Decent Homes

What is a Decent Home?

"Decent Homes" is not just an informal term, it is a Government standard that all social housing is expected to meet. To be "Decent" a home should:

1. Be free from major hazards
2. In good repair
3. Have reasonably modern facilities
4. Be thermally efficient

Behind each of these statements there are some complicated definitions and guidelines. Below is a very brief summary:

1. Health & Safety Hazards: there are 29 identified types of hazards. Hazards are assessed for how likely they are to happen and how serious an injury or disease they could cause. If a hazard is serious enough to be classed as "Category One" the property will be non-decent. The most common Category One hazards concern fire risks, asbestos, danger from falls and very cold temperatures.
2. Good Repair: there are very detailed definitions of what is meant by "good repair". Some features such as roof, external doors, windows and heating systems are classed as "key components" and these must all be in good repair for the property to be Decent. Other components, such as wall plaster, may be in poor repair but will not make the property non-decent unless there are more than one such failures.
3. Modern Facilities: applies mainly to the kitchen and bathroom fittings. Generally the kitchen should not be over 20 yrs old and the bathroom not more than 30 yrs old; but either could be older than those guidelines and still be decent if they are still in good repair and adequate for the property. They could also be considered non-decent even if they are younger than the guidelines but in poor repair or not designed to an acceptable standard.
4. Thermally Efficient every property has a "SAP" score to show how energy efficient it is. The score is out of 100 and a score of less than 31 is non-decent. There are also other more complicated assessments of thermal efficiency relating to the type of heating system and the amount of insulation in the property. These are some of the most common ways in which properties, particularly older ones, fail decency.

We assess our properties Decency through a number of means:

1. Actual surveys by our own technical staff or specialist surveyors
2. Information supplied by contractors
3. Comparing results from one property to similar types in the same scheme

This information is recorded on our "Stock Condition Database". The database is continually updated as new information is obtained. If you would like any further information please contact Vince Flannery or Alison Binns.