Empty properties (re-let standard)
We aim to provide homes of a decent quality and standard. We check all of our properties when they become vacant. If repairs are required these will generally be completed before we re-let the property.
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
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 moves in. In some circumstances we may have to carry out repairs or improvements after the tenant moves in.
The Basis for the Re-let Standard
The Re-let 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 standards of our regulators, the Tenant Services Authority and the Homes and Communities Agency;
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
Aids and adaptations
When a home adapted for a disabled person becomes empty, we’ll try to re-let it to someone who will benefit from these adaptations. If not required, large removable items, such as stairlifts, will be removed.
Where possible, major new aids and adaptations will be installed while the home is empty.
Asbestos
Any materials containing asbestos in the home will be checked for damage and covered so that removal will not be necessary. Damaged material will be removed by specialists while the home is empty, and a full clean carried out.
Balconies
Balconies and galleries will provide protection to prevent children and vulnerable adults from falling. Fixings will be checked for signs of damage or rust, and any repairs will be carried out while the home is vacant.
Bathroom and sanitary ware
The bathroom will contain a bath and a wash-hand basin, with wall tile surrounds.
Existing over-bath shower units will be serviced or replaced, and a rail and shower curtain will be fitted.
A WC will be provided, with an isolation valve to the water supply, and an overflow attached to the cistern. Isolation valves will be fitted to all bath and wash-hand basin water supply pipes.
Cisterns in poor condition will be replaced, and all sanitary fittings will be sound and in good condition. We’ll aim to replace cracked, leaking or excessively stained sanitary fittings before the home is re-let, or as soon as possible afterwards.
There will be a supply of hot and cold water to the bath and wash-hand basin. Taps that need replacing in sheltered or supported housing will be replaced with lever arm types.
Bathroom and toilet floor coverings in all homes will be an approved vinyl sheet or vinyl tiles.
Boilers
Central heating boilers will be serviced, repaired or replaced as necessary while the home is empty. A safety check certificate will be left in the home as confirmation that the work has been done.
Community Lifeline Equipment
Community Lifeline Equipment in sheltered and supported homes will be checked to ensure that it is working.
Cleaning
We’ll clean empty homes before re-letting, which will include:
Vacuum all rooms;
Wipe and polish surfaces;
Wash walls unless freshly painted;
Mop hard floor coverings and floor boards;
Clean painted timber surfaces unless freshly painted;
Clean sanitary ware;
Clean all internal glass and frames;
Clean kitchen units, worktops, cupboards, fridge, cooker and washing machine spaces, sinks and wall tiles;
Clean extractor fans, and clean and replace any filters.
Drying facilities
Rotary dryers and washing lines will be provided if required.
Electrical installations
Electrical installations will be checked, and damaged fittings will be replaced while the home is empty.
No built-in or free standing electrical appliances will be left in the home.
Modifications will be made to kitchen layouts to take standard sized cookers.
A minimum of one smoke or heat detector will be provided in each floor of the home. Smoke, heat, and carbon monoxide detectors will be checked and serviced.
One low energy light bulb per fitting will be provided.
Surface mounted wiring will be chased into the walls where possible.
Walls and ceilings will be plastered and left for the tenant to redecorate.
Porch lights will be installed where an electrical supply is available, and if required, steps will be lit and marked with white paint.
Immersion heaters will be checked for the correct temperature setting (60’c) and thermostats will be upgraded with overheat safety cut-outs.
Water tank bases will be checked for size and stability.
Fencing and gates
Existing fences will be repaired if practical. If not, we will replace with two timber “privacy” panels and posts next to the building, where possible.
Other fencing will be plastic coated chain link sections with wooden posts.
Gates will be checked and repaired or replaced as necessary.
Floors
Except for kitchens and bathrooms, where possible, floors will be checked and made level and suitable for carpeting.
Normally, all floor coverings left by the previous tenant will be removed unless they are in good condition.
Homes will be checked for timber infestation and treated if necessary.
Gardens
Rubbish and debris will be cleared from gardens. Ponds will be removed and the ground levelled. Greenhouses and temporary constructions will be removed. Sheds will be kept if sound and useable.
Access paths and steps will be checked for safety and repaired if necessary.
Very heavily overgrown gardens will be strimmed before the home is re-let.
Garden tidying will normally be the tenant’s responsibility, unless the home is sheltered or supported.
Gas installations, appliances and flues
Gas installations, appliances and flues will be checked before the new tenancy starts. Redundant gas pipes and cooker outlets will be capped off.
Heating
Full central heating will not always be provided before letting. If a home has part central heating, we’ll consider installing a full system under our planned maintenance programme.
Gas central heating systems will have programmable condensing boilers when new systems are installed, or where a boiler is replaced.
Where a home has electric heating, night storage heaters will be tested and replaced if necessary. Panel convector heaters will be replaced with storage heaters where possible.
Hot water cylinders will be covered with adequate insulation.
Where there is a partial heating system, a wall mounted fan heater or electric towel rail will be fitted in the bathroom.
Where oil heating systems are installed, we’ll check the oil tank to see that it is not empty, and check the supply pipework. We’ll provide enough oil for safety checks, and to give the new tenant heating when they move in.
Internal decoration
Damage to walls will be repaired where a fitting has been removed.
Paint vouchers may be available, under certain conditions, to help the new tenant re-decorate rooms, up to a maximum total value of £200.00. Sheltered and supported homes will be re-decorated where necessary, and if possible, the new tenant will be given a choice of wall colours. Paintwork and ceilings will be finished in white.
Where kitchens and bathrooms have been replaced while the home is empty, they’ll be redecorated. If possible, the new tenant will be given a choice of wall colours. Paintwork and ceilings will be finished in white.
Kitchen
The kitchen will include a food preparation area, sink, and where possible, washing machine connections, and connections for a free-standing cooker.
Where space allows, we’ll provide for a fridge or freezer position with power outlet. Where possible we’ll provide two double power outlets above the worktops, and one below.
Kitchen units will be less than 20 years old. In some older kitchens, there may be a mix of unit styles. Where a new kitchen is to be installed, if possible, the new tenant will be consulted on the design, layout and colour scheme.
Floor coverings will be hygienic, easy to clean approved vinyl sheet or tiles.
Lofts
Lofts will be emptied, and hatches checked.
We’ll repair damaged insulation. Sub-standard insulation will be upgraded as part of our planned maintenance programme. Heating and water systems will be checked.
Lofts will be checked for adequate ventilation, leaks, and damage to the roofing felt.
Any timber infestation or woodworm will be treated.
Meters and energy supplies
Advice will be given on energy suppliers to the home. The new tenant is free to switch to a supplier of their choice if they wish.
Oil heating systems
Homes with oil heating systems will have a safety check.
Windows
Window glass, and glass in doors will be checked to ensure it meets safety standards.
Windows will only be replaced if they are in very poor condition, and are not due to be replaced under a planned maintenance programme.
Window handles and stays will be repaired or replaced.
For clarification or comments on the Re-Let Standard please contact the voids surveyor on freephone 0800 731 9293 or your housing officer on freephone 0800 138 6107.
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