Housing repairs - council property
An easy read guide to repairs, decoration and equipment in your home
Under the terms of the Housing Act 1988, unless you have recognised special needs, you are responsible for, and have to pay the cost of, repairing the following items. These are your responsibility (unless where relevant, the damage is due to the fair wear and tear of the fitting or appliance).
As a tenant, you are responsible for :-
- Front and back door locks, including replacing keys
- Internal doors, locks, hinges and handles
- Letterboxes, door numbers, security chains and doorbells
- Window catches and stays
- Replacing or repairing damaged kitchen units, including
worktops, cupboard doors, shelves and handles
- Toilet seats and covers
- Plugs and chains in baths, basins and sinks
- Cleaning stains on sinks, baths, showers and toilets and
blockages within the property’s system
- Replacing broken or damaged sinks, baths, showers and toilets
- Clearing external gullies
- Broken outside windows, unless you have a police crime reference
number for them. (Remember that false reporting of a crime is an
offence and the police will investigate all reports of burglary)
- Broken internal windows
- Glass panels in interior doors
- Surface cracks to wall and ceiling plaster
- Ceramic tiles on splash backs around sinks, basins and baths
- Vinyl floor tiles
What the council is responsible for :-
- We repair and maintain the appliances we have installed
to provide heat and hot water. We do an annual gas safety
inspection of all gas heating and hot water installations and
appliances. (Please note Gravesham Borough Council is not
responsible for residents’ own appliances)
- We are responsible for the gas supply pipe from the gas meter to
the appliances it serves. (However, we do not have to install a gas supply if there is a reasonable alternative, such as electricity).
- We are not responsible for:
Faults on cookers or cooker connections
The failure of gas companies to supply gas
- We are responsible for the electricity supply cable between the
meter and the electrical sockets in your home.
- We are not responsible for:
Faults on cookers or cooker connections (excluding the control unit) Faults on domestic electrical appliances, such as kettles and fridges The failure of electricity companies to supply electricity or maintain their equipment
- We are responsible for the water supply distribution pipe work
from the water company main supply pipe to the internal
property supply points which you connect to appliances and
fittings that use water inside your home
- We are responsible for maintaining the structure of the building, including roof and roof tiles, boundary walls and fences, door entry systems and lifts
- We are responsible for a repair if it is to a fitting or appliance that
we have previously installed, or if it is a repair to the structure
of the building. (However, we are not responsible for repairs
caused by misuse or neglect of the property by residents and
residents’ visitors to the property).
If you have a repair which is our responsibility you must inform us as soon as possible. We will respond according to the urgency of the service and where the repair is one of the following, we will respond as given below:
- An emergency - such as loss of all your gas or electricity or water supply, serious leak from the toilet, fire damage, a total loss of heating and hot water sometime between November and March, blocked toilet or drain or a toilet which won't flush (when there is only one toilet in the property), making a property safe after a break-in, to gain access after tenant has lost keys.
Emergency repairs will be carried out within 24 hours.
- Urgent repairs - such as some loss of water or electricity supply, a complete loss of heating and hot water sometime between April and October, a partial loss of heating and hot water at any time of year, minor plumbing leaks, a partly blocked sink, a blocked bath or basin, running overflows, leaking hot taps where boiler fired up.
Urgent repairs will be carried out within 3 days.
- Essential repairs - such as leaking roof, a mechanical extractor fan in a kitchen or bathroom not working, minor sink leaks and minor water penetaration into a building
Essential repairs will be carried out within 7 days.
- General Less Urgent Repairs - such as window, doors, flooring and stair repairs,
General Less Urgent Repairs will be carried out within 10 days.
- General Non Urgent Repairs - such as loose or broken gutters, cracked windows, dripping cold taps, reglazes.
General Non Urgent Repairs will be carried out within 28 days.
We have a programme of planned maintenance work which will take into account wear and tear and general use of buildings and equipment. This will cover:
- Decorating any shared areas, such as corridors and stairways.
- Major repairs and improvements, such as new kitchens, new windows, new bathrooms and roofs.
Letting people into your home to do repairs
Any of our staff and contractors working on our behalf :
- Show you their ID (identification) card and say who they are before coming into your home.
- Be prepared to allow you to verify their identity. If you are not sure about a workman or officer, take their name and i.d. card number and ask them to call back later. You can telephone us on (01474) 33 77 77 and ask for the details that they gave you to be checked so you can be sure they are bone fide.
Useful Contacts - who to ask when something needs doing
Phone us on 01474 33 77 77.
Fax us on 01474 33 76 80.
E-Mail us on housing.repairs.team @gravesham.gov.uk
Minicom 01474 33 76 17.
Telephone number for reporting emergency repairs in evenings, night time and at weekends is 01474 33 77 77.
Housing Repairs Team
Gravesham Borough Council
You can use a phone at the civic reception to contact our repairs officers. Staff at our local neighbourhood office at Kitchener Avenue can also help.
What to do if you smell gas
If you smell gas or suspect there is a gas leak in your home or nearby telephone the National Grid Gas Emergencies Service at once on 0800 111 999
In the meantime:
- extinguish any naked flames
- do not turn any electrical switches or sockets on or off
- turn the gas off at the meter
- open the windows and doors to let the gas out
Gas is a safe fuel if it is used correctly and treated with respect. By law, Gravesham Borough Council are required to carry out a gas safety check once a year on all of it's gas systems and appliances and to visually inspect other gas appliances that the council do not own, but which are using the gas supply.
If you do need further advice regarding any of the gas safety issues raised please contact ;
The HSE Gas Safety Advice Line on 0800 300 363.