Reactive maintenance involves providing repair work when property assets and facilities are damaged and returning them back to their original and full working condition. In a social housing setting, this could include the emergency repair of a central heating system, water leaks or a damaged window.

Planned property maintenance, sometimes referred to as Planned Preventative Maintenance (PPM), is scheduled and documented maintenance. An asset does not have to be faulty for it to be included in a planned maintenance strategy, but often involves assets that have become worn-out or outdated and could cause future, non-immediate problems. Planned maintenance works to prevent future asset failure and is considered a more efficient way of managing property assets in the long term by reducing maintenance costs. It also helps to increase safety management and prevent residents from experiencing future asset problems that may require emergency repairs. Planned maintenance works can include roofing repairs, kitchens appliance maintenance, drainpipe replacement or landscaping improvements.

Cyclical maintenance is regular, routine property maintenance. Maintenance work is generally carried out on an annual cycle or every few years. Just like planned maintenance, it is considered a far more cost-effective approach to maintaining social housing properties and helps to ensure that residents’ homes and shared areas remain comfortable, attractive and in full working condition. Cyclical maintenance activities can include internal and external painting and decorating, maintenance of fence boundaries and pathways as well as drainage checks.

A property management company such as Axis will be able to source contractors with the correct skills and expertise required to handle property repair and maintenance works, whether that be to a structural, electrical or gas facility. This saves time sourcing and managing multiple contractor groups and is a more efficient approach to resolving reactive issues. A property management company will also ensure that any work that needs to be carried out complies with the relevant housing legislation.

Yes in order to manage the condition, safety and quality of the living conditions repairs are often carried out by property management contractors. Emergency repairs fall into the category of reactive maintenance, which is a fundamental service that must be provided for all residents living in social or council housing.

Full asset management is a property management service provided to landlords and housing authorities. It involves creating an asset strategy that focuses on investing in and improving the sustainability, efficiency and affordability of a property or groups of properties, for both the property owner/s and the residents.

Planning for the medium to long term investment of a property and its assets, an asset management strategy incorporates cyclical and planned maintenance and repairs. This is essential for ensuring that properties provide tenants with safe and comfortable living spaces, whilst reducing the costs associated with investing in future emergency repairs.

Many housing associations and landlords have realised the benefits of using a full asset management company. The integrated approach offered by full asset management means that a great deal of time and expenditure can be saved. Asset management companies will assist in budget planning, and can source and manage the contractors needed to carry out any maintenance, repair or improvement work.

First and foremost, the government has set out a Charter, which outlines what social housing tenants should expect from their homes and landlords. Landlords include anyone who rents social homes to people. The seven expectations include:

• To be safe in your home
• To know how your landlord is performing
• To have complaints dealt with promptly and fairly
• To be treated with respect
• To have your voice heard by your landlord
• To have a good quality home and neighbourhood
• To be supported to take your first steps towards ownership

Social housing residents should also receive a tenant handbook, which states a list of the social housing landlord’s repair and maintenance responsibilities. This handbook should include information on how to contact the social housing landlord, details about how to report a problem within the home or neighbourhood as well as a list of tenants rights and responsibilities.

In order to ensure that the charter is met, on a number of points, there are also a number of legal compliance requirements that landlords must adhere to when leasing or renting their property or properties to tenants.

Here is a basic requirements list:

• Gas safety certificates for every gas appliance
• PAT testing and/or installation surveys of electrical devices
• Obtain an energy performance certificate
• Correct and adequate installation of smoke alarms and carbon monoxide detectors
• A safe water supply in full working order
• Fire retardant furniture with the appropriate labels displayed
• Cleaning before the tenant moves in
• Repairing any damages to the structure, exterior and equipment in the property (including window and boiler repairs)
• Abiding by your and your tenant’s access rights
• Tenant’s deposit protection
• Ensuring tenants have a right to rent