Inspection
Decent Homes and Decent Estates
The Decent Homes Standard is a minimum and consequently is set at quite a low level. Landlords are being encouraged by government to aim for higher standards where they can, for example on energy efficiency and environmental measures. The Audit Commission inspectors will also expect URH to have determined its own standard and priorities based on the needs and priorities of its residents.
A dwelling fails the standard if it is:
- Unfit or reaches the highest risk level on Housing Health and Safety Rating System
- Has major building elements such as roofs and windows which are in poor condition or at the end of their useful life, or
- Has poor or old facilities such as kitchens over 20 years old or bathrooms over 30 years old, or has inadequate heating and thermal insulation.
A dwelling may comply if it only has one defect or a number of small items. It is the combination of serious shortfalls that lead to non-compliance.
Some dwellings will have recently fitted windows, kitchens, bathrooms or boilers and these items will be retained. In time they will need renewal and will be scheduled in a 30 year plan for maintaining the Decent Homes standard.
Quality of life is not just about a warm wind and weather-tight home. The setting of the home within its environment is just as important to most people. Factors such as security, safe access, attractive landscaping, and facilities for young people can make all the difference.
URH has adopted a Decent Estates Standard. The aim will be to:
- Provide attractive estates that people aspire to live in
- Ensure that residents feel safe outside their home
- Make clear whether external space is private, shared or available to all
- Provide community facilities that meet local needs
- Ensure that young people of all ages can play and explore safely
- Make good arrangements for parking, pavements and walkways
- Provide good landscaping and gardens
- Maintain and enhance the value of the dwellings
URH will consult with each RMO and with residents about local priorities for the Decent Estates standard. These will vary from estate to estate and perhaps by block to block depending on the setting, for example being near to busy roads, and to take account of the good work that has already been done on parts of the RMO estates to improve the environment and safety.
Priority must be given to meeting the Decent Homes Standard and URH must ensure that it has sufficient funds to do this before it commits resources to the Decent Estates Standard. The allocation of resources for Decent Homes work is determined by need based on the condition of the stock. An allocation mechanism will need to be developed and agreed for Decent Estates work as it is unlikely to be possible to meet every estate’s aspirations.
Read A Decent Home: Definition and guidance for implementation - June 2006 update.