Tuesday, 27 February 2024
there are some upcoming changes to The Repairing Standard which take effect from 1st March 2024. If you ned help with these just give us a call.
Lead Pipework
The guidance states that landlords are now obligated to ensure that the water supply in private rented properties are free of lead pipes, lead lined storage tanks and fittings from the boundary stopcock to the kitchen tap. The use of lead pipes was banned in 1969 so there should be no lead pipework in properties built after then however it is advised to be checked just to be on the safe side. It may also be properties built before 1969 may have had pipework replaced which would mean they are compliant. If you are unsure of the pipework then a visual inspection of the pipework between the boundary stopcock and the kitchen tap to check for lead piping. If this is not something you would be comfortable doing we can arrange for a plumber to attend and do this. I will need to firm costs for this but if this something which you wish to do please do come back to me and I will get this for you.
If there is lead pipework found the water would then need to be tested by an accredited laboratory. The lead pipework will also have to be removed, for properties connected to the public water supply Scottish Water would replace any sections of lead in its part of the service pipe between the water main in the street and the boundary stop valve (this would be done free of charge). Landlords would then be responsible for locating and removing any lead pipes in the sections of pipework which are not the responsibility of Scottish Water; water should then be re-sampled to confirm all the lead has been removed.
PAT Testing
There is now an added requirement for the PAT tester to provide a copy of their “test instrument record” with the paperwork provided. This is paperwork the PAT tester should already hold which confirms the testing device they use to check the electrical equipment is producing accurate results. The following link can be used for templates should anyone do their own PAT testing ( Forms and downloads (theiet.org) )
RCD’s
In order to comply with the Repairing Standard there now must be one or more RCD (Residual Current Device) with rated residual operating current not exceeding 30 mA in the main or principal consumer unit. Unfortunately if your property does not currently comply this will need to be rectified now rather than at the next EICR. We will work through the EICR for the properties and should any not meet the requirements we will be in touch to advise and Fentons will arrange the works to be completed.
Fixed Heating
The Repairing Standard requires that space heating is provided by a fixed heating system. This means a permanent installation in the property which is plumbed or hard wired and is capable of maintaining a temperature of 21 degrees Celsius in at least one room and 18 degrees Celsius elsewhere when the outside temperature is -1. It is not acceptable to rely on plug-in or portable heaters except on a temporary basis while repairs are being carried out. A heater is not needed where the design and layout of the room is such that it is not required; for example where a hallway is small and cannot support a heater.
Other fuels
Where the space or water heating in a home is supplied by some other fuel than gas or electricity the installation for the supply of other fuels must be in safe and in good working order. (Other fuel is any system other than gas, electric or electric generated from renewable sources such as solar panels). The most common types of other fuels are oil, biomass, liquid petroleum gas or solid fuel such as coal or wood. In order to be considered safe the installations must be free of problems such as wall mounted boilers in danger of detaching, rusted boilers or tanks, leaking tanks or pipes, holes in flues, unsafe or incorrectly positioned guards or a smell of fuel around the boiler. Good working condition would be when the system is able to heat rooms and water as intended, allow the tenant to control the temperature in the property, be reasonably reliable (the supply regularly interrupted for significant periods would be non compliant with the repairing standard) and finally meet the minimum overall standard for energy efficiency required in Scottish Regulations. ( NB all carbon based fuels require a carbon monoxide detector for any boiler or flue from a boiler)
Common Parts
The Housing Act 2006 requires that any common parts pertaining to the house can be safely accessed and used. This includes; Access to the property, common closes, common stairs, common lifts, bin stores and drying areas. In order to meet the requirement that common parts can be accessed safely there must be; Adequate lighting, paths and ramps are safe underfoot, common spaces are kept clear of obstructions (that would affect their use or impede evacuation in the event of a fire) Common spaces are kept reasonably clean and tidy and finally any mechanical component required to make use of the space must be in good working order. In relation to the obstructions and cleanliness of common areas landlords are entitled to expect tenants to store possessions such as bicycles and pushchairs appropriately and dispose of rubbish properly. The responsibilities of landlords are limited by the need for the consent of other owners in a building.
Safe Storage
Another change to the Repairing Standard includes that the house has satisfactory provision for, and safe access to, a food storage area and a food preparation space. In order to meet the requirement for food storage a house must have either; A cubit meter of storage space (with a door or drawers) suitable for keeping food products at room temperature, in or adjacent to the food preparation area and separate from storage for cleaning products or close to drainage (therefore excluding the space under the kitchen sink. Or if this is not practical due to the design, age or construction of the building, be as close to the standard in the previous note as possible.
There must also be space, and an appropriate power source, for the installation of a fridge and freezer, or a fridge/freezer. Landlords are not required to provide these appliances. The Repairing Standard is met if the available space for food storage is converted for other purposes at the tenants choice such as for other kinds of storage or where a storage unit is replaced by other facilities such as a dishwasher.
Food Preparation – The property must have appropriate space for the preparation of food which includes; A worktop or table for the preparation of food or which can be made available for that purpose, a conveniently located sink with an adequate supply of hot and cold water for washing food products and washing or filling cooking utensils and for the disposal of waste water coming from cooking, convenient access to a fridge, cooker and access to a storage space as listed previously. Convenient access means in the same room or immediately outside of it if it is not possible in view of the design, age or construction of the building. Landlords are not required to provide cookers but where they are provided the minimum requirement is the convenient location of a suitable space and power source for a cooker (which is either a 30 amp or 45 amp electrical outlet or a gas supply)
Common Doors
Where a property is in a tenement and has common doors (or is designed to have common doors) these are to be secure and fitted with satisfactory emergency exit locks. In order to be secure all common doors must be lockable and the common front door must have a secure entry system that informs the tenant when a visitor or delivery has arrived and allows the tenant to open the communal door remotely. A secure door entry system is not required for a block of three or fewer flats where all occupiers have easy sight of or close access to the common front door.
Common front doors must have; Mortice locks, Rim – type deadlocks, Yale locks, Key operating multi lock points or electronic/magnetic locks.
Common rear doors must have; Locks of the same type as required for front doors or one or more substantial bolts secured from the inside.
To meet the requirements for emergency exit, the landlord must ensure that the type of emergency exit locks fitted allow tenants to open them from the inside without a key so that they do not inhibit exit in the event of a fire.
