de- sac. The problem is, I have a large bush adjacent to my drive which encroaches on my parking space, I use a mobility scheme car which is making it harder to get in and out of my car as the bush continues to grow and is forever blocking the light into my kitchen. I have asked them countless times if they could cut it back as they originally planted it. Last time I asked they said they had no money. Are they obliged to help me here under existing laws?
Steve D: If the bush is planted on a lawn/land that you maintain then you are responsible for it. If is is plant3ed on land that your landlord maintains (IE they mow the lawns outside your property) then they are responsible for it.
Personally, I’d just ask a friend to chop it back for you. Other than that, please write to your landlord. They have to respond.
I have another story to tell about decent homes. Ihave serious health issues and have had my work suspended by birmingham city council with my drs backing as I cannot cope with the level of work. their contractors have repeatly ignored this suspention, Its now for me caused immension distress and upset and affected my health condition, the behaviour and interference from them as been bad. I have complained but it just goes on. I already have double glazing on all but one window and a new loo and my kitchen is up to date. has anyone else sufftered this harrassment from the contractors after having a suspention? They claim not to know anything about it and even claim to not know the manager who initiated the suspention. I have a letter confirming the suspention aswell and apologising for all the distress I had been caused. Yet they still keep on calling and writing and turning up without appointments expecting to come in. Its disgraceful. I am now taking legal advice from a housing aid organisation about my rights in this matter.
I have had 2 inspectors come out already and they took plenty of pictures themselves…. bathroom is up to standards and even though it is cold.. they can us a draw string heater… which sucks all the air out of the room and drains electric… kitchen has already been fitted previous to december 9th 2008 it was done before we moved in. i do not think so as i was told by a plumber how old our plumbing in there is and the fact that our cupboards and plinfs they do not stock any more. after all the arguments we got no where and have now decided to put in for transfer which is looking promising as we have a lot of evidence to state we con not bring 2 infants up here. after going through the signing up process our local housing officer has decided to call me and admit to me some houses had been missed and my kitchen would be done within the next 4-6 months. all i can say is what a joke as it has caused that mush stress with them we are moving.
It seems to me the whole decent homes programme is just another mess up by the councils. I dont want it at the moment but am getting pestered, yet others want stuff done and they are saying no to them There are still properties which are fair from decent which they havent even touched yet. I also know some people who had nice places till the workmen arrived and damaged carpets, paintwork etc, and left the tenants home in a far from decent state.
When they done my loo they flooded the place, damaged the floor boards, and paintwork and my carpet. The workmen never turned the water off despite me telling them too. I compalined, a inspector came out said it was a mess and months later they still havent sorted it out. My toilet room looks worse now than it ever did.
what annoys me is LETTERBOX magazine which we get in Birmingham it paints a pretty picture of the decent homes programme, nice workmen doing good work fast and not leaving any mess everything is so perfect according to that magazine. They want to print the truth instead about what tenants are really experiencing!