The Magna Standard
Our new standard aims to provide you with good quality, affordable housing, within a safe and secure environment.
The Government’s Decent Homes Standard is a minimum standard which all landlords have to meet by December 2010. We have adopted a higher standard by asking you to identify your priorities for improvements to your home and surrounding area. We have called this The Magna Standard.
In developing the new standard the following were used:
- Resident focus groups
- Postal survey (Property Improvement Questionnaire)
- Comparisons with other landlords or Registered Providers
- Residents of the Maintenance Working Group
- Stock Condition Surveys
Stock Condition Surveys
We survey about 20% of our properties every year. We use the information to ensure your home benefits from modern facilities and has an efficient heating and hot water system, delivering affordable warmth to you and your family.
The surveys carried out to date confirm that the majority of our properties are in reasonable condition. We are confident the maintenance and improvement programmes detailed in our 5-Year Major Repair Programme will ensure your home continues to meet the Magna Standard. If you want to see the 5 Year Major Repair Programme see our website or contact your housing officer or resident representative.
Please let us know if you think your home has not yet had a stock condition survey so that we can arrange for one to be carried out.
Your responsibilities
There are certain repairs and replacements for which you are responsible. We have not listed them in this booklet as they are available in Section 3 of your Tenant Handbook.
Our Responsibilities
We will let you know what our future plans are, make sure you can access this information easily and consult with you before starting work. We want you to tell us what you think about our services, how they affect you and what improvements you want to see. Please see the Resident Involvement Section for more information on having your say.
We will continue to review your priorities and the Magna Standard.
This booklet explains what our standard is ...
The Magna Standard
KITCHENS
Decent Homes Standard
The current standard requires your kitchen to be replaced after 30 years, if it is in poor condition.
Magna Standard
If your kitchen is in poor condition it will be repaired, or if beyond economic repair, replaced. If your kitchen is to be replaced you will be consulted on the design and layout of the kitchen and given a selection of colours, floor and wall finishes to choose from.
BATHROOMS
Decent Homes Standard
The current Decent Homes standard requires your bathroom to be replaced after 40 years, if it is in poor condition.
Magna Standard
Bathroom fittings less than 30 years old and in poor condition will be repaired or, if beyond economic repair, replaced. If your bathroom is to be replaced, you will be given a selection of floor and wall finishes to choose from. Where appropriate we will also fit an extractor fan as part of the refurbishment.
If you like, we will fit an over bath shower or, if you live in older person accommodation, we will replace your bath with a level access shower if you want us to. We will also fit thermostatically controlled mixer valves to ensure you and your family are protected from scalding. Please let us know if you are disabled and/or have special mobility needs.
ROOF STRUCTURE
Decent Homes Standard
Your home will not meet the current Decent Homes standard if more than 10% of the roof structure requires replacement or 30% requires strengthening.
Magna Standard
We will ensure that your roof is inspected at least every 5 years. If found to be in poor condition and beyond economic repair, your roof will be replaced or upgraded to meet current Building Regulations in the next available major repair programme. When we replace the roof we will also upgrade the loft insulation to a minimum depth of 250mm.
ROOF COVERINGS
Decent Homes Standard
Your home will not meet the current Decent Homes standard if 50% or more of the roof covering requires repair or replacement.
Magna Standard
We will ensure that your roof is kept in a good state of repair at all times. We will repair or replace your roof covering if required. When we replace the roof we will also upgrade the loft insulation to a minimum depth of 250mm. We will carry out the repair or replacement of fascias, soffits and bargeboards in advance of the Cyclical Decoration Programme.
CHIMNEYS
Decent Homes Standard
Your home will not meet the current Decent Homes standard if your chimney is in poor condition and needs to be partially or fully rebuilt.
Magna Standard
Your chimney will be inspected at least every 5 years. If found to be in poor condition, we will re-point it. If beyond economic repair, we will partially or completely rebuild it or remove it altogether.
GUTTERS
Decent Homes Standard
The condition, repair and replacement of gutters and downpipes is not included in the current Decent Homes standard.
Magna Standard
All your gutters and rainwater downpipes will be inspected and, if necessary, they will be repaired or replaced in advance of the Cyclical Decoration Programme.
WINDOWS
Decent Homes Standard
Your home will not meet the current Decent Homes standard if at least one window requires replacing or two windows require repair. (This excludes easing, repainting and re-glazing).
Magna Standard
We promise that if any window unit in your home is in poor condition we will repair or replace it. If required, it will be replaced with a modern double glazed equivalent that meets the current Building Regulations and Secured by Design standards.
We will fit window restrictors to all windows above ground floor level.
EXTERNAL DOORS
Decent Homes Standard
Your home will not meet the current Decent Homes standard if the main external door is both old and in poor condition. The standard states that if you live in a house or bungalow, your external door is likely to last 40 years. If you live in a flat or maisonette, the communal entrance door is likely to last 30 years.
Magna Standard
We will ensure that all external doors, if found to be in poor condition, will be repaired or replaced with a modern equivalent. We will ensure that all replacement doors will meet current Building Regulations and Secured by Design standards.
WALLS (STRUCTURE)
Decent Homes Standard
Your home will not meet the current Decent Homes standard if more than 10% of the wall structure requires replacement or 30% requires repair.
Magna Standard
We will ensure that the structure of your walls is inspected at least every 5 years. We will carry out whatever level of repair or repalcement is then required. If you have any concerns about the condition of your wall structure, please contact us immediately.
WALLS (FINISHES)
Decent Homes Standard
Your home will not meet the current Decent Homes standard if 50% of the wall finishes require re-pointing or renewal.
Magna Standard
We will ensure that your wall finishes are inspected at least every 5 years. If they are found to be in poor condition they will be repaired or replaced.
EXTERNAL DECORATION
Decent Homes Standard
There is no specific standard relating to redecoration in the current Decent Homes Standard. However, as your landlord, we are responsible for painting the external fabric of your home and communal areas in blocks of flats.
Magna Standard
As part of an ongoing programme the outside of your home and all the communal areas will be redecorated and/or washed down on average once every 6 years. The exact frequency will depend on the condition of your home or the communal area. You will be given a range of colours to choose from when we redecorate.
Heating
HEATING BOILERS
Decent Homes Standard
If your central heating boiler is 15 years old or more and in poor condition, it will fail the current Decent Homes standard.
Magna Standard
We will ensure that all boilers in poor condition and beyond economic repair, will be replaced. We will replace your boiler with a modern equivalent that has an energy efficient A-rating. You will be given both verbal and written advice on how best to use your new boiler and its controls.
HEATING DISTRIBUTION
Decent Homes Standard
The current Decent Homes standard requires central heating distribution systems to be replaced every 40 years and other types of systems to be replaced every 30 years, if they are in poor condition.
Magna Standard
The Decent Homes Plus standard ensures that if your central heating system is 40 years old or more and in poor condition, it will be replaced with a modern, fully-controlled heating system. If you live in a house or older persons bungalow, and have an old and inefficient electric night storage or warm air heating system, we will replace it with a modern equivalent within the next 5 years.
We also have a large number of flats with night storage heaters. Over the next 5 to 10 years, and where circumstances allow, we will be replacing existing inefficient electric and warm air heating systems with modern (wet) central heating systems. In some cases we will consider the use of renewable energy systems and consult with you on the options available.
ANNUAL GAS & OIL FIRED BOILER SAFETY CHECKS
Decent Homes Standard
Although this is not covered by the current Decent Homes standard, landlords are required to carry out annual gas safety checks by law.
Magna Standard
We will check your gas or oil-fired boiler every year. We will also inspect and report on your own gas-fired appliances free of charge. We will leave a copy of the report with you and organise any repair and maintenance work that is required. However, if the appliance is your own, it is your responsibility to have it repaired and maintained.
ELECTRICAL WIRING
Decent Homes Standard
Your home will meet the current standard if you have an electrical system that is less than 30 years old and free from major disrepair.
Magna Standard
If electrical wiring in your home is in poor condition we will repair or replace it. We will also carry out a periodic electrical test of the wiring in your home every 8 years (or at change of tenancy whichever is the sooner) to ensure that it is safe for you to use and that it complies with the current wiring regulations. Where necessary, we will fit a residual current device (RDC) or circuit breaker as part of the electrical upgrade programme.
SMOKE DETECTORS & FIRE ALARM SYSTEMS
Decent Homes Standard
The current Decent Homes standard does not cover smoke detectors or fire alarm systems.
Magna Standard
Your property will have a smoke detector installed. If it is a mains operated smoke detector it will be inspected as part of the periodic electrical test. If your home is served by a communal fire alarm system, this will be regularly serviced and maintained as part of our planned servicing contract.
CARBON MONOXIDE DETECTORS
Decent Homes Standard
The current Decent Homes standard does not require carbon monoxide detectors to be installed.
Magna Standard
We will install a Carbon Monoxide (CO) detector in your home if you have a central heating boiler that has a conventional flue.
Housing Health & Safety
Housing Health & Safety Rating System (HHSRS)
Decent Homes Standard
The Government requires all registered housing providers to carry out an HHSRS assessment of your home. It is recommended that the survey is included in Stock Condition Surveys, of which we undertake 20% every year.
Magna Standard
This initiative has been developed to ensure that your home is safe by identifying possible risks and taking steps to remove or reduce those risks. Our aim is to make your home safer. Over a five year period we will undertake a full review of each home whether it is occupied or unoccupied and we will incorporate any work required into our Major Repair Programmes.
ASBESTOS MANAGEMENT
Decent Homes Standard
The current Decent Homes Standard does not require asbestos surveys to be carried out. However, landlords are required to keep an Asbestos Register and let residents and contractors know where asbestos can be found in the home.
Magna Standard
We have an Asbestos Register which records the type and location of asbestos containing materials in your home. Your home will be inspected before any major work starts. We can provide you with a guidance leaflet on asbestos. If you would like information on asbestos in your home or require a survey to be undertaken, please contact our Technical Services team.
ASBESTOS CONTAINING MATERIAL
Decent Homes Standard
When a material containing asbestos is found, landlords can either encapsulate and monitor the material or remove it, depending on its condition.
Magna Standard
If the asbestos containing material is in poor condition, we will arrange to have it removed by a licensed contractor.
ADEQUATE EXTERNAL NOISE INSULATION
Decent Homes Standard
The current Decent Homes standard requires landlords to provide adequate levels of noise insulation, where external noise is a problem.
Magna Standard
If you suffer from a notifiable noise nuisance, as determined by HHSRS, we will carry out improvement work to reduce the nuisance.
DIGITAL SWITCHOVER
Decent Homes Standard
Although not part of the Decent Homes standard, the Government intends to replace all analogue TV signals with a better and more efficient transmission system. The UK will be fully digitally compliant by 2012.
Magna Standard
From 2011 we will be replacing communal aerials with an Integrated Reception System (IRS). This means, if you currently watch TV through a communal aerial, you will have the choice of either accessing the basic free to-view channels or the full menu of subscription and interactive services.
Thermal Comfort
NON-EFFICIENT HEATING
Decent Homes Standard
If your oil or gas fired central heating system does not have programmable controls, or you do not have electric storage, warm air, solid fuel or a similar heating system, then your home does not meet the current standard.
Magna Standard
When we replace the heating system in your home, the system will be designed to meet the Energy Saving Trust’s approved standard for reliability and safety. This includes room thermostats, programmers and thermostatically controlled radiators or heat emitters. Where we install electric storage or another form of heating system, we will ensure it meets the Energy Savings Trust - Good Practice Guide (CE185 /GPG345) as our minimum standard.
LOFT INSULATION
Decent Homes Standard
If your home has a gas/oil fired central heating system, then the current Decent Homes standard requires that you have a minimum of 50mm (2”) loft insulation or effective cavity insulation. If your home is heated with an electric storage/LPG/programmable solid fuel central heating system, the current standard requires that your home has both cavity insulation (where possible) and 200mm (8”) of loft insulation.
Magna Standard
Your loft insulation will be upgraded to at least 250mm (10”) irrespective of the heating system. This meets the Building Regulations standard and will help to reduce your energy bills.
CAVITY WALL INSULATION
Decent Homes Standard
If your home has been built with cavity wall construction, then the current standard may require your home to have effective cavity insulation, depending on the heating system installed in your home.
Magna Standard
We will undertake a survey to check if your home can sensibly have cavity wall insulation, and if it can we will install it irrespective of heating type. This will help reduce your energy bills.
ENERGY EFFICIENCY RATING – SAP (STANDARD ASSESSMENT PROCEDURE)
Decent Homes Standard
SAP stands for Standard Assessment Procedure and is the Government's recommended system for the energy rating of dwellings. Houses are rated from 0 - 100, 0 being very inefficient and 100 being highly efficient. The current standard does not require landlords to produce energy efficiency (SAP) ratings for your home.
If your home has a SAP rating of less than 35, then your home does not meet the current standard. You may be exposed to periods of excessive cold that could be harmful to you and your family.
Magna Standard
We will calculate a SAP rating for your home in order to establish how energy efficient it is.
If your home has a SAP rating of less than 35, we will carry out work to ensure it exceeds or at least meets our current average of 61. Over the next two years we will aim to bring the average SAP of homes up to 75.
Environmental Improvements
ESTATES IMPROVEMENTS – SECURITY & SECURITY LIGHTING
Decent Homes Standard
The current Decent Homes standard recognises that security is important to residents and has included it within the Housing Health and Safety Rating System.
Magna Standard
We will improve the security of our estates through various improvement programmes like the Community Initiative Fund in order to meet Secured by Design standards. You will be consulted on our plans and resident representatives will be invited to join the project.
If you live in a bungalow designated for an older person, we will, if you want us to, fit one Passive Infrared (PIR) motion sensor light to the front or back of your home.
WORK TO COMMON PARTS OF BLOCKS & ESTATES
Decent Homes Standard
The current Decent Homes standard does not require a landlord to undertake estate works.
Magna Standard
We will undertake improvements on your estate and where possible in the wider community in order to provide safe and secure communities for you and your family. We will consult with you on our plans and invite resident representatives onto our design team. Residents will be encouraged to work with our contractors and be involved in the tendering, contract management and customer satisfaction survey. Through the Community Initiative Fund we will make available £150,000 annually for improvements and £100,000 in 2010/11 for planned works to maintain existing facilities.
FENCING, WASHING LINES AND ROTARY DRIERS
Decent Homes Standard
The current decent homes standard does not include this.
Magna Standard
We will ensure that fencing is in good condition and is of a type that is appropriate for the area in which you live. We will work with residents to agree the right type of fencing. We will continue to review and develop this standard with residents of the Maintenance Working Group.
DISABLED ADAPTATIONS
Decent Homes Standard
The current Decent Homes standard does not include details of adaptations, although landlords are normally responsible for this work up to £500.
Magna Standard
We will undertake minor adaptations (up to £1,000) in your home if you are elderly, physically or mentally impaired. We will work with Local Authorities to ensure we meet the ‘minor adaptations without delay’ initiative.
Where we receive an Occupational Therapist’s referral for a major adaptation and the proposed work is considered to be the most appropriate course of action, we will assist with the adaptations by either carrying out the works or seeking grants from the Local Authority and/or Social Services’ Housing Adaptations Grant panel to enable the work to be undertaken.
DISCRETIONARY DECORATIONS
Decent Homes Standard
The Decent Homes standard does not cover this.
Magna Standard
If you are 70 or over, registered disabled or blind, and do not have an able bodied person aged 18-69 living in your property, we will select a minimum of 50 residents each year to have a room of their choice decorated.
CONTROLLED VENTILATION
Decent Homes Standard
There are no specific requirements in the current standard although landlords should limit condensation and reduce the harmful effects of mould growth.
Magna Standard
We will provide adequate levels of controlled ventilation in your home as part of our kitchen, bathroom and major repair programmes. We will fit a humidistat extractor fan in your bathroom as part of the modernisation programme or when your existing unit is beyond economic repair.
Water Conservation
Decent Homes Standard
There are no specific requirements in the current Decent Homes standard dealing with water conservation.
Magna Standard
We will fit a dual flush cistern to any new WC installed. Electric shower units fitted as part of the modernisation programme will have a 9 litre per minute flow rate and will be fitted with a water minimiser handset. We will trial low flow rate taps in wash hand basins as part of our bathroom refurbishments.
Communities and Consultation
LEASEHOLDER CONSULTATION
Decent Homes Standard
Although not included in the current standard, landlords are required to consult with leaseholders on work costing £250 or more. It is also good practice to consult with our residents on future work.
Magna Standard
In addition to the above we will publish the details of our 5 year major repair programme and ask leaseholders if they want to be included in the works.
Government grants are available to help home owners carry out repairs and improvement to their homes. See our leaseholder section on the website for more information on this.
TENDERING
Where we plan to carry out work, we will invite residents to participate in the tendering process. We will also involve residents in the preparation of contract documentation and encourage them to be part of the contract monitoring team.
SELECTION OF MATERIALS & DESIGN STANDARDS
We are keen to ensure that the products we use have been chosen by our residents. All the products that we present to residents will meet our performance standards and specifications. We will encourage residents to be involved in the selection of suppliers, manufacturers, materials and colours.
Design Standards.
Each home is different so when we carry out major repairs a surveyor will visit you to discuss your needs. When we replace your kitchen we will prepare design drawings and specifications and seek your approval before we start.
Contractor Notification
Before any major repairs start in your home, a start date will have been agreed with you and will be confirmed in writing at least 2 weeks before the work starts. When the workmen arrive at your home, please ask them for their identification. If they fail to produce identification, please do not let them into your home and contact us immediately.
Satisfaction Surveys
Your views and comments play an important part in improving our services and those of our contractors. When we carry out major repairs in your home, we need you to tell us what you think. We will leave you a satisfaction survey to complete.
All you need to do is answer the questions and post it back to us in the pre-paid envelope.
When the work is complete, we will publish the results in the Opendoor magazine and on our website. We will tell you the areas that we need to improve on and how we are going to go about it.
The Maintenance Working Group
The Maintenance Working Group (MWG) consists of residents and Magna Housing Association Limited (MHAL) Officers. The objective of the group is to provide constructive feedback and suggestions to aid MHAL’s decision making on repairs and maintenance activities.
Although the MWG has no powers per se, it is still considered as a valuable part of the process when considering the planned maintenance programme. |