WRAYBURN COMMUNITY ORGANISATION REPAIRS POLICY

OUR REPAIRS RESPONSIBILITY

What the TMO is responsible for

WRAYBURN COMMUNITY ORGANISATION

Repair Responsibilities

Wrayburn Community Organisation is responsible for the repairs and for work on void properties and for repairs to communal areas of buildings and the estate listed except where the work constitutes Major Works or is the responsibility of the Council

1. Repairs responsibilities for dwellings managed by the TMO and let on periodic tenancies:

Plumbing and heating systems:

– Cold water systems beyond the main stopcock in each dwelling including pipes, valves, stopcocks, overflows, cold water storage tanks and insulation of these systems

– The Council’s plumbed fittings including baths, sinks, basins, WC suites, taps and waste pipes where they are Council issue or put in by a previous tenant

– The electrical services from the electricity board’s meter including internal wiring, conduits, socket outlets, switches, light fittings and ventilation systems supplied by the Council

Internal fittings and fixtures, including:

– Window sills and window ironmongery

– Internal doors and door ironmongery

– Cupboards and kitchen units

– Architraves and skirting

– Staircases and balustrades- internal non- load bearing partitions and internal surfaces of internal load bearing and external walls including their plastered finishes

– Reglazing of broken windows to dwellings which breakages are not due to damage or neglect by the tenant

– Redecorating of void dwellings if required for re-letting

– Refurbishment of voids up to £10,000 per dwelling

Categories of repairs that are the responsibility of the Council:

The Council is responsible for all categories of repairs which are not the TMO’s responsibility:

Repair responsibilities for dwellings managed by the TMO let on periodic tenancies or sold on long leases including;

-The fabric and the external structures of buildings, including brickwork, pointing, lintels, the external walls and their openings and all load bearing, party and structural walls and floor structural stability

-The roof structure and roof covering and roof ladders

-The rainwater system including gutters, down pipes/ external stacks and fixings.

-The vertical soil sacks and vent pipes above ground level

-The surface water and foul sewers including gullies, access chambers and their covers

-The water mains from the supply pipe to the stop taps in each dwelling cold water tanks

-Hot water systems and heating including boilers, radiators, pipe work, hot water storage tanks, pumps, feed and expansion tanks, insulation and annual servicing of these systems

-Gas mains from the main supply pipe to the meter in each dwelling

-The gas supply pipe work from the meter to any appliance and any gas fittings or appliances supplied by the Council and annual servicing of these fixtures and fittings

-Electrical supplies to electricity board meter

-Maintenance and repair of external lighting other than changing of bulbs as stated in Schedule 6 annex A

-Floors, including joists and floorboards

-Asbestos lead piping removal, asbestos survey and removals

-Foot paths, pavements, roads and hard standing areas including parking areas, not adopted for maintenance by the Council under its statutory powers as Highway Authority

-Roof mounted extractor fans and servicing ventilation in flats

-Retaining walls at the base of grassed slopes

-External/internal soil stacks for blocks of flats

-Security and fire-fighting or protection systems

-Aerials and associated wires

-All drainage, sewerage, gas, electricity and any other utility services located below ground level

-Lift including motors, hoists, cables, door shaft and associated plants or machinery if any

-Lightening Conductors

-Dry Risers & Testing

-Garages

2. The TMO's repair responsibilities for homes let on periodic secure tenancies or fixed term secure tenancies and flats sold on long leases (where such repairs are in the lease:

-External windows, window frames,

-Doors, door frames, ironmongery, window fittings,

-Soffits and bargeboards

The common parts of the buildings in the PROPERTY including:

-Staircases and landings and repair of steps outside blocks

-Doors, windows and their ironmongery and glazing

-Refuse chutes and chambers

-Floor finishes

-Internal non-load bearing partitions and internal surfaces of external walls including their plastered finishes

-Store, sheds and community facilities

-Maintenance, repair and replacement of notice boards and estate signs

-All fencing including perimeter fencing

-Repair and maintenance of all lamp posts on the estate

-Door Entry system

REPORTING A REPAIR

Who to call?

Reporting Repairs – All daytime repairs (9am to 5pm Monday to Friday) must be reported to the TMO Manager, however our contractor AE Elkins will deal with any emergency repairs when the TMO Manager is off duty by calling 020 3887-6864.

For routine repairs, please call the TMO Manager, on
020 7018-5355.

Out of Hours Emergency (after 5pm to 8am Mon to Fri; Weekends & Bank Holidays) & Heating & Hot Water; Lift and TV Aerial issues; or any communal repairs such as blocked drains, stacks, gullies or roof leak – please call the Council’s call centre – Southwark Council on 020 7525-2600.

SATISFACTION

Here For You

This is one of our most important services. It’s what can make a big difference for many of our residents. We expect it to be provided with the highest level of excellence. With this service, we ensure all details are simple, seamless and handled in a timely manner. Whenever you have a repair carriers out we will ask you how well the works was carried out for Wrayburn Community Organisation, you can trust that you’re in great hands.

REPORTING A REPAIR DAY TIME 9 AM TO 5PM, PLEASE CALL THE TMO OFFICE ON 020 70138-5355 OR EMAIL WCOMANAGER@OUTLOOK.COM. OUR CONTRACTOR (AE ELKINS TEL. 020 3887-6864) WILL DEAL WITH ANY EMERGENCY WHEN THE TMO MANAGER IS NOT ON DUTY.

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