Cyclical and Planned Maintenance
The Association has a Life Cycle Costing plan based over a normal 30- year period for cyclical and planned maintenance operations. These include annual, biannual and 5 yearly cycles as well as Planned Replacement Programmes for installations and components contained within our properties that may require replacement at the end of their guaranteed life expectancy.
Our planned and cyclical maintenance programme for 2008/2009 is as follows;
Roofs
Last year saw roof replacements at Farmeloan Rd, Victoria St, Castle St and King St. Private Owner grants were secured by the association for our owners and the roofs will now be expected to last a further 25 years before any major work is required again. This year we are hoping to carryout roof replacements to our tenement properties in 254 to 268 Main St, 7 to 23 Gallowflat St and 34, 42 Hamilton Rd. The work will be scheduled for August/September 2008 and we intend to liaise with South Lanarkshire Council Private Grants Department, on behalf of our owner/occupiers, to secure grant funding.
Gas Central Heating
New Gas Central Heating Boilers and Radiators have been installed in our properties in 261 to 263 Main St and 7 to 23 Gallowflat St, 34, 42 Hamilton Rd within the last year. The old inefficient back boiler systems have been replaced by safer high efficiency combi boilers.This year a similar contract will be undertaken at 254 to 268 and 197 to 241 Main St. We are hoping to commence this work between May/June 2008. Our maintenance staff will be carrying out house surveys and inform tenants on the likely disruption and installation dates. Tenants are requested to delay any redecoration of their properties until after this work is completed.
Gas Solar Heating
In the past two years we have pioneered gas solar heating in our housing stock particularly in our ex Scottish Homes properties, which fall below the standard of our new and refurbished properties. The Scottish Housing Quality Standards (SHQS) requires Registered Social Landlords to improve sub-standard properties by 2015. More efficient central heating systems, higher levels of insulation, new double glazed windows and doors and fabric repairs are all being programmed for these properties and all will meet the standard by 2010. Solar Heating has been a significant step forward in improving the quality of life to our tenants who now enjoy reduced gas bills throughout the year. A typical tenants saving on gas and electricity as a result of our Gas Solar Heating programmes is shown in the graph below for one of our properties in Spittal Rutherglen.This year we are hoping to carryout Gas Solar Heating to our properties in Village Rd Hallside. Full consultation with association maintenance staff will be carried out with our tenants and again if any plans for those wishing to redecorate their properties could be delayed until after the completion of this work. The programming of this work presently is for an October start.
Replacement Windows and Doors
Tenants living in our ex-Scottish Homes Stock in Fernhill last year received new double glazed windows and doors and tenants living in our first refurbished closes in Victoria St and Castle St received new double glazed timber windows. A high level of tenant satisfaction was recorded after the contract completions and the programme of replacement will be extended for the coming year. New windows and doors will be installed in our ex-Scottish Homes properties at the Mill Rd Estate and the Spittal. No specific start date has been decided as yet but tenants will be advised nearer the time.
Bathrooms & Kitchens
Our programme of bathroom and kitchen replacements will continue this coming year. Our kitchen replacements are now complete and have been ongoing for over 12yrs now. Our bathroom replacements have been ongoing for approx 6yrs and tenants have been delighted with the new modern sanitary ware installed. New kitchens will be fitted in our ex-Scottish Homes properties in Westburn and new bathroom suites installed in 261 to 265 Main St, 7 to 23 Gallowflat St and 34, 42 Hamilton Rd. Property surveys will be carried out by our maintenance staff with installation dates agreed with tenants.
Redecoration
A full programme of redecoration of common closes will take place this year at 5 to 9 Victoria St, 23 to 51 Farmeloan Rd, 277 King St, 197 to 247 Main St, 33 to 35 Dalmarnock Rd, Glebe Pl and Cadoc St and Hallside Village.
In addition to all this we will continue with our cyclical maintenance programme and gas servicing and electrical inspections will continue as normal with additional inspections being carried out to loft storage tanks to prevent the unlikely occurrence of Legionela. Tenants and owners wishing to discuss the programme in greater detail should contact the building maintenance staff for further details.
