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Waverley Borough Council Committee System - Committee Document

Meeting of the Executive held on 04/07/2001
Housing Stock Condition

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Housing Stock Condition The Council commissioned Hunter and Partners to undertake a stock condition survey during January – March 2000. The survey comprised a 15% sample survey of Waverley’s housing stock, together with desk research, produced an estimate of repairs and maintenance required over the next 30 years. Details of the methodology, sampling, caveats and limitations are contained in the Final Report 2000.

The maintenance categories are presented under the following main headings:-

Catch-up or Backlog Repairs Years 1 – 5
Future Major Repairs Years 6 – 30
Cyclical Maintenance Years 1 – 30
Responsive Repairs Years 1 – 30

The cost bases for prices of work is 1st Quarter 2000 and do not include contractors preliminaries.

In Waverley there are significant pockets of shrinkable clay that give rise to subsidence, particularly in the Cranleigh and Farnham areas. Provision is made for future costs of such works not yet visible from Year 11 at 50,000 per annum.

Asbestos costs were also included on the basis of information available during the Stock Condition Survey. A separate Asbestos Survey had not been completed at the time of the Stock Condition Survey and so a provisional assessment of the anticipated costs has been made.

A range of works to improve properties was also costed on the basis of achieving such improvements within 5 years. These works included replacing kitchens and bathrooms, upgrading central heating, double glazing, roof and wall insulation and various other works. If these improvements were undertaken, there would be a corresponding saving to the maintenance budget in future years. Alternatively, if not undertaken, these savings will not be achieved and maintenance expenditure will still be required. In addition to the housing stock, the Council also owns and needs to maintain ‘related assets’ i.e. unadopted roads, footpaths, services and garages.

The Stock Condition Survey identified that the following levels of investment in the housing stock was required over a 30-year period:

ItemCost ,000Years
Backlog Repairs19,5601 – 5
Related Assets1,6701 – 5
Major Repairs81,1406 - 30
Disabled Adaptations12,0001 – 30
Cyclical Maintenance27,5601 – 30
Contingent Repairs13,6001 – 30
Responsive Repairs37,6401 – 30
Preliminaries10,5601 – 30
Improvements12,5501 – 5
Maintenance Savings(-6,290)6 - 30

The total investment required in the housing stock and related assets is estimated at in the order of 210 million over the next 30 years.

Backlog Repairs

As indicated above, some 19,560,000 needs to be invested in ‘backlog repairs’ – these are defined as “repair or maintenance works required to an element, or part of an element, that has materially failed. These failures will adversely compromise the integrity or performance of the building and there are attributed a priority rating, indicating when the work should be carried out”.

Over 7 million of the sum relates to work to structure, roof and windows; 6 million relates to electrics, heating and kitchens; 1.8 million to external walls and fences, and a further 1.67 million to related assets. These works are considered urgent and it is essential that they be addressed over the next 5 years. This being the case, the Council will be focussing its available resources on the backlog repairs.

Major Repairs

After the initial 5-year catch-up of backlog repairs, there is a continuing need over the next 25 years to continue investment in the order of 93 million. This sum includes 12 million for disabled adaptations.

Contingent Repairs

These are estimated at 13,600,000 largely to deal with subsidence, unadopted drainage and fabric of properties. This is probably an underestimate of the costs of such works and further work is needed to achieve a more robust figure and make appropriate provision in the major repairs category.