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Repair Manual
SOUTH EAST CORNWALL
LANDLORD Services
1
Contents The Tenants responsibility
This booklet looks at different types How To Report A Repair. . . . . . . . . . . . . . . . . . 1 The council is responsible, basically, for keeping its dwellings in a good state of
of repairs and lists things that are structural repair and maintaining the internal services and fittings. However, if there
The Tenants Responsibility . . . . . . . . . . . . . . 3
important when reporting them. It has been accidental or deliberate breakage, you will then be held responsible and
does not provide a comprehensive Insurances . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. 4 be automatically re-charged the cost of the work.
checklist of information but it suggests The following is a list of jobs for which tenants are responsible:
Response Times . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
some of the things that may be
Job Priority Classification . . . . . . . . . . . . . 4-6 General Repairs arising from accidental or malicious damage.
important to the person receiving the
repair request. This information will Water (a) Renewal of tap washers.
What Happens If I’m Not In? . . . . . . . . . . . . 7 (b) Tenants are responsible for damage not covered by the Council’s
help provide a speedy and efficient
response. Improvements By The Tenant. .. .. .. .. .. 7 insurers, resulting from failure to drain the water supply and turn it
off when the dwelling is unoccupied.
Right to Repair . .. .. .. .. .. .. .. .. .. .. .. .. .. .. 7
For each type of repair, some technical Drains (a) Cleansing and removing simple chokages in sink, bath and basin
information is given. There are also Heating Systems . .. .. .. .. .. .. .. .. .. .. .. .. .. 8 waste pipe.
a number of drawings, which might (b) Clearing simple drain chokages.
Electrical Fittings. .. .. .. .. .. .. .. .. .. .. .. .. .. 9
be helpful for you to refer to. The Layout (a Levelling and weeding gravel paths.
information in the shaded boxes is Doors . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. 10 (b) Maintenance of hedges only.
important and it would assist greatly (c) Screws to hinges and latches to outer gates.
Water Services . .. .. .. .. .. .. .. .. .. .. .. .. .. 11
if you could provide it when reporting (d) Clothes lines and rotary clothes driers.
your repairs. Overflows . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. 12 Electricity (a) Renewal of rewireable fuses.
Taps . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. 13 (b) Renewal of light bulbs.
It is impossible to give a complete (c) Repair/renewal of plug tops.
checklist to all the areas covered Gutters and Rainwater Pipes. . . . . . . . . . 14 House (a) Keeping floor/wall ventilators clearn internally / externally.
and those raised in this booklet are Locks. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 (b) Renewal of broken glass in doors and windows, regardless of cause
intended as a guide. of breakage.
Windows . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. 16 (c) Oiling, greasing and provision of screws to all door and window
Please don’t be afraid to give any other Roofs. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 hinges, door handles and window stays and catches to wooden
information you think will be helpful. windows.
Sinks and Wash Basins. . . . . . . . . . . . . . . . . . 18 (d) Renewal of window catches and casement stays to wooden windows.
(e) Interior redecoration
Toilets. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. 19 (f ) Filling minor cracks in plaster.
Drains. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. 20 (g) Damaged internal door fittings.
(h) Damaged cupboards.
Baths . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. 21 (i) Smoke damage following chimney fires caused by inadequate
Power Failure Fault Finding . .. .. .. .. .. 22 cleaning of chimneys.
(j) Smoke Detector Batteries (on request the council will provide
Walls and Ceilings . .. .. .. .. .. .. .. .. .. .. .. 23 batteries to sheltered accommodation).
(k) Plugs and chains to sink, bath and basin.
Water Heaters . . . . . . . . . . . . . . . . . . . . . . . . . . . . 24 (l) Renewal of broken or lost keys.
(m) Repair/renewal of damaged lavatory seats.
(n) Sweeping of chimney flues on 6-monthly intervals.
Rubbish (a) Removal of rubbish, old furniture, floor coverings, etc. from the
house, outhouses and garden.
2 3
INSURANCES JOB PRIORITY CLASSIFICATION
The Council insure the building structure, but NOT the contents. You continued
are strongly advised to insure your own belongings against fire, flood, (h) W.C. not flushing, where only one W.C. in dwelling.
storm, theft and accidental damage to sanitary fittings, glass, etc.
(i) Repairs to external windows, doors and locks to make premises secure (which,
in the case of Council dwellings, are not the responsibility of the tenant).
(j) Inoperative or dangerous electric circuits/installations
RESPONSE TIMES
PRIORITY U – Response time: Work to be completed within 3 days
The council gives each job reported a “Priority Coding”, this ensures the most urgent (a) Loss of space heating or water heating between May or October.
jobs are done first. The codes we use are as follows: (b) Loose banister or hand rail.
Priority E – Emergency: Immediate response to be dealt with within 4 hours (c) Blocked gullies or partially obstructed drains.
and completed within 24 hours. (d) Minor leaks to roof and other leaks that have been previously been contained
Priority U – Urgent: Work to be completed within 3 working days by the tenant.
Priority R – Routine: Work to be completed within 7 days. (e) Slipped roof tiles/slates, defective guttering, chimneys, etc. which could cause
personal danger.
Priority S – Standard: Work to be completed within 4 weeks.
(f ) Main light fittings inoperative.
(g) Void tests and reports – gas/electrical.
JOB PRIORITY CLASSIFICATION PRIORITY R – Response time: Work to be completed within 7 days
(a) Weeping or slowly leaking internal pipes.
HOUSE MAINTENANCE
(b) Taps/stopcocks which will not turn.
PRIORITY E – Response Time : Immediate (c) Second W.C. not flushing.
(Work to be dealt with immediately request received and completed within 24 hours)
(d) Unusable /insanitary sanitary ware.
(a) Emergency works as directed by the Contract Administrator.
(e) Blocked flue to open fire.
(b) Loss of water to dwelling between May and October.
(f ) Defects to solid fuel heating appliances/discoloured water.
(c) Loss of space or water heating between November and April
(g) Permanent repairs to external doors and windows which were temporarily
(d) Major leaks to internal water services pipework. made secure.
(e) Blocked or leaking foul drains, soil stacks, or W.C. pans which may result in (h) Areas of rotten or unsafe timber flooring and stair treads.
effluent leaking into the dwelling.
(i) Leaking overflows.
(f ) Leaks or flooding from water or heating, pipes, tanks, cisterns or appliances
(j) Major repairs and decoration before letting.
which present an immediate threat to the fabric of the buildings, tenants
decorations or possessions. (k) General electrical repairs.
(g) Severe water penetration, ie roof leak (l) Inspect and reports (chimneys).
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JOB PRIORITY CLASSIFICATION JOB PRIORITY CLASSIFICATION
continued If you are not at home when your Housing Officer or Contractor calls, a card will be
PRIORITY S – Response time: Work to be completed within 4 weeks left telling you when we called. The card will ask you either to return it saying when
you will be in, or to contact the Repairs Office. Please do what the card says. If you
(a) Faulty taps, ball valves and syphons. do not return the card there may be a delay carrying out the repairs.
(b) Blocked individual waste pipes.
(c) Blocked gutters, rainwater pipes etc.
(d) Repairs to drains.
(e) Re-roofing defects. IMPROVEMENTS BY THE TENANT
(f ) Repairs to doors and windows.
(g) Repairs to glazing and window furniture. The Council encourages tenants to carry out improvements and alterations to
(h) Fireplace repairs. their homes. However, you must get written permission first to ensure that your
proposals are reasonable and acceptable. You must also, where applicable, conform
(i) Internal plastering (minor).
with Planning and/or Building Regulations. Careful consideration is given to all
(j) External plastering (minor). requests to carry out self help work and permission will normally be granted in the
(k) Defective flooring. majority of cases, albeit that certain conditions may be applied. Certain qualifying
(l) Renewal of fittings (sink, W.C., bath etc). improvements may be eligible for compensation when you vacate the property.
Compensation claims will only be considered if the eligible improvement was
(m) Internal plastering (major).
carried out after 1st April 1994 and you have obtained written permission for it
(n) External plastering (major). (prior to carrying out the works). Full details of the scheme can be obtained from
(o) General masonry repairs. your District Housing Team .
(p) Renewal of rainwater goods and other minor roofs repairs.
(q) Fence and gates (renewal/repair).
(r) Damp proofing.
RIGHT TO REPAIR
In April 1994 a new scheme was introduced which means that for certain specified
repairs not completed in time you may be entitled to have the work carried out
by a second contractor and if the work is not completed within the second time
limit, compensation will be paid. This scheme does not mean that you can have
the work carried out yourself and that the Council will pay bills for such work in
all circumstances (full details of the scheme can be obtained from the Housing
Department).
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HEATING SYSTEMS ELECTRICAL FITTINGS
If radiators are not heating up sufficiently, it might be Fluorescent lights normally give long life.
because air is trapped in them and you should try to If they flicker when you turn them off, it could be
bleed them. This is easily done with a Radiator Key. because the Starter Switch is faulty.
Be sure not to open the valve any more than is
necessary to let the air out. When the hissing noise
stops and the water appears, the radiator is free of air
and the valve should be tightly closed.
8 9
Doors WATER SERVICES
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OVERFLOWS TAPS
1
The Tap Head or Handle (1) might be 2
loose, perhaps because the
Retaining Screw (2) is missing.
PLEASE TELL US
PLEASE TELL US ● What type of tap is it?
● Which overflow is causing the problem (eg for the toilet, cold ● What appliance is served by the tap (eg. bath, sink, wash basin)?
water tank, etc)?
● What is the exact problem (eg. loose tap head, dripping tap etc)?
● Where does the overflow discharge (eg. outside)?
● You should find out where the stop valve is, in case you need to
● Is the overflow running continuously or not? turn it off.
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GUTTERS AND RAINWATER LOCKS
3
2 4
14 15
WINDOWS ROOFS
Your roof will be Pitched (1) like those
illustrated in the drawing, or Flat (2) .
4
1
If you have a Chimney you
may be able to see obvious
problems with it, such as
damage to a Chimney Pot.
2
Please remember that glass is Tenants responsibility,
however broken.
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SINKS AND WASHBASINS TOILETS
Sometimes a cistern will overflow.
If it does, temporary action may
be taken. This is described on
the page dealing with Overflows.
To clean a bottle trap, unscrew the base cap by hand and clean it out.
Before unscrewing it, make sure both taps are off and a bucket, or similar
receptacle, is placed underneath to catch water and debris.
When replacing the cap make sure it is tightly fitted.
● What exactly is the nature of the problem (eg. a blockage, leak, ● Does the toilet only leak when it is flushed?
crack, etc)? ● If the toilet will not flush, are there any broken parts, which you
● If there is a leak on the supply pipe, is it the hot or cold one? have noticed from looking inside the cistern?
● If the sink is blocked, what type of trap is it and have you made ● Has the water supply been turned off?
any attempts to clear it? ● How did the damage occur?
● How did the damage occur? ● Do you have a second toilet in your home?
● If there’s a problem with the tap, what type is it? (See Taps Page). ● Are there any obvious problems, such as a broken pan?
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DRAINS BATHS
PLEASE TELL US
● If there is a leak, which pip is it on?
PLEASE TELL US ● If a leak is on a supply pipe, is it the hot or cold one?
● Do you have a problem with soiled water backing-up, perhaps in ● If there is a problem with an overflow pipe, where does it empty
your toilet? out?
● Is the waste trap in your bath, sink or wash basin blocked, if so, ● If the splashback tiles are broken, how many tiles are affected
have you tried to clear it? and what is their colour and pattern?
● Is there any flooding from an inspection chamber? ● If the bath panel is damaged, what colour and material is it?
● Is there any damage to your home? ● Has the leak caused any damage in your home?
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POWER FAILURE FAULT FINDING WALLS AND CEILINGS
Types of Damp Plaster Problems
A B
time. plaster cracks. In reporting these, try
to be specific on such things as
● Rising damp is caused by water from
location and the extent of the cracks.
the ground penetrating damp
courses. Signs include peeling ● Cracked or fallen rendering on
wallpaper, lifting floor tiles and external walls should be reported,
discoloured patches on lower walls. giving as much detail as possible.
● Mould on walls can often be wiped ● If you are reporting loose, broken
clean but should be reported if it or missing tiles, such as in bathrooms,
becomes serious. tell us how many are missing or need
refixing, their size and colour.
● Condensation is caused by water
from the air coming into contact with
a colder surface. It is recognisable
by water drops on windows, mirrors
etc, and sometimes mould patches
on walls and ceilings.
22 23
WATER HEATERS TYPICAL SOLID FUEL ROOM HEATER
There will often be a Temperature
1 Control Switch (1) at the top of the
immersion rod, or alternatively a
Cylinder Thermostat (2) might be
fixed to the outside of the cylinder.
3
Where an immersion
heater is fitted, there
will be a nearby
Power Switch and
perhaps a Timer.
2
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