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Asset Management Strategy 2018

The five year Asset Management strategy has been approved by our Board, which the council has agreed funding of £248.3m to deliver. The strategy marks the end of the Decent Homes programme and sets out our new approach to investing in our housing stock over next five years. We will start communicating with staff/residents and other stakeholders about this over the coming months.

The new strategy has a broader and longer term perspective than was possible under Decent Homes. By adopting a more estate based, ‘holistic’; approach, which now includes the estate environment and common parts; we will be able to deliver better outcomes to residents.

We have consolidated existing capital works programmes into three main work streams:

  • Internal works (heating, wiring, kitchens and bathrooms)

  • External, communal and estate works (windows, roofs, external repairs, estate improvements, mechanical and electrical works)

  • Essential Health & Safety works and Lifts

Year 1 2018/19

The total budget for 2018/19 is £45.3m

The intention is to fully implement this new approach from 2019/20 onwards with the first year (2018/19) being a transition year to finish off works from the 2017/18 major works programme and begin the design and mobilisation process for the new programme.

The 2018/19 programme also includes provision for the heating at Broadwater Farm, the first phase of works to the POD properties at Noel Park, mechanical and electrical as well as essential Health & Safety works.

5 year Investment Plan

We are currently working with our new consultant partners Ridge, on the detail of the remaining years of the investment plan. Once agreed, this will be shared with staff and residents.

Contact

If you or residents have questions about Major Works please email the Asset Management team at majorworksenquiries@homesforharingey.org or call them on x1778.

Upcoming improvements in Noel Park

One of Haringey Council’s most historic estates is to benefit from major investment over the next few years - as the final two stages of works are agreed.

Starting in 2015, more than 600 homes have already seen improvement works including new bathrooms and kitchens, rewiring, new roofs and heating systems, works on windows, brickwork and painting.

In this year 2018/2019,  578 homes will now be part of further improvements (some of which may have had some external-only work in recent years) both inside and outside; and from 2018 major work to replace the rear bathroom extensions (known as Pods) to around 231 properties will start. It is estimated these extension works will last two to three years.

By the end of this year more than £24million will have been spent improving the homes of tenants in Noel Park.

Homes for Haringey is currently carrying out inspections of all Noel Park “Pod” properties  to ensure any necessary interim repair work is identified.

David Sherrington, Executive Director of Asset Management at Homes for Haringey said: “When it comes to these major works and potential extension replacements we know that each property has its own set of unique circumstances. That’s why we will liaise with residents on a case by case basis to find the best solution – and this includes leaseholders who we know will have different considerations when it comes to their homes.”

Details of Noel Park Estate works:

  • Phase one - £6.7m delivered in the 2015/16 improving 230 homes. Improvements included windows, bathrooms, roofs, kitchens, rewires and heating systems.

  • Phase two - £7.5m of investment currently underway. These funds are being used to improve the externals (windows, roofs, brickwork repair, painting of previously painted surfaces) of 383 homes.

  • Phase three - £9.85m of investment to be delivered as part of the 2017/18 programme of works. Through these works we will provide improvements to 578 homes both internally and externally. Some of the internal improvements include those homes where external only improvements were delivered in phase two.

  • Phase four – improvement works to those houses with prefabricated extensions to the rear will begin. A budget for housing investment has not yet been agreed for 2018 onward but these homes will be prioritised within the housing capital programme once the budget is agreed. Due to the complexity of the works involved, phase four is likely to take place over two to three years. During the 17/18 financial year the design solution for these homes will be developed. Residents will be consulted as part of this work.

 

Noel Park Frequently Asked Questions, May 2018

Homes without PODs

What works are you planning to do?

All works are subject to detailed surveys and include window replacement, roof repair or renewal, replacement front entrance doors, kitchens, bathrooms, rewiring, heating and boilers.

I have already had some works carried out to the outside of my home, what else can I expect to receive?

You will receive any outstanding internal works identified by the survey.  This includes kitchens, bathrooms, heating and rewiring.

When are you planning to do the works?

The works will be phased over two years, starting in autumn 2017.  We will let you know nearer the time when works will be carried out to your home.

Who will be carrying out the works?

The works will be carried out by one of our appointed Major Works contractors.   When we next write to you, we will notify you of their details.

Leaseholders

I am a leaseholder. How does this affect me?

In line with the terms of your lease we will carry out external works only to your home, which will be subject to survey.

How will I be consulted about these works?

We will consult you about the works before they take place. Leaseholder consultation is governed by Section 20 of the Landlord & Tenant Act 1985. You can find more information on consultation on our website here:

http://www.homesforharingey.org/your-home/leaseholders/service-charges/major-works-consultation

How will I have to pay for these works?

Under the terms of your lease, you are required to pay towards the cost of works to your building. The proportion that you have to pay is set out in your lease. You will be invoiced once works have started on site. We realise that not all leaseholders are able to pay in full, and so offer a range of payment options. You can find out more info ration on our website here:

http://www.homesforharingey.org/your-home/leaseholders/service-charges/major-works-invoices

PODs

My home has a back addition bathroom POD, what is Haringey planning to do about them?

We know that the PODs are a key priority and because of this we are working on a plan of replacing them with new improved bathroom facilities.  Works will be phased over two or three years, start in the summer of 2018.

In the meantime, we will be carrying out a separate inspection programme and will undertake any interim repair work required.

Will I be consulted about the proposals for the PODs?

Yes. We will be consulting residents separately about these proposals. This includes leaseholders who we understand will have different concerns about the proposed works. We know that each property will have a unique set of circumstances, so we intent to consult on a case by case basis.                                            

General

I need repairs to my home.  Should I wait until I am getting the improvement works?

Please continue to report repairs as normal by email at repairs@homesforharingey.org or by calling 020 8489 5611

How can I find out more and get my views known?

If you have any questions or would like further information, you can contact our Asset Management Team on 0208 8489 1778 or email us at     majorworksenquiries@homesforharingey.org


Contact us

If you would like to know more please email the Asset Management team on majorworksenquiries@homesforharingey.org or call 020 8489 1778.

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Page Last Updated:

20 July 2018