22 Apr 2008 - Guidlines for residents
Calderdale
Council
COMMUNITY SERVICES
PRIVATE SECTOR HOUSING
GROUP REPAIR
HOUSING RENEWAL IN CALDERDALE
Harley Bank Regeneration
GUIDELINES FOR RESIDENTS
Introduction .. . ... , ..
Please read this information carefully. lt answers some of the questions you
may have about the proposed Group Repair Scheme.
What is 'The Group Repair Scheme' ?
Group Repair is a way of improving the outside of privately owned terraced
properties.
The work that will be carried out includes:
. Re-roofing
. Replacing the gutters and fall pipes
. Replacing the existing windows where necessary with UPVc double
glazed windows.
. Stone cleaning & re-pointing.
. Replacing the external doors where necessary
. Re-building or re-pointing chimney stacks and providing flue liners for
gas fires (where necessary).
Who is involved...,...,.
The Project Officers
officers from the Council's Home lmprovement Seruice will manage the
Group Repair programme and meet regularly with residents, the contractors
and consultants to monitor progress
They will be your main point of contact for any queries or complaints. You will
be invited to residents' update meetings which will be held at regular intervals
as the work progresses, where questions relating to the scheme can be
asked.
Project Officers -Ghris Green and Michelle Catlow can be
contacted at: Home lmprovement Service
10112 Crossley St
Halifax
HX1 1UG
Tel No: 01422 392585 or392438
The Consultants
The Council has ernployed experienced consultants to run the Group Repair
Programme -Nicol Thomas. The consultants have surveyed the properties,
prepared plans and schedules of works and will oversee the work as it is
carried out. This is done in agreement with the Council.
Clerk of Works, Nicol Thomas -Dave Harris
Tef No: 0777 0786798
The Contractor
The contractor, Caseys has been selected from a Council approved list and a
competitive tender process.
Site Manager -Dave Kelly
Tel No: to be confirmed
Schedule
You will receive a list of works, which we are offering to carry out to your
property. This is called a schedule of works. Please read it carefully and let us
know if you have any queries before the contractors begin work on your house.
Note: The schedule of works may be altered at the Gouncil's or scheme
architects discretion, but you will be kept informed if this is necessary.
Some important details....
Doors
lf you are having a door replaced, the new door will be of low maintenance and
high security. lt will be fitted with a multi-point security lock.
Windows
. Replacement windows will be double glazed in white UPVC.
. When the window frames are installed the original architrave will be
retained.
Ghoice
There is a limited choice of windowldoor styles. You will be asked to sign a
door/window choice form at some stage. Please ensure you are happy with your
choice before signing.
Gas Works
For your safety you are advised to have all gas
appliances checked every 12 rnonths by a CORGI
REGISTERED INSTALLER
Every year some 30 people die from carbon monoxide poisoning caused by gasappliances, which have not been properly maintained. You cannot see it, tou
cannot taste it. You cannot even smell it, but carbon monoxide can kill without
warning in just a matter of hours. You are particularly vulnerable when you are
asleep.
ln the interests of your safety, following works to the chimney the contractor will:
1. Test all gas heaters, boilers etc. for soundness and spillage.
2. Disconnect all bedroom gas fires unless they have a balanced flue. Please
note that this is carried out as part of the works for your safety.
3. Provide new flexible flue liners and back boxes to all lower ground floor gasfires. All flues will be connected to an approved gas cowl terminating on the
chimney stack.
4. Condemned gas appliances will be removed from site. Fires that can safely
be refifred to the ground floor room/s. lf you are asked to purchase a gas fire
please ensure it is new as the plumber cannot install 2nd hand or
reconditioned appliances.
5. lf you intend to have "flame effect" gas fires installed, please inform the
contractor as soon as possible as they may require a different flue liner and
back box. Some of these types of fires are very inefficient, before making your
final decision, please check the heat output and extra ventilation needs.
6. Damage to decorations and fireplaces may occur dudng the installation of the
flue and back box. The contractor will make good any building / plaster work
but is not responsible for any redecoration that may be required.
Pointing
. lf your property is re-pointed, flush pointing will be used.
o Strap pointing will not be used, as frost action can damage the stone and
pointing.
o The old pointing will be raked or ground out first.
Stone/Brick Cleaning
.
Some properties will be stone cleaned as part of the Group Repair
Scheme.
The contractor will tape up the windows and doors but it is possible that
some dust will get into your house. lf you are not happy with the
precautions taken by the contractor, let him know before he starts work.
You should ensure that there are adequate mats placed to the front and
rear doors whilst work is in progress. Although every care will be taken by
the contractors, please take sensible precautions to minimise entry of dust
and dirt.
The Council does not normally take responsibility for cleaning carpets and
curtains.
Gompletion of Works
When the work is finished it will be inspected by the scheme architect, Nicol
Thomas.
A list of defects known as the 'snagging list' is then drawn up. The contractor is
instructed to make good these defects, and final payment is not made until the work
is done to the Councils satisfaction.
Any problems, which occur up to six months after the works are completed, may
also be put right by the contractor, if they are as a result of the Group Repair works.
You will be sent a Certificate of Completion at the end of the scheme and all the
Guarantees that are relevant to your property plus maintenance details. The Home
lmprovement Service is still available as a source of advice after this period.
General points to consider.......
Any items that are replaced such as doors will be removed by the
contractor.
.
lf you wish to keep any items please let us know before work starts.
o
lt is not always possible to guarantee that these items can be removed
without being damaged.
Household lnsurance
lf any household fittings are damaged or broken you may be able to make a claim
against an insurance company.
.
lt is a condition of most claims that stolen goods are reported to the
Police.
There are two possible insurance companies who may be liable:-THE
BUILDERS OR YOUR OWN.
It is also most important that any damaged items are retained for
inspection.
Before the schemes starts, it is important that your contents and buildings
insurance is up to date and that your insurance company is informed in
writing of the work.
The contractor's lnsurance covers damage that may be caused by their
employees during the course of carrying out the works.
should you be unfortunate enough to suffer any damage caused by the
contractor during the scheme, it is essential that you contact us
immed
iately for advice.
Precautions..,,.,,
Here are some precautions that can be taken before and during the work;
.
The contractor will make a suryey, either photographic or video, of the inside
and outside of your property before work starts to note any existing problems,
for example, damage to carpets and decorations. This is to protect yourinterests. Any video will be kept until work is complete and will only be
viewed if a complaint arises.
.
lt is a sensible precaution to ensure that curtain rails and curtains are
removed and any furniture or ornaments near the window are moved before
the windows are replaced. Roll back carpets if at all possible.
.
lf you intend to re-decorate or re-carpet your property, please do not start until
the Group Repair work is finished.
.
Although the contractor should ensure adequate sheeting is provided to
prevent soiling to carpets during the work, please ensure that this is done to
your satisfaction. lf you think he has not provided enough protection ask for
more.
Things to do before work starts
1.
Please remove any valuables (for example garments, cash, jewellery or items
of sentimental value) and store safely within your house, with a bank or
building soeiety or with relatives.
2.
Ensure that any items stored in the loft or attic are removed or protected
before re-roofing work starts.
3.
To limit the amount of dirt and dust, which gets into the house, you are
advised to put mats outside front and back doors.
4.
Please remove and store if necessary, any plants that you may have growing
up your house wall or any plant containers outside your propefi.
4.
lf a problem arises or you are not happy with the way the work is being
carried out. Please contact us at the Home lmprovement Service office as
soon as possible, something can then be done about it.
Construction work is dangerous... a..
The contractors working on you property are aware of the dangers of carrying
out the work. lf you are given any instructions by the contractor, which affect
your safety, it is in your interest to follow them.
SAFETY ISSUES:
PLEASE
o Don't let children play on or near scaffolding and keep them away
from the works and building in general.
.
lf contractorsi are working on your roof, don't leave children
sleeping or playing upstairs.
o Do not dump household waste in the builders skips or near the
works.
o Do not, under any circumstances, climb the scaffolding or let
anyone other than the contractor on to the scaffolding.
NB You will be given an 'Emergency' telephone number to contact the
contractor out of normalworking hours.
What The Contractor Should Do
1.
Covers are to be provided to protect floors and carpets if internal
works are carried out.
2.
Windows and doors should be taped up during stone cleaning and grinding
out of old pointing.
3.
The contractor should give you notice of when they are carrying out internal
works, for example, work to the gas fire and the windows.
4.
Contractors are advised not to carry out any additional works for residents.
5.
The workforce should be polite and courteous at all times.
6.
Contractors should leave the site in a tidy state at the end of the day.
7.
Contractors should ensure the site is a safe environment during and after thecompletion of the days works.
Gomplaints
lf.you have any queries or complaints, please contact the project Officer
at:
The Home lmprovement Service
10112 Crossley St
Halifax
HX1 1UG
Tel: 01422 392585 ar 392438
Remember, before work sfarts ..,..
Ensure that you have completed all the necessary documents
I r vo u h a ve n ot t
u n ci r, yo u r p ro p e rty
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Check that you have completed the window and door choice form and that you are
happy with your choice
Ensure that you have notified us of any queries in respect of the schedule of work
Let us know if there are any items to be replaced which you want to keep (eg doors)
Remove and store any plants and shrubs you want to keep
Check that your insurance is up to date
Make sure you have carried out the precautions in this document
THANK YOU FOR YOUR HELP AND CO.OPERATION
HOUSING RENEWAL IN CALDERDALE