A Housing Forum Good Practice Guide 12 Sustainable Leasehold and Long-term Asset Management A hierarchy for the maintenance of property assets Statutory servicing and maintenance Responsive repairs and maintenance Void property servicing Cyclical maintenance and redecoration Major component planned renewals (Lifecycle renewals) Major repairs Improvements and remodelling, estate environment works Re-development Disposal assessment Green and amber illustrate the day to day repair and cyclical repair decisions • “Business as usual” essential activities; • Demand-led/reactive; • Always completed subject to financial control limits; • Major component renewals referred to major works team. Amber • “Business as usual” activities; • Completed adherent to a planned programme; • Always completed subject to procurement and financial control limits. Red Illustrates activities where options appraisal / NPV approach is needed • All activities subject to options appraisal comprising survey, feasibility study, and financial appraisal; • Only completed where value for money realisable; • Options appraisal refers to Strategic Asset Appraisal Model. l Do you want to maintain the property for the short, medium or long term? This will impact on the standard or investment/ type of repair/replacement that is undertaken. l Do you want to continue to give tenants the freedoms and flexibility to make their own alterations, which may be sub-standard and poorly installed without the appropriate certificates and cost you money to rectify when they leave? Should you instead be saying, as private landlords do: “This is our asset. You can rent it but we won’t give permission for alterations unless you put them back to how you found them at the end of the tenancy”? l Often, stock condition surveys do not include the non-core elements. For example, the improvements to communal areas or the outside environment that would be
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