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YOUR OPINION: WILL CHAMBERS ON DECENT HOMES
Will Chambers, managing director of LK Accreditation, which specialises in utilities testing and inspection, explains why health and safety is core to the success of improving housing conditions.
Since the introduction of the Decent Homes standard, millions has been invested and billions more will be spent. However, this investment and the Government's aim to improve communities are being under-minded by simple cost-cutting exercises.
There is competition to win contracts with housing associations and many contractors realise that price is the most influential factor. In turn, they are entering the lowest quotes they can during contract tendering and compensating this by using low priced sub-contractors and manual workers where possible. This jeopardises health and safety levels for tenants.
Installing central heating, replacing gas and water pipe work and electric wiring often accounts for the majority of renovation work of any project. The work needs to be completed by specially trained engineers, which can lead to increased costs.
Incorrectly bonded and sized electrical connections can cause electric shocks and start fires. New central heating installations need to be flushed and an inhibitor added to protect the internals of the boiler. Poorly connected and positioned gas pipes can lead to gas leaks, which can cause explosions.
Unlike gas, there are no compulsory water and electric safety regulations that associations must comply with before handing refurbished homes to tenants. However, Corgi registered engineers must be contracted for gas and central heating installation work and NICEIC registered engineers used for electric work.
In theory, by using approved engineers, the risks of poor and dangerous workmanship should be minimised. On occasion, sub standard engineers may be used in cost cutting exercises.
During renovation, manual workers will be used to complete jobs that appear to require little gas and electrical engineering experience. For example, fitting radiators, heating system controls, light fittings and put valves on pipes. The approved engineer will be then be used to commission the job by either installing the central heating system, connecting pipe work or wiring-up electrics.
It is recommended that 10% of homes be inspected following DHS work. H.A.s should ensure that they use independent testing and inspection specialists. They will be able to conduct comprehensive quality assessments on central heating systems, electric wiring, gas and electric appliances.
Quality assessments can be conducted during work in progress or post-completion. The assessors will provide a report highlighting any faults or produce a pass certificate demonstrating that the gas and electrics are fit for purpose. It is recommended that inspections are carried out at the start of the scheme in order to identify bad practice or problems at an early stage to ensure the smooth progress of the remainder of the work.
Conducting thorough quality assessments will enable H.A.s to reduce the risk of injury to tenants as well as minimising costs associated with poor workmanship. If problems with gas and electric work are identified, these can be rectified quickly before any real damage is done.
Sent: 22/08/2007
Email us direct at: repairs@londonheatingservices.co.uk
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