Planned Works
Maintaining and Improving Your Home
We are committed to providing safe, decent and well-maintained homes for our tenants.
As part of this commitment, we carry out programmes of planned works to replace building components that are reaching the end of their expected lifespan. Planned works help us maintain the quality of our homes and ensure they continue to meet the needs of our residents.
Our planned works programmes are developed using information from our stock condition surveys, feedback from tenants, recommendations from our maintenance teams and information gathered through responsive repairs. We carry out stock condition surveys on a rolling programme, typically every four years, with additional surveys and inspections undertaken where required. These surveys help us understand the condition of our homes and identify future investment priorities.
What are Planned Works?
Planned works are larger replacement or improvement programmes that are carried out when components of a property have reached, or are approaching, the end of their useful life.
Unlike responsive repairs, which address day-to-day maintenance issues as they arise, planned works are programmed and prioritised across our homes to ensure investment is made where it is needed most.
Types of Planned Improvements
Kitchens
Kitchen renewal programmes involve the replacement of all kitchen units, cupboard doors, worktops, sinks and associated fittings. Works may also include flooring, wall finishes, electrical upgrades, plumbing works, plastering and other necessary making-good works.
Bathrooms
Bathroom renewal programmes include the replacement of bathroom suites, wall finishes, flooring and associated fittings. Works may include the installation or replacement of showers, renewal of additional WC facilities where present, electrical and plumbing upgrades, plastering and related making-good works.
Roofing
Roofing programmes may include the replacement of roof coverings, tiles and associated rainwater goods. Depending on survey findings, works may also include roof structures, felt or underlay and other related components.
Where solar photovoltaic (PV) panels are present, they may be temporarily removed and reinstated following completion of the works. In some cases, unused chimney stacks may be removed to reduce future maintenance requirements.
Windows and Doors
Programmes may include the replacement of external windows and external doors to improve the condition, security and energy efficiency of homes.
Replacement windows are typically installed using uPVC products. In conservation areas, wood-effect uPVC windows may be used to comply with planning requirements. Internal doors are not included within planned works programmes and remain the tenant's responsibility.
Cyclical External Decoration
All PVC items (fascias/soffits/doors & window frames etc.) will be washed down, rendered walls will be re-painted and communal spaces to flats will be internally decorated as appropriate. Any remaining timber items will be stained or painted as appropriate. The decoration will include pre-paint repairs as part of the finished works.
Insulation
Improvement programmes may include loft insulation, cavity wall insulation, external wall insulation and associated ventilation measures where identified as necessary through surveys and inspections.
Where loft insulation is renewed, limited loft boarding may also be installed where appropriate.
How Are Homes Selected?
We use a range of information when developing our planned works programmes, including:
- Stock condition survey data
- Property age and condition
- Results of previous inspections
- Feedback from tenants
- Recommendations from maintenance staff
- Information obtained through repairs and maintenance activities
- Available budgets and programme priorities
When assessing the age of components such as kitchens, bathrooms, windows and roofs, we use installation records where available. If records are unavailable, surveyors will make an assessment based on the component's condition, appearance, construction type and professional judgement.
Please note that submitting an enquiry does not automatically mean your property will be included in a future programme. In many cases an inspection may be required before a decision can be made.
Expected Component Lifecycles
The lifecycles below provide a general guide to how long building components are expected to last.
Components are not automatically replaced when they reach these ages. In line with the Decent Homes Standard, replacement decisions are based on the condition of the component, along with survey findings, programme priorities and available funding.
Indicative lifecycles include:
- Kitchen – 20 years
- Bathroom – 30 years
- Windows – 30 years
- External doors – 30 years
- Roofing and rainwater goods – 60 years
- Cyclical decoration – 6 years
Insulation is assessed differently and is normally reviewed based on its condition and performance rather than age alone.
Frequently Asked Questions
How do I know if my property is due work?
Our planned works programmes are developed using information from stock condition surveys, property inspections, maintenance records, and available budgets. While some properties may already be identified for future works, programmes are regularly reviewed and can change over time.
If you would like to know whether your home may be considered for future planned improvements, you can submit a Planned Works Enquiry Form. A member of the team will review the information available for your property and advise whether any planned works are currently being considered.
Why has my kitchen, bathroom or another component not been replaced if it has reached its expected lifespan?
Expected lifecycles are used as planning guides and do not automatically mean a component will be replaced when it reaches a certain age.
Replacement decisions are based on condition, functionality, repair history, survey findings, programme priorities and available funding. If a component remains in good condition and continues to perform effectively, it may not be prioritised for replacement even if it has reached or exceeded its indicative lifespan.
Can I request an inspection?
If you believe your kitchen, bathroom, roof, windows, doors or external decoration may require improvement, you can submit a Planned Works Enquiry Form and provide details of your concerns. You are encouraged to upload photographs where possible, as these can help us assess your enquiry.
Once your enquiry has been received, the Planned Works Team will review the information provided alongside our existing property records and any available survey information. Following this review, we will determine whether any further action is required, which may include arranging an inspection of your property. Please note that the submission of an enquiry does not guarantee that works will be included within a future planned works programme.
What happens after I submit an enquiry?
Once your enquiry has been received, it will be reviewed by the Planned Works Team. We will assess the information provided alongside existing property records, survey information and any photographs you have submitted.
Depending on the outcome of our review, we may:
- Confirm whether any planned works are currently scheduled for your property.
- Request further information from you.
- Arrange an inspection of your property where further assessment is required.
- Advise that your property will be considered as part of future programme reviews.
- Refer your enquiry to the Repairs Team if the issues raised are more appropriately addressed through the responsive repairs service.
- Explain why the requested works do not currently meet the criteria for inclusion in a planned works programme.
Please note that the submission of an enquiry does not guarantee that works will be included within a future planned works programme. Any decisions will be based on factors such as the condition of the component, existing survey information, programme priorities and available funding.
We aim to acknowledge your enquiry within 5 working days and will keep you informed of any next steps.
What happens if my home is included in a planned works programme?
If your home is selected for planned works, we will contact you with information about the proposed works, expected timescales and any surveys or appointments that may be required.
We will keep you informed throughout the programme and provide details of any contractor appointed to carry out the works.
Planned Works Enquiry Form
The enquiry form is currently under construction, we anticipate this will be live by the end of November 2026.