Expired Lifecycles Elements and How Properties Are Prioritised
Birmingham City Council's ongoing programme of planned maintenance and investment in council housing stock focuses on the expired lifecycles of the following elements. The images show examples of the condition of an element before upgrade work is carried out and how it may look afterwards. Please note: the before and after photos are not of the same property.
Front Door - Secure by Design
We aim to replace all wooden front doors based on the expired life cycle principle. The overriding factor for upgrading them with Secure by Design UPVC doors is the impact on repairs and maintenance costs in future years.
The majority of council properties in the city have PVC frames. The exceptions are where customers refused the work, listed buildings and some low or high rise blocks that are still undergoing appraisal in relation to future investment packages or disposal. While wooden and metal windows will be addressed as necessary where found, our primary focus is now single glazed PVC units. This contributes to targets within the Council’s climate change strategy to reduce carbon dioxide emissions and fuel poverty.
Roofing has been a priority element under the Decent Homes programme and our current capital investment programming will continue to develop this, as this element directly affects whether a property is wind and water tight. Roofs that will be replaced have been identified based on the expired lifecycle year, with emphasis given to those where significant repairs and maintenance costs are being incurred. This will ensure that the roofing work reduces future maintenance costs.
A surveying programme based on property age is being used to identify properties most in need of kitchen modernisation. This may result in a full kitchen replacement, structural extension work, or alteration to the existing property layout.
A surveying programme based on property age is being used to identify properties most in need of bathroom modernisation. This may result in a full bathroom replacement or alteration to the existing property layout.
Expired lifecycles are not used as the primary criteria for this element. This is because we service and repair all existing central heating systems annually. Instead, we aim to replace all 6,000 gas warm air units within the city over the next few years with ‘A’ rated condensing boilers. We will also replace the small number of ‘G’ rated or obsolete boilers and boilers that are uneconomical to repair. This significantly contributes to targets within the Council’s climate change strategy to reduce carbon dioxide emissions and fuel poverty.
Other Potential Works
Some properties may also require works in the following areas:
- Soffits and fascias / external painting
- Electrical rewiring
- Structural investment
- Insulation works
- Door entry system
- Communal decorations
- Fire protection, chutes and soil stacks
- Lift refurbishments
- Legionella prevention
- Structural investigations