Scottish Housing Quality Standards. Tenants Final Update Report December 2014

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Aubrey Greene
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1 Scottish Housing Quality Standards Tenants Final Update Report December 2014

2 Introduction In 2004 the Scottish Government Executive set out an objective that all social landlords implement a commitment to deliver good quality, sustainable and affordable housing which would lead to achieving a national housing quality standard (SHQS). The executive set the year 2015 (March) as the target date for registered social landlords to achieve the standard and to submit standard delivery plans (SDPs) for meeting these standards to Communities Scotland by April The estimated future works total cost at that time was 5, The Association completed these commitments at the end of November 2014 and this progress report is intended to update tenants on how this was achieved. Before SHQS Patch and Repair From 1977 to 1979 approximately 59% (469) of the Association s tenement properties were refurbished to a minimum standard commonly known as patch and repair. Basically this meant that all electrical, plumbing, heating systems, kitchen units and bathroom suites were upgraded (most properties had outside toilets) however flooring, plasterwork and sash casement windows were left in situ and only repaired (patched) if necessary. Walls were decorated with woodchip wallpaper. The heating system comprised of a gas fire in the living room and a gas multipoint water heater installed in the kitchen. At the time none of the bedrooms had any form of heating although gas wall heaters were installed at a later date. Common close doors were installed but none of the properties had a door entry system in place. Communal back court works were carried out to an open plan basic standard. New roof work including roof tiles, flashings and gutter replacements were carried out and external walls cleaned and restored.

3 Since refurbishment the following additional works were carried out prior to 2005, all funded by Housing Association Grant (HAG): Description of works Completed When New double glazed windows to the front facade, new single glazed windows to the rear 100% Circa New kitchen units 100% Circa Environmental works, streetscape, communal back courts upgraded including landscape works, railings and ashbins 100% Circa Installation of new entrance close doors, door entry systems and close floor and wall tiles 100% Circa New full gas central heating systems including smoke detectors and carbon monoxide alarms (Warm Deal) 100% Circa Additional loft insulation 100% Circa Full Gut After 1979 all the other tenement properties 41% (329) were upgraded to a higher standard appropriately named full gut. This also included all of the original plasterwork, flooring and the majority of windows being replaced (single glazed). Central heating boilers were installed with radiators in each room with the exception of the kitchen and bathroom (partial heating system). Door entry systems and close doors were also installed. Communal back courts were also upgraded. Since refurbishment the following additional works were carried out prior to 2005, again mostly funded by Housing Association Grant (HAG):- Description of works Completed When New kitchen units 100% Circa Environmental works, streetscape, communal back courts upgraded including landscape works, railings and ashbins 32% Circa Installation of new entrance close doors, door entry systems and close floor and wall tiles 32% Circa New full gas central heating systems including smoke detectors and carbon monoxide alarms 39% Circa 2004 New electric storage heaters including smoke detectors 28% Circa 1990 Additional loft insulation 100% Circa 2004 Estimated total grant received for additional works at patch and repair and full gut improved properties prior to SHQS was circa 5,500,000

4 54 Lambhill Street, improved 1989 Improvements being carried out at 47 Clynder Street Langlands Road improved circa 1982

New Build All new build schemes at Uist Street, Garmouth Gardens, Fairfield, Ibrox baths, Garmouth Street and the Ink works site

5 New Build All new build schemes at Uist Street, Garmouth Gardens, Fairfield, Ibrox baths, Garmouth Street and the Ink works site constructed between 1982 and 1996 have since had full central heating systems upgraded and kitchen units replaced as part of our SHQS programme. Garmouth Street New Build 1996 Skene and Rhynie New Build 2009 St Anthony s New Build 2012 Since 2007 the Association has carried out a full refurbishment programme to tenement closes at 171,173 Brand Street, 25, 27 and 29 Harley Street and 40 and 46 Elderpark Street all to a very high standard and therefore not subject to SHQS. Other new build schemes completed between 2009 and 2012 are at Skene Road/Rhynie Drive, 10 Elderpark Street, Harhill and St Anthonys, all of which were constructed well above SHQS requirements.

6 Surveys The initial Elderpark Housing Association SHQS survey was carried out by 4 Eighty consultants prior to the submission date in April Since then, and to assist us in implementing our planned maintenance programmes an extensive stock condition survey was carried out by Association staff during 2007/08 and updated again in 2011/12.The vast majority of these surveys were carried out in vacant properties to reduce the inconvenience to tenants and to ensure that there were no problems with access. It was subsequently found that all components identified as failing SHQS were already programmed for replacement as part of the Association s 30 year planned maintenance programme which is updated annually. None of the Association s properties were identified as being below tolerable standard (BTS) with the exception of 42 flats in the Cessnock area which were sold to a private property developer in November The Communities Scotland inspection report in February 2008 stated the following: Elderpark Housing Association has effective medium term planned and cyclical maintenance programmes and it knows the future cost of this work The 2011/12 survey took into account all planned maintenance programmes previously completed since 2007 and was essential in updating existing SHQS requirements. The Association also commissioned Mackay Multimedia to carry out photographic aerial roof surveys to help to determine the roof condition of our tenement properties refurbished between 1976 and Additional roof surveys at the oldest tenement properties were carried out by the Association s roofing contractor David Mitchell during 2013 and 2014 which resulted in extensive lead replacement work to flashings being carried out. Periodical electrical safety inspection surveys were also carried out during 2013 and 2014 which assisted the Association in determining the condition and estimated remaining life span of the installations. A detailed service inspection was also carried out to extractor fans, smoke and carbon monoxide detectors during 2014 which enabled the Association to update records regarding the condition of these appliances and to carry out replacements if required.

7 SHQS Assessment Pass or Fail Criteria RED: GREEN: BLUE: BLACK: Works carried out generally identified as failing SHQS Works carried out that did not fail SHQS but was completed as part of the Association s planned maintenance programme Exemptions and abeyances Works generally identified as passing SHQS Criteria definition Criteria elements Failure assessed by Primary building elements Secondary building elements 1. Wall structures 2. Internal floor structures 3. Foundations 4.Roof structures Single primary element failure. Fails if replacement or more than 20% repairs are required. 1.Roof covering 2.Chimney stacks 3.Flashings 4.Gutters and downpipes 5.External wall finish 6.Common access decks, balustrades 7.Common access stairs and landings 8.Internal stairs 9.Damp proof course 10.House windows and doors 11.Common windows and doors 12.Drainage Two secondary element failures. Fails if replacement or more than 20% repairs are required. Effective insulation 1. Cavity wall insulation where feasible 2. Minimum 100 mm loft insulation Single element failure 3. Insulation of hot water tanks and pipes. Efficient heating 1.A full house central heating system that has an acceptable efficiency rating Single element failure Additional energy efficiency measures 1.Measures necessary to achieve a minimum SAP rating of 50 (Gas) and a SAP rating of 60 (Elec) Single element failure where a necessary practical measure has not been implemented

8 Bathroom condition 1.Bathroom amenities should include a wc, bath or shower and whb in good condition Single element failure Fails if a repair or replacement of over 25% is required Kitchen condition 1.Kitchen fittings in good and usable condition Single element failure Fails if a repair or replacement over 25% is required Kitchen facilities Healthy 1.Adequate kitchen storage to current building standards where practical 2.Safe kitchen working arrangements, including worktop space on at least one side of the cooker (2 people can easily pass each other) 3.sufficient power outlets (6 or more) 1.Internal pipe work lead free 2.Mechanical ventilation in the kitchen and bathroom 3.Adequate noise insulation Single element failure Single element failure Condensation or mould on more than 5% of the wall and ceiling area Safe Secure 1. A smoke detector installed 2.Safe electrical systems 3.Safe gas systems and appliances 4.Common stair wells, lifts, drying areas, bin stores in good and safe order 5. Adequate common lighting 1.Secure front and rear access doors 2.Front door entry systems and secure rear doors to common areas (Magna locks) Single element failure Single element failure

Exemptions and abeyances A large number of kitchens are galley style and cannot afford the adequate space to accommodate the kitchen storage facilities and working room required (700) This work will

The Association has also a number of abeyances with regard to tenants who refused access despite several requests to have central heating systems (18) and new kitchen units (4) installed.

9 Exemptions and abeyances A large number of kitchens are galley style and cannot afford the adequate space to accommodate the kitchen storage facilities and working room required (700) This work will have to be carried out during future major refurbishment reconfiguration works. The Association has also a number of abeyances with regard to tenants who refused access despite several requests to have central heating systems (18) and new kitchen units (4) installed. Abeyances for energy efficiency levels (7) are also included in the central heating abeyances list for tenants who refused access. All of these tenants have been written to and advised that the properties fail SHQS. Abeyances will be completed when the property becomes vacant or when heating systems break down. Typical Galley type kitchen being installed Typical kitchen surveyor s 3 D layout details to assist tenant s selection process

Energy Efficiency Using the 717 completed current Energy Performance Certificates data (EPCS) which amounts to approximately 59% of all stock, a report was carried out indicating

The current average SAP rating for a tenement flat is C73 (below E 50 fails gas central heating and C 60 for all electric heating systems) and B81 for new build properties.

10 Energy Efficiency Using the 717 completed current Energy Performance Certificates data (EPCS) which amounts to approximately 59% of all stock, a report was carried out indicating actual and estimated SAP ratings of all the Associations properties. The current average SAP rating for a tenement flat is C73 (below E 50 fails gas central heating and C 60 for all electric heating systems) and B81 for new build properties. The Association s current key performance target indicator SAP rating is set at a minimum of C69. (EESSH) Seven properties failed the SHQS energy efficiency criteria due to fuel switchover central heating upgrade non access and are classified as abeyances. EESSH minimum rating C 69 Valliant A rated Eco tech boiler

11 Failure criteria annual progress returns since 2005 Number of properties that failed or were projected to fail the standard - (not including exemptions or abeyances) Criteria Failing on a single criterion Failing on two or more Properties failing the standard Total stock number ,221 1,219 1,220 % stock failing the standard 82.73% 80.00% 90.34% 64.4% 58.98% 34.7% 41.48% 25.74% 40.13% 15.67% 0 Tenants Consultation The Association carried out an extensive consultation exercise with all tenants during 2008 about the planned and cyclical maintenance programme for the next five years. The purpose of the consultation was twofold;- a) To give tenants more long term information instead of annually. b) To encourage feedback from tenants that would help to influence changes to the current five year programme. It was the Association s strategy to carry out an efficient programme of works in order to prolong the useful life of the buildings and provide a comfortable living environment for tenants. The works were also necessary for the Association to meet legal obligations and to comply with the Scottish Housing Quality Standards. The number of survey forms issued was 1030 and a total 89 forms were returned (8.65 %). There were 17 forms returned with no comments (19%), 17 forms were returned and tenants indicated that they were pleased with the

12 existing programme (19%) and 55 forms were returned with tenant s comments and recommendations (62%). Recommendations By far the most common request was to carry out window replacement programmes at an earlier stage. The Association recognised that a substantial number of single glazed windows were sub standard (failed SHQS) and in need of replacement. The Association decided to bring forward the window replacement programme which would result in increased expenditure, in particular during Double glazed energy efficient tilt and turn windows

13 What we did and what it cost ( ) funded from the Association s own resources. Properties Kitchen Central Windows Landing Door External Roof Gutters Close Cavity Extract Cost Relevant to SHQS units Heating *a d/glazed floors entry Stone flashing d/pipes doors wall ins fans Brighton Pl ,144 Briton St ,949 Clynder St ,721 Cornwall St 3 5,204 Craigton Rd ,451 Crossloan Rd ,749 Elder St ,236 Elderpark St ,769 Fairfield Gn,Pl,St ,032 Garmouth Gn ,131 Garmouth St ,704 Lambhill St 6 10,406 Langlands Rd ,579 Nimmo Dr ,434 Scotland St ,840 Summertown Rd ,294 Uist St ,373,354 Total number units 991 (81%) 387 (39%) 446 (45%) 513 (52%) 305 (31%) 643 (65%) 102 (1%) 538 (54%) 87 (1%) 87 (1%) 52 (05%) 303 (31%) Average 5, ,155 1,578,175 2,577, , , , ,978 25,000 15,000 1,865*b 77,341 5,754,997 *a includes smoke detectors, carbon monoxide alarms and loft insulation *b part grant funded If you would like a more precise SHQS breakdown cost or more information regarding your home please contact the Maintenance Office

14 Stonework repairs being carried out at 4 Uist Street 2014 New composition flooring 203 Crossloan Road 2014

Tenant s satisfaction surveys carried out during the SHQS period Element/component Forms issued Forms returned Very satisfied Satisfied Not satisfied Windows 510 457 400 56 1 Composition flooring 305

15 Tenant s satisfaction surveys carried out during the SHQS period Element/component Forms issued Forms returned Very satisfied Satisfied Not satisfied Windows Composition flooring Kitchen units Central heating Door entry systems External stone work Totals 1, (56%) 731 (75%) 224 (23%) 19 (2%) We would like to thank all of our tenants for any inconvenience caused during the programme of works and for completing satisfaction surveys to assist us in measuring contractor s performance levels. New kitchen and boiler at Garmouth Street 2014

16 What s next? The Association would like to carry out the following planned maintenance programme over the next six years, after tenant consultation Address Numbers Bathroom suites Doors flooring Kitchen units Heating boilers Windows d/glazed Smoke detectors Close doors Craigton Road 6,16,24, Craigton Road 40,42,44, Crossloan Road 145,151,153,157, Crossloan Road 174,176, Crossloan Road 177,183, Crossloan Road 201, Elderpark Street 6,12,14,16,18,24,28,34, Elderpark Street 52,58,62,66,70,76, Elderpark Street 105,113,115,121,125,129, Fairfield New Build All Garmouth Gardens All (including 59 Elder Street) Langlands Road 211,217,221, Nimmo Drive Nimmo Drive 3,11,15, Uist Street Uist Street New Build 12,14,26, Uist Street Uist Street 1,5,9,13,17,21,23,27,31,35,37, Uist Street 49,51,55,61,65,69,73, If you would like any further information please contact our maintenance office at 227 Langlands Road, Telephone free phone ,or E mail Maintenance@Elderpark.org

17 Photograph taken by the architect DL Brice as part of the feasibility study commissioned by The Glasgow Corporation 1974 (Craigton Road back courts). All of these properties were well below tolerable standard and would have been due for demolition

18 The same architect s impression of the same scene incorporating an open plan design which ultimately proved unsuccessful and unpopular with residents

19 How the backcourt looks today after being upgraded in 1990 in accordance with the design layouts recommended by residents after consultation and fully complies with SHQS

20 Acknowledgemts A B Services Abbey Services Ltd CCG (Scotland) Ltd City Building Cruden Building and Renewals David Mitchell Builders EBS Construction Fairfield Construction MacDonald Flooring Sound Service Steprite Allan Brothers Blair s Windows Ltd Howden s Joinery Co RSBI (Blind Craft) Valliant Vokera West Port MAST Architects TJ Ross Site Inspection Services Brown and Wallace Grossart Maintenance Manager Maintenance Officer/Inspectors Administrator Extractor fan replacement Extractor fan replacement and smoke detectors Installation of new central heating systems, kitchen units and smoke detectors Installation of new central heating systems and smoke detectors Installation of new double glazed windows Installation of new central heating systems, kitchen units and roof works and smoke detectors External stonework repairs and gutter replacement works Installation of new kitchen units Applying close composition flooring Upgrade of door entry systems Applying close composition flooring High energy efficient double glazed windows High energy efficient double glazed windows Kitchen units Kitchen units A rated central heating condensing boilers A rated central heating condensing boilers High energy efficient double glazed windows Architectural Services including planning applications Quantity Surveyor Clerk of Works Services CDM Consultant Structural Engineer Terry Frew (procurement and planning) Derek Robertson (windows and kitchens), Hugh Brown (central heating and energy efficiency) Jim Wood (windows and kitchens), Jim Fraser (composition flooring and door entry systems) Sandra Officer (updating data)

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