External cyclical works only every 7 to 15 years. Is this a breach of tenancies and contracts?
NHG has just disclosed their cyclical maintenance policy/procedure in a letter to NHGResidents.
It is not what we expected at all.
NHG say in an e mail dated 10 December:
“The policy is to inspect the externals every 7 years. We tend to find cyclical works are required between every 7 to 15 years based on the type of material and build it is, however we still inspect every 7 years.”
We are somewhat surprised, as it is our understanding that many tenancies and some contracts have cyclical maintenance periods of 5 years.
And NHG ‘internal’ inspections are simply not required in the advice to Housing Officers ‘Annual Visit Discussion Points’ – contrary to the claims of NHG.
The NHG letter claims that:
“Regarding dwellings, during the housing annual visits the housing officer will also inspect the condition of the home. So internals are inspected every year.”
But the instruction of housing officer in the NHG ‘Annual Visit Discussion Points’ (1) which has recently been disclosed only requires a Housing Office to ‘find out if [tenants] have outstanding repairs.’
There is no instruction to housing officers to make an inspection for cyclical maintenance or for other repair work.
And leaseholders? It appears that there are ‘inspections’ by Property Management Officers at least every six months.
It is with noting that in a separate e mail from NHG (18 November) on the policy of estate management of leaseholder properties NHG states that there should be visits to estates at least very six months and if agreed, every month:
“A property management officer (PMO) does not conduct annual visits to the individual properties in their patch. Though they do manage those residents accounts they do not inspect the demised property as would a Housing Officer.
The PMO conducts planned inspections for the estates that they manage and their communal areas on an agreed regularity specific to the circumstances of each scheme – either monthly, quarterly or six monthly. However, they would also attend in between these times to meet with residents, inspect repairs or otherwise as required in completing their duties as a property manager.”
The difference between the treatment of tenants and leaseholders is quite striking. Although we very much doubt that NHG keep to their timetable for inspection of leaseholder estates.
Have you had problems with cyclical maintenance that you have not already told NHGResidents about?
If so, please tell us via our e mail firstname.lastname@example.org
We will be pursuing this issue with the management of NHG