repair handbook

8/7/2019 Repair Handbook

1/14

TenanTsRepaiR Manual

SOUTH EAST CORNWALL


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1

You can report any repars requred to your home by ether stng, wrtng to, or

telephonng the Housng Serces Unt.

Our address is:

sOuTH easT CORnWall lanDlORD seRViCes

TREWiTHAN HOUSE

LiSKEARD

PL14 3HG

I you wish to report a repair by telephone during ofce hours:

(Monday to Frday 8:30am 5:00pm)

RepaiRs TeaM

01579 341375

01579 341394

01579 341393

m: [email protected]

in the case o an emergency arsng outsde o oce hours, our Central Control wll

arrange at the dscreton o the Duty Ocer or such works to be carred out.

Emergency Out o Hours Telephone Number is:

01579 348444

A complete lst o repars classed as urgent or emergency repars s lsted n the

job prortsed secton on page 4 o ths manual.

Whenever you report a repair please be ready to give the ollowing:

1) Your name

2) Your address

3) A day tme telephone number where you may be reached necessary.

4) When somebody s usually at home to enable the repar to be carred out

or an nspecton to be made.

5) As much normaton about the repar as possble.

in ths booklet, some mportant tems o equpment are mentoned. it may help

you to know the locaton o these, and you should note any o them you may hae

below as a remnder.

Address:

ITEM POSITION

Water stop tap

Water meter

Gas meter leer

Fuse box & Trp swtch

Heater boler control

Hot water cylnder

Cold water storage

intercom speech unt

Remote door entry receer

EQUIPMENT LOCATIONS HOW TO REPORT YOUR REPAIRS

EMERGENCY SERVICE


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Ths booklet looks at derent types

o repars and lsts thngs that are

mportant when reportng them. it

does not prode a comprehense

checklst o normaton but t suggests

some o the thngs that may be

mportant to the person receng therepar request. Ths normaton wll

help prode a speedy and ecent

response.

For each type o repar, some techncal

normaton s gen. There are also

a number o drawngs, whch mght

be helpul or you to reer to. The

normaton n the shaded boxes s

mportant and t would assst greatly

you could prode t when reportng

your repars.

it s mpossble to ge a complete

checklst to all the areas coered

and those rased n ths booklet are

ntended as a gude.

Please dont be arad to ge any other

normaton you thnk wll be helpul.

How To Report A Repar . .. .. .... .. .... .. 1

The Tenants Responsblty . .. .. .. .. .. .. 3

insurances .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

Response Tmes . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

Job Prorty Classcaton . .. .. .. .. .. . 4-6What Happens i im Not in?.. .. .. .. .. .. 7

improements By The Tenant .. .. .. .. .. 7

Rght to Repar . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

Heatng Systems .. . . . . . . . . . . . . . . . . . . . . . . . . 8

Electrcal Fttngs .. .. .... .. .... .... .. .... .. 9

Doors .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

Water Serces .. . . . . . . . . . . . . . . . . . . . . . . . . 11

Oerows .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

Taps .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13

Gutters and Ranwater Ppes . .. .. .. .. 14

Locks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15

Wndows . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16

Roos . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

Snks and Wash Basns . .. .... .... .. .... 18

To lets . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

Drans .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20

Baths .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

Power Falure Fault Fndng .. .. .. .. .. 22

Walls and Celngs .. .... .. .... .... .. .... 23

Water Heaters .. . . . . . . . . . . . . . . . . . . . . . . . . . . 24

The councl s responsble, bascally, or keepng ts dwellngs n a good state o

structural repar and mantanng the nternal serces and ttngs. Howeer, there

has been accdental or delberate breakage, you wll then be held responsble and

be automatcally re-charged the cost o the work.

The ollowing is a list o jobs or which tenants are responsible:

Gr Rr arsng rom accdental or malcous damage.

Wtr (a) Renewal o tap washers.(b) Tenants are responsble or damage not coered by the Councls

nsurers, resultng rom alure to dran the water supply and turn to when the dwellng s unoccuped.

Dr (a) Cleansng and remong smple chokages n snk, bath and basnwaste ppe.

(b) Clearng smple dran chokages.

lyot (a Leellng and weedng grael paths.(b) Mantenance o hedges only.(c) Screws to hnges and latches to outer gates.(d) Clothes lnes and rotary clothes drers.

ectrcty (a) Renewal o rewreable uses.(b) Renewal o lght bulbs.(c) Repar/renewal o plug tops.

Ho (a) Keepng oor/wall entlators clearn nternally / externally.(b) Renewal o broken glass n doors and wndows, regardless o cause

o breakage.(c) Olng, greasng and proson o screws to all door and wndow

hnges, door handles and wndow stays and catches to woodenwndows.

(d) Renewal o wndow catches and casement stays to wooden wndows.(e) interor redecoraton() Fllng mnor cracks n plaster.(g) Damaged nternal door ttngs.

(h) Damaged cupboards.() Smoke damage ollowng chmney res caused by nadequatecleanng o chmneys.(j) Smoke Detector Batteres (on request the councl wll prode

batteres to sheltered accommodaton).(k) Plugs and chans to snk, bath and basn.(l) Renewal o broken or lost keys.(m) Repar/renewal o damaged laatory seats.(n) Sweepng o chmney ues on 6-monthly nterals.

Rbbh (a) Remoal o rubbsh, old urnture, oor coerngs, etc. rom the

house, outhouses and garden.

CONTENTS THE TENANTS RESPONSIbILITY


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The Councl nsure the buldng structure, but NOT the contents. You

are strongly adsed to nsure your own belongngs aganst re, ood,

storm, thet and accdental damage to santary ttngs, glass, etc.

The councl ges each job reported a Prorty Codng, ths ensures the most urgent

jobs are done rst. The codes we use are as ollows:

Prorty E Emergency: immedate response to be dealt wth wthn 4 hours

and completed wthn 24 hours.

Prorty U Urgent: Work to be completed wthn 3 workng days

Prorty R Routne: Work to be completed wthn 7 days.

Prorty S Standard: Work to be completed wthn 4 weeks.

HOuse MainTenanCe

pRiORiTY e Ro Tm : immdt

(Work to be dealt with immediately request received and completed within 24 hours)

(a) Emergency works as drected by the Contract Admnstrator.

(b) Loss o water to dwellng between May and October.

(c) Loss o space or water heatng between Noember and Aprl

(d) Major leaks to nternal water serces ppework.

(e) Blocked or leakng oul drans, sol stacks, or W.C. pans whch may result n

efuent leakng nto the dwellng.

( ) Leaks or oodng rom water or heatng, ppes, tanks, csterns or applances

whch present an mmedate threat to the abrc o the buldngs, tenants

decoratons or possessons.

(g) Seere water penetraton, e roo leak

continued

(h) W.C. not ushng, where only one W.C. n dwellng.

() Repars to external wndows, doors and locks to make premses secure (whch,

n the case o Councl dwellngs, are not the responsblty o the tenant).

(j) inoperate or dangerous electrc crcuts/nstallatons

pRiORiTY u Ro tm: Work to be completed within 3 days

(a) Loss o space heatng or water heatng between May or October.

(b) Loose banster or hand ral.

(c) Blocked gulles or partally obstructed drans.

(d) Mnor leaks to roo and other leaks that hae been preously been contaned

by the tenant.

(e) Slpped roo tles/slates, deecte gutterng, chmneys, etc. whch could cause

personal danger.

() Man lght ttngs noperate.

(g) vod tests and reports gas/electrcal.

pRiORiTY R Ro tm: Work to be completed within 7 days

(a) Weepng or slowly leakng nternal ppes.

(b) Taps/stopcocks whch wll not turn.

(c) Second W.C. not ushng.

(d) Unusable /nsantary santary ware.

(e) Blocked ue to open re.

() Deects to sold uel heatng applances/dscoloured water.

(g) Permanent repars to external doors and wndows whch were temporarlymade secure.

(h) Areas o rotten or unsae tmber oorng and star treads.

() Leakng oerows.

(j) Major repars and decoraton beore lettng.

(k) General electrcal repars.

(l) inspect and reports (chmneys).

INSURANCES

JOb PRIORITY CLASSIFICATION

RESPONSE TIMES

JOb PRIORITY CLASSIFICATION


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i you are not at home when your Housng Ocer or Contractor calls, a card wll be

let tellng you when we called. The card wll ask you ether to return t sayng when

you wll be n, or to contact the Repars Oce. Please do what the card says. i you

do not return the card there may be a delay carryng out the repars.

The Councl encourages tenants to carry out mproements and alteratons to

ther homes. Howeer, you must get wrtten permsson rst to ensure that your

proposals are reasonable and acceptable. You must also, where applcable, conorm

wth Plannng and/or Buldng Regulatons. Careul consderaton s gen to all

requests to carry out sel help work and permsson wll normally be granted n the

majorty o cases, albet that certan condtons may be appled. Certan qualyng

mproements may be elgble or compensaton when you acate the property.

Compensaton clams wll only be consdered the elgble mproement was

carred out ater 1st Aprl 1994 and you hae obtaned wrtten permsson or t(pror to carryng out the works). Full detals o the scheme can be obtaned rom

your Dstrct Housng Team .

in Aprl 1994 a new scheme was ntroduced whch means that or certan speced

repars not completed n tme you may be enttled to hae the work carred out

by a second contractor and the work s not completed wthn the second tme

lmt, compensaton wll be pad. Ths scheme does not mean that you can hae

the work carred out yoursel and that the Councl wll pay blls or such work n

all crcumstances (ull detals o the scheme can be obtaned rom the Housng

Department).

continued

pRiORiTY s Ro tm: Work to be completed within 4 weeks

(a) Faulty taps, ball ales and syphons.

(b) Blocked nddual waste ppes.

(c) Blocked gutters, ranwater ppes etc.

(d) Repars to drans.

(e) Re-roong deects.

( ) Repars to doors and wndows.

(g) Repars to glazng and wndow urnture.

(h) Freplace repars.

() internal plasterng (mnor).

(j) External plasterng (mnor).

(k) Deecte oorng.

(l) Renewal o ttngs (snk, W.C., bath etc).

(m) internal plasterng (major).

(n) External plasterng (major).

(o) General masonry repars.

(p) Renewal o ranwater goods and other mnor roos repars.

(q) Fence and gates (renewal/repar).

(r) Damp proong.

JOb PRIORITY CLASSIFICATION JOb PRIORITY CLASSIFICATION

RIGHT TO REPAIR

IMPROVEMENTS bY THE TENANT


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WITH CENTRAL HEATING PRObLEMS

Wht ty o htg ytm do yo hv, d do yo kow th

mkr m d mod mbr (t my b mrkd o t)?

Wht ty o do th ytm (g. G, ctrcty, od

or o)?

Hv yo trd to bd th rdtor?

Do yor htg ytm o rovd hot wtr, o, r yo

wthot both wtr rvc?

Hv yo chckd th thrmott, tmr or ?

WITH ALL HEATING PRObLEMS

Hv yo y trtv m o htg (or, o ctd, o

obtg hot wtr)?

ar thr y ro wth mdc d or vry yog or

dry o wth th hohod?

Fluorescent lghts normally ge long le.i they cker when you turn them o, t could be

because the strtr swtch s aulty.

p rmmbr, cr hod wy b tk wth ctrc qmt

d ttg. probm, ch fckrg ght d ovrhtg ockt,

hod b rortd wthot dy.

PLEASE TELL US Wht th xct tr o th robm (g ockt d /or ght

ot workg, ght fckrg, brok wtch tc)?

Hv yo, th c o ght r, chckd th bb?

Do th robm ct o room, o, whch o?

Wr yo g rtcr c t th tm o th owr

r d, o, hv yo chckd th g ?

HEATING SYSTEMS ELECTRICAL FITTINGS

i radators are not heatng up sucently, t mght be

because ar s trapped n them and you should try to

bd them. Ths s easly done wth a Rdtor Ky.

Be sure not to open the ale any more than s

necessary to let the ar out. When the hssng nose

stops and the water appears, the radator s ree o ar

and the ale should be tghtly closed.


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it may be necessary to turn o yourman sto Vv. You should knowwhere t s stuated and t s wse to

test t twce a year. To do ths, rstshut t o and then open t ully.Then close t slghtly by turnng t

back towards o by hal a turn.

PLEASE TELL US

Whch door w ctd (tr or xtr)?

Hv yo crty ytm?

W th dmg th rt o orcd try?

i th door w ot co rory, h t b rcty td, or

do t how g o wrg?

i thr y dmg to th rm, ock or door rtr?

i gzd brok, wht th ty o g d how w

t brok?

PLEASE TELL US

i yo hv k, c yo whr t , (y or wt) d

whch tm o qmt ctd?

How sro th k d t th hot or cod y?

ar yor ctrc ctd?

i yor wtr y h b ht o, t my b mortt to tr

o yor htg c.

Some tems o equpment may hae ther own isolaton vales, so that the water

supply can be turned o wthout aectng the rest o the supply. i ths s not the

case you may be able to turn the releant supply ppe o at the Gt Vv on the

pps comng out o the cold water tank. Ths wll leae you wth some serces, een

though t mght only cold water n the ktchen tap.

DOORS WATER SERVICES


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You can take temporary acton

whlst watng or the oerow to

be repared, by tyng the Fot n

the up poston, thus closng the

B Vv. Ths wll shut o the

water supply to the Ctr.

PLEASE TELL US

Whch ovrfow cg th robm (g or th tot, cod

wtr tk, tc)?

Whr do th ovrfow dchrg (g. otd)?

i th ovrfow rg cotoy or ot?

The T Hd or Hd (1) mght be

loose, perhaps because the

Rtg scrw (2) s mssng.

Sometmes a tap wll not turn o properly,because o a worn Whr (3).

A tap can also be loose or leakng

at the B (4).

1

2

3

4

PLEASE TELL US

Wht ty o t t?

Wht c rvd by th t (g. bth, k, wh b)?

Wht th xct robm (g. oo t hd, drg t tc)?

Yo hod d ot whr th to vv , c yo d to

tr t o.

OVERFLOWS TAPS


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1

2

3

4

5

6

The strkg pt or K

should be xed to the door

rame.

i the locks stckng, you

mght try lghtly olng t

through the keyhole.

i you hae lost or broken

your Ky, we may be able to

gan entry and change part

o the lock.

14 15

1. The ranwater ppe may lead nto a Horhd,

whch s a possble pont o blockage by leaes.

2. Ths small secton o gutter s the Rg

Ott. it may become blocked wth leaes.

3. Each secton o the gutter s supported by

Gttr Brckt, whch may be broken, or not

securng the gutter properly.

4. Ranwater ppes can leak at seals and jonts,

partcularly on a Gttr ag (ths s an externalgutter angle).

5. Ranwater ppes are secured to the wall by

p C, whch may need attenton.

6. The sho o the ranwater ppe dscharges

ranwater nto a Gy, where leaes and other

debrs may cause blockages.

PLEASE TELL US

i th gttr bockd, o, c yo whr?

Do yo kow wht mtr th dmgd rt md o (g. ro

or tc)?

i thr k o thr th gttr or rwtr , o, whr

t (g. o jot)?

i gttrg brok, how my cto r vovd?

PLEASE TELL US

Whch ock ctd d thr cod ock to th door?

Wht ty o ock t (th my b how o th ky)?

H th door b orcd o?

i th ock d rxg, wht th door md o (g. wood,

tc, mt)?

Do yo hv crty robm?

GUTTERS AND RAINWATER LOCKS


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3

4

2

16 17

p rmmbr tht g Tt robty,howvr brok.

IF ITS A PRObLEM WITH THE WINDOW

Wht ty o wdow t d wht t md o (. wood, mt,

tc)?

Whch foor t o d whch room t ?

ar thr y rt robm, ch vb crck thg btw th rm d th brckwork, oo or mg

tty, rot th rm, mg/brok ty or tr, h

cord whch do ot work, tc?

i td dmgd, how my t r brok or mg d

wht ty r thy?

i yo hv robm cog th wdow, h t rcty b

td or do t how g o wrg?

Your roo wll be ptchd(1) lke those

llustrated n the drawng, or Ft(2) .

The roo coerng wll be ether T

or st, some o whch may be loose

or mssng.

Rdg t(3) or H T(4) can alsobecome dslodged.

i you hae a Chmy you

may be able to see obous

problems wth t, such as

damage to a Chmy pot.

PLEASE TELL US

Do yo hv tchd or ft roo?

How my tory hgh th roo?

ar y t or t mg, o c yo how my?

i wtr comg throgh th cg, o whch room d t

hg th tm?

Do yo v bov yo, o, wh w thy b ?

ar yor ctrc ctd? i thy r, wtch th owr o t th

m oo ob, rmmbrg to tk cr.

WINDOWS ROOFS


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varous problems can occur wth

T (eg. a slow drp ndcatng the

possble need or a new washer).

All wash basns are tted wth a

Tr. Many hae a Bott Tr

lke ths one, whch can easly be

cleaned a blockage occurs.

To c bott tr, crw th b c by hd d c t ot.

Bor crwg t, mk r both t r o d bckt, or mr

rctc, cd drth to ctch wtr d dbr.

Wh rcg th c mk r t tghty ttd.

PLEASE TELL US

i th robm wth th k ( th ktch) or wh b (

th tot or bthroom)?

Wht xcty th tr o th robm (g. bockg, k,crck, tc)?

i thr k o th y , t th hot or cod o?

i th k bockd, wht ty o tr t d hv yo md

y ttmt to cr t?

How dd th dmg occr?

i thr robm wth th t, wht ty t? (s T pg).

Sometmes a cstern wll oerow.

i t does, temporary acton may

be taken. Ths s descrbed on

the page dealng wth Ovrfow.

There can be a problem wth the

Ctr, causng t not to ll up. i

you lt the ld you may be able to

see ths s the case.

PLEASE TELL US

i th crckd, or r y or jot kg?

Do th tot oy k wh t fhd?

i th tot w ot fh, r thr y brok rt, whch yo

hv otcd rom ookg d th ctr?

H th wtr y b trd o?

How dd th dmg occr?

Do yo hv cod tot yor hom?

ar thr y obvo robm, ch brok ?

SINKS AND WASHbASINS TOILETS


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20 21

PLEASE TELL US

Do yo hv robm wth od wtr bckg-, rh

yor tot?

i th wt tr yor bth, k or wh b bockd, o,

hv yo trd to cr t?

i thr y foodg rom cto chmbr?

i thr y dmg to yor hom?

PLEASE TELL US

i thr k, whch t o?

i k o y , t th hot or cod o?

i thr robm wth ovrfow , whr do t mty

ot?

i th hbck t r brok, how my t r ctd

d wht thr coor d ttr?

i th bth dmgd, wht coor d mtr t?

H th k cd y dmg yor hom?

DRAINS bATHS


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a

a B

B

22 23

Ty o Dm

Damp patches on celngs may be

caused by leakng plumbng

equpment or ranwater penetraton.

Damp penetratng rom outsde

wll appear only on external walls.Penetraton may only be apparent

near wndows or close to gutters or

ranwater ppes.

Try to establsh whether the damp

appears only when t ran or all the

tme.

Rsng damp s caused by water rom

the ground penetratng damp

courses. Sgns nclude peelng

wallpaper, ltng oor tles and

dscoloured patches on lower walls.

Mould on walls can oten be wped

clean but should be reported t

becomes serous.

Condensaton s caused by water

rom the ar comng nto contact wth

a colder surace. it s recognsable

by water drops on wndows, mrrors

etc, and sometmes mould patches

on walls and celngs.

ptr probm

A bulgng celng may need early

attenton and should be reported as

soon as possble.

Plaster akng o walls and/or

celngs could hae seeral causes.Usually, an nspecton wll be

necessary, to nd the cause and best

remedy.

Many buldngs experence some

mnor moement, whch can cause

plaster cracks. in reportng these, try

to be specc on such thngs as

locaton and the extent o the cracks.

Cracked or allen renderng on

external walls should be reported,

gng as much detal as possble.

i you are reportng loose, broken

or mssng tles, such as n bathrooms,

tell us how many are mssng or need

rexng, ther sze and colour.

SOME WAYS TO REDUCE CONDENSATION

Ht room w (bt ot wth o or cor g htr, whch

rodc motr).

O wdow wh whg or cookg.

Do ot bock r vt.

POWER FAILURE FAULT FINDING WALLS AND CEILINGS


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1

2

3

There wll oten be a Tmrtr

Cotro swtch (1) at the top o the

mmerson rod, or alternately a

Cydr Thrmott (2) mght be

xed to the outsde o the cylnder.

Where an mmerson

heater s tted, there

wll be a nearby

powr swtch and

perhaps a Tmr.

You may hae other

types o heater n your

home, such as a gas

red itto

Wtr Htr.it s common or homes to hae a

Hot Wtr Cydr. Water may be

heated by an immro Rod (3) .

it s also common or hot water to be ed to the

cylnder rom a boler, ether ndependent o, or

part o, a central heatng systems.

p rmmbr to th corrct cd or ch c.

i yo r ot r cotct th Hog Drtmt.

24 25

PLEASE TELL US

Wht ty o htg ytm do yo hv d do yo kow thmkr m (t my b mrkd o t)?

Do yo hv hot wtr t y tm or ot t ?

i th wtr cydr hot, v wh hot wtr ot comg

throgh th t?

Do yo hv trtv mthod o htg wtr yor hom?

Do yo hv othr wtr y robm?

PLEASE TELL US

Wht ty o od c td t yor hom?

i th c b to b d to rovd wrmth d hot wtr?

Do yo hv trtv htg?

ntr o robm d, ob, y rt tht my b rqrd.

WATER HEATERS TYPICAL SOLID FUEL ROOM HEATER

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