Repairs & Improvements

Improvement works

Kitchens and Bathrooms - Guide to the Decent Homes standard and the HFI standard

The government standard:
All social housing must meet the Decent Homes Standard by the end of 2010.

To meet this standard a home must have reasonably modern facilities and it must be in a reasonable state of repair.

Reasonably modern facilities means:

• A kitchen that is not more than 20 years old
• A kitchen of adequate size and layout
• A bathroom that is not more than 30 years old
• A bathroom and WC that is appropriately located, e.g. not in a bedroom
• Adequate insulation against noise from outside the home, where this is a problem
• For blocks of flats, the communal areas need to be of adequate size and layout.

A home would fail this part of the standard if it lacked three or more of the items listed above. (Please note a home can fail on the government’s kitchen and bathroom criteria and meet the Decent Homes standard, if it meets the other four criteria.)

Reasonable state of repair means:

• A kitchen that is not more than 30 years old and in reasonable condition
• A bathroom that is not more than 40 years old and in reasonable condition
• A central heating system that is not more than 40 years old and in reasonable condition.

A home would fail this part of the standard if two or more of the above were over these age limits and in poor condition.

Poor condition means:

• For kitchens: Where three or more items from the following need major repair or replacement: cold/drinking water supply, hot water, sink, cooking provision, cupboards, worktops.
• For bathrooms: Where two or more items from the following need a major repair or replacement: bath, wash hand basin, WC.
• For central Heating: Where the system is damaged beyond repair or is unsuitable.

The HFI Standard:

On 13th October 2004, Homes for Islington set its own standard for the properties it manages. The aim is to ensure a reasonably modern kitchen and bathroom, in a reasonable state of repair, for all residents. This means:

• Kitchens that lack sufficient space or that will be over 30 years old in 2011 are to be replaced.
• Bathrooms that will be over 40 years old in 2011 are to be replaced whatever their condition.

Notes:

• The HFI standard for kitchens and bathrooms is higher than Decent Homes. No other criteria need to be met for these rooms before they qualify for replacement.
• Each home is assessed separately, even if it is in a block with many others. Not all the homes in a block will need or get new kitchens and bathrooms at the same time.
• If tenants do not want a new kitchen or bathroom they do not have to have one. However, tenants must allow access for HFI to inspect so that a full and accurate assessment of all the kitchens and bathrooms in the borough can be made. Where tenants choose not to have a kitchen or a bathroom replaced, future work to bring the property up to the Decent Homes standard would be done after they have moved out.
• Day-to-day problems with kitchens and bathrooms or with central heating, such as blocked sinks, leaking pipes or malfunctioning radiators still need to be referred to HFI Direct as a normal repair.

4. Example Case

• Ms Smith had a new kitchen and bathroom installed in her home just before moving in, in 1975. Her kitchen is in fair condition, and not in need of any repairs, but the sink is leaking in the bathroom. She will get a new kitchen, as it will be over 30 years old in 2011. She will not get a new bathroom however as it is not over forty years old, and she should report the leaking sink as a normal repair.