Asset Management Presentation

Asset Management

Delivering quality housingservices to diversecommunities

The Asset TeamWe are a ten strong team consisting of:

Asset and Partnering Manager Tony JonesProject Manager Ian Collins3No. Senior Building Surveyors Andrew Bannister, Paul

Morey and Steve Williams3No. Building Surveyors Dave Bevan, Mike Laws and

Steven SeabornResident Liaison Officer Lesley KingAdministration Assistant Teressa Smith

We undertake all of the major improvements to the housing stock, such as:

§ Kitchens, bathroom, window replacement, tarmacing of garage forecourts, roofing, etc. etc.

§ In addition we undertake and arrange asbestos surveys, assist in producing Energy Performance Certificates and undertake a 20% stock condition survey of the stock each year


Our Stock5396 Properties

§ 1047 Sheltered units§ 1258 Non Traditional properties

2047 garages§ Linked Garage Strategy that identifies and addresses demand

issues§ Priority list of garage sites established and are either due to be

improved or options appraisals to be carried out for development opportunities

404 Leaseholders§ Leaseholder forum used to develop leasehold standards, etc.§ S20 consultation undertaken

29 shops, 12 play areas and 3 offices


Improvements undertaken to dateThe first five years to November 2007

§ The first five years we spent over 40 Million pounds improving the stock§ The majority of the works was to complete the

transfer promises, for example, installing over 2182 kitchens, 1309 central heating systems, etc.§ Other works undertaken were, externally insulating

properties at Coldstone Cross, adapting properties for disabilities, etc.


Improvements undertaken to dateThe next five years upto March 2013

§ We will spend over 43 Million pounds improving the stock§ We will continue with the day to day improvements, such as,

kitchens, roofing, windows, etc.§ In addition we intend to improve the estates by carrying out

landscape works, new car park areas, relaying footpaths§ We will undertake Affordable Warmth measures to help

reduce fuel poverty, for example, installing ground source heat pumps, additional insulation, etc.

§ Undertaking Garage improvements re-laying tarmac, etc.


Improvements undertaken to dateIntegrated Asset Management Strategy§ Links to 30 year Long Term Financial Plan - £174m with £26m

brought forward to deal with problem stock

Decent Homes Standard to be met by the end of 2010§ Top quartile performer at 98.5%§ Will meet Government target one year early

Affordable Warmth § Strategy in place that focuses on ‘worst’ properties those with a

SAP of 65 or less§ Top quartile performer at 73.2 (SAP 2001)


Involving customers to improve the serviceService Review Groups§ Have been used for over three years§ They have helped decide door manufacturer, set questions for contractor

interviews, define what local contractor means, etc.

Contract Tender process§ Residents assess quality submission and interview prospective contractors

Resident Inspectors§ Resident Inspectors speak directly to residents who have recently had an

improvement to their home to establish both positive and negative aspects in completing the work


Procuring the business

Work is completed by using both external contractors and our own in-house team

External Contractors§ Approximately 80% of the improvement work is completed with external

contractors§ External contractors complete all types of work and all work is tendered

Property Services§ Approximately 20% of the improvement work is completed by our own in-

house team§ The in-house team predominately complete kitchens, bathrooms, external

doors and some minor aids and adaptations


What the Asset Management Strategy Delivers


What the Asset Management Strategy Delivers -26 million pounds to rectify problem stock

Maisonette block refurbishments 6.7 million

There are 8 Maisonette blocks comprising 16 flats per block (128 flats in total)

These are split on two sites, Moor Farm and Tupsley

They offer good 3 bedroom family accommodation accessed at ground and first floor

They have a communal entrance and stairwell which serves the first floor properties only



Maisonette block refurbishments 6.7 million

What are the problems?

•Aesthetically they look poor and tired

•The external envelope requires maintenance, the stairwells, in particular are very poor and are the biggest concern for the tenants. Main roof leaks

•Security is poor with no effective modern door entry systems

•External areas can be problematic with concerns over a lack of individual garden areas, unsightly bin stores and sheds, etc.

•Sound transference between the properties is poor



Working with

Communities to

Provide decent

homes

Maisonette block refurbishments

6.7 millionWhat is the solution?

•Fit a new roof•Install an external cladding system•Fit new windows•Alter the existing stairwells and enclose the balconies at the rear•Improve the communal areas especially to the rear of the blocks

Work will be completed via aDesign and Build contract which will involve full resident consultation commencing March/April 2009



Improvements to Wimpey No Fines 1.7 million

There are 12 Wimpey No Fine blocks containing 180 flats in total.

These are split on two sites, Newton Farm and Redhill.

They offer good two bedroom internal accommodation off a communal stairwell which serves 6 flats

These properties have concrete walls forming the main load bearing structure of the building with an external undecorated rendered finish





•Aesthetically they look poor and tired

•The render is loose in places and requires major repairs to make good and prevent further deterioration

•Security is poor with no effective modern door entry systems

•External areas can be problematic with uneven footpaths, unsightly bin stores and sheds, etc.




What is the solution?

•Externally clad the blocks in an insulated render system. This would dramatically improve the look of the block and protect the concrete from further deterioration. As an added bonus the block would have an increased thermal efficiency

•Improve the security by installing new external doors and door entry systems

•Carry out alterations to communal areas including altering footpaths, bin stores, landscaping, etc.


Non Traditional improvements 8.8 million

Herefordshire Housing owns approximately 1350, Non-Traditional properties.

They offer good sized accommodation for families and single persons

Typical construction is of:

•Pre-cast concrete panels and/or columns such as Cornish properties in Newton Farm and the Reema properties in Ross-on-Wye

•Steel clad properties such as the BISF properties in Hunderton



Non Traditional improvements 8.8 million


•The reinforced concrete is subject to deterioration due to the reinforcement oxidising causing rust

•The steel clad properties (BISF) are subject to corrosion

•High levels of condensation are found within the properties

•They have a poor thermal efficiency (SAP for the Reema properties is 46)

•Aesthetically they look poor




Non Traditional improvements8.8 million

What is the solution?

The proposed solution would be to externally clad the properties in an insulated render system and install an efficient ventilation system. The benefits would be:

•Protect the concrete and steel from further deterioration giving an additional life span of 30 years

•Improve the thermal efficiency of the properties (Gives approximately 20% increase in SAP rating)

•Dramatically improve the look of the properties

•Ventilation systems would also be installed reducing the level of condensation thereby improving health


Questions?


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Asset Management Presentation