Empty home
repairs standard
policy guide for new tenants
Directorate of adult, community & housing services
Before a property is let
to a new tenant the
council inspects it to
ensure it is safe and in
reasonable condition.
To ensure these
inspections are
undertaken thoroughly
and to a common
standard officers refer
to a policy document
and its procedures.
The policy is regularly reviewed and agreed in consultation with relevant
councillors and tenant representatives, e.g. Dudley Federation of Tenants and
Residents Associations (DFTRA).
This leaflet summarises the council’s policy and answers the most common
questions asked when people are looking to rent a home from us.
Aims of the policy
The council’s empty homes repairs standard ensures that properties are let to a
common repair standard. This standard is based on legal standards for housing, i.e:
• It must be fit for habitation
• It must be secure
• It must be safe
Internal standards
Will my new home be clean?
Any rubbish or furniture left by the previous tenant will be removed and all floors
and surfaces will be swept. Significant stains on kitchen worktops and sanitary
ware will be removed, but you should still use anti-bacterial cleaners on these
surfaces before use.
What kitchen facilities will be available?
Kitchens will include a sink, worktop, storage space, space for fridge and
washing machine (including plumbing provision), where space permits and a
cooker space with provision for an electric cooker and gas* connection (*if there
is a gas supply to the property). The kitchen is unlikely to be new, but all
cupboard doors and drawers will open and close correctly.
What bathing facilities will be available?
Bathrooms normally include a toilet, with seat, wash basin and bath or shower.
Some homes may have a second toilet on another floor. The bathroom fixtures
and tiles are unlikely to be new, but they will not be stained or cracked.
Will there be central heating?
All properties will have a programmable heating system. This may be electric
night storage heaters, which operate on the cheaper rate Economy 7 tariff, or it
may have a gas heating system. The property will also include a gas or electric
fire.
Will double glazing be fitted?
Not necessarily. Most council homes will have uPVC single glazed windows,
which can be latched shut. When new windows are installed these will be double
glazed, but the council only changes windows which can no longer be repaired.
Will you adjust the internal doors after new carpet has been installed?
No. The council will provide latching doors to all rooms, but it is the tenant’s
responsibility to arrange for doors to be adjusted following new floor coverings
being laid or after decoration.
Will new locks be fitted to my entrance doors?
Yes. Entrance doors will either be wooden or uPVC. A lock will be changed on
each entrance door and only the new tenant will have any keys to the property.
Are TV aerials provided?
Most flats are linked to a communal system which provides a digital TV and
satellite connection in the living room. It is the tenant’s responsibility to arrange
for additional outlets or extensions and to provide all receiving equipment where
a communal system is not present. For houses and bungalows the previous
tenant may have left equipment, e.g. an aerial, for you to use, but the council is
not responsible for maintaining these.
Will my home be decorated?
Some areas may have been recently decorated. However, most new tenants
prefer to decorate their homes themselves. Decoration vouchers may be offered
to assist in purchasing some decorating materials. All ceiling and wall surfaces
will be in suitable condition to permit decoration using either emulsion paint or
wall paper, following normal preparation, e.g. filling of minor cracks, sanding etc.
External standards
Who maintains the garden and fences?
The council will maintain fences if your boundary is adjacent to a public right of
way, open land etc. The council does not provide or maintain fencing between
your neighbours, but it will ensure garden boundaries are defined by existing
fencing or post and wire markers. Any existing gates will also be repaired where
necessary. The garden will be cleared of rubbish or unsafe structures, e,g sheds,
and undergrowth will be tidied and lawns strimmed to a reasonable length. Paths
and steps providing access to your home will be maintained. Any paths and
hardstandings left by the previous tenant will be left in a safe condition for your
use. Alternatively, you have the option of requesting these to be removed. If you
choose to use the previous tenant’s paths, hardstandings, outbuildings, etc, they
will become your responsibilty to maintain.
Will the outside of my home be painted?
The council undertakes a programme of external painting. Your home will not be
freshly painted before you move in, but you will be advised of timescales when
this is next due.
Gas and electrical safety
What safety checks have been undertaken?
All properties will have had an electrical safety check undertaken before you
receive the keys. Any gas pipes will also have been checked. Any gas appliances
will be tested and you will be shown how these work using the council’s
specialist contractors.
Only council approved gas appliances will be left in the property for your use.
A gas safety certificate will be given to you. This certificate states when the next
safety inspection is due. The council will contact you prior to this date to arrange
for your next free gas safety inspection. It is very important that you allow the
council access to undertake these tests and you must not use any appliances
where their retest date has elapsed.
Improvements to your home after you have moved in
It is more cost effective to undertake improvement works to our properties in a
batch or planned programme. Therefore, we often advise prospective tenants
that some improvements to their new home will be undertaken after they have
moved in. We will provide you with details of work to be undertaken and
indicative timescales. This work can be some months in to the future, but we will
always keep you informed and keep disruption to a minimum.
Contacting us
If you have any problems with your property or feel that the service standards
outlined in this guide have not been met please feel free to contact the Repairs
Management Centre.
The Repairs Management Centre is open seven days a week from 8am until 8pm
to report your repairs related problems. That means if you have a problem over
the weekend you can report it immediately rather than waiting until Monday
morning.
Their telephone number is 0300 555 8283.
If you suffer an emergency situation during the hours the Repairs Management
Centre is closed you should still use the same telephone number to speak to the
emergency team.
Online: You can also report repairs online using Interfinder. The system is fully
automated and very easy to use. Simply go to www.dudley.gov.uk/housing
and click on ‘report a repair’ under Access to Services. Your repair request will be
placed on the computer system within one working day. We suggest you
telephone if it is an emergency or urgent repair.
Digitv: If you have digital television with interactive services, you can report
your repair from the comfort of your living room.
Reporting a repair is available 24 hours a day, seven days a week via the
interactive button on your remote control. If you would like to view the service
online go to www.lookinglocal.gov.uk.
If you require any assistance with regards to this
document or would like to request an interpreter, large
print or audio version, please contact the equality and
diversity unit on 01384 813400
DACHS0710