What major works may be planned
The decision on what should be included in our programme of major works will depend on the type of property and its condition.
Our plans must also cover new legal requirements since changes to health and safety regulations and the new fire standards required for social housing blocks.
The programme of major works will include items such as:
• testing and replacing communal cold water storage systems
• fire safety requirements
• double glazing
• roof replacement where patch repairs are not financially sensible
• external decorations
• communal electrical testing
• upgrading communal lighting
• installing and improving emergency escape lighting
• upgrading electrical rising and lateral mains
• protection against lightning strikes
• lift refurbishment and replacement
• replacing communal heating pumps
• roof fans
• replacing booster and sewage pumps
• door entry systems.
It will also take into account comments made by residents during consultation.
Works on site
Once consultation has been completed, our contractor will write to you with the start date.
The time taken to complete the work will depend on the type and level of work being carried out, as well as your block’s construction type.
Management and supervision of the work will be carried out by our contractor, who are responsible for the progress, and quality of work of their sub-contractors.
Barnet Homes’ project officers will visit the site at least once while work is taking place, and at the finish to inspect and agree acceptable standards for the completed works.
Defects liability period
When work has been agreed and certified as complete, a 12-month “defects liability period” begins.
This places our contractor partners under a contractual obligation to make good any defects identified following completion.
A month before the end of this defects liability period, you will receive a letter from our contractor partners asking you to identify any defects in the work at your block. Contact us to report any other issues.
At the same time Barnet Homes will carry out its own inspections with contractor partners to identify any defects.
The contractor partner is contractually obliged to make good any defects that have been identified by residents and Barnet Homes’ inspectors – normally within four to six weeks of the inspections.
Once the contractor has made good any defects, a Certificate of Making Good Defects will be issued and responsibility for maintenance will pass to Barnet Homes.