TENANTS HANDBOOK SECTION 3 REPAIRS, ALTERATIONS, AIDS AND ADAPTATIONS

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The Association aims to provide a quick and efficient repair service. You must report any need for repair which is the Association’s responsibility.

All defects must be reported to the maintenance section immediately a tenant becomes aware of them.

Any such repair request will then be categorised for action in one of the following ways:-

EMERGENCY REPAIRS – within 24 hours of notification
These are repairs and defects which immediately endanger the health, safety and welfare or tenants or the general public, or could cause serious danage to the fabric of the building.

Typical Emergency Repairs

Building Repairs - Dangerous walls, chimney stacks, floors, securing dwelling from vandalism or forced entry.

Plumbing Repairs - Burst water pipes and tanks, blocked sewers.

Electrical Repairs - Failure of cooker circuits, failure of Economy 7 (in winter), failure of all lights.

Heating Repairs - Blocked flues/fumes (in winter), escape of gas, failure of system (in winter).

URGENT REPAIRS – To be completed within 4 days of notification.
These are repairs affecting the comfort and convenience of tenants.

Typical Urgent Repairs

Building Repairs - Fallen roof slates, major damp penetration, glazing where GHA is responsible.

Plumbing Repairs - Lack of hot water, leaking radiators, faulty w.c. cisterns.

Electrical Repairs - Failure of lighting/socket circuits, fault to immersion heater.

Heating Repairs - Failure of central heating pumps and boilers.

ROUTINE REPAIRS – To be completed within 4 weeks of notification.
These are repairs or faults which do not cause major inconvenience to tenants or damage to the fabric of the building.

Typical Routine Repairs

Cleaning or repairing gutters.
Easing doors and windows.
Plasterwork repairs.
Kitchen cupboards and worktops.

ASSOCIATION’S RESPONSIBILITY

The Association has a responsibility and legal obligation to maintain its properties and keep them in good repair. This includes:-

External Works

1. Garden paths, walls, fences and gates.
2. Washing line frames and pulley systems where these have been provided by the Association (but not replacement of washing line cord).
3. Repairs to walls, doors, windows (but not the replacement of glass), roofs, chimneys, valleys, gutters, downpipes and housedrains.
4. Maintenance of communal landscaped areas.

N.B. Bins and Rotary Dryers will only be replaced at the commencement of a new tenancy if required.
Glass will only be replaced under exceptional circumstances.

Structural Repairs

1. Walls (but not internal plaster cracks), staircases and structural timbers.
2. Walls and floor tiling.
3. Architraves, skirting boards, windows, cills, and other internal woodwork.
4. Airbricks and ventilators.
5. Timber rot.
6. Roof insulation, subject to age and condition.

Doors and Windows

1. Window frames and sashes (but not latches).
2. Internal and external doors, saddles and door frames.
3. Hinges, locks and handles on external doors.
4. Letter boxes.

Plumbing Repairs

1. Cleaning blocked sewers, drains and waste pipes (but GHA may recover the cost from the tenant if the blockage is due to misuse).
2. Boilers and hot water cylinders.
3. Pipework, taps, radiators and fittings.
4. Servicing central heating pumps.
5. Replacement of sinks, baths, wash-hand basins and w.c. bowls subject to age and condition.

Heating Systems

1. Servicing solid fuel roomheaters, oil-fired boilers and gas boilers.
2. Replacement of heating systems subject to age and condition.
3. Repair of fire surrounds, except fireplace tiles.

Electrical Repairs

1. Electrical wiring.
2. Repairs to electrical appliances, fires and storage heaters where installed by GHA.
3. Ceiling roses and lamp holders.
4. Sockets and switches.
5. Video and audio door entry systems (including doorbells).
6. Lighting in communal areas.

Painting and Redecoration

1. External paintwork as part of a cyclical maintenance programme.
2. Internal paintwork in communal areas.

TENANT RESPONSIBILITIES

External Works

1. Care and upkeep of gardens and hedges.
2. Replacement of washing line cord.
3. Cleaning of gully traps.
4. Replacement of bins and rotary dryers (except at the commencement of a new tenancy).

Structural Repairs

1. Internal plaster cracks.

Doors and Windows

1. Internal door hinges, locks and handles.
2. Hinges, handles and catches on kitchen units and other furniture.
3. Draught proofing.
4. Replacement of broken glass.
5. Curtain rails.
6. Coat/hat hooks.

Plumbing Repairs

1. Washers on taps.
2. Chains and stoppers for basths, sinks and wash-hand basins.
3. Replacement of w.c. seats.

Fireplaces and Chimneys

1. Repairs to fireplace tiles.
2. Sweeping chimneys.
3. Repairs to open fires.
4. Replacement of glass pnaels and fire bars in roomheaters.

Electrical Repairs

1. Repairs to all electric appliance not installed by GHA.
2. Light bulbs and fluorescent tubes.
3. Fuses (except main fuses).

EMERGENCY REPAIR SERVICE

In the event of an emergency outside normal office working hours, tenants are requested to telephone:-

90461338
or
0585 298078
or
028 92603826

Please Note: This must only be used in Real Emergencies, for example, a burst pipe or electrical fault.

ALTERATIONS

You should not make any alterations without requesting the Association’s permission first. This should be done by letter and include:-
1. Changes to kitchen units or bathroom suite.
2. Knocking down of inside or outside walls.
3. Erection of external TV aerials, wireless aerials or satellite dishes.
4. Changing the central heating system.
5. External redecoration.
Permission will not be given if the alterations:-

1. Make the dwelling less safe.
2. Increase maintenance costs for the Association.
3. Reduce the value of the property.
4. Do not comply with either Building Regulations or Planning Requirements.

AIDS AND ADAPTATIONS

The Association is anxious to ensure that it provides a service which is responsive to the needs of all its tenants. It is particularly concerned that the requirements of people with special needs are recognised and met.

The responsibility for assessing and advising on the housing requirements for people with special needs including the need for adaptations lies with the Occupational Therapy department of the Health and Social Services Boards. The Occupational Therapist will provide aids and recommend any adaptations to be made.
The Association will endeavour to carry out any adaptations or modifications requested by the Occupational Therapist in accordance with Building Regulations.

In some instances the provision of adaptations may not be feasible and it may be more appropriate if tenants considred moving to more suitable accommodation. Under certain circumstances the Association may award priority status.