What to expect when you rent a home from MHA
When you rent a home from any landlord, you should expect certain standards. We have a reputation for offering quality homes to rent and we have a set of standards we follow every time we rent out a home.
These standards are set out below.
Empty property relet standard
Introduction
1. The purpose of this document is to outline the standard of the accommodation a Magna Housing Association tenant can expect when taking on a new tenancy. This does not apply to mutual exchanges.
2. It is important that when a property becomes void, work carried out is consistent across the Association’s stock, and minimum standards of accommodation are adhered to. This ensures that all tenants are let a property of an acceptable standard, and demonstrates to tenants the condition in which the property should be left when they move on.
3. Our aim is to re-let our empty properties as quickly and efficiently as possible whilst ensuring that they are repaired to a consistent standard.
Safety Checks
4. The property will have been checked for asbestos and appropriate action taken if required. Any asbestos containing materials that are left in the property will be sound, in good condition, and covered or out of reach so that removal will not be necessary. The new tenant will be advised of the location of asbestos remaining in the property.
5. Gas supplies and systems will have been checked to ensure they meet safety standards and will be in good working order and a gas safety certificate will be provided. A copy of the report on the last gas servicing visit can be made available if requested. New tenants will be provided with instructions on how to operate the heating system.
6. Electrical checks will have been carried out to ensure they meet safety standards and all wiring and fittings will be in good working order. A copy of the electrical safety certificate will be provided.
7. If a solid fuel system is to be retained or installed, the chimneys will be swept. Solid fuel appliances will be subject to safety checks.
8. All glazing will be intact and all glazing below 800mm will comply with safety glazing standards and display the BS kite mark.
9. We will provide every property with at least one hard-wired or battery operated smoke detector on each floor. We will provide new batteries to these detectors and test them before the property is re-let.
10. Access to the property will be safe. All fencing and gates (where applicable) will be in sound condition.
11. Restrictors will be fitted, where the design or material allows, on windows above ground floor, or on ground floor windows where the drop from the external sill to ground level is greater than 1.5 metres.
12. Careline equipment will be installed in all sheltered and supported accommodation as required and it will be checked to ensure that it is in good working order.
Security
13. Door entry systems will be in working order and if not a full explanation will be given with a date for repair.
14. Keys/fobs will be issued for front and rear doors. A minimum of two keys will be provided per lock.
15. Windows at ground level or in a vulnerable position will be provided with locks, wherever possible.
External Condition of the Property
16. The external condition of the property will be checked through a visual inspection of the roof, gutters, chimneys, rain water pipes etc. and repaired as necessary.
17. Paths and steps will be checked and repaired where they are in an unsafe condition.
18. Gardens will be clear of rubbish and will not be overgrown, any trees and bushes deemed to be oversized, and cause a security risk will be trimmed back.
Internal Condition of the Property
19. The property will be wind and watertight.
20. The property will be clear of rubbish including loft spaces.
21. The property will be in a clean condition with all windows and gloss paintwork cleaned.
22. Windows will be checked and open and close easily. Wherever possible, keys will be available for windows where locks are fitted.
23. Decoration that is not torn or damaged will be left in place.
24. Torn or damaged wallpaper will be stripped back and all walls left to a good finish for the new tenant to decorate.
25. There will be no polystyrene decorative finishes in the property.
26. Kitchen units will be overhauled and repaired where necessary with all doors and drawers operational as intended. The units will have matching or closely matching doors and drawer fronts. The basic standard provided is the provision of a sink, a double base unit and a double wall unit where space allows.
27. There will be a functioning bath or shower, toilet and wash hand basin with plugs and chains in place.
28. All ceramic tiles will be clean, securely affixed in place, free of extensive cracks and chips and appropriately sealed.
29. Floor tiling will be left in place unless of poor quality/in disrepair. Laminate flooring to floors above ground level is removed and the underlying surface made good.
30. Plumbing systems will be checked and in good working order. Washing machine taps and waste systems are fitted and in working order where it is practical to do so.
31. Banisters, balustrades and stairs will be in a safe condition.
32. Plaster on walls and ceilings will be checked and repaired.
33. All properties will be let free from dampness. Any evidence of dampness will be investigated, cause diagnosed and rectified accordingly.
Energy Performance
34. An energy performance certificate will be provided for the property.
35. There will be a heating system. Where radiators are present, thermostatic controls will be fitted.
36. There will be a minimum of 300mm insulation in the roof space of the property.
37. Hot water cylinders will have a British Standard insulation jacket fitted where the cylinder is not pre-lagged.
Aids and Adaptations
38. Where installed these will remain in place, and be maintained, for the benefit of the incoming tenant/family member.
39. If a tenant has a disability or special needs we liaise with the necessary people to ensure that the specialist work suits the tenant’s needs and as much choice as possible is offered.
Alterations/Improvements
40. Any works undertaken without the consent of the Association will be individually assessed.
41. Such works may be removed or made good should this:
41.1 Not conform to current regulations and/or
41.2 Be unsound, or poor workmanship, or a potential hazard and/or
41.3 Place an onerous financial responsibility on the Association to maintain it.
42. Where minor alterations/alterations have been carried out without the permission of the Association e.g. installation of shower, and are of an acceptable standard they may be retained for the benefit of the incoming tenant.
Tenant’s Choice
43. Due consideration must be given to a tenant’s request to retain non-standard items if waivers are signed agreeing that:
43.1 The tenant accepts responsibility for future maintenance as appropriate.
43.2 Any future replacements are to MHA’s standard specification.
Domestic Appliances
44. All domestic appliances, (unless belonging to the Association) cooker, hob, fridge/freezer, washing machine, tumble drier, etc. will be removed from the property.
Decoration Allowance
45. A decoration allowance will be available to assist with the cost of redecoration where this is necessary. This allowance will be paid to the new tenant to enable them to purchase decorating supplies.
46. A property offered to an elderly or disabled tenant will have a good standard of decoration and no allowance will be made available.
Pre-payment Meter
47. Where a pre-payment meter is in debt, we will arrange to have the debt cleared to enable the electricity safety check to be completed.
48. Pre-payment meters will be left in place. It will be the responsibility of the incoming tenant to contact the relevant supplier to have the meter reset/or removed.
Void/Post-Void Work
49. Essential work should be carried out during the void to ensure that:
49.1 The property is safe, secure and habitable
49.2 There is no risk of damage to the fabric of the property (e.g. leaking pipes)
49.3 There is minimum disruption from major works to the tenant
49.4 The property is at a sufficient standard to re-let but the void period is minimised.
50 Non-essential work can be carried out within 3 months after the new tenant has moved in. The Rehousing Officer will take the decision on when works should be carried out and notify the new tenant.
Planned Maintenance and Improvements
51. Wherever possible, we will let new tenants know if their home is due to have major works or improvements in the near future, such as a new kitchen, bathroom, or window replacement.
Monitoring and Evaluation of the Standard
52. It is important to ensure that the standard is consistently adhered to and that it is, and remains, acceptable for the majority of our tenants. Therefore, a survey form will be issued to all new tenants in order to obtain feedback on the standard of repair and cleanliness of the property when it is let.
53. In additional, resident mystery shoppers will undertake regular inspections of completed void properties with a view to achieving a more consistent and standardised condition.
54. Analysis of the feedback received from the inspections and surveys will be undertaken bi-annually with feedback and recommendations for improvement being fed into the Lettings and Allocations working group.
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