What is the Decent Homes Standard (DHS)?

This is a Government Standard which all councils must achieve by 2010. It sets out four elements that a home can either pass or fail. The elements cover minimum Health and Safety standards, reasonably modern amenities like kitchens, affordable warmth and being wind tight and watertight.

I am a leaseholder.  Will my property be improved as part of the programme?

If you are a leaseholder you will be contacted separately about the improvement work.  We will give you a different ‘frequently asked questions’ document that explains what the improvement work will mean to you.

Does the DHS include environmental work like improvements to footpaths, fencing or parking?

No, it does not include any work outside the home. We are continuing to work in partnership with other funding agencies, for example, New Deal for Communities and Bridging Newcastle Gateshead (Pathfinder) to attract complimentary funding.

Will my walls be re-plastered as part of the DHS work?

Patch plastering to areas affected by work will be carried out.  Our Constructors will aim to keep damage to a minimum and where possible complete pilot properties to make sure you can be advised about levels of damage.  Any extra plastering will be arranged through Repairs and Maintenance to make sure the Programme is not disrupted.

If I have asbestos in my home, will it be removed as part of the DHS work?

Our Construction partners will carry out sample asbestos surveys of every home before work starts. The results of this survey will identify if any treatment is required, and this will be coordinated with the DHS work. It is not always necessary to remove asbestos because it is safe if not disturbed.

Will I definitely get the work carried out in the year you have said?

Our aim is to deliver the DHS as identified in the six year plan. While every effort is made to keep to these programme dates, there may be changes due to unforeseen circumstances. We will tell you any programme changes.

How did you decide in which year an estate would have improvements carried out?

We pulled together a lot of technical information about conditions on each estate from the stock condition survey and our repairs and maintenance information and prioritised on a “worst first” basis. We also took into account the views expressed by tenants in the 2001 Tenants Investment Priorities survey.

What work will be carried out to properties?

The work has been split into an internal and an external package.

The internal package could include central heating, rewiring, replacement kitchens and bathrooms.

The external package could include door and window replacement, brickwork repairs and roof repairs.

We will carry out a technical survey in every home to assess what work is needed to bring the home up to the Decent Homes Standard and there will be a break in between the internal and external work to minimise disruption.

Why are there two packages? Why not do all the work together?

This was discussed at a Tenants Group Event held on 7 February 2004 which was attended by Tenant Group Representatives. They recommended that :

• There should be an even distribution of work across all areas of the City.  If work is done together this would target investment at fewer estates in any one year.
• Carrying out the work in two packages will mean that most tenants will be able to remain in their homes during the work.

The exception is that in Multi Storeys work may be done as a combined package

Does this mean that I won’t have to move out during the work?

We have planned the work so that most people should be able to cope with the disturbance and stay in their homes. If you feel that you are unable to cope with the work then we will look at what support we can provide.  This can range from helping elderly or people with disabilities to pack some of their belongings to go into storage to respite care or temporary moves.  It is important that you raise any concerns with your Constructor’s Liaison Officer during the home visit to make sure the necessary support is provided.

When will the surveys take place?

City Design, Newcastle City Council’s in house design service will, within three months of the work starting. You will receive a letter telling you when surveys will be starting on your estate. Typically a survey takes between one and two hours.  You will receive a letter confirming the outcome of the survey.

What can I do if I am not happy with the results of the survey?

If you would like a review of your survey, contact your YHN Project Officer. They will arrange for someone from City Design, Newcastle City Council’s in-house design service to re-inspect your property. The outcome of this survey will be the final decision and cannot be changed

Who will be doing the work?

We have appointed ten Construction Partners to do the work. When we contact you about the work in your home we will tell you which Construction Partner will be working on your home.

How long will the work take?

We will carry out the work as quickly as possible. The timescale will depend on what work is needed in your home.

How much notice will I get before the work starts in my home?

We will write to you telling you about any work we are planning in your home at least three months before it is due to start. Nearer the time we will write to you again and give you more detailed information about any work we are planning. These letters will provide information on when surveys will be carried out on your estate. You will be given at least seven days notice before the work starts.

Will I have any choice over the fixtures and fittings used in my home?

We will let you know what choices you will have before the work starts. You will be invited onto the ‘Talk to us Bus’ when it visits your estate to have a look at examples of the new fixtures and fittings that will be used in your home. The Constructor will take any choices from you at the home visit or at an organised event.

What preparations do I need to do before the work starts?

The Constructor’s Liaison Officer will tell you during the home visit of the preparations you need to carry out.  This will depend on the extent of work but commonly can include:

• making sure your personal belongings are removed and stored safely
• clearing all kitchen cupboards where necessary
• removing any pictures and mirrors from walls
• removing any floor coverings that you want to keep
• keeping pets out of the house where possible or restricting them to one room during the work.

Why does the Council use timber windows?

A detailed study was carried out into the benefits of timber and UPVC windows. The Council chose timber because it offered better security, design and flexibility and it is more environmentally friendly.  At the time of the study the cost of the two types of windows were similar.

A review is now underway as UPVC has progressed since the original study was carried out.  You will be told of any changes in policy as an outcome of this review.

How long will I be left without heating or hot water?

This depends upon the amount of work that is being carried out but you should not be left without heating or hot water overnight.

What if I don’t want the work?

The work is optional unless it is necessary for Health and Safety reasons for example rewiring. However we will encourage you to have the work done and will provide any support you may need to make sure the disturbance to you is kept to a minimum.

Will I get help with redecoration?

Kitchens and bathrooms that have been fully replaced will be painted after the work. You will receive a contribution towards redecoration for other rooms whose decoration has been affected by rewiring.

This will be paid to you by cheque after the work is complete. The amounts you will receive are:

• Bedroom (each) £20
• Hall, stairs and landing £30
• Living Room £50 
• Dining Room £50

If your kitchen and bathroom are not fully replaced and you are rewired you will receive:

• Bathroom / toilet £20
• Kitchen £25

How will you publicise the improvement plans in the future?

We will hold an event each year and invite people who are getting work done in the coming years to come to and discuss the plans. We will also publicise these plans on this website.

Will I be given a point of contact for any queries/concerns during the work?

Yes, you will be provided with a point of contact for queries and concerns. You will be told of this contact on all information letters.

Will I pay extra rent for the improvements?

The Government has said that Social Landlords must use the value of the property as part of the calculation for setting the amount of rent you pay. Some improvements may increase the property value and therefore lead to a small increase in rent. You will be told of this increase before the work starts.

What do I do if a problem develops after the Contractors finish the work?

There is a twelve month defect period on mechanical and electrical equipment and six months on anything else.  Within this time the Contractor will carry out any repairs to what they have installed. After this period if any repairs or maintenance is required, you will need to report it to the Repairs Centre and they will arrange for it to be done. There are four ways to do this:

• use the online repair reporting form
• phone the Repairs Centre anytime on 0845 113 8888
• call in to your local Housing Office
• call in to your nearest Customer Service Centre.

What do I do if I need a disabled adaptation?

If your bathroom is being replaced and you struggle to use the bath you will need to discuss this with the Constructor’s Liaison Officer who will organise for an Occupational Therapist to call at your home to assess your needs.  For other adaptations please contact the Adaptations Team within Investment Delivery.

I have just had my new windows fitted and they are whistling.

Trickle vents are fitted at the top of your windows and these were left open when they were fitted to give your home ventilation and reduce condensation. If you are experiencing uncomfortable draughts you can close the trickle vents. In high winds these vents may whistle. This is perfectly normal and does not mean there is a fault with the windows. If the vent is whistling, you can close it. If you still need some fresh air, you can open a window slightly onto the ‘night vent’ position.