The Decent Homes Standard

The Decent Homes Standard:

What is the Decent Homes Standard? The Decent Homes Standard is a statement that outlines the criterion upon which all properties subject to a local authority can be examined to see whether or not they are in need of major repair or simply require maintenance. All properties maintained by Ascham Homes Limited on behalf of the London Borough of Waltham Forest have to be made decent by financial year 2010.

The criterion by which properties are measured to ascertain whether or not works are required is based on the updated document, ‘A Decent Home: Definition and guidance for implementation (June 2006 – Update)’, produced by the Government department, Communities and Local Government (formerly the, Office of the Deputy Prime Minister).

The basic criterion is as follows:

The Government has stated that : ‘A decent Home is one which is wind and weather tight, warm and has modern facilities’. There are 4 criteria which define the level of decency applicable to any home.

Criterion A:

It meets the current statutory minimum standard for Housing if:

It is structurally sound, and is free from defects and hazards which might affect the health and safety of the occupants. The Definition of defects is given in Section 604 of the Housing Act 1985 (as amended by the 1989 Local Government and Housing Act)

Criterion B:

It is in a reasonable state of repair if:

Only one of the buildings *key components needs to be replaced or repaired. The *key components are as follows:

Wall structure
Lintels
Brickwork
wall finish
roof structure & finish
chimney
windows
external doors
Kitchen (over 30 years old)
Bathroom (over 40 years old)
heating system
Electrical system.

But a property will fail if one or more key building components is old and because of its condition is in need of replacement or subject to repair. If two or more other components need replacing the property will have failed the decency standard.

Criterion C:

It has reasonably modern facilities and services if:

The kitchen is 20 years old or less
The kitchen has adequate space and layout
The bathroom is 30 years old or less
The bathroom and WC are appropriately located.
Adequate insulation against external noise (where there is a problem / Adequate size and layout of common areas to flats.

(A property will be considered not decent if 3 or more of the above apply).

Criterion D:

It provides a reasonable degree of thermal comfort:

A property will fail the decency standard if it does not have an efficient heating system or has insufficient insulation to retain heat within the property (cavity and loft insulation).

To fail the Decent Homes Standard an element, such as a roof, should be in a poor condition and be old. Approximately 70% of the 10,650 Council homes managed by Ascham Homes do not currently meet the Decent Homes standard.