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Council Property Repairs

We are not responsible for repairing damage caused by a tenant or members of the household or invited guests.

The tenant is responsible for repairs that result from damage, misuse or negligence.

Where tenants are reporting damage caused by others it is a requirement that the tenant reports this to the Police first and that the Police crime incident log number is communicated to the duty officer before the repairs are put in hand.

Harrogate Borough Council will respond to repair requests where damage has been caused accidentally by tenants, e.g. broken window glass, but the tenant should be advised that this work will be charged to them.

The following is a list of repairs that are the tenant's responsibility to complete:

• All repairs to any fixtures and fittings installed by the tenant
  
• All internal decorating
  
• Sweeping chimneys and flueways to solid fuel fires
  
• All electric lamps and fluorescent tubes (unless in Sheltered Scheme)
  
• Plugs and chains to handbasins, baths and sinks
  
• Coat hooks and curtain rails
  
• Clothes posts and washing lines - except in communal areas
  
• All garden maintenance, including tree and hedge works
  
• Floor coverings
  
• Minor cracks to plaster
  
• Door bells, plug tops
  
• Lock changes following loss of keys (unless Sheltered Scheme or elderly)
  
• Cracked or broken glass, unless caused by vandalism, in which case Police incident number to be submitted
  
• Boundary fences between tenants
  

Other Information

Central Heating

If you have gas central heating in your home, this will be serviced every year by the Council's heating contractors.

All solid fuel appliances will be checked for safety every two years.

Smoke Alarms

Smoke alarms will be tested by the heating contractor each year.

Painting

Planned Maintenance and Improvements Schemes

The Council is currently working to a programme that will ensure all council houses meet the government's Decent Home Standard by 31 December 2010. The main focus of this work is the renewal of heating systems, kitchens and roof coverings. The renewal of doors and windows and the upgrading of electrical systems are also being addressed.

Alongside this work, improvements are being made to the communal areas of the Council's Sheltered Housing Schemes, to ensure they meet the requirements of the Disability Discrimination Act and to improve these facilities generally.

The amount of money the Council has to spend changes each year and this can often mean that the detail of the planned maintenance programme has to be changed. For this reason, the Council can give you only a few months notice of when any planned maintenance work will definitely be carried out at your home.

If your kitchen is being refurbished, you will be given a choice of colour for the kitchen units, floor and wall tiling. We will consult with you about the type of central heating we fit.

Contact your local Neighbourhood Housing Office if you are unsure as to whether your home is included in the Decent Home Standard programme of work.

Decorations

You are responsible for decorating the inside of your home. However, if your decorations are damaged whilst the Council is carrying out repairs or planned maintenance, you may get a decoration grant.

This grant is to assist you with the costs of purchasing decoration materials (not labour costs) and is dependent on the age and condition of your decorations. The grant is usually given as vouchers which you can exchange for decorating materials at selected shops.

Condensation

What Is Condensation?

All air contains a certain amount of "invisible" water vapour. Condensation frequently occurs when air, carrying water vapour, comes into contact with a cold surface. This can be seen, for example, on the bathroom mirror when you have had a hot bath.

Condensation may show up as patches of black mould; this grows in the moisture soaked up by the wall. Black mould will usually grow on an outside wall or behind a piece of furniture.

What can be done to avoid condensation?

Normal activities such as washing, bathing and cooking produce moisture. These activities cannot be avoided but the moisture produced can be limited.

There are several easy ways to do this:

• keep saucepan lids on when cooking;
• dry clothes outside wherever possible;
• avoid using bottled gas or paraffin heaters in your home;
• let as much steam as possible out of your home by opening windows, especially in your kitchen and bathroom.

The best solution is to make sure that there is always some ventilation. If you have vents or air bricks you must not block them up and if you have an anti-condensation fan fitted, you should use it. Try to keep the internal doors to the kitchen and bathroom closed to stop moisture spreading to other parts of your home.

The way in which you use your heating can also affect condensation. If you heat your home to a high temperature and then let it go cold you will increase the risk of condensation. It is better to have a more continuous low level of heating, but be careful not to use more fuel than you can afford. If you would like more advice please contact your local Housing Office.

Right to Repair

As from 1 April 1994 new 'Right to Repair' Government Guidelines come into force.

Which Jobs Qualify?

Some high priority jobs which affect health, safety or security and are under a value of £250.

What Happens When You Report A Repair?

When you report a job you will be told if your job qualifies as a Right To Repair. If the job does qualify, you will be given a receipt for your report quoting:-

• your address and name
• access instructions given
• job reference
• date the repair should be done by
• name and telephone number of contractor

What If The Job Is Not Completed On Time?

If your repair is not completed within the timescale given you have the right to request that the job is issued to a second contractor. The second contractor is given the same length of time to complete the repair and a second receipt is issued with the new job details on.

What If The Job Is Still Not Done?

If your repair is still not carried out within the timescale given you have the right to compensation. Any compensation due can be offset against your rent patments.

The above details apply only if the Contractor has been give proper access to the property to carry out repairs, but has not responded.

NB - If you wish to see a full copy of the legislation on Right to Repair as published by the Department of Communities and Local Government, please ask at your local office.

Repairs Which Qualify