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1991-2 SHCS

Technical Report

RESEARCH STUDY CONDUCrED FOR

scomISH HOMES

1991-1992

6

TABLE OF CONTENTS

INTRODUCI’ION

Background

Conduct of the Survey

MORI Personnel

Outline of lhe Repnrr!

Acknowlcdgemem

1

SAMPLING

r-1:

[.-

Qwe sample (PAF)

trrmal Bc4uter samples

Addmomd Booster Sample-s

Satelhte Sample of Prrwe Renters (PAF)

Formattmg of Addrcasea

Ident]ficatlon of Addresses by Pc6t O~ce and Surwy $Iaff

Housing Aamdwon Booster Sampl.s

Soxuah Honrcs Booster samples

Glasgow BooaI Addrcsst?s

I[4 MULTI-STAGE SCREENING EXERCISE

i 1-”’ -~L --

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Remowd of HAL5H pmperues from .%telhtc Sample

Removal of fad Authonly Ho.smg fmm Satellne Sample

Muluple Oompanq - Oxe and satellite Samp}cs

Personal Screemng Eurmu - Core and SaIelhte Samfrtm

Personal Screemng for Tenure . satellite Sample

Prntal .Scmemng of SaMlilc Sample

Telephone .Scmermrg of satellite Sample

Sono-economic Scmsmmg Exerrwe

Outmme of the SaIellhe Sample Scrcemng Exercrse

Profile of the .%melltte Sample

PageNumber

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TABLE OF CONTENTS (Cent’d)

Page Number

PHYSICAL. SURVEY

AUrxauon of Addraaa

Profile of Addresses Issued onio the Phymal SurVcy

CAU (C@ntral Mmmmrat]on Unit)

Bneting of Surv-qwa

Mallows to Rqondenra

Bonkrng m of Phymrnl Forms

Data Enuy mid Range-CWckmg

Updaung of Address hrformauon

SOCIO-ECONOMIC SURVEY

Quauonna]re Development

Briefing of Irwmewcrs

Dummy Interww

Conduct of Fmldwrrk

Rqronac Rata

lntemcw Lengths

!ldmng and Backcheckmg

Data Proceswrg - .%xm-czonomw Surwy

EdH Spedkmon

-OVERVIEW OF SOCIO-ECONOMIC SURVEY

Debriefing of mtervrewera

Bnefirrg+

Fieldwrk prod

Dlffcrenoal response mtcs

Addras information

Muluple houscholda

Rcspondenl SeIecuon

Quauonnamcs

Survey Admmulrauon

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INTRODUCTION

-1-

INTRODUCTION

Background

TftLsreps mnramsdetmls of the work mnductcd by MORIon behalf of Smmsh Horn- for the 1991-2

scotl~h HOU* Cmsdmon Survey (SHCS) The 1991-2 SHCS M the first national ScoIush House

Oxsdmon Survey h wcs undertaken by Ssxmsh Homes, as Joint chent and cssswrmcr, w[h the .Scmush

OJli= The w’vey E dcqncd to prowde the Smtush Office and Scomah Homes wh a major source of

mformat]on abut housing stock, to asalst m the development and momtonng of pohcm.s relalmg 10 the

mwr and lmPr~menl of hOmw awllable 10 P=ple m *tland ne suw IS d=wn~ to be

compatible wrth the Scottish Offi@ Lmal House Clmrdmon Surety methodolo~ and as far as prmxcable

wmh the 1986 Enghsb Houac Corrdmon Survey

Ccmdsactof the Survey

MORI’S rqscmslbllmea for the project include the producuon of the sample and aaaoc]ald acreemng

acwmes. the management of fieldwork on the Phywcal Survey, and carrying out Ihe SoClo-cconomlc sum’ey

up to dara anaiym

MORI Personnel

Themdrvrdualshaledbelowarethe key members of the MOR1 Proyx Team for (he 1991-2 SHCS Brian

Gc!sachalk had nverall respmwhllily for the prqca Bcn Page was rcapormhlc for the day-to-day

management of tbe prqecl Tire field and data proccswrg funclmns arc both wvrcc departmems

J’wrrmg to Brian Gmachalk/Ben Page

social Research Unit

Brian GmachaIk, Dmctor (Study Dmxsor)

Ben Page, .semor Rcwrch Ewcutws (Study Manager)

Hamet Mffiarry, Study Secretary

SSstistldans

Roger Stubbs, Depuiy Managing Dmclor (Head of .9aushts)

Ken Baker, Consultant

Field Dapartmerrt

Anna Trcsder, Field Dmecior

Dave f+bnurne. Fwid Manager

Margaret Lennox, ScoIllsh Area Manager

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Datahase and Data Processing Management

MORJ

burance Gerrard, Associate Director (DP Director)

Robert Flrzgerald, Ommrol Database Programmer

lamea Sinden, Control Database Programmer

NUMBERS

Kevin Wilks, Director (DP Manager)

Rosemary Cook, OXing Direaor

Outline of the Repro-t

The repon describes each stage of MOR1’S involvement in Ihc survey. from sampling through to the

debriefing of interviewers in chronological order. Al the request of Scottish Homes, technical details are

also accompanied, where appropriate, by a discussion of the issues involved and problems errcoumercd

during the survq.

Acknowledgement

MORI would like to thank all the staff at the Market Analysis Department at Scottish Homes for their

work in helping and advis@ the MOR1 project mm during the srrrvq, particularly Amanda Britain,

Dr Cathy Gamer, Dr Tony OSullivan. Richard Williams, Bill Jackson, Dave Cormack, Janetle Campbell

and Ian Swschan..

I

SAMPLING

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.1- rSAMPLING

[

*

Tire1991 SHCS is based upon a systematic random sample of addrmacs Ihroughoul Scotland, Iogether

with booster samples of particular lenures - privale-renled pro~rties, housing association profrmliea andr

Scottish Homes properties.

Core Sample[

At the bears of the 1991 SHCS ia a ayatematic random sample drawn from the March 1991 Poaral Address s

File (PAF) for Scotland.

1!

The sample was drawn by CACI Lid from the Small User file in tbe March 1991 PAF. Small User

Addresses are thnse to which tbe Post Office deliver fewer than 25 items of mail a day.c

The universe thus derived for Scotland contained 2.220,779 addreaars This number takes account of theD

presence of ibe Multiple Occuparv+’ Indicator (MO1) al some addresses. For example, if an address had

an MOI of 4, then that address would have been counted 4 times in Ihe calculation of the universe.

r“.

MOR1 was asked by Scotlish Homes 10 work on the basis of tin achieved sample of 15,000 Phpical Surveys

and an SO% response rate on both Physical and Socio-economic SUIWYS.On ibis basis. a Sample of 21,1So E

addressea was picked at random from the March PAR a random start poini was chosen and then every ..105th address was chosen, with the universe listed in posI code order.

[

“%lrianumber was a calculated over-sample to acmunt for known deficiencies in the PAFand non-responsei:

‘and refusals from householders.

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samples based on the PAF small user file are normally found to contain approximately 12% of addresses

which are not vaIid for inclusion in an interview survq. About eight per cem are either mmpletely

[

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demolished, not yet buill, untraceable or are non-residential the remaining four per cent are unoccupied,

for a variery of reasons. For the purposes of the Physical Survey then, we assumed that eight per cent of

the 21.150 addresses drawn fmm PAF would not mntain valid dwelling units for the Physical survey (ie[.

1,692 addresses).

With innlirl addresses accounted for, refusal by houschrskkxs also had In he cmrsidcmd. The EHCS I

suggested thai response rates in the order of SO% would be achievable. Thus an extra 4,458 addresses

(21%) were included in ihe initial sample to acmunt for pnssible non-response. 1.

These 21,150 addresses are the random Core sample in the 1991 SHCS. They were numbered from 00U0l I

to 21,150, and loaded onto the MORI Fox-pro Sample Management Database. The formatting of the

addresses on the database is described below in the seaion headed Formatting of Addresses. IL

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A number of pmblenrs cxcurred during the scrmplmg prosecs The most crucurl of these war UCI k armal

fadure to use the correct uruverse of PAFaddruses thcfirst smrtpleprrxiuced corrtmncd addresses M England

lh was due 10 CA Cl’s onh using .%omsh postrrl sectors 10 define :he Scomsh/Err@sh ba+dw, because some

of chew $smddle the border Even afterthu problem was rec@cd and the sasnpfe ?e-supphq a small numbsr

of Engkrh addmrser (14) rwrraared sn the cm sample , as CACJ’S ~enrs cannot ducmswrsm at unu

p.srccxie level, but O@ al postal stsm.secmr Isvel CA6 5 was sample4 and dupae uCI’s best eflaws, SOU

cosrlarrwd 14 Perrtm and L.urgtown addrerses Just south of the bonier ~e.re were rsn#ovsd@rr the sample

Jn’lLw10 fha Physical Ssrrwy

h 1P% we rscmrnremi manual uupcctmrr, rnmtedmte~ after $ampltrrg of any suspect postal sectors, as thu

u cusmrrI& the mty way of srr,osmg that the sample dc.ss not corrtam orry Engirsh addresses

Imtml Booster Samples

Early m the plannnrg for the 1591 SHCS II was deaded that II wuld be necuasry to twrast certmn tenure

groups, as even wmh an ovesall achmved sample of 15,KXladdresses, some types of tenure would nol be

represented m adquate numbers IO allow the rehable sub-group analpls Ihal was intended These were

pnwawly senwd properhes. housing assocmon propertms and Scotush Homes propertma

Scomah Homes eatlmated that the 15,000 mre sample would y]eld ihe followng Iomls

Achieved Sample fmm Core

Pnvawrentcss !xsl

Housing Asscaatlon 4rM

Smtmh Homes 4al

It was deaded that Ihese groups should be boosted 10 the following sne.s

Final Achievesf Sample (Achieved Most Sample)

Pnvste Rentess Z.wl (l,lm)

Housing Asxmauon 1.000 (tIs))

.%xu.$h Homes lsaxl (m)

The Physical su!vey also mcludcd a further hrmncr sample of Glasgow adrksses. which were mcludcd m

the 1591 SHCS on behalf of Glasgow Dmnct Cnunc!l. In order to prowdc an overall sample me, that

allmvcd rehable ana~ls by sub-groups wmhm lhc ~uncll area Glasgow Dtstnct Councd supphcd MORI

wwh a file of 7311addrcssu from Ihcw smck, which Wrc a mlxturc of rlllkrcnl 1~ of propcsry xrosc

the CIIy These were addresses that had prcwously Isccn survqcd hy Glasgow Dmnct Council as part of

Ihew own House Condmon Survey m 19SS, and Ihcu Incluwon In Ihc SHCS allowed Glasgnw Dmnct to

make a long] tudmal cnmparwon between the 1591 SHCS and lhcw own susvey

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Below are described how each original booster sample was drawn.

Additional Booster Samples

Towards the end of the Physical survey it Irr.ame apparent that in certain Scottish Homes regions,

inadequate numbers of compleie Physical surveys of Housing ..ksocialion and Scotdsh Homes properties

would be obtained. h was decided that at least 2S0 of each tenure type were 10 be achieved in each

Smttisb Homes region. Scottish Homes, wiib MORI, reviewed the existing numbers of achieved mmplele

Physical survqs snd requested MORI to draw additional addresses from the Housing Aasoeialion and

Se@dah Homes databases fmm tithhr each region. The drawing of these additions] samples is described

below.

——— ——— —— —— __ —— —— —— —— —.

SHCS Samphng & Screening2 3 4 51

rCore 21150Drawnby

CACI

q

HousingA6s45517

Suppliedby SH

satelllte42300

DrswnbyCACI

2115-534543

ScdltshHoma887440Sup@ledby

SH

GlasgmvboostSuppliedby

GDC

1

CheckCoundl

propertiesagainst

duplms(esincore .Ssatelllte-E 730

65,251~59S0

-

1 +. . . .

Compsre &note duplicates

withsore .S ~

Check forMO1/MO.

ntemlewen2tisll ~7,157 Verify

Remow HA&SH

duplicates(2 44%)

* 41,269

I

-withmm&WtellnasamplesEE-J&select

addresses to be 2 44%

used 691 old

I Iremovedas I I

-1invalid459 i

I

ISeled 8S0deleteCom duplicates

to Ordwat

+ 87093@31-93470

IPmd”ce lists by] kkt8’W delele]LA,send to IA ~ Core duplicates ~who send out to artlv6almvnIettings

I

rDeduPllcsteSOIOSIaddllidnn612 addresaes

Dedupllcstasale additional242 nddresses

93871-9$112— —

a-y- \3,KC?—(*k,rdl—d

*. mm

—-

. .

1,340 l\1

T , 1

PHYSICALSURVEY18Augu8t.3100Wmber1991 Bwsts(exl moppfngup) M81n P* Rant G;:oww TotalsGross?.nmples 20459 1{:: l:A 1::5 24898AchlawdFul!JparUalSUMP 18.589 1204 1032 602 22662

.SOCIOECONOMICSURVEY11Nmember.1May1W2 BIwsts$x&mOlO):;P) Main P:78ient SH Gla#v Totals

13,570 1!&l 924 16671AchlewdInterim’s 10S44 091 845 757 tin 13,137

16

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Satellite sample of Private Renters (PAF)

There are no suns.hle dalabasea m amcncc wh!ch arc rcprcscnlalwc or prwalcly rmmd homes m

Scotland

Vanoco options for Ic@ating pnvam}y rented dwelhn~ were considered One opuon was Ihal another

separate random samplek draw fromthe PAF small ussr tile and sysmmamally screened for pnvwe

renles’s ‘llISSwas reJecrcd as bcmg far 100 costly for the SIZSof achmed sample thal n would ymld, gwen

the dqxswon of the farge number of properms that would havs to be Screened by mtermwms

A Wmpromsse Sohroon w used instead Once the ~re random sample of 21.150 propanms had been

drawn from PAF, CAC1 were mso-rmed to draw a funher Iwo Sadelhle addrcses on enher s]de of every

(km addresf in the PAF. to form 21.150 ‘dusters’, each mmammg lhrw addrcsaa ?he two Saelhte

addrcsaca m each cluster were to undergo a screemng exercsse to Idenufy lhose dwellmga wh]ch were

prwmefy rented ‘flus screemng aercisc !s dcacnhed m dcta]l below m the aecuon headed Muhl.S1age

Scr=mng Exerctsc (page 13)

llre sample of 42,31XIaslc]hle addrmcs prnduccd by th~ m.xhnd was mtcndcd 10 ylcld ar’rrund I,lIX)

pnvatc renters Of the 42.3CSIII was calculamd that around W%would trc mval!tJ for the Phya!cal sumcy

and another 4% would be unoccupmcl, so lhal no.cme would be present to prowde mfos’mallon ahoul

lenure Ovcmll, then, 5,076 (12%) addresses were afrmscd to bs un.wmable for mcloa:on m the screening

acmae Of the remammg 37,224 addresses, .5cmosh OtTce figures suggesmd Ihal 2,Z43 (6%) would be

pnvcte renters, ahhougb w were aware Ihat tho figure was only an esumate With a response rate of

80%, 1,786 Phfitcal survqa wnh private renters might have hmn achmved from th~ source, Whale we

-were almmg for only 1,100,11wasdcaded tha! bemuse response sales for th~ tenure were known 10 lK

Icwer than for others, and because the tigure used to calculale the mclden.x of private renters m hmh th~

Satelbte sample and the Core sample m]ghl he JOCIhigh, II was WMSto over-sample m order 10 have a

good chance of achmvmg the overall targcI of 2,CKt0pnvme remers

lle two Salelhle address+ one above and onc below each core addraa on ihe PAF hslmg were a rued

mierval away from Ihe Core address, dcpendmg on (he fropul’won dcnslly of the postal sector m wh]ch

the Qrre address was lncamd

Before the Salellne addreascs were drawn. every core nddrcas m lhc aamplc had m bc dcwgnalcd urban

or rural 10 determme what mlem-al away m SaIcllnc adslrcascs would be Tins was achmcd by hslmg

svery postal aeclor m Scolland ranked by pofwlahon dcns!ty pm hcztare Population density per hsclare

per pmsal sector w-asbaaed on surface ar~s calsulawd from fxrstal sector boundarms and CAC1’Sesumaks

of the 19511Population, wh]ch were based on model led 1981 Census data II was deadd thal all SCCIOK

wsth a populauon per hectare of less than 218 people were to be claaalficd as rural and all those wnh a

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pnpulalion per hectare above this level were classified as urban, as Ibis split qumed to 70% urban, 30%

rural, Ihe meal reliable figures available 10 Sccmish Homes. On examination of the data, one pesial sector

had its slams amended; G2 2 was changed from rural to urban because il is clearly urban, despite having

virtually no resident pnpulalion.

Oeterrsrining the interval, or distance between the core and Salellile propcnics, meant achieving a

compromise between attempting to keep intra-cnrrelalion mcfllcienta to an acceptable minimum and

limi!ing fieldwork rests.I

The dt%islon on pcmaible design effects as a result of Ibe clustering of .Smellite address, was based on Ihe

following factom

the clustering would only invelve ultimately, a very small sub-group (ie privale renters) ,.,

the rest of the random sample weuld be unafWcted by iiI

very few clusters vmsdd contain 3 private remers. snme might mntain two and most would only

have one private renter, serving 10 reduce the overall inma-cerrelalion m-e fticienss (rho) I

On Ibis basis, in urban areas, where the possibility of mrrelation between adjaccnl properties was

strongeal, an interval S addresses away from the mre address was used.

In rural areas the IW properties adjacent to the core address were chosen, because despite hchrg next to

the Core address on the PAF.on the grmsnd (he ‘asljaccnl’ property may Irc some miles away, se lhe

cbancea of high imra-mrrelalion mcfficicnts were gencrdlly small.

A decision was made to srse an interval based on addresses, ralher lhan dwellings, in order to redu~ any

chance of high inoa-mrrefaion mcfXcients occurring within clusler$ an inlcrval of S dwellings in urban I

areas might have led to two flats being selccmd in Ihe same hluck, for example,

On this basis then. two satellite addresses were picked close m tich Core address, yielding 42.300

addreases to go forward to tbe multi-stage screening exercise.

There were jirsswertierrssmrd dehrys during the drnwin~ of rhc .%k-llile sample, bccouse of CA Cl k initial fnilure

IO selecr nddrcsscs, mrher thrm dwcllinm, rmrr Core oddrcsscs on the first sclcc(iorr.

Fulllistings of resulss for each posial sector arc comaincd in the Appcndic.es,

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Forrnatting of Addresses

Oncethemm] Coresample and Ihe aSSOC]alCdSalclhle ssmple had been drswrr, II was necessary 10 add

dsca to svcry ●ddress to WSI m the acre-mung of all addresses prior 10 the Phywcal survey, the allocation

of ●ddresses to survcjurs and 10 SSSISIm analyws al the end of the survsy

lle following vacmbles wtrc ●dded 10 each address by CACI

Sccmsh Homes Lccal Authority Code

Umque Addra$ ID Number

Acorn C4xle “

Urbanny

Gnd Reference

● Derinmons of each ACORN code arc comamcd m Ihc Appdirzs

A rrumbcr of problems occurred relcrmrg to the crddtng of kwrl rruthomy males to each oddrcss C4 Cl used

therr ow~ rather thnn the POS3ZON, derrvmon of km+ mtthomy (btrsed on OPCS definmonr rmd crpphed

via cenrmwd.based enumercsnon dlsmcl mfommtton) Lmsr m the ymr, on dtscussmn wtrh Scotttsh Homes,

II wos decadcd rhm flus shcxcld be amended to the POS7ZON definr!tonr of locrsl authormes We wers

corrccmed when CACI mformul us mmcrlty Ihrrl there was 17% drscrepmky berrveen the rwo sets of local

owhcsnry codu, but kwcr thrs wcssrc.ca)cukrwd m 3% A few problems were crssomrmi wl!h thts alteration

u hsts sent 10 Ioml authormes were bnsed on CA Cl LA codes, as wm the rrlloamon of addrs.csu into

cranches m prcpcmmon for the Phystctrl sowey

Below IS dmallut Ihe locsmon of each of lhc$e pm.ccs of mformauon on cvw’y PAF address The data was

-prowded m ASCII SDF formal as follows

Field

( 1 2) Local Aulhorny Cssdc( 3 7) Address ID Number(8 9) Acorn~( 10 10) SeMement Claw( 11 16) Flai fD( 17 56) Address l-me 1( 57 %) Address Lme 2(97 136) Addrs?&sLme 3(137 M6) Town(167 1%) ~uniy/Reg]on(197 204) Posl Code(205 212) Grid Reference EasI(213 220) Grid Reference Nonh(221 2@) Addmonal Address mfo(261 261) Source FIIC Numtter(262 262) UrbamtyfRural]ty(263 263) source FIIC Numhsr(264 267) Number of Households(268 268) MO] Prossmlty

Length

25216

4040403030

888

4011141

Contents

2 DIgII LA Cnsfc from d]sk supplmd by MORI5 DIgII Addrms Numhcr2 D!gll Acorn Csrdc frrrm PAF1 DIgIt Blank Fmld

see. BC1OWScc Belowsee BCIOWsee BelowScc BelrrwSee BelowSm Below

8 DIgIt Gnd Reference from PAF8 D]glt Gnd Reference from PAF

see Below1 DIgII F]eld (l-5) mdmhng 8ource file1 Dlgli Blank FICICI1 DIgII Fteld lndmahng Source FileNumlw of Households (PAF MO] number)May mmam an aslens (“) Indcams that anaddress m Ihe cluster has the MO] mdlcalor

19

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Once this information was added to the PAF sample, all Ihe 63.450 PAF addresses had IO be re-formatted

10 an agreed speciticaiirrn w’hh Scottish Homes 10 enable Ihe comparison of the PAF sample with other

samples - the Housing Assncialicm and Scollish Homes dalahases of addrmses.. This was necessary 10

enable reduplication of the satellite addresses by comparing the satellite sample with Housing

Association and Scottish Homes samples and removing from the satellite sample any duplicate addresses.

Prior to drawing Ihe Housing Aaancialion and Scottish Homes aamplea it was n-ry 10 identify any

duplicates of mre sample addresses in those respective databases.

When drawing wwious samples which make up the constituent pares of the 1991-2 SHCS, MOR1 and

Scottish Homes were mnscioua of the potential problems inherent in comparing databases of addresses

that are each prnrfuced by different organisations and each in a slightly different format, in that il was

pnaaible that a simple mmpariaon might either have missed duplicate between the various samples or

alternatively matched nonduplicme addresses. For example, one database might describe the 3rd flat

(flat C) a! 56 Lomond Street, Edinburgh, EH6 5YE as follnws;“’]

56c Lomond Street

Edinburgh, EH65YE

whereas another might describe it as follows:

Flat C

56 Lomond Sweet

Edinburgh

EH65YE

For this reason Dave Cormack of Smtlish Homes, with Robert Fitzgerald of MOR1. specified the

follnwing programme which was applied by CACI 10 all databases used in drawing samples. Each field

in each address was formatted as follows: “

Flat ID

A) Sub Buiidi”g Name (from PAF) should hc pkiccd in Flat - ID unlws il mnlains a surname in

parentheses in which case it should he placed in Additional Address lnformmion.

B) If Sub Building Name Contains the word ‘Flat’ or ‘Apartmenl’ Ibis should be ignorwl with only

the actual number being placed in flat ID, eg -

‘14’-> ’14’

‘Flat 22’->’22’

‘Apartment 34’->’34

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C) If Bwldmg Name mntams a number followed by a Iener from C to Z eg 56D, the leuer (’D)

should be placed m FfaI ID and the numkr ’56 should be treated as ]f o were a Bulldmg Number,

Ie Combmcd with Tlrrsroughfare Name “ Thoroughfare Descriptor as de.wrsbcd below

D) If Budding Name comma a number followed by Ihe Ieuem ‘A’ or ‘B’. II should nol k spht m

above bul should be Iredled m m enurety as If ]1appeared m Bulldmg Number - see above

Address Line 1

E) 11Bulldmg Name m the PAF consams dam - Budding Name - Shonened m bsgth 40

n If BuMng Name dries nol armam data - Bukhng Number + Thoroughfare Name +

Thoroughfare Descriptor Ie 10cSpaw>-!ngcSpam> Sir-t - tlmrigured m hngth 40

Address Line 2

G) If Bulldmg Name cnmams data -

Bulldmg Number - ‘thoroughfare Name + Thoroughfare Descnplor

!e 10cSpace> Dwrrmg<Spsce>Streel - Gmsfigured 10 length 40

H) If ]1 dries nol and Dependent Thormrghfarc Name stocs mnlam data - Dcpcndcm Thoroughfare

Name + Dependent Thrsmughfarc Dcscnpmr IC ~< Spam>Sunwl<Spam >Slrlp - Gm@ured

to kmg!h 4sJ

.1) If bnth Bu!ldmg Name and Dependent Thoroughfare Name are empty - Dependent Locahty

Padded In Length 40

Address Lme 3

J) If (G) abcw and Dependent Laah(y cnnlams data - Dependem bcalIIy - Padded to La_@h 40

K) If (G) ahove and Dependent LocalIIy dries not comam data - Double Dcpendem f-ncalny .

Padding 10 Length 40

L) If (H) above and Dependent LncahIy slrrm not c$mwm dala - Dnutdc Dcpcnrfmrl bcahty -

Padded 10 Lsnglh 40

M) If (1) above -

Double Dependent Loralny - Padded to L.engih 40

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Town

Posttown

I

County

Post Code

Postcnde - With a space entered at position 5

ie GDZ3=-Space>OHX

Additional Address Information I

(M) If Sub Building Name mntains a surname in parentheses Ibis is 10 be placed here, padded to

length 40.

See Flat ID alxrve.

Identification of Addresses by Post Offke and Survey StafT

Al each stage of the survey, there were a number of problems relating to the identification of addresses,

largely stemming from the sometimes ponr quality of addresses on PAF. In particular the identification

.of tenement properties and rural addresses was somelimcs diflimlt. ?lris marl [hat a small percentage

of properties were untraceable by imerviewers (1.9% of are addresses and 3.6% of Salellite addresses.

on the Personal Screening Exercise, prior 10 ihc PhysicM survey). The PrrsI Office experience similar

difficulties, with 1.5% of addresses on the Postal scrccning cxcrcisc rclurncd as unlraceatic.

These problems are normal for any sample based on PAF. Untraceable addresses were mosl frequently

properties lhai had either been demolished some years ago and built over, and ako include properties

where the sweet name had been changed several years ago. Anecrhally, we discovered thal al least one

of these untraceable addresse was demolished in 1%9. and so no trace remained.

There is also the issue of pnnr addresses For example. the following lype of address was not unusual;

Brig& Farm,

Aberdeen

AB3 2ED

22

I

-1o-

1

Such addresses were somellmes &lremely hard 10 idcnufy. even wmh a pm CsrrJeand a grtd reference

Someuma pro~ma’ nama hsd changed ycan ago and currcnl mhahttanls could not confirm whelher

or not an mlervmver was indeed ●l the mrrea addrms as hsmd on PAF

llse lame of F=XWlyIdentified fhu was a problem al four stages of the survey m the deduphcmng of

tire and S#Ielhte samples against Ure bower samples, al lhe personal and posial screemng of the sample

prior 10 the Ph~ml survey, mrd during the Phymca] surwy nself

lle pmgmrnme dewed 10p+tf all oddress.zr m o common romla! took any rsomes or numbers kxated or the

Sub-buddurg nrsme (see page 7-8) and moved there rruo a field named Flat ID U%rle OrM wwki well w:th

srrmghfauani Ienen m numbers, uar@.mm wrrs caused at wnamaru al PpeYSiO wti j7b7u mhu tin

hrmsrg strafghtjbrrvmd Iemrs or numbers, me dcrtgmwed 1/1, or 1/2 em Where thts dmr rnsted o was also

moved mto the Flat ID field, so thrw

311,

32 Bloggs .Wreet,

EUmburgh

became

Flat 3tl

32 Bl~ Srmet

Edinburgh

Whrlemrcrwrvm and sunqvn (mrd one mnrmcs, powrl worker-s) were gmemlty fmndmr wtth Ihe prcwcus

‘forma!, Ihs her caused some corrfismrr m 10 whe!her w no! the jirw dtgrt now refcsred 10 a flat w a

particular floor W)ule thts dfd no! cause mqor problems, mrd wm erpkrmed 10 mterwewer’s mrd surv~

during bnqirrg, It would seem serr.nble to clearly mdmue pixx lmelfia! number far these F of address m

the 15% survey Y7uswould best be done by sph!nng (he 3/1 ype nolnnon mzd cremmg sepmrlefrelds fwfloor

lewl and flat number

23

-11-

Housing Association Booster Samples

With the suppon of the Scottish Federation of Housing Asocialions. Scottish Homes mntacted every

Housing Association which was a member of the SFHA asking them 10 supply a list of all the addresses

of their dwelling units. Over SO% replied. The lists were mmpiled into a database by Scmiah Homes

and missing postcodes added. Following this operation, 45,S17 addresses were supplied by .Somish Homes

to MORI. These addreaaea were then reformatted according m Ihe s~”kalion agreed by Scottish Homes

and MORIwhich is detailed above.

These addresses were then mmpsred with the @re addres.es. Any thal were duplicates of a Core address

were flagged up. The universe was re-cfdculated to exclude these, and an appropriate sampling interval

calculated.

In tosal 870 addresses were picked and theac were numbered from ~ to ~.

In mid-January 1992, afler discussions with the Steering Group and MOR1. it was decided to draw

additional homer samples of Housing Aaocialion addresses, in order to ensure lhal a minimum sample

of 2S0 complete Physical surveys were achicvcd in each region.

The Housing Association database originally supplied to MORI was used 10 draw the sample. after all

previously sampled addresses and duplicams of mrc addrmcs had frecn removed. In total 612 addresses

were sampled: S3 in EasI region, 201 in North rcgimr and 328 in WCSIrcgirrn.

.Theae add-were issued first lo MORI interviewers as they were currently in the field carrying OUIthe

-Snci-nomic survey and cosss would have been much increased had Srrcimeconomic surv~ been

carried out at Ihese relatively few addresses as a separate exercise following a Physical survey.

The 612 addreasea were fomratwd to Ihe siandard pattern for Ihe survey and numbered from - to

-.

-12.

Scottish Homes Booster Samples

In May 1591 Scottssh Homes prmdcd MORI wnh a file of all ns housing stock (al thal dale th~

comprrsed 67,4 addraascs) llsis WS5rcfomsaltcd according 10 the procedure specified above. Once thss

was complete the file w compsred wnh She Core sample and any address= found 10 ke duphcws of

flwc addruus were flagged up The unwcrse w re-calculated snd a ssmple of S70 addrccscs plckcd

using a rsndom Mm pomr. llsesc 870 addresses were then numhcrti ~ 10 9J8XJ

In mld-lanuary 1992 once the Ph@sl survey was vm’tually mmplele, it was agr=d thai a furiher 240

Scmtah Homes addrcascs should be swucd mto the field during the SocsO-cccmomx survey The umwsc

was re-cslsmlslcd 10 dude sII prewously sampled addrcscs snd mry duphsatcs wfih the are sample

A ●dditions] 30 ●ddrcscs were ssmpicd from Ihc Scmtlsh Hnmcs dstshaac for E.s..l Region snd 212 for

Nonh rcgson, makmg sn sddmonal bo.wcr of 242 addr=cs These were numhcred from 9.3871- %-

and fomssmd m the ssme manner sa all prcvsously sampled addresses

These addresses were M.suedtirai 10 Ihe mterwcwcrs currcmly m the field on the S@30-cmnomlc survey,

to he passed onto surveyors if an mtcmcw was schmvcd

t).

,,

25

.]3-—

Glasgow BrsostAddresses

Glaagow District Council provided MOR1 with a rile containing a aamplc Of730 Glasgow Diatricr Gmncil

properties structured by age and rype These addressea were reformatted and numbered from ~ 10

~. They were compared 10 the sore sample and sny duplicates were removed.

I

26 ‘I

MULTI-STAGE SCREENING EXERCISE

27

-14-

MULTI-STAGE SCREENING EXERCISE

Once the Core and .Saellile aamplm had been drawn and formaued, Ihe addresses were 10 be smeared

10 amount for muliiple twnspanty and alsn, in the case of Salellile addrcsacs, 10 idemify private renters

among them.

II was decided that the mml coabeffsxive route would be 10 ascertain which of the 42XKI Satellite

addresses were known 10 be pubtic sector housing by comparing them with existing databases of the

addresses of public aecror housing in Scotland, prior 10 ileldwrk 10 screen both Core and satellite

addresses for multiple dwellings a! individual addresses.

Removal of Housing Association and Scottish Homes Properties from Satellite Sample

The first ssw involved CACI, under MORI’S direaion. comparing the Smellite addresses with the files 1

supplied by Smttisb Homes containing Smuish Homes and Hosrsing Association propertim In toial 1,031

(2.44%) Satellite addresses were found to bc duplicates of Homing Association or Sccmish Homes

addresses. TbCSCaddresses were removed from the maslcr file mnlaining the Saellile addresses and

archived, leaving 41,269 addresses in the .%lcllile sample.

There is a relatively straightforward reasrm for ihe discrcfrancy bctwccn acmplcd c.wimaws of SmUish

Homes and Housing Association propcrlics (Scmlish Office figures a.w.umc5.1% comhincd) and the 244%

of the Smelliie addresses. Tlsis is that the 244% only reprmcnts the proportion of the Salcllile addresses

that muld be successfully malched prior to the postal and Ielephone scr~ning of the sample. AN the

“samples were each taken from a separate database, and were thus in slighl}y different formats. They all

‘were then reformatted by CACL as discussed above in this report. and mmparcd for duplicaws. Betause

of the need to ensure accurate matching, very specific instructions were laid down so that properties in

the satellite sample wiih near identical addresses to Ihrrse in ihe SH/1-fA databasa were not assumed 10

be a given tenure; we did not want 10 screen out any private renters hy accident. This meant that a match

was achieved in only 244% of saws. Further Scottish Homes/Housing Association properiics came to

light in the satellite ssmple during the subsequent postal, telephone and face-lo-face screening of the

sample, thus 2.44% is nol the final proportion of Saiellile addresses in Ihcse tenures,

Removal of Local Authority Housing from Satellite Sssmple

Once this was done, Salcllitc addrmscs were lismd Iry local auihnrily and Scotlish Ncw Town and sent to

the appropriate housing dcparlmcnts wilh a rcqumt lha! lhcy idcnlify any propcr!ics that they knew 10

be their own stock. In total 15.120 addresses were identified up by the local aulhoritiesmcw Towns as

their own properties. These were removed from the Salcllilc maslcr tile and archived.

28

-15-

Wnh the remcnal of lhe bulk of the Housing ~sscaahon, Smmsh Homes mad lncsl sulhomy stock, there

were 26,149 SsIellne addrssaca remammg, for wh]ch no rehahle mforsrmuon abnut tenure was wmlable

llcac addrcsaca were then rnmmed to deade which wnuld rqume persuml mm to deiermme tenure

because of thcu plenual 10 amssm mnculed dwelbng umrs that d!d not appear on PAF, and whmh

muld be scm a PCSral self-compleuon questionnaire ‘f?us proces IS dcacnbcd below

Multiple Occupnaacy. Core and Satellite Samples

Once she PAF had ken chosen as the moat appropnalc scmplmg frame for the SHCS, mnsiderahle

thought was gwen 10 the prnlrlem of mulllple dwclllngs wllhm single addresses PAF K repreaenlalwe of

vmtually all addrcaaca, hut not dwelling umu or hmxcholds Wc Ihcrcforc had 10 ensure Ihal ccrtam 1P

of dwelhng (spcclfically cenam tyFS of flats and poorly dcscnbcd rural housing) were nol under-

reprcaemwd m the sample

Problems were Idenulicaf relamrg to the MOI (Muluple Occufrarq’ Indntor) In some cases, Ihe MO]

was known 10 under or over-reprcsem the number of dwcllmga al an address, by as much as ICO%

Shonly after bcmg mmmus#oned, a small ptlot study was undenaken by MORI m enumermon d]strms

m Edinburgh and Glasgow czmcammg a large proporuon of addrc.sscs wlh an MO] greater than one

lnlemcw’era vcwled 21sJaddresses and 12% were found 10 have an MOI that was maccurale

Having ]derrufied the ptenual sale of the problcm, we d.mdcd ihat il would bc necessary 10 pasrsnally

screen cersmn PAF addresses from bnth lhe Core and SaIelhle aamplcs. an Ihat we could obcsm accurate

.mformauon ahmu lhe acmal number of dwcllm~ at each acldrcss and appropnalc peal-survey welghmsg

could be applmd by Smlush Homes m take mlo account Ihc facl [hat lhc mlual random sample drawn

from PAF wuuld have under-represenwd ccnam dwcllmg unns These wc!ghts vmrc 10 be dcvmd by

smmpanng the ongmal number m the MO1 field on PAF w]lh the actual number of vclld dwelhng ucms

reczrrdcd by mlemewers and sumeynrs aI the addresses

For thu -n and all Core and Satelhte addrcasca w}th an MOI of twu or more (m more than one

dwelling at lhe address) were flagged up From our expcncnce on Ibe PIIOI. wc made Ihe assumpuon,

based on lhe d]str]huuon of the MO] (]e hawng an MO] of NW or more). thal addressm close 10

propertms identified as hemg m muluple occupancy by lhe POSI OITECwould he most Ilkclv 10 amcim

cmrcmlcd mull@e occupancy, due 10 [he prcdrrmman! na!ure of hrruslng m Ihc area m which [hey were

snuawd For this reason, wherever a Core address or a Salellnc address had an MO] of Iwo or more, all

other addresses m that clusler wtre d.sa Ilaggcd, regardless of [hen MO] number

29

-lri -

Having identified all addresses in CIUSICISwhere al Icasl mm had Irc.cn dmcrihed as bchrg in multiple

OCCISp’ICYby the pOSl O~CC, we COnsidcred rrthcr measures that muld bc taken to idcnli[y ~n=I~

multiple nccupancy dwellings.

Under MOR1’Ssupervision, CAC1 undertook an assal@s of lhe ACORN sypes of lhe enumeration districts

where the MO1 clusters w had idenrffied were bcaled. These were then compared wiih the ACORN type

of the non-MOl clusters (ie any cluster where rrone of the addresses were identified as being in multiple

-~n~ On P~. *en ACORN 1P were found to correlate strongly with the presence of the MOI:

KM Privale flars, older single people

125% of MO] cluster 4s, 27% of Sccxdsh eds (index of 463)

2.3% of Non-MOl clusicr eds

D14 Tenemcrd flars lacking amenities

10.7% of MOI cluster cds. 1.7% of all Scottish csk (Imks of 644)

1% of Non-MO] cluslcr cds

130High maws non-family areas

3.7% of MOIcluster eds, 1.2% of all Sconish eds (Indcs of 312)

0.9% of Non-MOI cluster eds

131 Multi-let big old houses & flats

3.0% of MO1 cluster eds. 0.6% of all Scoltish eds (hrdcx of 539)

.0.6% of Non-MOI cluster eds

‘f32 Furnished flms, mostly single peuplc

1.0% of MO] cluster eds, 0.2% of Sccmish eds (index of 439)

0.2% of Non-MOl cluster eds

H26 Multi-occupied older housing

0.1% of MOI cluster eds,’O.0%: of all Scollish cds (Index of 314)

‘0.0%’ of Non-MO] clusler eds

H27 Cosmopolitan owner-uccupicd terrwcs

0.4% of MO] clusler cds. 0.1% of all Scottish eds (lndcx of 444)

0.0% of non-MOI cluster eds

H29 Better-off cosmopolitan areas

0.4% of MOI ckrsler eds, 0.1% of Sccmish eds (Index of 508)

0.07. of non-MOI cluster eds

30

- 17

1

1

, .,

I

0.

11.3

J,-

1

J

JF

There were 3 other ACORN typs where a waker correlauon was ewdent.

F21 (lruncil Housing, elderly people

113% of MO] cluster c&, 27% of all Sartiiah eds (Index of 222)

23% of Non-MOI cloater eds

G22 New Cmrncll samcs m Inner Clues

3.2% of MOI cluster eds, 16% of scotl~h ak (mdcx of 20S)

14% of Non-MO] cfuamr @s

G25 Ccrundl cssatss with the grcatsal hardship

144% of MO] clustereck.69% of Scmush cds (mda of 2QS)

3.2% of Non-MO] clumer @s

k w decfded to ensure lhm personal acrcerrmg for mulllple mtmpency was csrned out al any addr~

where she ●nafpfs suggested a rasonable poaalb~ of mnceakd multipk ocmpanq escmrrg For Ih]s

reason all non-MO1 chewers m cds wnb an ACORN 1~ found 10 mrrekle wrth the presence of an MO1

of two or more were mcludcd m the group of addrcsus m bs screcncd for mulhple @xupancy (ie lhc6e

ACORN types lined above)

Al the end of Ihls proccsa 7,157 the tiddrcascs (U% of the total) and 8,%2 Salcllnc artrhsscs (34% of

remammg satellite addreasss) had ten Idcrsulicd for pcrsnnal scrccnmg

Personal Screening Exerciac - Core and Satellite Snmples

Once addresses which needed personal scrcenmg to account for mulopk ocsuparrcy had been !denufied,

they were primed omo mdmdual comacl sheels, and thssc were asslgrred 10 mterwewsr’a by postcode

sector ~plm arc m Ihe appendmea Ten brmfing seswons were held by Ben Page and Margarel Lennox

throughout Scotland for Ibe 150 mterwewers who were Involvsd m this stage of the prop

Al these seswons. mterncwers were mtrodumd 10 the concept of Core and S.alelhle addresses and Ihe

Issue of concealed mulupk dwelhng al single addresses

lrrlerwewers were instructed Ihal at each address Ihcy vmrc Iwucd wllh. Ihcy were to count the number

of mdwtdual dwclhng umts They were rqulrcd 10 record Ih!s mhrrmatmn on a contact shccl and lhcn

mmpare It wth the MO] numhcr IKICd on PAF far IW, addr=s As Ibis w-as lhc tirsl l]me these

addreasea had been wsned, mlerwewers were told 10 expect to encounter mvahd addresses (eg demohshsd

or busmcss pr’open]es) and msu’ucwd 10 record whclhcr or nm are ●ddresses wme vahd for Phystml

survey

-18-

Wherever Ihere was a discrepant between the acrual number of dwellings al the address, the in!crviewer

was r~uired 10 re-selecl a dwelling unit for survey using the Kish grid primed on each screening

questionnaire. Once the dwelling waa selected, interviewers were instructed to count from Ihe bmtom to

the top of the building, munling from Iefl 10 rigbl. For esample, if the 4th dwelling unit wss selected m

an addreas, and there were lvM flats in the basement, two on the ground floor and IW on the first floor,

the selected dwelling wnuld have been the second flal (in a clockwise direction) on the ground flnnr.

Once the selected dw.lling unit had been baled, details aboul the Iocmion of the unit, the ccdour of the

door, and the inhabitants’ name(s) were recorded on the mntacr sheet in the Additional Address Field

to help the surveyor identify the selected dwelling unit on lhc Physical swvcy. When the mntacr sheers

were returned 10 the oNice.. the actual number of dwelling units al each address was updated and the

infomration recorded in the Additional Address Field up-dated on the Fox-pro database. .-

1AI Sstellite addresses, once an address had Ire.enverified as a single dwelling or an appropriate selection

made, inlervicwcrs now atlempled 10 contact the household. making up to mvn further calls at eachI

dwelling. Once cnmacl was made, a few questions were asked to dc[errnine tenure. Copies of all

questionnaires. contsct sheets and imemiewcr instructions are mntained in Ihe Appendices./

The table below indicmes tbe invalid properties thal were lncated by the personal screening exercise.

core Satellite

Total No

Not Irmxable

NOI yet builllready for occupation

Non-permanent structure

No longer uwble ss dwelling

Demolished

Business/industrial only

Institution only

Vacanl

Other

Refusal for Physical Surv9

Total No of invalid Addresses

AddressesNo %

l.lsl 1In)

135 1.9

0 0

5 0.1

0 0

76 1.1

426 6.0

38 0.5

nla nla

11 0.2

14 0.2

691 9.7

AddrcsaesNrt %

8,%2 100

321 3.6

70 0.8

8 0.1

65 0.7

131 1.5

L492 16.6

137 1.5

247 2.8

51 0.6

nla nla

2522 28.1

,

il -19-

ElQIIil

3il

1

II IS notable that many more nwahds were Iocalcd m Ihc SalclhIc sample Ihan Ihc Core, largely due 10

the removal of approxsmalely 38% of Sslclhle adrJrcsw$r prior 10 Scr=ssmg as vahd Housing Asscaauon,

.Sctmssh Homes or local Authorsly properly However, cvcrr accounung for the hjgh profmrt]on of vahd

Lzxal Aushonty ●ddresses thm had Wn removed, thss figure seems cxsremely h!gh. We therefore

mnducaed a check on these figures, partwularly LhaI whwh appcard mcsl qucauormble, Ihe 1&6% of

SamflIte ●ddresses dcaukbcd as busnscsshnduslnal DeIcils of the re-mspczuon are dcscrrbed on page 28

of thss repon The check did nol suggcsI thal there was my cvrdenct of vahd addrcmcs tcmg marrredy

dcscnbcd, and w Ihercfore can only mggcat that the h!gh proporuon of vmds results from the clustering

of she 6atellIIe addrcasca, and Ihe nmure of the addresses mvolvcd m the scrccmng (&g. lmak?d m Ed

wkth a prepondermm of MOIS or whose ACORN Iype mrrelaled mmh ● high mcidesscc of MOfs)

Of the 7,1S7 Core ●ddresses. the MO] was found 10 he m-accurate m 118% of cases and re.sclecuons of

dwellmga were tamed out ?he database was updahxl wlh the rekwanl mfonrrauon, mcludmg the new

MO1 number. when forms were returned 10 the oflicc Al fourteen of Ihc Core addresses there were

de fisme refusals. and lhcse addrcscs were flagged so as nol 10 k Msucd on Ihc Phymal survey

1

133

-20-

Personal Screening for Tenure - Satellite Sample

AI valid properties in the Satellite sample, a resfrmr.w rate of 8S% was achieved. At 917 (14%) of

addresses occupiers were not coneacsable during the Iicldwrrrk pericd. The outcome for all the wilid

properties (6,440) in the Smellite sample is as follnws

No %

Owner occupiers

Renters

- Dktrict Council

- Regional Council

- New town

- Scottish Homes

- Other Public .SeCtor

- Housing Aasociaiion

- Cooperative

3.sl@ 59.9

Private Rented

- Charitable trust 24

- Employer (organismion) 39

- Propeny company 126

. Olher organisation 65.

- Relative 21

- Employer (an individual) 48

- Other individual 209

I455 7.1

3 ●

131 20 1,

17 0.3 )

317 4.9I

26 0.4 I

Don’t know 43

Refused 74

No mntact after 4 calls 917

TOTAL 6,44o

0.4

0.6

2.0

1.0

.

0.7

3.2

0.7

1.1

14.2

100

In told, some 532 privalc rcnlcrs were iclcnlificd at this stugc of Ihc scrccning cxcrcisc.

34

-21-

Poatasl%cening of Satellite Sample

While 8,%2 of the 26,149 rcmammg Salellne addresses were SS.SU4mto the field for pmonal vmts, the

rcmammg 17,187 were sent a self-armpleuon queauonnmre and letter rquemng {heir assrssancc

Households were caked 10 indiute Strewtenure by uckxng an appropriate box and poaung back a rcpiy-

pmd frmttm’d IO MOR1, where dexailf ware updated on the Fox-pro rnmputer dasabaac (a CCIpyE

xmsamedm the Appandjccs)

Remmdem wrc kaaucd 10 all ●ddrcsaca where no reply was rccm’ed three WWJSSaher ihe Imual mmlmg,

and ●fursher rcmamder to ●ll ●ddreaxca in lcrml authorima where reaponac rates were belcnv 2s)% 3 wxh

after theln]tialmillng ~em~-mtc tolheinlthl malljng ofqu~tlonnalr= -32% aftcr3*h

Atthlsssage, alladdresxea wcrenoreplywaayct rccmvodwcremmdwnhsremmder

.qevcnty per cent (11.964) were aem remmdera m a aenea of maihnga, bcnween 8 July and 2 August 1991

In thoac authonlma where Ihe reafronsc rate remamcd below 40% mm wccka aflcr an inmal remmder was

IS.Sued,a funhcr remmder was kxucd The final rccponsc ra!c K shown below (53 qurshonnams were

rcccwcd during .%ptcmber. 3 months after the mmal mmhngs m early June) Thoac addreaaea found m

be mvahd were removed from the sample

~e sable below shows a brcakdsrwm of responaea on the pwal survey

Questtonnams Posted

hxvahd Mdrcsaea

Unwaccaihle by PoaI OITicc

Demohshed

Vacant

Other

Total Invalid

Rephes rcccwed from Vahd Addresses

Owner-occup]er

Public aczror

Housing .4saomailon/Caqermwe

Private remcra

Tokal

Nrr

17.187

239

33

127

62

481

9.103

8.2S7

289

I 10

447

9,103

Perccntcge

lm

15

02

08

04

2s

529

859

33

11

469

Ida

35

-22-

The proportion of addrcssea described as untrao=ble by ihe Post Oflkx was similar to that found by

interviewers during the personal screening exercise and therefore, as tbc incidenee of questionnaires

returned as being sent to untraceable was very low, these were accepted as invalid addreases.

The posw/ screening cwrcise was made dificufr due 10 ihe delays by individual awhrwifim in complelirrg the

idcrrrijicarion of council smck (mxabfy Bwrdee and Edinburgh) prior la ehs Stan of efu postal survgv. llir

meartr that mailings cauld orrfypaced by irsdivkhsal authm”ry Ths rrccusary dcaeflimzr imposed by rhs mars

of the Physical survey in August, wgerhcr with &lays in sampling discurssd above, meant that cut oflpoinrs

had to be jrw in place for rams For erample, is had been decidd w asserrrpIa :elepfrorrs survey of rrorr-

rqiia, but due 10 she time needed w locate telephone msrnbers fW addnxmr, scwne respondcnu who had

everrrrsal~ rsplied to she postal quhorrnairt were kfssded in the telephone scrwnirrg. 7Mr war aot a major

problem, but addal m the cornpkriry of mnirrminirrg rrccum!c records.

1; u af.ro interesting ta note thar replies were srill being rcccim?d m the postal qucstionrrairc up to 10 monrhs

after il war sent.

Telephone Screening of Satellite Sample

In a funber allempl to produce tenure information for Satellite addresses, al all addresses where no J

response was received from the postal questionnaire or remindel

conducted.

by 23 July, a te)ephone SUIVCYwas

Telephone numbers for addresses were looked up as follows

CACI were provided tilb listings of the 8.458 addr~sses which had nol responded to lhc fxmal survey by

’23 July. These were Iben matched electronically m CACI’S compulcrised elemoral rolls for Scotland.

Wherever Ibere was a ‘perfea’ malch (ie flat id, address line one and poslcodc all matched) the name(s)

on the electoral register for lhat address was flagged up and attached 10 the address.

Once this process wcs complete, CACI passed all addresses which were successfully mmcbed to the

elecroral register to a specialist supplier who then sought to find a telephone number for tbe named

household at each addres.

Overall this process yielded 3.671 successful matches (44’%), which is aboul average for this type of

matching operation. Of Ihesc. 46 suhsequcntly replied to the postal survey, prior 10 the slan of lelepbone

screening so that 3,625 addresses (where both names and Mcphone numbers were able to he hated) were

Ihen passed to MORI’S subsidiary, On-Line Tclcphmrc Surveys.

Each numtrcr was called a maximum of 4 times over a two week pcrirrd, with the timing of calls stratified

in order m maximise the Prrssihilily of contacting tbc inhahitanls. Once crrnlact was made. !he telephone

36

.2.. .

11

mtervrewer verified that ihe numhcr called belonged 10 the exacl address Ihal had been sampled from PAF

and Ihen ●sked lhe name aencs of qucsllons lhat w’erc used on the pcrsnnal scm.csung caerctse m order

10 deterrrrme tenure (a copy of the qucauonnatrc used IScontamcd m lhc Ap~ndms)

The acreenmg qsscsoonnames, contact shecls and mkxvu$’wcr mstrucuona used on the personal acreamsg

U- are mmamed m the Appendmca

‘he uble bel~ delmla Ihe rcspracs to the acrcenmg quemona to delerrrrme tenure

Of the 3,62S, same 180 refuted to prowde tenure informaoon ●nd mother 101 were not carwaccable

(8%) m Iocal, yeldmg m overall rtspnnse mle of %?% (3,344)

No. %

Owner camrpws 3,170 95

Rented from

- Dmrcl Councd S4 2

- Regtonal Cams] 13 0

- New Town 10 0

- .Scmush Homes 7 0

- Other Pubhc tier 7 0

- Hotumg Ass.xmuon 15 1

- Housing Ccmp 1 0

Privately Resued

- Chwmable truai

- Employer (Orgamaauon)

- Property Company

- Other Orgamamon

- Relauve

- Employer (Indtwdual)

- Other md!wdual

Don’t know

9

13

10

2

13

4

11

5

0

0

0

0

0

0

0

0

TOTAL 3.344 100

In lolal 62 prwale renters were ldermfied hy the tclcphrmc scr.%nmg cxercme

1 f1

37

-24-

Socio-economic Screening Exercise

By mid-Au&rat, when the PhPical fieldwork was starting, Ihere remairmd 4.6S4 Smellite addresaes which

had noI been Screenti, they were thought unlikely 10 mntain mncealed dwellings as they had nol been

flagged up by the screening 10 account for multiple dwellings at single addresses. They had not responded

10 the postal queationnaircs asnt 10 them and it had proved impossible to locate telephone numbers for

them. Taking into account the stalus of these addresses it ws dmided that tbe most msI eflective means

of screening them for Ienure would be for.these addresses would be visited by MOR1 interviewers during

the murse of Ihe Socb-emnomic survey in the Auurmn. The procedures adopted to deal with them areI

described belmv in the section headed ‘Socirr-cmnomic Survey - Screening Addrcsr.cs’. By the Autumn,

a further 67 had replied belatedly to tbe postal questionnaire. kwfng 4.S87 addresses at the start of the

SociO-cmrrOmic survey.I

Of the 4..587addresses some %9 (22%) were found to bc invalid. A breakdown of Ihese addresses is given 7

below.

No. % I

NoI tramahlc

NOI yet built

Non-permanent structure

No longer useable as a dwelling

Demolished

Business/industrial only

Institution only

Vacant

Other

169

40

11

34

29

.349

32

229

76

3.8

0.9I

0.2

0.8

0.7

7.9

0.7 I

S.2

1.7

Totul No or Irrvafid addresses %9 22.0

38.

J

-25-

Of the 3.618 vahd addressa the following outrnmcs were ●chwved

Owner+ccuplcm

No,

2608

%

721

Rented

- DuIncr Councd J67 46

- Regional Councrl 15 04

- New Town Ikve,lopmcru brpmoon 13 04

- .Samsh Homes 30 08

- Olher Public 8t%ror (eg MoD) 46 1.3

- Housing Ascaatmn 47 13

- WpcraIrve 5 01

Pnvarely Rcmcd

- Chmrlahlc Trust 17 0.5

- Emplqer (Orgarmauon) 48 1.3

- Properly Compny 21 06

- Orher orgmrtsauon 13 04

- Relatwe (Indmdusl) 13 04

- Empl~r m 17

- Other mdmdual 127 3.5

8quatmg 1 .

Refused 54 16

No amtac! afier 4 calls 333. 92

Total 3,618 IW

in 10M, 299 (&3%) addresses wz?retrlcntificd as hang prwnlcly rcmcd during lhc .Snmo-amromlc srafle

of the Screening exeros.k

> 39

-26-

Outeome of The Satellite Sample Screening Exereise

Tne number of privalc remerx Menlified al each slagc of the Screening process was 1340 (3.5%) of the

38,324 valid addressts in the SaIellile aamplc, as detailed below!

Personal screening .532

Poaral screening 447

Telephone screening 62

SOcbeconomic screening 299

Total 1,340

In the Core sample surveyors identified 958 addresses out of 19,628 valid addresses as being privawly

rented (4.9%), and out of 10.884 Core addresses which were issued onto the Socio-economic SWVSYand ,..,

where a sucassful interview was achkved, 587 were identifiaf as private renter’s (5.4%), suggesting that

the overall incidence of private renters is in the region of 5% in the Core sample.

TIds means that there is apparently a significant dirrcrcncc between lhc incidence of private remers in the

Core and Satellite samples which was not originally amicipalcd. The main reason for the discrepant’ was I

Scottish Homes’ decisiern to use a broader dcfinilinn of [hc privalc rented sector during the Socio-

economic survq. During Ihc screening of the .%lcllilc sample prior to main fieldwork on the Physical

suwey, people who rented from the Miniswy of Dcrcncc, Ihc Fore.wy Commission or a Health Aulhority

or other public seaor body, were not included as privale rcnled but were classified as “Olher Public

Sector’. Shortly after the slan of Socio-economic ticldwork it was decided that these people should be

included as private remers, and soctcd as renting from an employer organisation. Thus the ahve figures

-showing a major discrepan~ between the two samples are misleading. During the screening exercise, some

397 addresses were identified which were potemially ‘Other Public Seclor’; the difticully wiih this figure

is that MoD and Forestry Commission Icnants were combined on the self-completion questionnaire with

lucal authority tenants and so il is diflicult 10 ~e-acha firm figure. If these are all taken to be ‘Other

Public sector’ and added 10 tbe 1,340 mentioned above, one arrives at a total of 1,737 or 4.5%. This

figure may alxo be slightly low as it is baxed on the assumption that all the Housing Aaaociation, Smuish

Homes, and lucal authority addresses removed frrrm sample prior 10 the starl of the screening exercise

were all valid, which we believe is unlikc}y if onc assumes that 10%7of Ihcse addremes were invalid for

an interview swvcy Ibcn a furlhcr 1,615 addrcxc$ Cm hc discounted as invalid. leaving 36.708 valid

Satelliie adrlrcsscs, of which 4.7% arc privwc rcnlcrx ~ccnrding 10 lhc umcndcd dchnilion. Clearly

confusion over tenure dctinilirms now means more work is nccdtxf 10 arrive al a firm eslimam of the

private rented tenure. The amended definition of privmc rcnlcrs may explain mosl of lhc discrepancy, but

there are alao other differences belwecn the two samples which may explain a potential discrcpan~

between them.

40

-.

-27-

Tenrsre mformal]on (or the Iwo aamplca has I’rccngalhercd In rfiffcrent vm~, some of which may hwc Ihev

own inherent blasts Below are cxammcd the ham O( Ihe Iwo Sigurcs for each sample, and hyplhcscs are

advancaf as so lhe rcasrm for olher pos.whle differences bclwcen the two sample

COrcSample

The final figures baaed on Ihe Phpral survey, arc as follows or 19,628 vahd addresses. 958 were rcmrdcd

as bcmg private renlcrs (4 9%) NoI all thcac ohacr’vauons arc baaed on a wnvcraauon wnh a rcqsondem

w an address Some 722 (3 7%) arc based on mformamm prowdcd by [he sxcupmr, 121 on mfornrauon

prsrwdcd by a nelghbosrr (O6%), 11 on appcaranm (OM%) ●nd 4 from ●nether aourm 11is clear thsl

UICmoat rchablc figure m theabcwcSCIrsthe37% based on Occupier rcsponsca, although the Iosal order

of magmiude produced from the Phywal survey m8y nol k far out m a comparison of Scnurcs of Core

addresses on ihe Physical survey and mrrcspmrcfmg adclrcsacs on Ihe socso-cconomlc survey, the Sncm-

ccmnomlc survey appcara 10 xurrdly Idermfy shghdy more addrcssca as prrvale renters, overall, Ihan dncs

lhe Physml survey

An analps of 10.204 wshd bre addr-c$ lhat were MSUUIon the Physmal survey and earned river onto

the Srmo-cmnom]c dlustrams ihls The VCSImajonly of these were mmpletc mlemal mspccuons. so :hat

Ihls group of addresses does not compare cxmly wllh the - figures prcsmmd above for the Phywcal

survey at all valid Core addrcs.scs

Nowrnhssandmg thss doTercncc bcwccn Ihc IWrI.WISof addrmca, of these lfl.2W addrcs.scs, 461 (43%)

were ldcnlMicd as prwalc rcmcm lry surveyors. and 549 (5 4%) KS prlvSIC rCnlCrS by Orlcmcwcra

Assummg lhm the same patlcrn would have hccn rcpmcd If full mlcrvmws had hccn crrmplcmd al all

vahd $rcrwmcd addrcscs m !hc sample, II appears that Ihc mclrlcncc of prrvalc rcnlcrs m lhc rlrrc scmple

Is 5%

Satellite Sample

On the Smclhlc Samp}c (3 S%) of 3S.324 vahd SaIcl]nc addresses were Idcnufied as prrvmc rcmers

41

There are a number of mclhodologlcal masons [ha! can Irc advanced as 10 why Ihls frcrccmagc IS

slgnlficanlly lmvcr Ihan Ihc qutwlcnl figure for Ihc Core Sample Tim.? are each ammcd mdwldually

below

28 -

Screening Process

While Core addresses had their lenure determined by surveyors (and imerviewers) fry personal visits 10

properties, snd in the majority of atses, by speaking to an occupier, this process was not used on the

msjority of tbe Smcllile addresses. The differem melhndologies used may go snme WY in explaining the

differing incidenw of private renter’s in the two samples.

Reduplication of SH/IM addresses

Of the original 42300 addresses, 1,031 (2.44%) were electronically matched 10 the Smltish Homes (SH)

and Housing Association (HA) databases and removed fmm the ssmple. The WY in which Ibis pmccdure

was carried out wss nol likely to mis-idcnlify any propcnisx, as the rules for matching were such that it

wss virtually impossii?lc IO match diffcrcm atldrmsm. II is cxtrcmcly unlikely (ha! lbc SH and HA

databases mntained significsm numhcrs of mbcr Icmtrsx or privmc rcmcrs in panicular, even allowing

for Ihe possibility of data entry errors, in say sweet numbers of addresses.

Removal of Incai mrthority/New Trswnstnck

Of Ihe remsining 41,269 properties. some 15,120 were identified as Iocsl aulhorityhww town smck (LA)

by the respective amhrwily slaff and sulmqucntly removed from the sample. The melbnd by which this

was done might have led 10 some non-local authority smck being included, if staff marktng addresses

highlighted whole swels or blocks which were predominantly lncsl authorily siock: we do not believe

this would have led to a large number of privsle rcmcrs being flagged up in Ibis way, although it may have

“wrongly identified enough m account for a small proportion of the discrepant.

Personal Screening

Of the remaining 26.149 addrc.ws, 8,962 were scrccncd face 10 face. llmc were addrcscs that had been

identified ss either having an MO) of 2 or mcrrc, or as being in CIOSCproximity 10 such an address, or were

in an enumeration dislrict ACORN Iype thal tended m corrclatc with a high proportion of MOI (2 or

more) addrssses. Of these 8.%2. some 532 were found m hc privstc renlcrs. The proportion of invslid

addresses was found 10 hc extremely high, because of the mmovd of large numbers of valid HA/SH and

local authority slock, Some 2.522 addresses were idcnlificd as invalid, including 1,492 business addresses

(16.6% of all Satelliw addresses in lhc personal scrcrming cxcrcisc).

Even allowing for the removal of 38% of the sample as SH/HA,L4 smck. these figures seemed high. fn

early March, once Ihe discrepant betwcsn tbe Core and Sstellile ssmples became clear, 140 of the irrvslid

business addresses in Glasgow were revisiied to check that there had been no systematic error in

identifying them. One possibility we wished to invcsligalc was that lhe sampling of lhe Saiellite addresses

at nearby addresses rather than dwelling units (Dus) may have lcd 10 inlcwicwers finding a block address

42

I

-29-

wnh a shop or busmcss on the ground floor and Bdenufymg II = s~ch Tlsss should not have occurred u

once Ihe SaIellnc sample was chosen. a DU was SCICCICXIfor each adrhcss al random. based on the number

of Dso mdlmwd by tbc MOI numhcr on PAF frrr Ihat addrcas. so Ihal 10 mlcrvmwers the format of

.Smelble addruscs wsdd appur Idenuca) to Core addresses

An apcnenccd mtesvscwcr re-vssncd 140 of lhcsc propenws and m only one musmcc w Ih.cre any doubt

al all sbouI the SIWSOof Ihe addr= lMs appears to rule OUIthe posslblbty of syawmauc error and the

dcacnptlon of any slgnukam numkxs of pnvale renters as mvahd addrcssca

Poatsd Screening

llse rcmanung 17,187 addrrsses were all osued postal qucauonnawes Of the 9,6S0 lhat were returned,

447 vvcre pnvme renters (4 7%) There IS a poss]blhty that some people hvmg m MOD or Forestry

Commmwon propcny may have coded ‘Pubhc Sccmr’ u the]r tenure, even though they were m fact m ●

~ of tmd a-mmndalmn and should lhcrefore have rmdcd tbemsclwa as prwc.le rerners It semms

unhkely that this wuld have mnlvcd a grw many mdwwhals however

Another hypmbcsls might bc Ihul ‘Informal” pnvnlc rcnlcrs wrrulrl tw mrrrc hkcly m cndc the tenure of

the household lhcy wrc hvmrg wl!h/rcnung from. or Ihat they would ncwr haw bmm gwcn the

OppOrcunlly 10 COmplCICthe form by thcu landlord Theac mfon’nal prwalc renlcrx, however, are

extremely unhkcly to haw hccn p]ckd up m lhc Core sample cllhcr, and so Ihn dncs nm cxplam the

dlfferenm bcwcen the IWOsamples

Telephone Srmecning

.

Addrcssca where no reply had tin reccmd on Ihe posral scrccnmg by 23 July 1S91 were pas$.xl to CACI

10 match 10 the elszloral rcg!sler and then 10 !elcphonc dlrccsorm Rules for the malchmg were stncc

and needed a Complclc match for Flal fD, firsI adslrcw bnc and poslcode togelhcr Wlh a full malch

between the name on the clcaoral regjster and lhal held by BT Some 8,458 addresses were sem to CACI

who achmved matches m 43%. of ccscs (3.6X) Al Ihcst addrc.wes, On-Lmc made 4 slrauricd calls, over

a tww week pcrmd and mcludmg evening and wcckcnd calls. m ohmm Icnurc mformalmn An 82%

response ralc was ohlalncd and 62 adclrm.scs were found 10 hc prwalc rcnm’a (1 7%)

We have no reason 10 lwlmvc Ihat the rqrnmc ralc on this pnrl of ihc surb’cy WUld have bcmr

parucularly low for pnvalc rcmcrs compared 10 any other icnurc group

30 -

Screening Exercise . Sncio-economic Survey

‘llstsae addrssaes that had not replied to the postal survq and had not been matched to telephone numbers

for the telephone screening, were issued onto the Socio-economic survey for personal acmcning. Two

hundred and ninety-nine wsre identified as private renters.

Conclusions

In tosal, the %hortfalf’ in the number of private ren:ers in the Smcllite sample is around 1.4%, equivalent

to 580 sddreaaea (ie S% of valid Satellite addreaaea is equivalcm 10 abmst 1,883 addresses, and only 1338

were identified). h is notahlc that 397 addresses identified during the screening eserciae would generally

have bmn included as private renters on the Socio-emnomic according 10 the changed definition of the

tenure. While none of the screening pr— described above appear to explain the resl of the

discrepan~ in their own right, it is likely that in mmbination they go a long way in doing so.

?he other point to bear in mind when considering this issue is !hat in taking the ‘red’ incidence of private

renters 10 k 5% we arc assuming that where surveyors esiimated or worded tenure at Core aamplc

partials or dwdling deacriplions where the address was no! subsequently issued onto the socio-economic

survey, their answers w“]]mm out 10 be as accurate, overall, ss {hose properties where an in:erviewvr waa

iaaued the address and was able to carry out a .Soc&economic interview.

.—I

I

44

1

.31.

Profile of the Satellite Sample

Leaving asKJe the apparently low mc!dence of prwale rcnlcrs !n lhe Satelh[e sample, the overall tenure

profile of the SaIelhlc sample produced by the .5meenmg esercue E rdao dlrIerenl 10 Scolush OITce

eaumams 11 K difficult 10 produce detakd figures for each tenure, bus-e the postal qucst!onname

mmbmed .Scotush Homes pmpmy wnh local aulhorlly addrc.sscs, this explama a small part O( the mflamd

Public Rented figure below

SatellitsSample

%

Owner Occupmd 46.2

Public Reined 421

H.wSf-f 4s

Pnmte Rented 35

Refused/don’t knowlno contact 37

Scottish Offks●stimates

%

524

357

6.2

57

nla

Difleressce+%

-62

+6.4

-17

-22

.

‘flse figure prcduced fmm the screenurg exerts.se ror the pubhc rented tenure u clearly too high .4s the

figure for ovmer~upatlon S$clearly soo low, one cause might be that all those who were unconracsable

or refused 10 Wale Ihelr lenurc were oumer-occuplera (which is unhkely, and sun would no! explain the

whole dwmepanq) It seems more hkely Ihai the Irlentlricauon of local aulhomy stock by Councrl staff,

prior to the screening eser~ may have led to them idetrufymg whole blocks as hemg lccal authomy

tenure, when that w only the predommam tenure, thus dcs!gnmmg many owner-occup]ers as pubhc

remera As dsscsmed above, IhLs may also have lcd 10 a few prwzsle renters hang Idenufied ss pubhc

renters (although not enough 10 esplam the apparcnl undcrcfrum for Ihls tenure)

While ddTerenUal respasac ra!es during the screcnmg cscrc~ musl account for part of the dmxepsncy,

as we hclmve that a dlspmponlonme numtcr of addresses where Icnure was enher refused or ‘unknown’

were pnvalely owned. N K dlllhsli to sce any olhcr muse (or lhe mflamd pubhc renled figure

Dstml.d srrr@vsuof 1P91 Cenrsssdnra m compon$on wlrh results of rhe screening ss’erase fryarm may sugge.rt

whether or not the effccr wns hmtted to one or rwo mrthormer or wos more wtdc,rprcnd

, 45

i

1

II

1

1

PHYSICAL SURVEY

. 46

PHYSICAL SURVEY

32 -

MORI’S responsibility for lhc Phyaicnl SUWCYinvolvc!d sample matuagcmcn[. work allnca(ion and the

mntrol of fieldwvrk, data emry and range chcckirrg of rJtrIa.I

Allocation of Addresses

When considering the allocation of addresses to Surveyors. three important criIeria had to be met:

1. Mileages for individual surveyors must be kept to a minimum to cormsin COSSS.

2 ff a surveyor is employed by a local authority he/she should nol be issued with any addresses from within ,.=

that authority. No surveyor should be issued addreaaes within his/frer have postal secior (this was in I

order to minimise the Iikelihnod of being issued with addresses of neighbors or friends).,.

I

3. Surveyors should be provided with a tralanccd sfrrcad of propcrlics of differing ages. properties., Ienurek I

and construction types 10 ensure lhst any htias a surwcyor had on scoring any particular condilion only

occurred in a limited number of instances I

With these three criteria emsfrlished, MORI crrnsidercd how heat these could IX f“lfill~, ~e ~ns”lta”~ I

SfA were commissioned hy MORI with .S@tish Homes’ agreement to a) manipulate the addresses into

suitable sess or ‘Iranches’ each to comprise two weeks workload for each surveyor and then b) to balance I

the allocation of tranches 10 each surveyor so that each had 6 weeks work, an overall balanced allocation

in terms of addresses issued to him/her with tbe distances between the surveyor-s borne addmsa and tbe I

areas sasigned to bim minimised wherever possible in order 10 reduce msvelling wsrs. I

MORI prepsred all the Core, SH/1-fAbnosl and Glasgow Boost addresses on 18 July together with all the

Satellite addresses lbat had been idemilied by pemonal or postal screening by 22 July and passed these to

SIA

Some of tbe private renters identified in the Salcllitc addresses. hecausc of the tight schcdtdc involved in

tbe screening escrcise, were not able 10 hc included in Ibc allocation prnccss, hul were assigned to

individual trsnches by MORI once SIA had compkxcd the allucstions.

Rules were established for tbe work to be carrit!d out by SfA and were agreed by MORI and Scottish

Homes.

-33-

ThCae were as follows

Crstersa used for generation of Trnnches

1 Each Iranche 10 cover either one or WM authontm only (excepl m the case of parumlarly smsll

authormea)

2 Each tranche 10 Contain an average of 4S wwghlcd adSlrCSSeS(dcpendmg on rurahly urban addresses

wrll have a factor of L rural addresses a factor of I 25)

3 Each tranche to amtam a spread of ACORN mdea (10 ensure a mmure of tenures and du types) by

the 11 alpha segments Ihm reflect the chmxteraallca of the LA(s)

4 Each tranche 10 contain amonuotu areas where possible

5 Each tranche 10 contain a spread of urbanlrursl addresses rctleclmg the spread wrthm the manche’s local

authonly(s)

Criteria used for allocation of Trsmches to Stsrveytrrs

Afl manches were allocated IO surveyors by SIA

Rules govemmg the allncahon IO surveyors were as follows

1 Mnomum of two authontma per surveyor

2 Mmlmum of two sss~m per aulhomy

3 A ma.mmum of 50% of any one surveynr’s wnrk m bc wlthm onc LA

4 No local suthonty survepr 10 be ISSUedany addrcsa m hwlrer own authomy

No $u~r 10 t-s raaued addreasea m theu own postal sector

5 Travelhng dsstanccs 10 be mimmwxl wherever powhlc

In total 526 u’anches were created from the addrssaes. with an avcmge number of 4S addresses m each

tranche Full derails of the we of mch u’anche. the rural/urban split, Ihe ACORN tp h mnlama, and

the gnd references of Ihe rectangular hmlta of each tranche are mntamcd m SIA’S report which IS

presented as an Appcndw to this document

Once the 526 Iranchea were crcaled. MOR1 rswwwed the compoamon of each wanche Because large

areasof Glasgow mntam qume hrsmogenous housing. the only way to assemble rational tranchea m

geographml terms was by allowsng a fcw tranches 10 crrn!ams pre-fmnderancr. of cenam ACORN types

Tlus was regarded as acuplahle because uch ACORN Iypc dcscrdrm only lhc @rc-drrmmant type of

houamg m sn ed and not ncccssanly tbc prcaae address aamplcd

, 48

1

-.34-

Bemuse of this. however, two further rules were added 10 Ihe second stage of the allocation, the allnmion

of tranches m individual suweyon.

These were

1. That cvesy surveyors allocation of tranches be balanced 10ensure Ihal on the survey as a whole, no one

surveyor worked in Iesr than 5 alphabetic ACORN Iypcs. This rule was imroduced to ensure that

sumyosa worked in a grind spread of different areas containing a variety of property. This waa largely

because aume are-as of Glaagow and Stsathclyde Region contain housing which is extremely

homogeneous in nature, thus meaning that Isarrchea within a seasonable geographic area wt.re Iargely

composed of addres$es with the same ACORN code 10 achieve a better balance of ACORN CO@

within these wanchca wuuld have mcanl cxlcnding their gmgsafrhic sim to an unacceptable extent. I

Once we were aware thal a proportion of wrchcr were compnacd Iargcly of onc or NW ACORN types. r

it was decided that the overall ACORN lypc crrnlcnl of tranchcs allrxmd to an individual be checked 1

10 prevent any individual receiving three highly homogcnous tranches. .

2. Tfral any one surveyor was issued wiih a maximum of 35% of addresses within one ACORN type.

Whh these adjustmcnrs, tranches were allncaicd 10 survcyora according to the rules oullined above.

The SIA reposr in the Appendices providea full details of tbe tranches allucmed 10each susveyur, including

a travel diatancc (and a definition of how Ibis was calculamd), the number of ACORN cndea allccated to

each sumwyor and the number of local authorities each surveyor was allocated.

Once tranche allocation was comp}ete, a manche number was assigned to each Iranche and [ranches were

printed onto mnract sheers in postal code order within !ranche. A copy of the contact sheet is inckrdcd

in the Appcndims.

The alkscaeion of addresses to surveyors wrss,in retrospect, the mow dificul[ pan oJthe whole sunq. Because

OfIhe tight schedule necc$smy for the Screening crcrcise, when /he imnche.s were being rssscmbled interviewers

were still screening for multiple occupancy ond pn”vrwerenters in some orcns, rmd continued in a few authorities

when the Jim surveyors were in the field While we nw?mptcd to msurc /hot all nddresses in suw.qors’ home

areas were re@Y of the msri of each briefing wcc~ by cmrcenmrtingjieldwork resources in rclcvmu nreas, the

nature of the rules for rdlocrviort to sun,eyms mermt that !hese pmriculnr addresses (eg those close to ench

surveyor 3 home rsddress) mighl not always be allocnted to himlher, becrruse of the sules designed KScream

balanced sets of tranches.

AI AC stm of the first week therefen?, although one-third of the nrmchec were at,nikrble, rmrsry of the

alkrticms for individual surveprx were not, becrsuse the conyxmrprogramsne had ollocoted addresses in their

men (sg GJasgow) 10 other surveyors

49

1

-35-

Scomsh Homes dtclded m obrrrrdon the compu!cnscd olloccmrm of mrrrchcs, mrd gcwe mdmduals work that

had been ~v!ous~ nllmmed to other w-tmwrs ThJs ntrmr{ that the Lmrrl of Mrrnccd SCM of mwrches /or

each suwqwr wrrs lost

A jicrthsrprvblem during the first week of bne@g when final allocaltorrs were made, was that marry SUWWK

were err/y prepcsrcd to work m cenam mars The mcdcl used to crlkxcrte mrrrches, while at[empttng 10 coniam

nuleages, was oko conovllirtgJor mcumum anmcrrts oJoddmssss m ccnmn cruthonnes, and typa oJdt/Jercnr

pm, u well m bcrlancmg other suwqwws ’ workloads ZJus means that some Ednbwgh SU- were

allcxated o&irusu m Glasgow a tti Borders, fw esrsrnple, whish thry wem then not pqwed to :akc at

In cndtr to ksep the survey on rmc~ u was deadui to ofcr these SW- wd m arms nearer to horns, again

meorsorg manual adpsrmsrrts 10 the ccr+nputenscd alkzooon OJtranshes

As we have since decldcd, II IS clcrrr thtw work assemblmg the rmrcchcs - mrd mdesd (he rccnurrneru OJ

m- - ne~ to b~n much ecrrher (Ihts ysnr tt was nor Po.sstble, due to the necessary screening ererww)

m allow rnurck to be rcrr~ well m adwrnce of the Phystcnl sun,q Secorrdfy, when mrrvqvrs arc rccrwtsd

u wctcid be sertwble to gwe them pmsmuts of the mrnches they mc m work on, so thtw them can be no

scrbsqueru dmogreentents LAswMc, thetr wmu OJ cmplrswnerr! should be ngrced well m rrdvance OJ [he

bnejings We crndersmrd !hot mccrfystsof !he frclucrl pm[ems of scoring by scrnq.ws su~srs [hat abmrdomng

Marked sets of rmnches had vc?y IIIIIC mpcrct on sunvy results, turd !hts tmphes !ha! !hts pan OJ work

alloccurorc could be dropped m 19%$ wswrrgn conr}dernble mrtowrt of mm rrrrdnmrrcy, and rsmowrrg a major

MWSOf COIUUUlOllwtth SUW~

Profile of Addresses Issued onto the Physical Survey

At Ihe scan of the Ph~ml survey m Augusl 1991 ihe profile of the ssmple wss as follo$m

Sample Size

Remammg Core addrcses 20,459

Satellite addresses ]denufiecl as Pm-ate rcmcrs 1,030

Housing A$soaauon addresses 870

Scrmush Homes ●ddresses 870

Glssgow BwsI addresses 7.30

TOTAL 23,959

In February-April 19%?,addmonal booster sampla of Housing A.wooauon and Scomsh Homes addrcasu

were usued, m order to acbmvc mmlmum ssmple sIms of each wnure wlbm each .SccMsh Homes region,

together wlh prwae renters Identified rhmng the smeennrg cxemsc on the SrxIo-econom]c

, 50

-36-

CAU (Central Administmtirm Unit)

MORIestablished an office in Edinburgh called Ihe Cenlral Adminislralirrn Unit (CAU) to manage the

ficldwmk proccaa on Ihc PhPical Survey at 24 Manor Place, Edinburgh. The office was staffed by Ben

Page, Study Manager at MORI, and inilially 2 c)crical staff. AI peak pcrirrds. 12 staff, [ogeIher with

Margaret Lcrrnox MORf’s Scottish Area Manager were prcscnled. The CAU WaSresponsible for Ihe

deapalch of wanchcs of addruscs, questionnaires and rclamf materials 10 suwcyrws. and the control of

iicldwork, togeIher with initial editing and’supervision of quality mmrol.

Briefing of Survcynra

The majority of the hricling sessions for surveyors were mnductesl by Scouish Homes. MORIheld sk-,

briefing sessions in all, mnducwsf by Anna Trcseder, Field Director. Brian Gosschalk. Study Direclor and I

Ben Page, Study Manager. Three of these seaaions were held on Wednesday evenings (14. 21, 2S Augus{

1991) and were m brief monitors ahoul the survey and quality control administration.i

AfI surveyors and monitors attended a 2 hour briefing session on the Friday afternoon of each week given 1

)

by MORI and covering the construction of the sample and addreas allsrcmion. basic principles involved

in handling pre.selecwd samples in survey research and survey adminislralirrn, as well as introducing the

MORI team and the CAU to surveyors.

MORI prepared a elctailcd instruction manwdl for survcyow. ‘dcopy is in the Appcndims.

Our recorrmterrdarion for the ncrt SHCS would be thor more time of the briefings is devoted 10 recording

dwelling identificaliorr, the rclrstionxhip bcrween {he Physicnl mrd the .%cio-cconornic surveys and suwey

adminisrmtiors It may be better to brief sun,eyors on these mpccts earlier in the week

As noled elsewhere in this rcpurt, fflilum by sornc sun,eyors 10 occurrrtc~ record infommtion about dwelling

selection, rsrrdIocotiw mcont thnr interviewers’ tasks were more diflcult.

Corrsiderablc diflcsrlties were crursed m the CA U by /he foilure of mmry surveyors to follow rheir in.cmscrioru

for the rmim of work lnwsice. scnr for fom,s rhn[ were nor rcrumed, or fomts en/ without accompanying

docuntcnmtion or with the wrong documcrmrtion, were frequent prublems mrd rrmrnt lengthy delays in paymcn!

of suweyorx A considerable rrmount of defective work on {he prsrt of the CA U wrssrrccessrrryto v and JInd

out what hod acnrolly hopperred, as well m rcvisirrg numerous claims hy sunqas.

We urrderstrrnd thrst the EHCS uses o software pockagc (produced by SIA ) which mrtomrsres sur.’sywrprryment,

and would su~st that survsyor payments arc computerised in 1996

-37-

,

11

1.

1

II

JJr

1

1‘1.1J.-

Evcn I~somc@rrI of C4Pl IS used m 1996 (which could mcludc mmrsumc poymem for survcyon by a Cassmt

Umt wa a cenwal dnmbmc), survqws .s{// $!III need thorough hnqing m onler IO use the system flccave~

of thcu pru!sc mk the Fwld Lkpartment m MORf had some dljjlculry m obtswrmg regwlm and accurate

snfwmsmm ~mt mamkws, smd II appsnrs that same were mars assiduous than others m ensunng tha: :hew

suwcprs ’ work was of mr acceptable smrrdmd Pmrfy thu wa$ due to pnxusv of mm n! the bnejirrg scsmons,

and afco due to the fact :hm allacatmru of work to survqnxc meant many subsquen!fy rtwked a cotsslderabk

dsstrsrrce~ tha mmsuon ’ homu, so that u was d@icult IO keep umyrsg au! regwlar bsukhecks Rcgardlas

of whether w mn CXPI u aced, morrmws’ rarptasstbd:tmt wdl rsced10 bc reunsrdcnci It moy be possible 10

cotscersrmte 011 of each nmrcm+ surqvrs m a hrmted geogmphic area 0s mcncha will probab~ nat bc

‘balanced’ m Ihc smne ww m m 1W1 Thu would help ccmcm relmtorrsh:~ Irerween monitors and sumejvrs

more fim#y assdsallow mmmrs to pay closer oiteniton m mdjt jdual sunqms

Other aspecr.s af rnormors’ roles WIII nlso need la he considered, mcludmg whether thq may bc able ra carry

orst m mmal quahry coma{ check on evay survey dam hy thew temn

Mailouts to ResfmndenW

Once tranches were compllcd and Ihc Survcymr hnefing order was Iinahaed, Iettem and leafless were paled

IO ali tranchcs of addresses which were to be the starling poml of the Ph~kal sumey, for the firsl group

of 64 surwym bmng bncfuf aI St Andrcws between 12-16 August

A copy of the letter and Imflel M contamcd m lhc Appendlccs

The Ietler gave rcapondems a free frhonc numlxr to CALl m gain more mformallon about the survey

Some tivc por cent of those m tbe sample called lhc CAU, generally 10 refuse A log was kept ●: Ibe MU

of all ralfs made 10 :he oflia and using lhc umque scnal number for each address, which was pnntcd es

a reference number on each Ictler. the CAU was ahlc 10 mlorm suwcyosa of refusals, enher by amtaclmg

them directly or by mung the mforsnamm onto Ihc comacl sheet prior 10 the wre of addrcascs 10

Surveyoss

When respondents rang to refuse they were askesJ whcibcr they ObJCCICd10 surveyor’s esammmg Ihelr

property ememally from a pubhc place, and very few refused thu nearly all refusals relaicd only 10 an

internal mspecuon of the property In iota] 830 respondents refased an msfsemon pr]or 10 a malt by a

survcyoc lCr2wrote to the CAU, ?28 telephoned Towards the end of the survey. another ma!lout was

dispatched by the CMf to all trenches thsl were not PI ~ussl, mformmg respondents lhsl they would

recewe a wsn m the next few weeks, and letters were scnl 10 sutvcyors for them 10 post to remammg

addresses they had ken cwued wmh but had no! yel surveyed in Glasgow, Ihe Lord Provc61 slgrscd a

, 52

-.38.

letler to remaining addressas to Ict thcm know the currc!nl si!ualion and to cnmurage households to

reapcmd.

Cnpiea of these letlers are contained in Ihe Appendices.

We recommend that afie.phorre mrmber is nor gfvsn to rsspc+rdmss orr cmy@rsrt survey, os ir was rarsfy used

10 ob!ain information about the sw’vsy, and made it almosl 100 easy 10 re)ioe out of hand.. About 10 working

cloys were spent just mscwerirrg calfs 170rrt respondents who rang 10 rqis.re but who could irrvariob~ be

persuodsd to accepl an erwrrral irrspediom Prvviding art ordirrmyphone rtssmbershould limit callers to those

whe are most costcemsd about the suwey, reducing the arrxrurtt of crdmirsi.rrrative time involved

We also rscomrnend that the mrril our for the ] 996 sun,ey is sto~red, to prevent long dckrys berween receipt

of letters mtd Ihe subscqucrrl mrhl of a surveyor.

I.,

Booking in of Physical Fnrms

Surveyors were instructed to rclurn all addresses mgclhcr wilh ~ppmprialc forms m lhc CAU in prepaid

envelopca. They were instructed to send a maximum of 10 forms pcr cnvclopc m minimise the loss of dam1

if any package was lost in the pmt.

On receipt of an envelope of forms. the photographs for each properly were tiled in serial number order \

within tranche order.

The quealionnairea were then inspcmcd for complelencss, and 10 kcy variatdcs from within the form were

tranaferrcd m the front sheet.

If any key variables were missing, or Ihe surveyor had not made the minimum number of calfa in an

attempt to gain an internal inspection. or had called al inappropriate limes, the form was returned to the

sucveyor.

Once forms bad been inspected, the from shca of wry form was phrmrcrrpied. This was to ensure lhat

should any form be lost in wansit via Parcel Force delivery m Lnndon. key information abuut the address

would not be Iosl.

AO forms with serial numbers ending in 27, 50 and 77 were chcckcd and then prrsted to monitom for

quality control check

A contcol database running on a stand alone PC was installed in Ihe CAU. 11contained full details of the

sample to enable Ihe CAU to answer queries from meml!as of the public, the police and homing

authorities and suweyocs about any particular address. A data enlry package. Keyplan, was alae loaded

53

71.

311.110

0

* I

“1.

-39-

onto the PC and Ihm was uasd 10 eoter data (which w 100% verltitd) k4aImg to every form prior to us

dcapalch to London for data enoy by Numbers, MORf’s C@ proceswng depa.rlmenL Keyplan was uud

m input address Serial number, Uanche number. local authorny code, Suweynr and Monnor numker,

outcome cade, survey type mgether wnh 10 key vzmablcs, such u number of rc-mrra,Tolerable Slandard

em Tim allowed MORI 10 prowdc dally updates lo Sc!ml]sh Homes on the progrcs or Phpmal Survey

fieldwork. m Ierma of rrsparse rale analyscd by surveyor, local aulhonly, Icnure and other key vanablcs,

together vmh other crctwanalyacs such aa Lenure by local autionly The use of the daubase helped

overcome the Umelag between recapl of forms at the CMf and rfre armpleuon of data entry ●nd range

checkang at Numben m 2xmdon ●nd the sul%cquem return of dara on duc to 8cotMb Homes

The Phpd Sumy Databaae waa mnfigured x follows

Field

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16

17

18

19

Field Name Character Numbers

Job Number

Addrcs Serial No

Tranchc No

Survey No

Mrrmtor No

Oulmme of suwcy

Form of DweOmg

Type of house

~ of ml

Dale of Omswucuon

No of Rooms

Bathroom

Wc

Tolerable standard

Housing ActIon

Tenure

~ of Survey

Polentml for survey

Rclurncd to mrrmtor

1-4

5-9

10-12

]3.15

1617

18

19

20

21

22

23-24

2s

26

27

2s

29

w

31

32

In eflch ca$e we feel the number 0$vmmbks enfcred mrd vcnjied were !he nmrtmum nscessmy to conmol Kht

Iob adequate~ W?ule all the vanabla were no! used to mrdyse refunar, them presence wu rmssumg Thu

M Pommfarfy tie Ofthe dmn held on I%lb 7-15 of /he Phymcnl Survay @plan dmrbas~ ar loss of a form

m tmrurt to data enny could have occtrn-ed

54

.4n -

Data-erttty and RattsgeCheeking

Once data from a form had been emered (and 1(W% verified) on the Keyplan database, forms were

batched and aenl by courier 10 MORSs data prnccasing firm Numbers, in London.

Here all data from the Ph~ical forms were entered onto cnmpmer and I(KI%veririti. During data ermy

range chexking was carried out and failures were referred 10 the CAU, where Dave Cormack and Keith

MacKenzie made decisions in cases of miaaing data.

Once forma had been through data entry and range checking they were returned to the CAUby courier

in balches of lLX1.Iogether with the data relating to each batch of 1CK3forms on a single disc. Forms were

tcmpaarily slored al Ihc CAU. On complctirm n( lhc Physiul Survey ficlrlwork all Physical forms were

transferred to a secure slot-age facility.

Updating of Address Infornaaation

Wherever a surveyor found that a properly had an incorrect MOI number, he or she was rquircd m

record the correct numhcr. details of the re-sclectcd dwelling unit, together wilh information on how to

locate the surveyed dwelling unil. on the Address Shwt primed for each address. When address sheets

were returned to tbe CAU. they were checked and any that had new or amended information as a result

of a surveyor’s visit were sent [o f..ondon where they were up-dated on the main database, w thai

interviewers working on the suhaquem slage of the Sncio-ccsmomic survey would be able IO carry out

interviews at the same units dwelling as the strrveynr Selcclcd. Although a space was prwided for address

information m he entered on the Physical form ullimalcly very (CWsuweyors entered data here, using

instead [he address sheets.

At the end of the Physical Survey, the up-rtatcd crmlcnm or lhc address rkalabasc in London were cnpied

to Scottish Homes..

.

,!

I

.>.,1.

I

1I

I

I,.. ,

55

SOCIO-ECONOMIC SURVEY

56

-.31 -

SOCIO-ECONOMIC SURVEY

Questionnaire Development

During July 1991 a final pilot of the main questionnaire and materials was carried OUIby six interviewers.

Nineiy interviews were carried out, wilh 37 among privale renters to ensure that the private renter

questionnaire, which had not bmn piloled previously, was thoroughly checked in the tield. Interviewers

were personally briefed and de-briefed by Ben Page, Siudy Manager and Bill Jackson, SUIV9 OtTmer. ,.U

a result of the pilot. MOR1 refmrted to Smtlish Homes with suggested amendments 10 the questionnaires,

and produced a repcm on the piloting process (see Appendices). The questionnaires were then finalised

and agreed.

Briefing of Interviewers

In all 11 bricfinga were held. 10 in early November 19YI und 1 early in 1991. The lallcr was held in order

to brief additional intcrviewcm in an attcmpl to incrca.se the speed al which the suwey was being

completed. Each session lasted a full day, and was led by Bcn Page. Study Manager, tog.ether with

Margaret L.ennos. Scottish Ares Manager. Bill Jackson from Scottish Homes attended all briefings 10

provide advice and decide on particular questions during each session where appropriate. In total, 190

interviewers were briefed during the project.

Briefings took the form of two full-length interviews - one with an ‘owner-occupier’ and one with a ‘private

renter’ - between Bm Page and Margaret Lennox, designed to illustrate areas of potential confusion and

explain tbe more complicated sections (eg repair section). Slides were used to highlight key issues. The

second half of each amaion covered dwelling, household and respondent selection and dealt with the issue

of multiple dwellings at a single address and multiple households at a single dwelling.

Interviewers were issued with a bound set of interviewer instructions at Ihe session, and were given a

Freephone number to use to contaci MORI wilh querim.

Dummy Interviews

[

After each interviewer bad attended a full briefing, lhey were issued with non-columnated questionnaires

and asked to mmplete four intervimw with pmple who were not known to them. interviewing two renters

and two owner-omupiem.

57

-47. -

These mtcrmcm -re then retumd by psI to the CAU for a full cd!t under Margare! bnno~s

m.struc!roa ErrOrx were noted and mnvr+uj 10 the mternm Only when an mwr’.ntis work had

been checked and dmcmssd With her or him was $hulre mud wwh ‘rul’ qua:]onnams and survey

addresses.

Costdstckof Fieldwork

Fiekhmrk on the .SoaC-smnom.u survey waned later than was ongmally mlended because the Phywcil

surwy was not yc! mmplemd ●t the snd of Ocrobcr

llse clsaru ovcrlaf grve mbroad md!=tlon of the partcrn of rerrmrs cm a weekly Isasu and the omall rate

of progress cm the sumy

The Ckmasssus pcrrod saw an rrmrrabk May -msrg to fisklwork and ihe stan of the General Elcaton

a.m~~ On 9 M=-h 19?2 mant thatmanymterw- Mm ousrcdIucmtwepamg wk. wbdraksomeanttbq deuxed less unss than ws would haw hop forfo thesmvey. h wasfor rlrmreason that a

further 12 mtsrw.=sm were btfefed arty m rhs p 10 help kc=p up momemum on rhe survey.

‘llsedensmn toisasssa farthsr840addrmca Iralf-wythrough tbs f%fdwork mcvltably ddsd to the delay,

8atnferwswsrs hadtorcmsntoarus roarsmunt forrsfaowfy fcwsddrcsscs. fncmuaug tmseandmifa~-

for rkse SddmSei

TM rnam prublmms flag rntaviswm relascd to failure by srrrvqora so pss on (vu their contact ahat)

dssulf of mdmdrsal ~ PsWA@urmdsrr= ThLSmad=PIQSI= mmdf5mkLAdh

dfflkulty arcac where survqws apparently had not armed out mternaf s~, dcapts thssr r’eturm

arsggcstsag Uiey hark, or wbsrs a tnrvqwr had rmataksaky surveyed ● diffasrd ●ddress to that LSSUed10

binrma. Wlskkstiaa =mal a f- pmbkam hcrw=vsr, It shonkd bs Pomtcd OUt that they rnvoW fsWr

than1%Of ISSUedadksses on the -o-s!coMJmIc nsrvsy, and had very Ifttl.$ mspaa on rsspords rates

wlucb tenrarned hsgb thrmughom SACsurw+ A more dstsilcd discwaron of 13ekd=xsrkrs mrsamed m USC

ScaIon of thn repors deraflrng rbc dcbncllng of the mtcM_

ResponasRatm

The -U resporw me on the Soarxconornrc survey was 79%, although dearly rcspamc rams varied

aaordmg to Phpmak survsy outmme. wsrurc and whether mozrwwem was alhng ‘cold’ or not (ICat the

Mdmorml SHrHA boosssr =mplct).

58

6(

5(

4C

30

20

10

0

StCS – Incoming enve opes(Daily average calculo(edweekly)

—

I I I1

I I3

f5 7 9

I11 13

2 4 ,6 8I 1’5 F’TYm~l-

10 12 14 16 18 20 22 24

Week Number

— . . . . ____ .-. Q ~j __ ! Q ,L—_..

SHCS – Weekly Returns

17

16

15

14

13

12

11

10

9

8

7

6

5

4T

3

2 -

1/

o- 1 1 I 1 I 1 I I I I I I10/12 24/12 7/1 21/1 4/2 18/2 3/3 1 7/3 31/3 1 4/4 28/4 12/5

17/12 31/12 14/1 28/1 11/2 25/2 10/3 24/3 7/4 21/4 5/5Do(e

,/

o Sc reenlng i Main

43 .

Addresses

Issued13570

678

299

978

601

682

595

242

16,671

Interviewsachieved

I0,844%

&1Core sample

Privale renmd addr~ frnmPhysicsl survey 45s 67

Private renters idcniifid alremaining Scmming addresses

Private furlers

Housing AsWciation bomt addr~

236

691

440

567

79

71

73

83Smtdsh Homes boost addesscs

Additional Housing Association bermaddreses 405

1%

13.137

68

79

79

Additional .Samish Homes boos addresses

Total

Analysis of Response Rates by Physical Suwey Outcume

Completesurwey

(13.440)%

Interview complete 83.6

Notpreviously

issued-.(1,139)

%70.8

Partialsurvey(1.949)

%55.7

Dwellingdescription

(s2)%

60.9

Refused 10 take parr 63 16.1 13.4 9.0

Too ill 05 1.2 0 15

Awsy during Iicldvrork n.7 1.9 4.9 1.1

No oxstac!after 4 calls 6.9 19.8 15.9 1M

Vacant address r17 3.7 4.9 3.1

Other 13 3.7 0 29

Rcspamc rates vsricd little aonrding 10 the urtrstrity of issued addresses. Crwrall. intemicws were

achieved at 79% of urban am addrm. and 83% of mm[ ~~ add,=

Response rams waned more greatly by Aulhority. with rsics ss high as 91%, achicvcd at Core addrm

in both Roxburgb and Annandalc and Eskdale Eoth Edinburgh and Glssgow had response tams below

the avcrsge (75’%in hmh cases).

!.AWresponse tales vmrc rcmrdcd in Cailhncxs (73%). Kincsrdinc and Decsidc (70%). Dundec (70%) and

EssWOod (a%).

-44.

InterviewLengths

The average mtctwew lcnglh of (he Socm-emnomlc qucslmnrrawc waa 42 mlnuws, with the shortest

mtemew mkmg 25 mmulcs and the longssl two hours

The average mlemcw length of the Prwale Renters qucsuonnmre waa 15 mmuma, wllh Ihe shorlcsl Iakmg

8 mmums, and Ihe longest Iakmg 32 mnruwa

Below the Wersgss are gwcn for each maJor tenure ~ Iogether wrth an ind!catlon of the dutnbuuon

of mter’wcw lengths for each tenure ?besc flgurcs ●rc based on ●n analpu of dam held on the Keyplan

database

Mmn Questimsrtnirt

Up 10 M mma

31-35 mma

36-40 mm

414S mms

46-50 mms

51-60 mms

0w3r 60 mms

Average

Up to 30 mm

31-35 mms

36-443mma

4145 mma

46-50 mma

5143 mms

Over 60 mma

Aversge

TotnlNo %

207S 16

1847 14

3339 26

23S8 18

1706 13

l-w 11

322 3

42 mma

HousingAssnciatlon

No %

2)9 22

137 14

Z37 24

145 15

126 13

107 11

2n2

41 mms

Owner-Occupier Council TenantNo % No%-

820 15

n7 14

1367 26

997 18

666 12

619 11

133 3

43 mma

ScottishHomesNo %

179 17

169 16

249 24

181 18

144 14

m9

18 2

46 mma

660 16

613 15

IOS9 26

720 17

565 14

397 10

103 3

42 mms

OtherPublicNo %

13 7

24 11

48 26

39 21

32 17

24 13

63

44 mms

Private

No %

184 14

136 11

329 26

276 21

173 13

149 12

42 3

43 mma

Editing and Back Checking

45 -

The first four ‘real’ imcrvimw complcmd by each inmwicwcr were rcwrm%l 10 MORI and edited fully.

Interviewers were given instructions not to prncccd until Ihcir first four imcrvicm had hcen cnmplelcly

checked and any remaining errors discussed wilh thcm.

The SHC5 office al MORf’s Southwark S!ree: oflice in London wcs used 10 honk in the questionnaires,

and a full log was kept for each imerviewer throughout the sumy. Each Iime wnrk was received, details

of any errors wwe noted, Iogelher with action taken. This meant it was PnarJble to see whether or not

previous errom in an interviewer’s wnrk were repeated, and allnwd editors 10 krnk out for particular

weaknesses of individual interviewers.

Every questionnaire rcccived al MORf was subjecl to a full visual inspection, checking for completeness

and the cmrsisiency of tenure, household and income information. Failures were resolved by lelephonin~

either the interviewer or the respondent. The flow chart opposite illustrates the full detail of the

prnccdure.

)I

fn iota] SCS3rcapnndenta were re-cnntacted hy tclcphrmc. hccauw the dma {hey gave was inconsistent or

because an interviewer had inmrreclly rccordc!d a kcy variahlc.

A further ten per cent of all rcspnndenta on the Socio-ccnnomic survey WCTCre-contacfcd pwally, face-w

face, or by telephone in order to check that the interview had hecn carried out. lhal the interviewer was

courteous and professional and that key variables had hecn recorded correctly.

—;These checks revealed that one interviewer had not been carrying out interviews correctly, All addresses

previously issued 10 that irrierviewer (who was based in the Western Isles) were re.ksued to other ~

imervicwers and interviews repeated at these addresses.. The interviewer concerned was dismissed.

After evmy questionnaire had been checked and any errors corrected, all questions were Ioggcd onto the

control database at the SHCS office in London, The database recorded tbe following variables serial

number, interviewer number, Incal authorily numhcr, ruralily, interviewer number, Physical Survey

outcnme, number of calls. Icngth of interview, tenure and (be outcome ccrrlcfor lhal address (see overlea~

63 “-JI

SOCIO-ECONOMIC SURVEY - BOOKING IN/MANUAL EDITING PROCEDURE

tcount ●n”.

& mmrd/

+

sort Lute ,nt.rv,.w.rn. order

=fidfrom mt.r. from *to*.

NO

&ml Probl.m

.

t

L/-’l

Roc.rd on I JBmk ch..k 10TIII v

Record O,lut.rvwwer, ●dit mh..t

Lzzz?a,&l.d,t .l.mh

64

47 -

Field

1

2

3

4

5

6

7

8

9

10

11

12

13

Field Name

Addrm Serial No

Imerviewer No

Outmme of Physical Survey

Urban/Rural

Local Aulhorily

Final outmme

No of calls

Length Main interview

Length Private Renter inteflew

Day of in:crvicw

Month rrf irucwicw

Tenure

Rcmrned to intcrvicwcr

Character Numbers

1-5

6.9

10

11

12-13

14

15

1618

19-20

21-22

23-24

2s

26

,This data was 100% verified. the mntact sheet removed and tiled at the ofice, and the questionnaire(s)

Ifor that address sent to Numbers for data envy.

Data Processing - scrcio-hmrrmic Survey

When questionnaires were received at Numbers they were logged in hatches of 100 and sent 10 the

Numbers coding unit to have open.enstcd questions coded and SEG, Sncial Class and SIC males added to

them. I.,

Code frames were graduaOy developed during the course of the survey and mpies of Iislings sent to

Scottish Homes for apprcwal. All mdc-frames were agrmd bcfrrre finalisation.

OnW mding was mmplete for each batch of queslionnaircs, Ihcy were scnl for dala entry where they were

lfD% veriIied. During data entry range checking was carried out and failures rcfcrrcd 10 Ben Page and

Kevin WOka.

I

-48-

Edit Speciticrttlon

Once data enlry was Complcle, all queslmnnawcs were run lhrough the compulcr edll spedied by Ben

Page and BJII Jackson The aht specdicatlon apphcd 10 the dala was based on Ihc followusg prmclplcs

No qucsuon was to ke lC(I blank if a respondcm should have answered n

AN dasa was to he m range

Afl responses which muld k, checked directly agamsl olher responses wllhm the quesuonnam

would bs checked

The base for every queauon was to be correct

Whenever a quauonnawc fatlcd an edII check. II was visually respected to try and resolve It. by a learn

of eduors at Numbers In some casa lhe reapondmrts had to be re.mmactcd to resokm Ihe problem In

total M% of ihe qucsllonnams fmled the edl[ checks at Numbers on at least one variable, and had 10 be

Vrsually msfscctcd for a second ume Tlos ap~rs an exlrcmely h]gh figure gwen the pr~ous wsual

ednmg however, the Icngth of the qucattonnaw~ and the number of vanablcs ihat were checked mean

thai II was mcnlable that a mnmdenshle proportion of errors might he overlooked on the manual edn,

~~IallY glwn the pressure of workload on Ihc manual cdnors

II mid hove been mom cos!-sjj%cmv to hove hod rrn crnrmety curmyv nmuml sdII, msd then rrliouwd the

compute? sdIf to pick up afl the problems within each quesfforrrwws m one sweep Thts, howmq would have

Isd to n con.r!dcmble delay rn spomsrg errors mnde by mtervmrvers, memrmg thm m mtervmver could carry on

repmrrng o parttcukrr mtstfrks fa? some mm befors she rsr he wrrs nottJied about it, frecnuse coding and verrj%d

data entry could toke up to 2 weeks nffcr posnng of quesfmnnmru The mmnl vmml mrp?crmr! offorms,

thsrefors, allows fieldwcik qunhty to be mmmmned m n price In 1$% we su@.rt the cormacm. mrryrg ouf

the work corsndsn nwmrusmg the mmrl ed)t and spscdmg up dots emry, although the amval of CAPI may

mean rhu u no longer rslswmt

In addmon 10 the sttmghlfonvard dmcr checks for conmstenq, a further set of checks were mmduced

10 check the ‘reasonableness’ of answers gwen The key reasonableness checks were as follows

Q33cld If wuuld hke 10 or more moms Ideally, check !hal household cfmtams 4 or more adults

If morlgagetloan used 10 buy a properly IS Icss than 50’% or Its value, check Q 149 (or source of mmme,

mveaugale If seems ]mprohahlc

Check that amount of dscoum gwe.n at Q].% u qual to (he percentage at Q145

Q147 Any a-local authorsty stock purchased for c+er E30,CKI010 be mveatlgaled

66

-49-

Rent - examine any case where rem is reported M over f5W pcr week

Benefits - check that no henctit payment is over L1.OW frrr less than I month

If receiving over f 119 a week in income support - examine

If receiving over 175 a week in unemploymcm benctil - examine

Check that children of eligible age in household if rccciving child benefit

If rcccivirrg state pension, check household members old enough m be eligible

If receiving state sickness bcnefilfdisablemenl alkmvancc. check that crrdcd as sick/disabled.

Pensions - If rccciving over f.%00 a week from a non-stale pension, trust covenant, or maintenance

allowance, flag and investigate

ff receiving over 11OXI a week in rcnlal income - examine

If receiving nvcr f2C0 a week in dig money - examine

If receiving over f.5Ct0a week in accidcnllsickncss insurance payments - examine

If receiving over fl.CH30a week in non-work incmmc - examine

The resulting failurca of the reaannablcness checks were ohcn ambiguous and all were discusstd with

SmIIisb Homes. The general rule that wcs applied was that unless there was a clear and straightforward

reason for the failure, the data were not to hc changed. allhrrugb an cxplanatimr might exist for unusual

rcsulrs. For example, an interviewer recording a bcncfil payment using a decimal poini and so prnducing

a record of a single payment 100 times larger than tbe WA’ payment (cg .C4,639rather than f46.39), was

corrected, but if a benefit payment was extremely high. bul not im~ssihly W. data were not edited.

A full cnpy of tbc edit/rcasonahlcneas check specification is appended. The edit spec wrilien was 1,02S

lines long and was mnditicd during editing as data were sent to .Scmtisb Homes for checking.

Once editing was complclc. dala were formatted for despalch to ScnUish Homes.

Questionnaires were put on disc in centuries (ic lW pcr disc), wilh separalc tlca axriaining the Main

questionnaire, together with tiles for cacb of Ihc following Pink repair sheets, Green repair sheets,

Private renter’s. Questionnaires and Houschrrkl Cmruinuatiorr Shccta, as appropriate.

67

-5n -

Dress were then scn! m Scolhsh Homes hy Parcel Force m hc IOWJCLIonio the Oracle dalahase

The loading of data was not vnthout IJtfficulIIcs. parlly duc m Numhcrs not me.elmg the lormattmg

spedfcsuon specified by Smmah HomcsKlracle and cccawonally because the load rouunea written for

the dalabase Wnlamul errors

Onrx the data had been loaded finally at Scomsh Homes on 18 June 1992. and checked for key wmablcs.

8comah Homes made final dea.wona ralatmg 10 Ihe wfmng and acceptance of ‘reasonableness’ e.du fmlures,

and final dmb were sent 10 Scauah Homes on 22 June 1992 follwcd by questmnnama and conraca shceu

shortIy sflerwarda for slonsge m ● secure flhng facility.

68

OVERVIEW OF SOC1O-ECONOM1C SURVEY

69

-51-

OVERVIEW OF SOCIO-ECONOMIC SURVEY

Debriefing of Interviewers

In order to understand better any pmblcms in the field, intcrviewcm wre dcbricfcd cm completion of lbc

Socio-economic survey. Two group discussions were held - one in Glasgow and one in Edinburgh -by Ben

Page and observed by Bill Jacksnn and Richard Willhra. Each one was awendcd by 8 intewicwera who

had carried out large numbers of interviews. The discussions fncused on areas of particular difficultly

during the sutvcy and attempkd 10 identify possible means of resolving them. Once lheac group

discussions were complete, a survey of all interviewers was undertaken, using a self-compicdon

questionnaire. One hundred interviewers returned a questionnaire RCSUIISfrom this exercise arc

conaidercd below together with rindings from the qualitative rcscarcb among imcrvicwers. A copy of the ,—

questionnaire is wmtaincd in the Appendices. ;

Briefings

At the group discussions, lhcre wcs a general kcling (hat the briefing was too long, and concentrated tea I

much on screening processes and the background 10 the survey ralhcr than the imcrvicw iuclf. This was

bnrne out in Ihe rcsulss from the fecdhack quaslionnairm

Q1 Was the kngth of the briefing . . .?

,7.

Much too long 21

A litik 100 long 36

About right 39

A little mo shon 1

Much Ion short 2

Most inlemicwers felt that the briefings were comprehensive, although a significant minority would have

liked more information. II may hc worth considering two (hall) day hricfings in 1986,

Q2s Did the hrfeflng cover everything you needed tn know about the survey’?

Yes

No

Oon’1 know

%

71

22

7

70. .

I

-52-

Clemly dtfferenl mwrvmwers had dllfcrcnt cxpcrlenccs during ficlthvork, and !hls meant lhal they had

different needs from the hncfing All were askccl which areas of the surm?y they would have liked more

cwvercge of M area$ emerge m those where mtcrwewers would definnely hke more delail the prwale

renters queslmnnalre and [he repmr sheeu Tle former may k hlghhghted because of ccmfusmn over

groups such w those Imng rem free and [hose m MOD accommothmon

Woufd YOUhave Iikuf more or less curerugc of euch or the follmwin~ or was the cover-age abuutrfght?

Ahout Don’tMore L.CSS nghl know

% % % %

Private renters qucwonnawe Z1 4 61 10

Repmr sheers 27 7 56 13

Mam qucstionrrmre 15 12 63 10

Respondent selccmm 16 15 56 13

Household selection 14 17 54 M

Cent.acs shca 5 13 69 13

Dwelling sebxtmn 11 20 57 12

Netmore~%

+21 .

+20

+3

+1

-3

-0

-9

Overall, most mterwewm’s rated the hncfing as grind (84’%) and as wry or fairly useful (%%)

IIw u=ful was the hrfeflng?

%Very useful 66Fmrly useful 30No[ vmryuseful 3NOI aI all useful 1

OvercfL hcw woufd you rate the brlellng-%

Very gocd laFairly good 56Fairly pour 11Very poor 5Don’t knrrw o

.5?, .

Similarly, most were satisfied with Ihe intcrvicwcr instructions.

How easy or diTmrlt to unrlerstund were the interviewer instructions provided?

very easyFairly easyFairly difficultVery difficultOon’t knowhso answer

Hsrw useful were the interviewer instructions tn you?

Very usefulFairly usefulNoI very usefulNOI at all usefulOon’1 knrrwhso answw

%276440s

%50433 ,..,

04 .J

At the group discussions, it was suggcslcd that qucslionnaircs and interviewer instructions he pnsled 10

interviewers prior to Ihc briefing 10 allow more lime to familiarise Ihcmsclves with materials. This seems1

sensible given Ihe comples nature of lbe survey, and time sbsruld be allowed for Ibis in the schedule of lbe

next susvey.

Another suggestion was ihat on future surveys interviewers should be given information abnul a set of

bouschokts and asked 10 complete some questionnaires using it. prior 10 the briefings. sn that common

errors and difficulties can be highlighted in adVdIILZ

Fieldwork Period )

There were inevitable mmpiainrs abrrul the lime of year during which Ihc survey was undertaken, with the

consensus that bighcr response rams and fas!cr mmplction could have hccn achicvcrf had the survey been

undertaken during the spring or summcn Afrril-June was rcgarrled as ideal from the interviewers’ pninl

of view, avoiding July and August when holidays would mean many polcrnial respondents were away.

Differential Reapnnse Rates

AI the di.wua.sion, interviewers repnrled that owner-occupiers were mnsI difilcult 10 intetview, often

because they failed IO see the relevance of the survey to them. One in three of thnse returning feedback

questionnaires stated Ihat rrwrser-ocmpie= were most difficult 10 imervicw (34%). wilh private renter’s

(15%) and Council Ienanrs (896) mentioned by smaller minorities. Many fell tenure had not affccwd

response rate (4d%).

72i

-54-

A1 the ducusslons, there was a general VICWIhat those m rural arcaa were more dlfficuh 10 mlerwcw than

those m urban areas On the fcedhack survey. most fell urharuly mdde no difference (68%). bul one m

SIX(1?%) fell lhose m urban arms were mnsl LIIrliLull10 mlcrwcw

There was no clear ewdence Ihat any age group was more dlfficull lhan any olhcr, with qual propori]ons

cmng each category as mnsl dlf(imdt, but men were fell m bc more dt~lcult (26%) than women (5%) to

mlervsew TIMSIS presumably because a grc.aler propnruon are m employment and were more duTcult

to speak to 10 arsange an mwwcw

Address Infornsat]on

Thrs was ldentlfi~ aa a parucular problcm al hmh d~ussmns. as mterwcwers reported that pnnrly

Identified addresses m-nt thq snmcumes had to spmd a considerable amount of ume sarchmg for

addresses, parucularly m rural arms Overall, only 24% SSKIthey d!d not expenenm any problems W]IK

addresses Issued 10 ihem

The mosl common prohlcm was rcspnndcnls nol rcmcmhcrmg rww’mg a Icltcr ahoul Ihc survey (5 1%)

TISU u probably due 10 the Icngth of umc hctwccn the milkd rmddoul on Ihc Physd survey and the

Sccro-ea-crnomic survey

In some cases. this pcrmd may have been as long as srx months

In 1594 II may be worrh corsndenng a second madow prror 10 the starr of the Socteecmsomtc survq, although

grverr the sta~red mm, thu wmrldprove crperun,c mrd mrm.consu.wrg IO orgmrtse If Jrwar handid cenrrdy

In our crpsnence it would be mom eflec!we to gwe each m!ervwawr ler:crs for them addresses and allow them

to pm them short~ bejrsrs (hsy firm wsrt On nddrcss

In mcm cases the ddTculy was caused by Ihe surveynr who had prewously vMImd [he property nol

descnbmg how 10 reach II. or fading 10 !dcnufy II on the contact sheet Issued wnb the addraa, or only

prowdmg a small amount of mformauon (24%) llus suggests that surveyors need more detaded briefing

on these aspects of the Physxal survey and IIS rclatmnshlp wllh lhc Smo-ecnnomlc

Occasionally mierwcwcm repnrwd survcyws apparcruly survcymg difcrcnt propcrues to those Identnkf

on the ccmtaci sheet. one m Icn experienced Ih]s (10%) Inlcrvw’ers had been mslrucld 10 always

conduct ihe mtervrew al wh]chcver dwelllng lhc surveyor had VM]I.XJ,so as 10 ensure compaubdny between

the Ph~lcal and Soclo-ecmnom]c dasa

73

-55.

Similarly, there wtre some instances where surveyors had been informed hy householders Ihat they did not

urish to participate in the Snci-nomic but where thu information had not been passed on to the CAU

IO up-dale the database, this vma mentioned by 35% of inlcwicwera. Snme surveynrs had apparently been

rude to respondents which “led to a lot of ruffled feathers to smoothdown”. These problerru only affected

a very small minority of addre some 15% of intcrviewem had experienced this.

Did you erqaerfersee any pmblema with the addresses isarmd so ynu?%

No, none 24

Y&

Respnndenta had not uived letter about tbe suwey 51

Surveyrrr did not pass on prcvirrus refusal to MORI 35

Surveyor did not rkscrihc address prnpcrly 24

Surveynr antagonised reaprmdents 151!

Stsrv90r wcnl m wrong addrcs.,.

10

Address was not diflimdt 10 fintkomplcic addressdetails 9

Other 12

1Another minor problem was lbat several imervicwers rcpnrted respnrrdents saying the sncio-eamomic

survey w duplicating the Physical survey, apparently because the small amount of Srrcio-ecorsomic data

collected by surveyors was repeated.

Despite these problems. only half those experiencing them describe them as causing a great deal or fair

amount of difticnity (48%), and only a small minority felt it was a great deal of a problem (three per cent).

On brdarscq how much of a problem wus this for YOU?

Base 76

A great deal

A fair amount

Not very much

NOI at all

Dnn’t know

%

3

45

43

4

8

74.

I

-5fi -

Multiple Households

11 IS notable that wry few muitt-households rlwclhngs were ldcntlficd on the Soao-economic suwey

mlervwsvers were qucslloned about th~ during ihe dcbnerings None felt there had ken any amblguny

us Ibe #denttffcalton process, or that they had ‘mmsed’ any houschokls m mdwldual dwellings Interwewem

●re evenly dltidedover the need for more or less dcm]l dumrg bncfings. wllh 14’%wsnung more coverage

of household Selecamn msd 17% less several pomled OUI,however, that (he household sw figursa given

~ some responders were detinileiy Icw (baaed on the sue of the house, or signs of other occupants),

presunssbly because rcspondensswere wwmd atmut confidentmlny m connemrsn with ~mmumry Charge

.svawon

Respmsdent Selection

While all (CII th~ w rclawely swa]ghlfonvarrJ, many a>mplamed of Ihc frusmauon O( having 10 rtm.su

so many addresses on several -tons. only to mlcrmsv lhc pcrsan who answered the dmr on edch

occasion our wins’rs Ihat there IS lntle that can be done almut lhu In the mleresu of mamsammg the

Con.wtenq of Iong!ludmal data and keeping [he sample as rcprescnlatlve as possible, we recommend lhe

Select]on procsss remams the ssme m 1996

Quest]onsamres

Mc6t felt that the q.estlonnams were easy to USC,prowded the mumrg was followed Nearly all (%%)

found II ve~ or famly easy IO use

OveralL how ensy os dlfksrlt did you tlnd the qucstionnuims to USC?

vq easyFmrly -yFairly dllTcultVery dlllicuh

0vers14 how wmuld PU rate the qu=tlnnmsimsm

%366310

very goodFawly goodFairly pmrVery pax

Don’! know

%316s20

2

75

-57-

AS Ihe pilot had indiuted, [here was rcsislancc m Ihc use tlfsummary tic-s 10 CSSiSlin foiiowing routing,

and a general request (as made at lhc pilot) that Ihc qucslionnairc could usefully have been divided into

IWOseparate forms. onc for owner-srccupicrs and onc for rcnwm. This would have been ~ier fOr

interviewers 10 USC,and lCSSimimidating for rcspmrdcnrs, some of whom were initially conccmcd at the

pnlemial length of the interview suggesmd by the size of the questionnaire. If the interview is conducted

on paper in 19%, wc rccommcnd thai two questionnaires arc used. one for tenants. one for owners.

The following problarrs were identified during the debriefs, and by editom wnrking in the survey office,

relating to particular questions:

Qla

Qlb

Q7-Qll

There were difficuliiea in differenIialing beIwccn households sharing the same dwelling unit. II

is not clear what can hc done 10 prevent these apart frrrm improved briefing for interviewers.

,—!

Wording may nccrl to change - “are there any other households living with your household in your I

houscltlat” is one suggestion. There was widmprearl confusion among interviewers over queaticmx

relating to household si?c and multiple bouacholsb according to edilorx again better briefing,

including examples. may bc Ihc answer,

\

There were a number of prohlcms crrnncctcd wilh lcnurc, particularly in the case of priwtcrenters.

A typical prohicm invrrlvcs Ihose living in accnmmodalion in owned by anolher family (not

household) member. and paying no rent. These rent-free tenants often do not consider themselves

to bc private renwm. and many of the questions relating m rent Icwels and tenancy agreements

on tmtb lhe Core questionnaire and tbe Privaie Renter questionnaire were perceived as

inappropriate by Ihcse grnups, and many felt (hey were mearringlcss. Interviewers had difficulty

persuading them 10 cnmplele the imetvicw in some cawa.

The other group who regarded the questionnaire as inappropriate were !bosc living in MOD,

Health Authority and olhcr public sector accommodation. & discussed above, it was decided by

Scrmish Homes thal Ibis group should bc Ircatcd as prirdlc rcmcrs during the Socio-economic

inlewicw. bul as with those living rcn! free. many rcspnndcn[s in this group felt [he questionnaire

was inappropriate.

We SUWCSIthat in future. routing be applied to lake these groups past lhcsc questions,

as subsequently implemented on the Private Landlords’ sum’cy generated from the SHCS.

76)

-58.

QIWQ22 Dcsplte clear mslructlons. mlcrwcwa found the dmncoon hctween owning and occupying a

propcny (10 Identify Councd Ienanrs c.xercssmg thcw right 10 buy) rnnfusmg Suggest lhat lh~

sccuon ss -m!rd for 1996 It may bc better 10 have w+oquesljons, one a!med al owners, one

at rcnten

QZ81QIZE Many mmnas.wenms were nolcd bctwccn marwd slams cs mmrdcd here and dscwhcre m the

quesuonnawa. We notice that marry answer Wngle’ al QZSa but ‘Iwsng as marm.d’ al Q128,

psaibly after bcmmmg more relascd during the intcrwew A numk.crcd shcrward used at Mrth

qucatmN may rcdsm this.

Repmra - mc6t intervmvcrs regard the Rcpams .$ccuon as compla lrm workable There remans problems

with reapondenrs dcs.cnbmg repams whxh clearly cccurrcd over 12 months ago, and difficulnss or

determnung whelher or not Ilcrns wnuld “have msl f5Cd or more 10 have done prolcswonally” -

Rcpmr sheeu -a number of pmhlcms remam wnh these, mcludmg ISwork m pmgrcsshvork ordered bus

not starred included as a rcpmr or not

Q&5 The ruhng ihat mtnor rcpans cou\d not amount 10 more than lS~ was cmsfusmg and had m &

clarified II u Posslhlc Ihal a scrms of mmnr rcpam muld amount to over lSLkJ

Q77b There was a shflicul!y here wllh tcnams rcsfwnwhlc for rcpmrs For Icnam famrcra responsible

for own mauuensncc we ruled Ihcy shnuld usdc S (nol applluhlc) here and lhcn answer Q78 as

If Owrrers

Q%ar’b Problem Wlh mnvcnuon adopted for coding uaagc of stomge h@cn If had storage heaters and

other source alwap had 10 mdc S-10. although other hcatmg was used mlermniently

Q93b9Sa N6d a code for e.xlracred fans currcmly brrrkcn

Q% Ncd for funher dcfinmon of whal spares arc integral 10 a dwelhng Is a porch mdom’a~

hstcrwcwms need funhcr mslruwon c g integral porch m km-to Isn’t cm

Qlllb Needs ‘Olher’ ccdc

77

-59-

Q129 Students did not tl the routing On Ihc qu=lionnairc here. OPCS dw not allow studerws living ,...away from their parents a social grade of Ihcir own (!hcy are unclassified), but if a student I

previously had a mmporary job, he/she would have been graded according to Ihat job, otherwise

unclassified. This seems a weakness, and needs to be looked al in future.

Cl131b Questions rclaling 10previous work histOry (Q 131b-C2137a) were not appli=ble 10all respondents.

For esample, interviewers rcpnrmd lhat many older women they s~ke to said they last worked

during World War 2, and thus asktng Why did YOUleave your last job- was a little inappropriate.

Q149 ~IIOrS ofien had 10 add sale of previous propcny where amount a! Q14S did noi equal thal at

Q152 or Q153 but had rcspnndenl had previously owned at Q26a.

QM2b/c ThCSCmight not add up 10 amount al Q152aas it appcws snmc people borrow for cars/electrical -.

Q155

Q194

Q199

Q2r13

goods using a loan secured on their property.

Mortgages are aomeiimes transferred from previous homes so samc:imea @cd aa had monga~

longer than house, Several interviewers mermirmcd thai lbe question on loans or mortgages can

miss re-mortgaging of properties, and Ihat qucstirm QISS only records details of one loan, when

more than one might be in place. However, Q 157a dncs record the total amount paid each month

in loans or mortgages.

No periud question for lhis payment. Had 10 be recorded by editors ‘phoning respondents.

The benefits questions caused numerous difticullics, as many recipients are unclear as the amounrs

and types of benefit they receive. Particular difticullics nccur in rccnrding housing Dencfit.

Should all benefits reccivcd, where known. trc rccunlcd, even if mulliplc bcncfils coded? Must

“multiple bencfita’ include all bcncrits? Quilt likely !hirt rcsprmrfcnt will rcccive bcnefirs other

than housing benclit in a lump sum from the frnst oftlcc without knowing what amoums of which

benefits. Housing Benefit is paid quite separately.

Q2015/7 Very unclear way of asking a strsightfonvsrd question - why not ask wha! annual is, whether or

not it is paid.

111

-60-

.&$the table below illuawalcs. cww’slLInlemmwm’a found the mcmme and rspalrs Sect#on most dl~tcult 10

complete,

What aspects or a- of tkaa Msksr quaatlonnaire ware -I dmimlt?

%Rcpmn aemon

39Income section 38BenetJta acukon 19Dale of caxupmmntpu~ 8Tenure iection 8

None of thcae m

Private Renter Questionnaire

While no m8Jor problems were rsportsd wmh this qucxiuonname. ● more general ISSUCemerged, wh!ch IS

that Lhe de finmon used for prwale rsmcm IS diflkull (or rapndcnu m undcratand lle decumn m

include MOD/ForSSIry -mmiamon and ‘rcnl-free’ pmpcrucs u prnmlcly rented ●cummcdat!on mean!

that for many mspmsdems the qucanonnawc m somcwhal mafrpmprlalc for snmc cg snmconc whose son

has gwtn Ihem use of a house 10 Jrvs !n

SUSWYAdministration

*I’s] supewascms wmld havs liked the bneting to pkacc more cmphaws on the p~ of reporting

progress and asked for mterncwm to complcle an sample of a pmgrsaa chaamg form during the briefing

ssswon

79

5N:334

1991ScottishHouseConditiwiSurvev

DataDocumentation

--

2 PHYSICALSURVEY2.1 VARIABLENAMES2.2 CONTENTS2.3 COMMENTSONSPECIFICVARIABLES2.3.1TENURE2.3.2 LOCATION2.3.3REPAIRCOSTS2.3.4 CONDENSATION2.3.5 WEIGHTING3 SOCIOECONOMICSURVEY3.1 VARIABLENAMES3.2 CONTENTS3.3 COMMENTSONSPECIFICVARIABL=3.3.1LENGTHOFRESIDENCEOFHOUSEHOLD3.3.2SOCIO-ECONOMICGROUP3.3.3 AGEOFHEADOFHOUSEHOLD3.3.4INCOME3.3.5RENT3.3.6MORTGAGE3.3.7REPAIRWORKUNDERTAKENBYOCCUPANTS3.3.8WEIGHTING

.80

J

2 PHYSICALSURVEY

2.1 VARIABLENAMES

Thenaming-conventionusedforvariablesfollowsfairlycloselytheformatofthephysicalsurveyform.Ingenerala variableisnamedafterthesectionandquestionnumbertowhichitreferseg Question1inSectionAiscalledA1.

Insectionswhereseveralcolumnsrelatetothesamequestionnumberthenumberissuffixedby a letterA, B etc.Theconventionusedin allocatingtheletterisstraightforward,namely,Aisthefirstcolumn,Bthesecondandsoforth.

Adifferentiationbetweeninternalandexternalvariablenaming“wasincorporated,namelyfor internalvariablesthenumber& trailingletteris separatedby anunderscore.Thereisnounderscoreforexternalorcommonareasvariableseg Fl_Bis an internaldatavariable,TIAis anexternal.Thishasonlybeenretainedtopreserveexistingspsscodealthoughwasfoundtobeunnecessary.

TOAandTOBaretwovariablesprovidedwhich,althoughontheformdonotcomplyfullywiththeaboveconvention.ThesectionisTbutthereisnoquestionO- thesearetheviewpointdataforexternalrepairs.

2.2 CONTENTS

Thephysicalsurveydatasetsrelatetodwellingswhereafullinternalphysicalsufveywasachieved.

Themainphysicaldatafilecontainstherawdatacollectedonthesurveyform.

Thederivedphysicalfilecontainsdatawhichisderivedfromtheaboverawdataalongwitha fewothervariableswhichwerefromothersourcese.g.rural/urbanlocation.(TheSPSScodetodefinethederivedvariablesisalsogiven.)

Informationcollectedforadministrativepurposesisnotincluded.

Thefollowingvariableswereexcludedfromthedatafile.

B1- IrrelevantasonlyfullsurveysB2- Irrelevantassocio-economicdataonlyforfullinterviewsB3,B4,X4,X5,X6,X7- Tenure’variablewassubsequentlyrevised(2.3.1)11-Revisedafterinspectionof“tiwdataandreplacedbyREVI1

2.3 COMMENTSONSPECIFICVARIABLES

2.3.1TENURE

Thedefinitionoftenurewascomplicatedduethisinformationprovidedinthe

couldcome.Tenurevariablestothenumeroussourcesfromwhichusedtobuilduptenurearenotbeing

physicaldataset,namelyB3,B4,X4,X5,X6,X7.Onlythefin~

81

2.3.2

2.3.3

tenurevariable(TENURE)is givenalongwiththesource(SOURCE)usedtodeterminetenure.RefertoAnnexCSection2forinformationontenurevalidation.

LOCATION

ThereisnoagreeddefinitionofurbanandruralareasinScotland.Twovariablesareprovidedforuse,namely

RANDALL:AsdefinedintheScottishEconomicBulletin,1985.ThissplitsScotlandinto70:30Urban:Rural.

SHRURAL:ScottishHomesruralpolicyworkin1990proposeda finerdivisionofthecountryusingparishes,whichsplitsScotlandinto83:17Urban:Rural.Thisisthevariableusedinthemainreport.

REPAIRCOSTS

Thefollowingvariablesareprovidedonrepaircosts

COSTGRP1:ThecostofrepairingallelementsandamenitiespresentinthedwellingasdescribedinSection8oftheSurveyReport.Th,esecostsaretheSCALEDcostsiethecostsoftheworkshavebeenreducedbyupto20YOtoallowforeconomiesofscale.Thereisnotscalingofcostsbelowf1000andthescalingfactorlinear]yfromOtoa maximumof20%reductionatcostsoff35000.

COSTGRP2:ThegrosscostofrepairstoCRITICALBUILDINGELEMENTSonlytomakethedwellingsafe,windandweathertight.TheCRITICALBUILDINGELEMENTSare

RoofcoveringRoofstructureChimneystacksFlashingsRoofgutters&downpipesExternalwalls- finishExternalwalls- structureAccessdecks&balustrades(commonareasonly)FoundationsDPCExternaldoorsandwindows(dwellingonly)Doors,screens,windows&rooflights(commonareastoflatsonly)Partywalls- structureFloorstructureFloorfinish/skirtingsDry/wetrot

COSTGRP3:Thecosttobringsubstandardincludingtheprovisionofmissingamenities.

dwellingsuptothetolerablestandard

82

COSTGRP4:The costof improvementworksrequiredfor comprehensivemodernisation.

GROSCOST:Theunscaledcostofallrepairworksassociatedwithadwelling.ThiscostincludestheexternalworksinsectionU.

REPGROS,REPSCAL:Theunscaledandscaledcostsrespectivelyoffullrepairstodwellings,excludingexternalworkstoallowmatchwithLHCScosts:ieREPGROSisGROSCOSTminustheexternalworksinsectionU.REPSCALarethecostsusedintheSHCSReport.RefertoAnnexCSection1.

2.3.4CONDENSATION

Thegradationofcondensationisconsideredunreliableandshouldbeavoided.Thesummarycondensation

2.3.5WEIGHTING

Theweightingvariable

variablethereforeonlyusesthedistinctionnone/some.

DISTPWTistheexpansionweightsforusewiththephysicalsurveydataset,describedin AnnexA of themainreport.Althoughtheuseofexpansionweightswillbeappropriateintheestimationofpopulationtotals,itwillcauseproblemsintheestimationof parametersinstatisticalmodels.Thefollowingreferencecontainsausefuldiscussionoftechniquestouseintheanalysisofcomplexdataz.

83

3 SOCIOECONOMICSURVEY

3.1 VARIABLENAMES

Thesocioeconomicquestionnaireissplitintodiscretesectionsandthevariablenamesareprefixedby

HH- Household(QI - Q3a)TN- Tenure(Q4- Q48)RP- Repairs(Q49- Q78)SC- Security(Q79a- Q84b)HT- Heating(Q85a- Q98e)CA- Currentorpresentaccommodation(Q99a- Q~PA- PreferredAccommodation(Q106- Q119b)H - Householdcomposition(Q120-Q130)EM- Employment(Q131- Q167)I - Income(Q168- Q207)

05b)

Thelinkbetweenvariablenamesandquestionnumbersisfairlydirect.VARIABLEisbuiltfromSECTION,QUESTIONNUMBER(noprecedingQ)ievariablenameforquestionQlaisHHIA.

Wheretherearemultipleanswerstoa questionthevariablewassuffixedby(underscore)andthenumberoftheanswerievariablenameforquestionQ33bls~preferenceisTN33b_l.

Asageneralcommentitshouldbenotedthatinterviewerswereinstructedtousethefollowingtworesponsesaftersurveyinghadstarted- 97Refused,98Dentknow.Thesewereinsertedintothesurveyfieldworkafteritbecameapparentthatpeoplewererefusingtoanswerquestionsorgenuinelydidnotknow.Thisoccur@inareaswheretheseresponseswerenotexpectedandhadnotshownupinthepreviouspilots.Thesehavebeenincorporatedintothevaluelabelswhererelevantbutnoattempthasbeenmadetocorrecttheforminanyway.ThiswassometimestakentoexcessinsomequestionsandcausesconfusionAnTN16xampleofthisisTN16Awherethemonth/seasonandyearwererequested.Manyoftherepliesformonthwere98whichshouldhavejustbeenleftblank.

3.2 CONTENTS

Thesocioeconomicdatafilescontaindatafromthosedwellingswherebotha fullinternalphysicalsurveyandasocio-economicinterviewwereachieved.Indwellingswithmultiplehouseholds,onlyonehouseholdisincluded.Therewerelessthan20multiplehouseholdsidentifiedin thesurvey.Themainsocioeconomicdatafilecontainstherawdatafromthequestionnairealthoughagaindatawhichwasforadministrativepurposeswasexcluded.(e.g.RP51,RP52,RP59,RP60A,RP60B,RP62,RP63,RP64A,RP65).

Additionalquestionnaireswerecompletedfori)householdsundertakingmajorrepairsandii)privaterentedtenantsandtheirlandlords,butthesedataarenotincludedhere.

,84

3.3

3.3.1

3.3.2

COMMENTSONSPECIFICVARIABLES

LENGTHOFRESIDENCEOFHOUSEHOLD

ThereareanomaliesintheanswerstothequestionQ16aandquestionsq22andq30.Somerespondentsreportlivinginthehouseforaperiodwhichislongerthanthetimesincetheyfirstboughtor rentedthedwelling.Thereasonsforthisareunclearalthoughit ispossiblethattheyhavetakenoverthetenancy/deedsfroma previousmemberofthehousehold.Indetermininglengthofresidenceofthehouseholdweadvisethatquestionsq22andq30areused.

SOCIO-ECONOMICGROUP

Theorigimdquestionnairewasdesignedandprintedbeforethefull1991”StandardOccupationalClassificationswerepublished.ThefieldworkhadstartedbutccxjingforSocialClass,EconomicStatus,StandardIndustrkilClassificationandSocioEconomicGrouphadnotstarted.Adecisionwasmadetousethe1991s@ndardsandthismeantareappraisalofthewaythedatainEM137A_ltoEM137A_4wascoded.Thisisdefinedasfollows:

EM137A_lwasallocatedtosocialclassasingledigitnumberinlocation57.(Punchlocations53to56inclusivewereleftblank.)

EM137A_2indicatesifvariableinEM137A_4shouldhavehada decimalplace.

EM137A_3identifiestheStandardIndustrialClassification

EM137A_4SEGwithoutthedecimalpoint

EM137A_4andEM137A_2arecombinedtoformthederivedvariableSEG(Socio-EconomicGroup).

TomaintaincomparabilitywithLocalHouseConditionSurveysthederivedvariableSHCS_SEGwascreated.-Thisusessevengroupsasfollows:-

Condensedversion SEGfromfull(TheSHCS_SEGgroupusedinthemainreport)~~.classification1 Professional 3,42 EmployersandManagers 1,2,13

I I3 Intermediateandjuniornon-manual I5,,61 14 Skilledmanualandownaccountnon- 8,9,12,14

professional5 Semi-skilledmanualandpersonalservices 7,10,156 Unskilledmanual 117 Armedforcesandinadeauatelvdescribed 16.17

,.85

3.3.3 AGEOFHEADOFHOUSEHOLD

Thosehouseholdswherethehouseholderrefusedtogivetheirage(-9,97,98,99)arecodedto-9.Thisisa smallnumberbutcouldbe reducedbyusinginformationonretirementand/orageofspousetodo informalimputation.

3.3.4INCOME

AdiscussionofthederivationofthehouseholdincomeisgiveninAnnexCofthemainreport.Thehouseholdincomeissummarisedinfouramounts,incomeofheadofhousehold(HINC),incomeofpartnerofheadofhousehold(PINC),incomefrombenefits(BENINC)andmiscellaneousincome(MISCINC)alongwiththetotalincome(INCOME);

It hasrecentlybecomeapparentthata fewoftheextremeincomesareresultsofcodingproblems.Thiswillberesolvedinthenexteditionofthedatabutinthemeantimeisitadvisabletoexcludetheincomesoverf50000perannumamongstthesocialrentedsector.

TheINCIMPvariableindicateshouseholdsinwhichsomeoftheincomeinformationwasincompleteandwassubsequentlyimputed.Theimputationwascarritkloutindifferentwaysdependinguponwhichof thefourcomponentsof ificomewasincomplete.Furtherinformationcanbeobtainedfromthesurveyteam.

3.3.5RENT

ImputationofrentwasbasedonthegrossrentreportedinEM160\andthefulldatais storedin thevariableRENTasweeklyrent.ThevariableRENTIMPindicateswhichvaluesareimputed.Thereareanumberofcaseswhereagrossrent‘has“beenimputedandwherea figureisreportedforrentafterhousingbenefit(netrent).

Aproblemhasbeenidentifiedinthereportingofrentsofprivatesectortenantsin‘LargeAdult’householdsinthatonsomeoccasionstheincomeofanindividual“hasbeenreportedbuttherentforalltheoccupants.Thisresultsin extremelyhighpercentagesofincomespentonrent(manyover100%,).Theproblemisbrieflynotedina reportoftheanalysisofincomedata3Itwillberesolvedinthenextissue”butusersshouldbewaryofusingresidualincomeorpercentageincomespentonrentinthisparticulargroup.

3.3.6 MORTGAGE

Themortgagevaluegivenin MORTGAGEis a monthlymortgage.TheflagMORTIMPindicateswhichvaluesareimputed.Themortgagevaluemaybethenetorgrossmortgageornotknown,asindicatedinEM152B.Thisflagwasimputedaswellasthemortgagevalue,withtheimputedvaluesstoredinEM152B.Noattempthasbeenmadetoadjustthemortgagedatatobeonthesamebasis.TheMORTGAGEvariableisonlygivenforownerswithanoutstandingmortgageandthereforeexcludesoutrightowners.ThesearecategorisedinthesummaryvariableMORTRENT.

3.3.7REPAIRWORKUNDERTAKENBYOCCUPANTS

ThevariablesN_PINKStoRS15SORCarederivedfromtheinformationcollectedfromoccupantswhocarriedoutmajorrepairorimprovementworksundertakenandpaidforbyoccupantsinthe12monthspriortothesurvey.(Theinformationwascollectedonseparatesheetsfromthemainsociosurveyform.)Majorworkswerethosewhichwouldhavecostoverf500.00tohavebeendoneprofessionally.

Thevariablescoverthecostofmajorworksandthetotalcostofbothminorandmajorwork,theamountof grantreceived,methodsof paymentusedandaclassificationofthenatureofthemajorworks(repairorimprovement).Thevariablesformthebasisofthereportonrepairsandimprovementsinowneroccupiers.4

3.3.8WEIGHTING

TheweightingvariableDISTSWTforthesocioeconomicistheexpansionweightforuseintheanalysisofhouseholdswithfullphysicalsurveysANDfullsocio-economicsurveysdescribedinAnnexAofthemainreport.NotethecommentontheuseofexpansionweightsinmodellinginSection2.3.5.

References

1 SCOTTISHHOMES.ScottishHouseConditionSurvey1991;SurveyReport- AReporttoScottishOfficeandScottishHomesBoard.ScottishHomes,1993.

2 Lee,ESetal.AnalysingComplexSurveyData.SagePublications.

3 SCOTTISHHOMES.Incomes,housingcostsandhousingcircumstances- analysisoftheScottishHouseConditionSurvey1991.ScottishHomes,1994.

4 SCOTTISHHOMES.RepairsandImprovementsamongstowneroccupiers-analysisoftheScottishHouseConditionSurvey1991.ScottishHomes,1994.

.87

Variable NamesThenamingconventionusedforvariablesfollowsfairly closely the format ofthe physical Survey formIngenerala variableisnamedaftertheeectionandquestion numberto whichitrefersegQuestion1 inSectionA iscalledAI

Insectionswhereseveralcolumnsnumberissuffixedby a letterA,the letter is straightforward,n~andso forth

A differentiationbetweeninterns;incorporated,namelyforinternalvariablesthenumberunderscoreThereisnounderscore

relatetothesamequestionnumbertheB etc.Theconventionusedinallocatingely,A isthefirstcolumn,B thesecond

andexternalvariablenamingwas

& trailingletterisseparatedby anforexternalor commonareasvariables

egFl_Bisan internaldatavariableTIA i.s anexternal

Thishasonlybeenretainedtopreserveexistingspsscodealthoughwasfoundtobe unnecessary

TOAandTOBaretwovariablesprovidedwhich,althoughon theformdo notcomplyfullywiththeaboveconventionThesectionisT butthereisnoquestionO - thesearetheviewpointdataforexternalrepairs

Thedatacollectedattheheadofpage1 aboveQuestion1 arenotprovidedinthedatasetas itwasusedpurelyforsurveyadministrationpurposes

PHYSICALDERIVEDVARIABLES

TENUREVariablesusedtobuildup tenurearenotbeingprovidedinthephysicaldataset,namelyB3, WI, X4, X5, x6, X7ThesearecalculatedinvariableTENUREandthesourceof thevariable/methodto determinetenureis identifiedinSOURCE

PleaserefertoAnnexC Section2 forinformationon tenurevalidation

LocationThereisnoagreeddefinitionof urbanandruralareasinScotlandTwovariablesareprovidedforuse,namelyRANDALL:As definedintheScottishEconomicBulletin,1985SplitsScotlandinto70:30Urban:RuralProblemswiththisdefinitiondefinesInvernessas ruralandArranasurbanSHRURAL:ScottishHomesruralpolicyworkin 1990proposeda finerdivisionofthecountryusingparishes.SplitsScotlandinto83:17Urban:RuralThisisthevariableusedinthemainreportBothareincludedforcompleteness

costsThefollowingvariablesareprovidedon costs

COSTGRP1

88

Thecostof repairingallelementsandamenitiespresentinthedwellingasdescribedinSection8 oftheSurveyReportNote- allcostsprovidedinCOSTGRP1aretheSCALEDcostsiethecostsoftheworkshavebeenreducedby upto 20%to allowforeconomiesof scalebasedonthefollowing

ifgrosscostle 1000thenscaledcost= grosscostelseifgrosscostge 35000thenscaledcost= 0.8* grosscostelsescaledcost= grosscost* ((34.2/34.0)* (0.2* grosscost/ 34000.0))

COSTGRP2Thegrosscostof repairsto CRITICALBUILDINGELEMENTSonlytomakethedwellingsafe,windandweathertight

TheCRITICALBUILDINGELEMENTSareRoofcoveringRoofstructureChimneystacksFlashings’Roofgutters& downpipesExternalwalls- finishExternalwalls- structureAccessdecks& balustrades(commonareas only)FoundationsDPCExternaldoorsandwindows,(dwellingonly)Doors,screens,win.d~ws& rooflights(commonareasto flatsonly)Partywalls- structureFloorstructureFloorfinish/skirtingsDry/wetrot

COSTGRP3Thecosttobringsubstandarddwellingsuptothetolerablestandardincludingtheprovisionofmissingamenities

COSTGRP4Thecostof improvementworksrequiredforcomprehensivemodernisation

GROSCOSTTheunscaledcostof allrepairworksassociatedwitha dwellingThiscostincludestheexternalworksinsectionU

REPSCALThescaledcoatsof fullrepairsto dwellings,excludingexternalworksto allowmatchwithLHCScosts:ieCOSTGRP1minusthecostsassociatedwithSectionU - externalfeatures

ThesearethecostsusedintheSHCSReport

PleaserefertoAnnexC Section1

Theweightingvariable(DISTPWT)forthephysicalisoneoftheexpansionweightsdescribedinAnnexA ofthemainreport

89

Notethatalthoughtheuseofexpansionweightswillbe appropriateintheestimationof populationtotals,itwillcauseproblemsintheestimationofparametersin statistical modelsSee thefollowingpublicationfora discussionoftechniquesto useintheanalysisof complexdata:E S Lee,R N Forthoper,R J LorimerAnalysingComplexSurveyDataQuantitativeApplicationsintheSocialSciences71SAGEpublications

*****************************************HEALTHWARNINGON CONDENSATIONVARIABLES.*****************************************

Theuse of variablesotherthanCONDANYshouldbe treatedwithgreatcareinanyanalysisThedatacollectedin H12A- H121arevery subjectiveandarevariableinqualityThegradationof condensationshouldbe consideredasunreliable

GENERALNOTESON SOCIOECONOMICANDSOCIODERIVED

Thesocioeconomicquestionnaireissplitintodiscretesectionsandthevariablenamesareprefixedby

HH -TN -RP-Sc-HT -CA -PA -H-EM -I-

Household(Ql- Q3a)Tenure(Q4- Q48)Repairs(Q49- Q78)Security(Q79a- Q84b)Heating(Q85a- Q98e)Currentor presentaccommodation(Q99a- Q105b)PreferredAccommodation(Q106- Ql19b)Householdcomposition(Q120- Q130)Employment(Q131- Q167)Income(Q168- Q207)

Thelinkbetweenvariable names and question numbers is fairly directand i.s as follows

VARIABLEis built from SECTION,QUESTIONNUMBER(noprecedingQ)ievariablenameforquestionQlaisHHIA

Wheretherearemultipleanswersto a questionthevariablewassuffixedby (underscore)andthenumberoftheanaweri;variablenameforquestionQ33b1stpreferenceisTN33b1

As a general commentto use the following

97 Refused98 Dent know

itshouldbe notedthatinterviewerswereinstructedtworesponsesaftersurveyinghadstarted

I Thesewereinsertedintothesurveyfieldworkafteritbecameapparentthatpeoplewererefusingto answer~estionsor genuinelydidnotknowThisoccurredinareaswheretheseresponseswerenotexpectedandhadnotshownup inthepreviouspilots

Thesehavebeenincorporatedintothevaluelabelswhererelevantbutno attempthasbeenmadeto correcttheforminanyway

Thiswassometimestakentoexcessinsomequestionsandcauaesconfusion

.90

An TN16exampleofthisisTN16Awherethemonth/seasonandyearwererequested.Manyof therepliesformonthwere98whichshouldhavejustbeenleftblank.

Somequestionareinstructionsandnottruequestionsandarenotedasfollows

RP51notpunchedThisisa guideto theinterviewerto listmajorrepairsdoneby thelandlordof rentedpropertyforup to 12monthspriortothesurveyTheinterviewerthenrecordedfurtherdetailson a separatesheetTHedatacollectedwasusedto feedintothederivedvariableREPAIRERS

RP52notpunchedThisisan interviewerinstructionto fillina rentersrepairsheetforeachrepairindicatedatRP51

RP59notpunchedInterviewerguideto recordmajorworkscarriedoutbyoccupantsinprevious12months

RP60AnotpunchedRoutingindicatorforintervieweronly

RP60BnotpunchedInterviewerroutinginstructiononly

RP62notpunchedInterviewerinstructionto completeseparatesheetsformajorworkswheretherewasmorethanonemajorjobandallworkswerecarriedoutseparately

RP63notpunchedInterviewerinstructionto groupmajorworksintogroupspaidforat sametime

RP64AnotpunchedInterviewerinstructionto recordadditionalsinglemajorworkswhicharenotpartof anyrepairgroupinRP63

RP65notpunchedInterviewerinstructiontowhermultipleandseparate

RP63notpunchedInterviewerinstructionto

EM137A_ltoEM137A4Theoriginalquestionnaire

recordmajorworksdetailson separatesheetsjobshadbeencarriedoutinprevious12months

groupworks

wasdesignedandprintedbeforethefull1991StandardOccupationalClassificationswere publishedThefieldworkhadstartedbutcodingforSocialClass,EconomicStatus,StandardIndustrialClassificationandSocioEconomicGrouphadnotstartedA decisionwasmadeto usethe1’991standardsThismeanta reappraisalofthewaythedatainEM137A1 toEM137A4 wascodedThisisdefinedas followsbearinginmindth;tthedatabasestructureforacceptingthisdatawasinplace

EM137A_lwagallocatedto socialclassa singledigitnumberin location57Punchlocations53to 56 inclusivewereleftblank

EM137a_2isa flagwhichidentifiesiftheSEGvariableinem137a4

shouldhavehada decimalplaceSingledigitnumber

EM137A3 allocatedto StandardIndustrialClassification

EM137A4 SEGwithoutthedecimalpoint

EM137A4 andEM137A2 arecombinedto formthederivedvariableSEG(SocioeconomicGro;p)

DERIVEDVARIABLESNOTESFOLLOW

Theweightingvariable(DISTSWTS)forthesocioeconomicis one oftheexpansionweightsdescribedinAnnexA ofthemainreportNotethatalthoughtheuseofexpansionweightswillbe appropriateintheestimationofpopulationtotals,itwillcauseproblemsintheestimationofparametersinstatisticalmodelsSeethefollowingpublicationfora discussionoftechniquesto useintheanalysisof complexdata:E S Lee,R N Forthoper,R J LorimerAnalysingComplexSurveyDataQuantitativeApplicationsintheSocialSciences71SAGEpublications

Thesocioeconomicfileswillincludeonlyonehouseholdfromdwellingswithmultiplehouseholds

Thosehouseholdswherethehouseholderrefusedtogivetheirage(-9,97,98,99)willbe codedto -9Thisisa smallnumberbutcouldbereducedbyusinginformationon retirementand/orageof spouseto doinformalimputation

TomaintaincomparabilitywithLHCSthederivedvariableSHCS_SEGwascreatedThisusessevengroupsas follows:Condensedversion1

234

5

67

Professional r>

EmployersandManagersIntermediateandjuniornon-manualSkilledmanualandownaccountnon-professionalSemi-skilledmanualandpersonalservicesUnskilledmanualArmedforcesandinadequatelydescribed

SEGfromfullclassification3,41,2,135,68,9,12,14

7,10,15

1116,17

ThisistheSEGgroupusedinthemainreport

TheINCIMPvariableindicateshouseholdsinwhichsomeof theincomeinformationwasincompleteandwassubsequentlyimputedTheimputationwascarriedoutindifferentwaysdependinguponwhichofthefourcomponentsof incomewasincompleteFurtherinformationcanbeobtainedfromthesurvey team

RENTImputationofrentwasbasedon thegrossrentreportedinEM160Therearethereforea numberof caseswherea grossrenthasbeenimputedandwhereisalsoa figurereportedforrentafterhousingbenefit(netrent)Thesmallnumberofgrossrentswheretheperiodof rentwasgivenas‘Other’inEM161arecodedasmissingandnotimputedMORTGAGE

92

Themortgagevaluemaybe thenetor grossmortgage,as indicatedinEM152BTherearealsoa numberofhouseholderswheretheywereunsurewhetherthefigurewasnetor grossBoththemortgage value (EM152A)and the netjgrossindicator were imputedandthereforeitshouldbe notedthatno attempthasbeenmadeto adjustthemortgagedatatobe on thesamebasisTheMORGAGEvariableisonlygivenforownerswithanoutstandingmortgageandthereforeexcludesoutrightownersThesearecategorisedinthesummaryvariableMORRENT

NEWCOSTandNEWCOSTMarederivedvariablesfromcostofmajorrepairor improvementworksundertakenandpaidforby occupantsinthe12monthspriorto thesurveyTheinformationwascollectedon separatesheetsfromthemainsociosurveyformMajorworksweredefinedasthosewhichwouldhavecost500.00ormoreto havebeendoneprofessionallyRespondentswere alsoaskedwhotheworkwasdoneby anda calculationbasedon EHCS1986practiceapplied(RefEnglishHouseConditionSurvey1986: HMSO1988)Theactualcostof’theworkisrecordedinthevariableNEWCOSTIfthework(s)werecarriedoutsolelyby a contractorthenthecostsrecordedinNEWCOSTandNEWCOSTMwillbethesameIftheworkwasdonepartlyby contractorandpartlyby someformofDIYthenthereportedcostoftheworkdonewasincreasedby a factorof 1.5andisrecordedinNEWCOSTMIftheworkwasdonesolelyby DIY thenthereportedcostof theworkdonewasincreasedby a factorof2 andisrecordedin NEWCOSTMAs eachindividualhouseholdcouldhavehadmorethanonerepairsheetwithcostsgivento encompassseparateworkscarriedoutover12monthsitshouldbe notedthatcostsinNEWCOSTMwillno.talwaysreflecta1.5or 2.OfactoroverNEWCOSTThis.isduetothefactthatnotalloftheseworkswillhavethesameelenvaritofDIY/nonDIYmix

93

REPAIRERThevariableREPAIRERprovidesdescriptionofthetypeofworkscarriedoutby owneroccupiersinthe12monthspriorto thesurvey

INTRODUCTION

81 A substantial part of the stmeyors’assessment of dwelbngs related m recordingthe need for repams to the dwelling fabricIn formauon was collected m relatlon to

● the mtenor of dwelbngs on a room byroom baxs,

● amenmes, setmces and fimngs,

● external repams,

● repairs to common parts, where

apprOprlate,

● repus to external features suchas fences, walls and surroundingpawng

82 In addluon, sumeyors were asked toassess external repaws and repams tocommon parts either as urgent or non-urgent Repams were classed as urgent If

* they were necessaty to mamtam thebudding m a wmd and water-t!ghtcondmon, or

● the fault threatened Lmmedlate safetyor wzs a health hazard, or

● the security of the budding wasthreatened

83 To[al repair to each dwelbng wasbudt up from an assessment of elements sucha roofs, chimney stacks, gutters anddownplpes, wall structures, dampproofcourse, foundations and so on Repams toeach element were assessed on a scale fromzero (no repatr reqtured) to 10 (renewal)represenung the propomon of each element(0-100%) wh,ch was m need of repa]r

84 Surveyors were not asked m assessImprovements required m the dwelhngHowever, by using mformatmn recordedduring the[r mspectmn on the presence orabsence of amemtles, we have been able [oassess the add!tlonal work which would bereqtured to bring any BTS dwelhng up to theTolerable Standard and co undertake theelemen[s of a comprehenswe modern mauonprogramme

Repau Standard

85 Repam as recorded by the surveyor,were attrlbu ted on the hams of brmg!ng thestock up to an acceptable standard Thebrleting standard for repairs was as follows

Bneting Sbmdard for Rep-

In assessing repams, sumeyors had toexercise them pro fessmtal JttdgCMentwth regard to the Identificabon andextent of repam requmed, tie urgency ofrepam and the potenttal Me of eachelement of the dweibng, cotmderedmdlmdually

The scoring of repar needs for anelement was based on the assumptmnthat ,f the ,denufied repair was camtedout and a subsequent reasonablesrandard of maintenance wasundertaken, dwelfmgs would thenachmve a useful hfe of 30 yearsElements WLFIless dtan 30 years’ bfewould be replaced only when necessary,and were not included m the currentrepam assessment

The repro score described theproportion of the element (0-100%)which requmed repau No attempt w-asmade by dte surveyors m prescribe theactual repau works or to bnk elementiwhich might reqture repair at the sametime This latter wsk was tackled bycomputer programs which ensured aconsistent approach across all dwelhngs

AJIy repams Idenufied were assessed forurgency where appropriate

All external and common parts elementswhich ex~sted (regardless of repa(rscore) were assessed for their residualbfe eltier as they stood or titer allnecessary repaus had been carried outElemenrs wth short hves were scoredonly for the Idenufied rcpam,disregarding the bfe of the elementThe residual bfe of the elcmenc was thenassessed as a separate Item

AR repaus and them assomated costsmust therefore be ctmsdered -mmed,ate

94

fqkur Costing

Sb Repair scores recorded by the surveyor

were translated Into the cost of brmgmgdwelhllgs UP co the briefing standard Weuse these costs to report on repau requmed

to the stOck The use of cost-s per dwelhng,rather than the raw repam scores on ancleme[lc by element basis, prowdes asummary measure which overcomeschfficultles ofcomparmg large amounts ofdetaded reformation for dwelhngs which aremot ahke Without this common standard ILwould be ve~ dlfflcult, for example, tocompare a decachecl house w,ch at least fouroMSlde walls and m own roof vwth a mld-floor, m!d-terrace flat wh!ch would only havetwo outside wails (at most) and share acommon roof As a result for any level ofco~dltlon detached dwelhngs are more hkelyto requme more repmrs and have higherrepau costi

87 Repair costs are calculated using aseries of computer programs which weredeveloped by The Scomsh Offkce for use mthe Local House Condluon Survey (LHCS)package (SDD, 1988) and updated for thepresent sumwy Repair costs calculated onthis basis can therefore be compared with theIesults of the LHCS Detads of the cosungmethods are gwen m Annex C, but a numberof Important aspects m relat[on m theu’tncerpretauon are summarised here

all cosrs are excluswe of VAT and fees

costs reflect the average level ofpncmg m Scotland during the thmdquarter of 1991, var,auons m pricelevels occur across the tommy

economies of scale for extenswe worksare applied to the follcnvmg

repams to the whole dwelhng and togroups of elements of the dwelhng

repamng the dwelhng and brmgmgbelow Tolerable Standard dwelbngsabove the standard

reparmg the dwelhng, upgrading BTSdwelhngs and fully modermsmgdwelhngs

repair costs are unhkely co reflect theactual expenditure requmed toimplement practical solutlons, coswgwen here are therefore mmumunestunates of requmd expenditure

repair costs for flats include cows focrepams to common parts apporuonedby the number of flats m [he budding

costs assocmted with the first tjmeprovls,on of a wholesome, piped watersLlpp!y, mzuns electricity supply and areams sewer are not included, suchCOSt.5VZl~ gready w,th the SpCCdiCdwelhng and ILSIoczmon and cannotsensxbly be averaged

●

☞

☞

☛

88

no assessment of the costs m relauonto unprowng condensauon can becalculated unul greater understandingof the causes of condehsauon areavadablc

costs do not include the replacement [of lead plplng In good condltmn,where lead M known M m be presen[ munderground water mains, the cost ofreplacing th[s wtth copper orpolythene M included wth the repaircosts

costs for repam to external groundfeatures are not included !n the cost ofrepairs to dwellings

costs for the movmon of a damrmroof,!course for the firs[ time are excludedfrom dwell!ng repa,r costs, m usingthe LHCS a number of localauthont!es have Incorporated this aspart of dwelhng rep?lr costs so thatcare lS requmed m makmgcomparisons

For the purposes of reporung, we useboth mean and medwm repair costs togetherwmh repair costs subdmded by categormunder S250, S250 c S1,000, S1,000 < S5,000,over f5,000 We also report on the category‘over f1,000’ m some tables

REPAIRS TO ALL STOCK

Any Repaus

89 Repan-s were requmed to 83 3%(+/- O 7%) of the stock or 1,692,000dweflmgs (+/- 13,000) at an eshmated cost ofE2,408m (alfowmg for cost reduction throughecononues of scafe) If repair costs of underS250 per dwelhng are excluded, 61 O%(+/- O 9%) or 1,240,000 dwelbngs (+/- 17,000)remamed m need of repam This exchmonreduced the total cost by just 2 2’% ($53m)(Figure 81)

810 Just under half the stock (46 6’%) hadrepairs costing f500 or more and thisaccounted for 93 5’% of all costs A smallpropomon of the stock (1 370), with repaMcosts m excess of fl0,000 contributed 17670of the total repmr costs (Figure 8 1)

811 The mean cost ofrcpa,r (S1,185 per96

—— —

Page ~

dwelhng) N much I?[ghel than lhe medmn(S430 per ctwelhng) ThI$ ISclue to a smallnumber of pmpemes with ve~ bvgh Iepatrcosts which exert a large Influence on themean It should be no[cd tha[ [hese averagesarc calculated not 011 the basis of thedwelling stock m need of repam but on Lhetotal dwelfmg stock which IS to say that mmany ,nstances the mechan cost of repam Mzero, since [f less than 50% of the total stockrequmes repair, the median !s automaticallyzero

The Component Groups of Repro Costs andT~es

812 The repau ,cqutrcment to alldwelhngs prondes a broad profile of the stateof repair of the stoch The nature and costsof these repams can be broken down In[o 3major component groups

+ repaus to external elements ofdwelhngs

+ repaus to mtemal elements ofdwelhngs, and

● repam to amemhes and serncesWItbm dwelhn~

The external and internal elemen[s can besub-dwded into

● cmticid budding elements

● non-cnhcal bwldmg elemen~

813 Cntlcal elemen m are those defined mthe Scottish Housing Handbook, Part 2,Local House Condmon Sumeys A Manual ofCAudance (SDD, 1988) The relat,onsh,pbetween these categories ISshown m Figure82 and the elementi included m eachcomponent group are summarised m Table81 and F,gure 84

External and Internal Repmr Numbem andcosts

814 The majorl~ of dwelhngs requ]redrepams to external elements (76 O%) or1,545,000 (+/- 15,000) dwellings (Table 82and Figure 8 3)

For external repairs

● the total cost was $l,488m or 61 8% of[otal repatr cOsLs

+ the mean cost over the whole stock wasS732 pe[ dwelhng

For Internal repairs

+ the mtal cost was f687m or 28 5% oftotal repam costs

● 48 9% of the stock requmed Internalrepairs

+ tie mean COSLwas f338 per dwell,ng

Repaus to timemhes and Semces - Numbersand Costs

815 Fewer dwelhngs (37 2% of the stock)requmed repairs to amemtms and semcesthan requmed repa!rs to external or internalelements Costs were also correspondinglylower Only 9 7% (f234m) of the totaldwelhng repair coscs was attributable Loamemtles and sermces and the mean costover the whole stock was S115 per dwelhng

Critical Element Repaus - Numbers andcosts

816 Overall, 71 6% of the stock (1,455,000dwelhngs) (+/- 16,000) requmd repairs tocrlucal elements (Figure 8 4) The total costfor repam crmcal elemenu was fl,358m(Table 82) Tbls cost consututed over half(56 4%) of the overall COS~ Of all rePalrs [odwelhngs, at a mean cost over tbe wholestock, of 1669 per dwelbng

+ External

More dwelhngs requmed repatrs to externalcrlucal elements (68 O% of [be stock or1,382,000 dwellings) than required repairs to

98

t,)te! nal c! ltlcal elements (26 ?Yo) (Figure3 4) The cost of repmrs to internal cntlcrdelements was fl,’218m, wh~cb accounted forIbalf (50 6%) of the ovelall costs of all repmrsm ch. elhngs, at a mean cost over the wholes[ock of f600 per clwellmg (Table 8 2)

* Internal

Just over a quarter of clwellmgs (533,000)requmed repairs to !nternal crltlcal elementsand these accounted for 5 8% of all repaucosts or S140m The mean cost, over all thestock, was S69 per dwelhng (Table 8 2)

+ Groups of Crzttcal Elements

917 The 18 crmcal elemenu werecombmed Into 6 broad groups reffectmgdifferent parrs of tbe dwelhng structureWhale repa,r requmed to roofs was the mostcommon problem, occurring In over half thestock (1,048,000 dwelhngs) representing13 2~o of ~]1 repa,r msrs, d,srepa!r to wail

structure and finishes, affecung a third of thestock (698,000 dwellings), was the mostexpensive problem WaO repams comprisedover a fifth (22 5’70) of the cost of all repairs(f542m) with a mean cost over the wholestock of f267 (F!gure 85, Table 8 3)

Urgent Repam

818 External repams were classdied asurgent or non-urgent (paragraph 8 2)UrEent repairs to at least one external

ele-ment w’ere requwed for 28 6% of the stock(580,000 dwelbngs) (F,gure86) As withcosu fm any repam, a b.rge propomon of

urge”c r.epar CONS were atmb”table to a

rekm.+ small “umber of dwellings OnlyI 5% ofdwelhngs (30,000) had urgent repaircosts of f2,500 a“d over b“t these accoun[edfor 7 3% of all repa,r costs The mean urgc”trepa!r cost over tbe whole stcmk was S212(Table 84)

819 The total cost of all urgent repairs tod,velh”gs V+a f431)m, represe”[,”g 17 9’% of

Lhr mtal repzur cows for the stock While

28 6% of the mxk requmed “rgen[ r.?Pa,CS,

most of this was attnbumble m cntmalelements Nearly a quarter of the stock

(?4 O% or 488,000 dwelllngs) requiredUrgent repa~rs co crlucd elements at a cost ofIS59m (Table 84)

DISTRIBUTION OF REPAIRS AND REPAIRCOSTS

820 We have e=mmed the d!stnbutlon ofrepam costs to dwelhngs by our standardstock descriptors Tables 85 [o 817 gwecategories of costs and stock descriptors Wehave not reported m detad on repam tocomponent groups such as exccrmd ormtemal elements These wdl be exammedfurther m our supplementmy report onrepairs It should be noted that the averagesdescribed below are computed on the bassof the stock sub-group and not [he totaldwelhng stock as before

Any Repazrs and

● Age

The extent of repam requmd to dwelbngswas d]recdy related to age The pre-1919stock had the most wdespread and expenswerepam reqmrements Although pre-1919dwelbngs comprised 21 1‘% of the stock, theyrepresented

4 half the total repam COSLS esumate

(F,gure87)

* the group with the highestrequuement for repam cosung overS1,000 (59 2’% of pre-1919 stockcompared to 3157. for the total stock,Table 85)

● a mean repa!r cost per dwelling off2,825 which was more than twce theoverall mean of fl,185

99

k. ..... . .__. .

Page

+ Tenure

Total repa!r costs fol each tenure wet eesumatecl m tollows

● LA/ NT/OP fb9Lm

* Scotttsh Homey f421n

4 Pubhc Sector totaf C733m

* Owner-occupied f l,2bbm

* housing assoc~atlon S30m

● private ren[cd E380m

● Private Sector tOtaJ &l,676m

(F,gu, es subject LOround,ng)

Whale there was a higher ~ncldence of pLlhhcsector dwelhngs requmng [epam, the privatesector Look a hgher proporuoll (69 6~o) oftotal repair costs than ,ts ploporuon ok thestock (60 4%) (F!gure 8 8) nnd had a highermean tepam cost (fl,366) than the pubhcsector (S910), based on the stock in eachsector

Figure 88 Repau Costs by TenureI

The largest share of the total repam esumatewas m the owner-occupied sector (52 6%)but this was slmdar to tts proporuon of thestock (51 5’%) In comparison, 28 7’% of thetotal costs were found m the LA/NT/OPsector This ws lower than them propormonof [he stock (36 3%) However, theLA/NT/OP sector had a higher mcldence ofdtsrepalr (89 8%) than own;r occupatmn(77 8%) (Table 87)

Hous!ng assoc]atlon stock reqmred lessrepair than other tenures Gwen the natureof the s[ock and the past and currentprogramme of rehab,l~rat,on th,s m,ght havebeen expected

Of all [enures, the prwate rented sectorrequ!, ed the @Jtest pmpomonate amOLltl Lof repall It had

● 15 8’% of total repasr costs but was only6 5’% of the wock

● the highest proporuon of [cpmrscomng S1,000 or mo[e (61 2%)

● the hlghes[ Imean repai[ COSL (E2,8!Y2)wb, ch was two and a half umes theoverall mc.m

rOr tellule Only WC hZW C\ ZilllltlCd LheII>CICICLICC0[ urgent repaws rb!s !ndlcated[ha[

* ulgent repmrs were ,equu ccl for42 I% of all private [ented sectordwellings compared w!th ml overalllevel of urgent lep~ll 117lhe w,holcstock of ’28 6% (Table 8 9) ThefA/NT/OP SeCIOl WIS akO ShghdyOver-l epleSfmted m terms of 1[sreqmrement for regent Iepai, s, 3297.of stock In this sec Lor requ[ red urgentkepalrb

“-3

F@re 89 Repiur Costs by Dwelling Type ‘*

. ..i

@s:u- co- N.cm.ul T)pc D4&,buU.m

of du O.mpud slack

❑Dcm.h.dHowe,■O!h,rHow, ❑T,n.mcn. !■Fourm Blcwk ❑ti”ve”,on, ■T-r B1o<k/Dmk

$

+ Dzuellmg Type

Conversions had a h,gh requirement forrepams For cyample, they had

● the highest proporwons of anydwelhng type requmng repam costingover f250 (72 6’%) or over S1,000(51 2%) (Table 8 10) whereas thefigures for the dwelhng stock as awhole were 61 O% and 31 5%respec[lvely

+ a substantially higher proporuon ofthe total repa]r sum (3 670) than ttspmporuon of the total stock (2 5%)

Detached houses also requmed h!gh levels ofrepair (Figure 8 9)

● over a third (37 2%) of detachedhouses we[e In need of repams overS1,000 (Table 8 10)

● they accounted for 29 9’% of the totalrepair sum although they representedonly 17 3!% of the stock

● they had the h!ghest mean repa!r costof any dwell!ng type ($2,043)

● DweHzng Stze

Thet e were only shght differences ,n repamcosts between the smallest dwelhngs mdthox WIdI 4 or 5 room> Larger differenceswere ewdent for dwellings of 601 morerooms and part, culmly the Imgesc clwell, ngs(7+ ,oomb) The average repmr cost fordwcll~ngs with 7 or more rooms was almostC1OLlbkthzt for dwelhngs w,[h b rOOftlS(Tables 812 md 8 13) Dwell,,,gs W,d, 7 ormot e toom, accou, )krl for only 8 9% of the

t 100

~tock but for 20 170 of total tepalr COSLS(F,gllre 8 10)

+ Locatzon 1Dwellings m rural areas cxhlbltetl greaterrepair requmements than urban dwelhngs(Table 814, Figure 8 11) For example

+ a substantially higher proportmn ofrural dwelhngs reqmred repamsover 21,000 (42 47. ) whereas thecorresponding figure for the urbanstock W= 29 2’%

* rural dwellings accounted for only17 l’% of the stock but 29’% of [hetotal repair costs

● the mean repam cost for ruraldwelhngs wa 22,007, twce that ofurban dwelbngs

The total repair costs for urban dwelhngs wasalmost two and a half times higher than thefigure for rural areas, due m the number ofdwelbngs affected -1,395,000 m urban areasand 297,000 m rural areas

+ Locatton 2

The mean cost of repalcs was sllghtly higherm Ftfe, Tays, de, Cramp[ an, Highlands &Islands than elsewhere (Table 8 16),although the median repatr cost was h!ghestm Strathclyde

The Occupants of Dwefhngs RequmngRepau

821 Given cha[ some 8307. of the stockrequtred m Ieasc some repatr, households ofall ages, types and soc!o-economtc status were

Ithely to be llvtllg In dwelllngs requmngrepmr FLIII details of repzur costs by ourhousehold descrlp[ors are gwen nn Tables818t0827

Any Repams and

+ Age of Head of Household

There was hule vammon m the mcldence ofrepam costs reqmred by age of head ofhousehold (Tables 818,8 19)

+ Household Type

Single parent heads of household were muchless hkely than other households to Ilve Indwelhngs reqturmg repa,rs cost,ng less thanf250 Large famdles had the highestmcldence of requirements for repairs cosungmore than f5,000 (Table 8 21)

+ Soczo-economzc Group

Professlo[ml heads of household were lesshkely m hve m a dwelhng requmng any kmdof repam (75 270) compared to 83 3% of allhouseholds They were also the group mosthkely to be hvmg m dwelhngs wmh repamcosts over f5,000 (Tables 822, 8 23)

+ Economzc Status

Unemployed heads of household were morehkely than other economic groups to behvmg In dwelhngs reqummg repairs costingover f 1,000, and particularly m dwelhngsrequmng repam costing between f1,000 andS5,000 The unemployed were least hkely mbe bwng m stock which dld not reqmre anyrepaus at all (Tables 824, S 25)

+ Income

There was no apparent relat,onshlp betweenrepam costs and income (Table 8 26), themean repair costs vatyng ve~ htde betweenIncome groups For the owner-occupied andprivate rented sectors, there was somemdlcatmn that repa]r costs were sbghdyhigher on average for those wItlt lowerincomes

For owner-occup,ers, the alfordabdlty ofrepam costs can be measured as the ratm ofrepaw costs to annual household incomeFor households on !ncomes of less thanf3,000, the repa,r cost for the dwellingrepresented, on average, 237. of annualIncome At the ocher end of the scale, forhouseholds wlLh incomes m excess off24,000, the corresponding figure was lessthan 1% (Table 8 27)

Any Repazrs and

+ Planning Groups

We exammed the hkellhood of our plann!nggroups lmng m dwellings requtrmg differentlevels of repam costs (Table 8 28)

101

!A

Households where dw head of household\vz15

4 unemployed or Iong-te! m sick o,disabled, 01

4 a single pa[ent

were more ltkely to ltve m dwelhngs necdlngrepam than our other plmm!ng groupsThese household groups we, e also morehkely to have repam costs over S250 and overfl ,000 than other groups

REPAIRS REQUIRED RELATIONSHIP TOWORK UNDERTAKEN 1990/91

822 Our analys!s of the COSISandPage chsLrlbLIClOnof rep?m so far has shown that

,,;: repair [o the stock as assessed by suweyors

t

,4 consisted of~,-, - ~ .. .

. Lepars required to ex[ernal dwelling. $’+$

kd

*. ,,features (760%)

,.i” e repairs m internal features (48 97. );$ .:

repams to amemt!es and serwces04:;* ~ ● (37 2%)

823 The mcerwew sumey on the ocherhand collecced !nformatlo’n on acuon tahento repair and Improve the stock ‘m theprevmus year’ Gwen that the mterwewsumey fieldwork was undertaken betweenNovember 1991 and May 1992, whenhouseholders were asked to gwe detads ofwork done the prewous year, this could havebeen undertaken ‘at any ume’ betweenNovember 1990 and the end of May 1992

824 Householders were asked what worksthey or them landlord had carried out m tieprewous twelve months JUSLover half

(5O 7%) of all households had carried outsome work during the prewous year Workwa~ s“bdwded mto mmor and maJOc JObs Interms of work which, If done pro fessmnally,would cost under and over S500 respecuvelyOf the work that was done, 53 6% weremmor tasks and 463970 were major t=ks

timost 30% of owner occup,ers and 148% Oflandlords had carried out major work In theprevmus year VeV few occupants of renteddwellings (2 7%) had carr,ed out major workat their own expense (Table 8 29)

s~5 comparisons of the~pea,ldvolume

ofwork done must be treated with cautionsmcc cond!uon and the existence ofamenttmsuc hascentral heatmgv anedacross the stock Dwellings therefore do !notstart from all eqLtal basis

Type of Work Undertaken

826 Tablc830sllows catcgorleso[worL

undcrmken dwided into extetn a!, Internaland !m!scellaneom Woik clone was (epor[edin te, msot !ndlvtdud tasks undertaken ancttbe!etore the mtzds sum m more dwm 100%OwncI\ undertook fewer work> !n I elzmon codlecxternal t.lb!!c ofltlcciwelll,lg (5b 7’%)

Lh.m kmcllords (60 070) Ownc ISWctc [morehh’dy tO bXVC undertaken WOrh tO the

[nte[nal Fabrlco f[heclwcll!!lg (749~o) thanlandlords (55 O%)

Table 830 Class, f,catmn of Work Undertake. bYOwners and Landlords Nov 1990- May 1992

percentages sum to more than 100%due to Ir!Ldtlpk?JObS undertaken

827 Detads of the type OfJobs L!udertakenby owner-occupmrs and landlords are gwnm Tables 831 and 832 respectwely Thetype of work !s ranked In desccndmg order mterms of the number of [mm specdic types ofWOLk were reported For owner occup,ers,the five most frequently reported jobs were

● double glazing (16 7%)

* lu[chen unms (149%)

● bathroom Fitments (145%)

+ central heating (11 2%)

● windows (8 7%)

For landlords the five most frequentlyreported jobs were

● central heating (22 5%)+ double glaung (18 5%)

+ windows (147%)

● elecmcai supply(includes rewmng) (7 5%)

● roof covering (66’70)

The two hxs both Include central heaung,double gkumg and windows but owners weremore hkely LOundertake work on k!tchenum= and bathroom fitments than landlords(9th and Sth respectwcly on the landlord’shst)

Repau and Improvement by Owners andlandlords

S 2S The work undertaken was sub-dmndedbroadh m[o repmr and [mprovemencowners and landlords undertook h[mllzwproport,om of Iepmr work, however thedctmls of the work showed com[clerablechffercnces (Table 8 33) The five mostfrequendt L!ndertaketl rcp?lrpbs by ownerswere

* r~p.llrb LOw,ndows (9 7%)

+ repa,r\ to ,oofcover,ng (7 8%)

102

I

4 Internal Cleco[ atlo,l (7 4%)

* repmrs to external doors (7 2%)

● clecmcal supply(Includes revnnng) (5 o%)

Tbe top five Ltndertaken by Iandfords were

* repairs to windows (14 7%)

* repairs to electrical supply(Includes rew,r,ng) (7 5%)

* repairs to roofcovenng (6 6%)

* repairs m external doors (6 O%)

● external decorauon (5 2%)

s 29 Improvement works were also ranked

m terms of theu’ frequency (Table 8 34) Forowners, the top FM categories ofImprovement were double glzzmg, kitchenLUIICS,bathroom fitmen r-s,central heating,md excens[ons Lamffords undertook mot der of descending frequency centralheating, double glazing, bathroom fitments,kitchen umts and !n[ernal restructuring

830 Although tie ranking of items ofimprovement was famly slmdar, the volume ofacuvmy was rather different For example,!mprovemen Lsm kitchens and bathmmmwas the second most frequently reportedacmmy for owners, compared to the fourthmost frequent for landlords In terms ofnumbers of tmprovemene, however, 14 9%

of owners had carried out this kmd ofImprovement during the premous 12 months,compared [o Just’1 4’% of landlords

Vafue of Work Undertaken

831 The sumey collected only the value ofwork ““dertaken by occupants Cost of workundertake” by la”dlocds was no[ collectedAs so few occupants of propemes m therented secmc had undertaken major work(2 7%), “e report costs only for ownerOCCUP,ers Th,s ,“d”des c0SL5for bothm,”or a“d major work

832 A high pmportmn of the workU[lder[ake,l had IOWCOSE The ~ed,~n ,-OSCwas E50 Over half (52 l%) of owner-occuplers had undertaken work in the last

;Year Just 3 O% of householders accounted

lot 40 5% of the total \zalue of workundertaken (Figure 8 12)

833 We exam]ned the type of work wblchwas undertaken by householders whoIeported having spent over S30,000 Themost frequently reported jobs were● ccn tral heating

● electrical supply (includes rewmng)

● kitchen uruts

● windows

● bathroom ticments

These hoLueholders reported undercakmgon average 3 to 4J0bs at the same ome [t MId.ely that the high costs arose fromsubstanual renovauons to dwelhngs ratherthan routine upgrading

S 34 The total estimate for all workundertaken by owner occupiers (November1990- May 199’2) was fl,130m This sumincluded work carried out on a do-it-yourself(DIY) bas,s and therefore the costs do notpromde a .ahd comparison umh repair costscalculated according to pro fessmnal ratesTo facdlta[e proper comparisons, when workwas carlled out solely on a Dfybasls, thereported cost was increased by a factor of 2When work was undertaken Jointly on acontnctor and Dfybasls, the value of workdone was Increased by a factor of 15 Usingthese welghtmg factors, the total expenditurerises to fl,354m COSLSfor this work includeVAT and fees Tbe maJorlty of work was notdone on a DIY hams

835 Just over 70% of mqor work carr,edout revolved the sole use of a paid contractorUnder 5’% used both a contractor and DfY

Just under a quarter (23 4%) of the workundertaken was done solely on a DNbaslsThe average value of work undertaken perdwelhng by all owner-occupiers was fl,096 atreported rates When this was adpsted toreflect the cost of having the work doneprofessionally, the average rose LOf 1,312

Source of Finance of Work

836 The mam single source of finance formayx work undertaken by owner-occupierswas household savings Over three-quarters(78 1%) of all such work was funded from[h[s source (Figure 8 13) A further 15 8% ofowner-occupiers had funded tbe work by aloan from a bank or budding soclery or by anincrease to the mortgage

Reasons for Work

837 Of N owner-occupm-s who hadcm rled out major WOA, 58 2?0 e~pressed awlsb to Improve or enhance the appearanceox comfort of the[r homes as the reason forundcrmkmg work Reasons related m therequirement to cariy oL!t repair to the fabricof the dwell, ng accounted for 40 4% OFoccurrences by mch owner-occu pm, ?

103

S 3S Furthm ,malys,s rematns to beLmdcrtaken on respondents’ work, theiramtudes [o the repmr of their dwellings andthen sLlrroundlng netghbourbood We planto include th!s [n our supplemental reporton repairs Apmt from exammmgImprovements undertaken by owners andlandlords, we can also exam[ne the costsrequmd m Lmdertake !mprovemcnts LObring dwellings up to both the TolerableStandard and a full modern,satlon standardThese are discussed below

REPAIRS, BTS IMPROVEMENTS ANDMODERNISATION

Repams to .40 Dwelhngs and Improvementsto Below Tolerable Standard Lhvellmgs

839 Repamng the stock N only part ofbrmgmg the stock up to an acceptablestandard Repairs to BTS stock areconta!ned wthm the total repaLr costs ofS2,408m but there are addluonal costs forthe Improvements requmed to the BTS stock,m terms of the Tolerable Standard and thepromlon of standard amemues, which arenot covered by repaM costs These wereadded to the total repaw bdl to prowde tbefull cost of repamng the stock and brmgmgall BTS dwelhngs up to standard mth theprowsmn of all standard amenlues Thisresuhmg cost would be $2,553m, anaddltmnal f145m over the repair only costsfor tb. stock (F,gure 8 14)840 Tbe addlt,onal upgrading requmed for

BTS dwelllngs Increased the percentage of[he stock wh!ch requ! red repair or

,mpmvement work to a total of S5 17. Thecosts LllC(LldlIlg BTS upgrading translated LOaLnean cost ok fl,256 over all dwcll!ngb Thissmall tncrease reflected [he fact that repamcosts foi BTS dwelhngs were Included III tbetotal repair sum (Table 8 35)

Repam to Below Tolerable StandardHou.smg

841 Repams required [0 dwelllngs belowthe Tolerable Standard were veq muchhigher than to dwellings wh!ch were not BTS(Table 9 36)

● vtrtually all BTS dwelhngs (99%)requmed repam

● over 80% of BTS dwelhngs reqlllredrepa!rs over S1,000, compared to only291 % of non-BTS dwelhngs

* BTS dwellings accounted for a fifth of[be total repair sum for all dwelhngsdespme constttLlung only 4 7% of thestock

● tbe overall repatl mean for BTSdwelhngs was f5, 156, over five umesb[gher than the repam mean of thenon BTS stock (S991)

842 The cosrs of repammg owner-occupmdand privately rented stock wb(ch was belowthe Tolerable Standard were markedlyhigher than chose of ocher tenures (Table8 37) Owner@ ccupLed and, to a lesserextent, privately rented dwelhngs accountedfor d,sproportmnate shares of total BTSrepau cost-s Whale about 407. of all BTSdwelbngs were owner-occupied, theyrepresented over half (51 3%) of [he BTSrepam cost estlmace The private rentedsector, vath 22 9% of BTS dwellings,represented 28 1% of total cos~ In contrast,the LA/NT/OP sector wtb a tblrd (34 770)of all BTS stock accounted for just a fifth(19 1%) of total BTS repam COSI.S

843 Those BTS dwelhngs whLch wereowner+ ccupied or privately rented also hadmean repaLr costs considerably higher(S6,792 and S6,418 respectwely) than themean for the other tenures, reflecting thehigher repau costs

Improvements to a Full Moderm.sationStandard

844 Repamng the stock and bnngmg belowTolerable Standard bousmg up to standarddoes not equate to ramng dwelhngs to a fullymodermsed standard By applying thestandard normally ach!eved by localauthont!es m comprehenswc mOdernlsaLlOnof them own stock, an assessment can bemade of [he costs revolved [f the stock In allsectors were raised to [bls standard (Annex E)

845 [! ,s Important to note that m practccethe private sector, apart from housingassocla[lons, WIII not necessarily a,m toachte.e this standard The figures are [hen

, 104

,mber an Inclination of the COSLSIII achiev~ngJII Ideal fuCLue standard of hous)ng

Moderm.sa@on Standard

●

☞

☞

☛

4

4

+

846

alterauons to overcome inadequatespace m latchens, bathrooms,

aP~~cn~ or cmculatlon areasalterauons to overcome otherde fic,encles m the layout ofkitchens, bathrooms, apartments orcmculatlon areas (generallyunsausfactOV cmculauonarrangements)first mstallauon of central heatingsupplementing inadequate Iatchenstorage prOvmLOnthermal msulauon m roof spacesand/or cavmy external wallsthermal msukmon to party wallsand/or party floorsprovmmn of garden fencing andpaving where none exist

The esumated cost of modermsmz theo

stock to this standard together wth repamngthe stock and ehmmatmg BTS dwelbngs was&3,711m This figure Mone-third higherthan the cost of carrying out all repairs to thestock (Figure 8 14) It would revolve works ofrepair and upgrading to over 907. of thestock, a[ a mean cost of S1,826 per dwelbng(Table 8 35)

105

Key Fmcbngs

+ total esumated repau costs to bringall dwelhngs up to a reasonablestandard Mf2,408m

● prwate sector repau costs(fl,676m) were over twce as largeas tie pubhc sector repaLr cosr-$(f733m)

+ the owner+ ccupwd sector had thekugest total repatr costs offl,266m, but tfus was dmectfyproporuonal to the size of thesector m the stock

+ the private rented sector had adisproportionately high share ofrepair costs at f380m (15 8’% oftotal costs for 65% of the stock)but the nature of the stock wouldtend m predict hLgher COSIS

+ unemployed heads of householdwere most hkely to be bwng mdwelbngs reqturmg repatrs of anykmd

+ the esumated expencbture byowner~ccuplers hmng m Scotfandon repatr and Improvements m the12 montis pmor to the survey wasequmdent to f 1,354m (larger thanthe toual owncr+ccupler repimrball)

+ owner-occupiers tended tounderrake Improvements ratherthan repars and the most frequent

jobs related to Items such as doublegkumg, lutchen and bathroomfitments and central heaung

+ the BTS stock ha, ye~ high repamcosd, mean q~~~ly+:qe five umesh]gher than the, average for thestock as a whole

+ upgrading the BTS stock, maddmon to m repatr, added afurther f145m to the rcpaus bdlwhich would become E2,553m

● cosung a programme of fullmodermsauon for afl dwelhngswould increase the repair bdl forScotland’s housing stock toS3,711m

106

Table 81 Descnphon of Repau Costs Component Groups

+

●

●

●

4

4

4

external elements are those which make up the dwelhng or common block envelope -the varmus roof elements, walls, foundatmns, dampproof course, undergrounddmmage, waste p,pes, exterior pamtwork, doors and windows Ah included are theelements which consutute the common access parts to dwelhngs m common blocksMost but not all external elements are also defined as cr,tical elements (see below)mtemal elements include the floors, walls, cedmgs, doors and fireplaces of dIe roomswthm dwelhngs, any internal starcase and dwelhng party walls Some mterndelementi are ako defined as crlucal elements (see below)amenthes and serwces include the sink, wash-hand basin, bath/shower and hot andcold water to these amemues, WC(S), water main, kitchen storage and worktops, the hotand cold water system, elecmcal system and central heaung systemcnbcal budding elemen~ are those elements, external and internal to a dwelhng, thecondmon of which IS centd m the dwelbng being wmd and weather proof, su’ucturallystable and safeguarded aga!nst further rapid deterlorauon The elements defined mcrlucal me as followsexternal roof group prmclpal roof covering

prmcLpal roof structuresecondary roof coveringchimney stacksflashingsroof gutters & downplpes

wall group wall sumcturepnnc,pal wall fimshsecondaq wall timsh

ground group foundauonsdampproof course

doors/windows external doors to dwelbngexternal vmtdows to dwelling

common accem parts access decks + balusmadesdoors, screens, vnndows and roof bghts

mtermd party wall structurefloor structurefloor timsh/skwtmgsd~ rov’wet rot

107

Table 82 Component Groups of Repur Costs

Page

ComponentCroups

External

Internal

repairs

– external

- mcernal

All repairs

Stock costs (1) StockI

% CeqUlrlIIg Numbers requmng

repams to element repam to element Sum % Of Sum ‘e’” Med]an

m group m group (000s) (&m) f/dw f/dw

760 I 1545 I 1488 I 615 I 732 I 234 ]

489 I 994 16871285 [338101

372 I 756 12341971115101

716 I 1455 I 1358 I 564 I 669 I 187 I

680 I 1382 I 1218 I 506 I 600 I 144 I

262 I 533 1140158\ 69101

#’i$,:

,,;,$:1“’Li’,..$~’j ‘~ :’,1

j~“:4 (1) Do not sum to Any Repa,rs wun m 100% because of overlaps between groups

.!J

~ 1<110 ,? ‘“;

833 I 1692 I 2408 \ 100 I 1185 I 430 I

Table 83 Repam m Cntwaf Elemems

CntlcalElementGroups

Roof group

Wall group

External door& vandows

Internalgroup

Commonaccess group

Foundatmns 8DPC group

All re ams toYcrmca elemen[

Any repairs

Stock Costs S[ock

% requmng Numbers requmngSum % of Sum y;d:

Medianrepairs to element repam to element

In group m group (000s) (fro) f/dw

516 1048 319 132 157 13 ,

344 698 542 225 267 0 !

329 669 261 108 129 0 I

262 533 140 58 69 0

121 250 22 09 11 0

36 72 74 31 37 0

716 I 1456 I 1358 I 564 I 669 I 187 I

833 I 1692 I 2408 I 100 I 1185 I 430 I

108

T tble 84 Urgent Repatm to Dwelbngs

Stock costs Stock

ComponentGroups % requmng Numbers requmng % Any

sum Mean Medianrepatrs to element repams to element Repair

m group m group (000s) (fro) costsf/dw f/dw

Urgent repams 286 580 430 179 212 0

Urgent ccmcalLepams 240 488 359 149 177 0

Table 85 AnyRepam to Dwellings by Dwelhng Age

Ref&~% mthm Age requmng costs Stock

Age A.ily 2S250 2S1OOO Sum % ofkly

(000s) Repairs Repair Mean Median

(fro) Cosm 5/ dw f/dw

>re-1919 401 936 833 592 1209 50 g 2825 1421

[919-44 331 902 730 362 452 188 1232 638

1945-64 432 883 660 289 415 172 847 456

JOSL-1964 528 707 390 150 332 138 445 133

roTAL - 1692 833 610 315 2408 100 1185 430

Table 86 D!.smbuho. of RepaII Costs by Dwelhg Age

<250

250<1000

lcOo<5rW

,000 +

109

Table 87 tiny Repatrs m lhwlhngs by Tenure

Page

Tenure

LA/NT/OP

Scotush Homes

Pubhc

Owner-occup,ed

HousingAssOcLauOns

PrivateRented Sector

Private

TOTAL

Cable 88 Dsmbu(

, Band,

<25(J

250< [000

1000< 5@)0

5000 +

TOW (000,)

300s;

663

57

720

815

36

121

972

1692

% wlthm TenLlrereqummg

bytepa,rs >S250 2S1000

898 671 320

857 540 206

894 660 313

778 554 287

731 424 190

924 810 612

792 610 315

833 607 312

of RepaM Cosm by Tenure

costs

Sum% Of Any

(fro)Repaircosts

691 287

42 17

733 304

1266 526

30 12

380 158

1676 696

2408 100

stock

Mean Medmnl/dw f/dw

936 505

62’4 295

910 482

1209 342

617 161

2892 1587

1366 386

,,

1185

i

430

110

I ,blc S 9 Urgent Repam to Dwelhmgs by Tenure

Tenure With Urgent Repams Wltiout UrgentRepams (000s)

Stock (000s)

LJ%/NT/oP 243 (32 9) 495 (67 1) 738(41 8) (34 1) (36 3)

Scomsh Homes16 (243) 51 (757)

(28) (35) (T3)

Owner*ccup,ed258 (24 6) 789 (75 4) 1047

(44 5) (54 3) (51 5)

Housing A.woclatmns8 (160) 41 (84 O)

(14) (28) (::)Page .

Private Rented Sector55 (42 1) 76 (579) 131

(95) (52) (65)

MI Dwelhngs580 (28 5) 1452 (71 5) 2032

(loo) (loo) (loo)

Cable 810 Any Repau’s to DweOmgs by Dwettmg TyTIeA

I Type

I

Detatchedhouses

. Other hous;s

Tenement flats,,

4m-block ‘

Converwons

! Tower block

I

(000s) x;~rs 2f250 =1000

268 1. 762 579’, 372

732 “820 ~577j 263j,

.429 “j 882 ‘“667) 358,

42 852 726;. ,$. 512?,

. $,r 55 1920’,.,,’63 8~, 343 ,.

costs Stock

Sum %R:;~y Mean Median(fro)

costsf/dw S/dw

720 299 2043 433

818 340 918 355

567 235 1165 581. a

161 67 837 ;? ’440k?.4 , S,*..?

88 36 1773 1041

L

Table 811 D,stnhutmc, of Rep.,. Costs b“ llwelbn5 Type

Page

114

Rep,,,, cow h,,ds

(s)

<250

?50 <1000

1000<5000

5000 +

Total (000s)

13et.dldI [0,,s,5

148

87%

42 1%

73

? 29.

207%

90

62%

?5 4?0

<1

.7o%

118%

Y

,3y2 .

73’% ,

k:!i

OdlmHo,,,.,

377

176%

423%

‘lIq

s 7%

31 3%

a,?

384%

23 8%

H

263%

2 6%

m

,~92

439% -,

b

100 OJ

Dwdl(t,gTvp(

7rm,me,,. 4mBI,,CL

I62 70

!04% 89%

333% 366?

I50 68

!5 1% 114%

309% 35 49(

158 51

!8 7% 93%

325% 267X

16 3

[8 1% 3 o% “.,1

33% 1 4%

rnble 812 #my Repam to Dwelbngs by Dwethng S,ze

Dwelling SLze

1-3 Rooms

4 Rooms

5 Rooms

6 Rooms

7+ Rooms

TOTAL

~YRepair

(000s)

260

580

503

203

147

1692

Conw’,s,o,l,

14

1 1%

27490

II

18%

? 1 470

21

38% ,;

42 o%

.

5?% k,

92%

z

g%

lMI 09

% \wthm Size

ICOSL3

requmng I Stock

Any I Sum%of Any ~=an

RepaLr MedLanRepairs 2S250 X1OOO (fro)

costsf/dw f/dw

828 555 272

847 617 293

838 610 303

802 607 354

812 681 461

833 610 315

284 118

647 269

636 264

356 148

485 201

2408 100

907 343

945 422

1059 418

1409 445

2685 824

1

.!,

1185 430’ ‘

112

1 ,ble 813 Dnsmbutmn of Repau Costs by Dwelbng S,ze

R, IXUrCOU Bands

(f)

[MO <5000

5000 +

T.ati (000,)

Table 814 Any Rep- to Dwelbngs by Urban/Rural

Any % wdnn Locauon 1Repam

costs Stockrequlnng

Locatmn

Sum% Of Any ~ean Medmn

(000$ ~~ams =250 M1OOO (fro)Repaucosts f/dw f/dw

Urban 1395 828 595 292 1710 710 1016 391

Rural 297 855 683 424 698 290 2007 710

113

Table 815 D,stnb.tmn of Rep.,. Cos- by Urban/RuraJ

“) r-=r=l“)%,,Co$t ~.,,~~ Smu,,l, Ho,,,., R,,r,l I[,d,c.,m

<250

250<1000

I000<5000

50!30+

T.JoI (000,)

Table 816 .4ny Repaus to Dwelhngs by Locabo.

Any % wdun Locauon 2Repam

costs Stockrequlnng

RegmnalLocatmn

Sum% Of Any ~em

Medmn~(000s) $~alrs =250 =1000 (fro)

Repaucosts f/dw E/dw,.?

,

T, F, G, H&I 499 815 596 327 829 344 1353 416 -:1

Srrmhclyde 782 864 640 316 1010 419 1117 #477 :

C, L&B, D&G 411 799 573 300 569 236 1105 359i

>:,,

114

i

‘f tble 817 Dtsmbut,on of Rep.,. Costs by Location

“rcO’’B”nd’=‘)

1000< .00+3

,Boo +

Total (000,)

248 325 270

404% 96 O%

165 294 140

-- ~ [S?grg

269% 325% 272%

Table 818 Any Repam to Dwelhngs by Age of Head of Household

Age of

HoH

l&24

2>39

40-59

60-64

6$74

75-.30

81+

000s)

78

467

562

136

256

114

80

% wuhm age of Headof Household with

by >3250 X1OOO

Iepaus % %

896 686 337

828 621 344

827 600 305

834 588 309

835 599 278

842 607 289

868 612 313

costs

Sum%R:;gy

(fro)costs

96 40

696 289

828 344

787 78

321 133

152 63

128 53

Stock

Mean Medmnf/dw f/dw

1080 596

1210 476

1196 401

1123 388

1025 393

1101 407

1368 468

115

lable 819 D,str,bucmn of Rqxm Costs to DNCIIIIISS b. Age of He.d of Household

Page

I1.118

Xc,,.,r co,,

Bred> (i)

<30

?50 <,000

1000<,000

,000+

To@l (000s

)(’JLc)rFlc.,dor Ho!,><Ih!idI 10M

(000.)11) w % j% Jg .40 Y] M) 64 b. 74 7, so 81+

\,., $ W-1,, i’. ,,, \,. ,,5 Yen,s ). 1,, YemI

?j ?,4 ?73 G; [Z3 >3 ?6

35% 27 o% 343% 85% l>,% 67% 45%

31 ‘1% 379% 400% 41 2% 401% 393% S88%

51% 26 o% 333% 76% 164% 7 1% 4 b%

349% ?7 77, 395% 278% 321% 318% !99%“1!s I70 I75 44 76 33 ?4

5 o% .308% 31 Y% s 1% 13s% 61% 43% I31 7% 30 o% 2. 7% 27 1% ?4 770 24790

T 7, 32 6 10 6

2090 288% 379% 73% 11 1% 67%

I 990 44% 4890 38% 31%

Table 820 Any Repaus to Dwelhngs by Household Type

Any % wthm HouseholdRepairs Type wch

c0st3 Stock

Household

Type ~~50 ~l(joo % of Any ~ezn

(OOOs) Ypaws % %Sum

Repau hfedlan(fro)

costsf/dw f/dw

Single Aduh 220 847 622 343 330 137 1242 463

Small Adult 260 803 567 309 362 150 1096 370

Single Parent 88 902 728 357 119 49 1196 651

Small Famdy 268 815 604 312 366 152 1091 406

Large Famdy 160 864 660 383 281 117 1491 597

Large Adult 199 834 609 284 298 124 1z27 388

Older Smaller 2z5 825 596 285 3~q 130 1120 416

Single Penwoner ’271 S48 593 283 339 141 1039 385

TOTA.L 1692 833 610 315 2408 100 1185 430

116

Ik{m,seholdT),,Lw“,,,,coal I T.&l...

8.,”,15(k) (000s)Slngl, sm.11 S(mje Small Large L rge old., Single\d,lll M,,lt P.,,,,, Ft,,,d) F ,,,,)(: Mull smaller Pms,on,,

99 140 ~~ 131 63 m 111 130

, ?~o 124% 117% 3 4’% 165% 79% 118% 139% 164%

31 s% 433% 27 gJO 396% 340% 39!% 404% 407%

73 84 36 9b 51 78 85 100

?,0 <1000 12 1% 139% 6 O% 160% 85% 129% 141% 165% 1m 090 25890 37 o% $JJ?90 276% 325% 31 o% 31 1%

76 88 32 9? ho ,b 67 79

1000<3000 139% 160% 5 8% 167% 108% 10 1% 122% 144% ,

’29s% 27 1% 324% 27 s% 322% 23 4% ?46% ?4 7%

,000 + 152% 146% 38% 132% 133% 14 o% 126% 132% :: I

2 0% 39% 34% 34% 6?% 5 o% 40% 35%

Told (000s,

Table 822 Any Repaus to Dwellings by Socto-econwuc Group

SocmeconomlccrOL1p

Professional

<mployers andManagers

[n LermedLatemd JunmrNon-manual

Skdled iManualandSelf-employed

SemL-skdledManual andPro fessmnalSemce Workers

Unskilled Manual

Armed Forces*and InadeqLtatelyOescr,bed

JnclassIfiecl

TOTAL

Any

wr

000s)

94

200

362

481

302

143

15

96

1692

% w,thm SEC wmb

~Y >3250 Xlooo

~w+lrs % ‘%

752 582

805 592

81 ~ 579

850 615

862 635

891 649

853 585

833 637

328

333

281

303

33 ~

342

281

329

833 610 315

COSLS

Sum% of Any

(fro)RepairCOSLS

175 73

350 145

467 194

665 276

431 179

170 70

14 06

136 57

2408 100

Stock

Mean Medianf/dw f/dw

1381 371

1386 435

1027 372

1151 426

1203 487

1036 532

817 349

1166 468

1185 430

Page

119,.

117

Table 823 D,stnbuuon .[ Repatr Costs LO Dwelhm+ b. %cm~cmmm,c Group

Page

120,.,,

S<nLwmnomK GcoupTo(al

[000s)I,u,,)),d,’,, ml.,{ \l,.,,,,! su,,15ML’i ~“,,,llc,, !!,U)cdFC)r<.!

rhk.,l<j)l.,l t ,>,,>l<NL,ss Mug, m ~J’’’,”,’ ~ ‘J’~,,j~,o’’,l~ jf~,,1,.,1* &In,d.q!,,,,Ll’ L,,,1!.,,1!!,<1

N“,, ,,,,,,,,,, ,,,,,, ,hr,.,,.”,,1 rma,,lk..<<, i[,,’,’,~1 1,..,,1,.,{

,? (01 188 21s 1?s ,6 7 42i 67. 128% 237% 275% 162% 71% o 9%

41 s% 408% 421% 385% 36,% 3, 1% 415% 363%

3? f.! I33 177 I0? 50 , h

i 2% 107% 22 1% 293% 177% 82% o 9%

25 3% 259% 299% 31 ?% 303% 30890 JO,% 308%

!3 b9 104 148 10? ,0 5 ?4

i 9% 126% 198% 269% 186% 9 1% o 9%

26 1% ~j 990 244% ?6 1% 290% 309% ~? 990 295%

8 14 16 !4 15 5 0 4

27% 158% 19 o% 27 8% 17 1% 6 O% o o%

67% , 4% 36% 4?% 42% 3?% o 1% 3 ‘t%

12! ?49 447 567 35?. 161 18 115

51% 122% 29.o% 279% 173% 79% 09%

lollo% Ioo.o% Oreo% 100.0% 100J3% 100.0% 100.0% llmo%

Cable 824 Any Repmm to Dwellings by Em.cmnc Status of Head of How.hold

Any % within Economic Status:Conom,c ~[atu~ Repams of Head of Household mth

cow! Smck

of Head of

Household =250 =1000 %R:;gy Mean(OOOs) Ppalrs % %

Sum Med]an(fro) costs f/dw f/dw

Employed 868 812 588 309 1297 539 1189 396

Unemployed 120 921 735 409 190 79 1439 673

Retmed 456 833 589 282 596 248 1068 389

Long-term 102 882 647 326 121 50 11)~7 448S,ck/Dmabled

Look After 108 885 705 348 146 60 1172 607Home/Famdy

Other 39 884 633 363 58 24 1297 504

TOTAL 1692 833 610 315 2408 100 1185 430

118

T.die 825 Dlsmbut,O1l .f Reva,r costs by Econormc Status d H..d .f HO~.hOld

1O(X<-’000

,000.

Td (000s)

4s”,,.,,,,, Sums .[ Head.[ HO,,,Ll, Old

Empkwd U)wployd Rend Lo,, k Pm8

LOOLAfwrS,CV uabkd Hme/Fmly

I I I I441 54 Wh

!

41 3b

555% 4 s% 284% 52% 45%

41 2% 265% 4119 353% 295%

?99 43 168

!

37 43

496% 7 1% 279% 62% 72%

?19% 321% 3077 32 1% 357%

28 [ 47 I34

4

35 39

51 1% 85% 244% 6490 71%26 2% 358% 24 ‘I 305% 32 1%

51 Ii L 12 13599% 77% 24070 28% 9 8’%

47% 5170 S 8% 20% 27%

Table 826 Mean Repair Cost by [come Bands and Tenure

16

20% :

367%

12

20%

269%

14

25% ;

316%

To!al(000s)

Page

Income Band Mean repair cost (S)

L4/NT/OP ScoLush Owner- Housmg Private ANHomes occupauon AssOclauOn Rented Households

less than f3000 831 495 1542 613 3398 $ 1+00

3000<4000 867 551 1288 405 3521 ~ 1126

4000<5000 910 604 1309 314 3082 ‘;,, 1069

5000<7000 939 613 1363 467 3193 f’” 1179

7000<10000 1030 651 1087 1366 2318 ‘ 1163

10000<13000 986 566 1220 507 3054 1244

13000<16000 738 870 1152 324 2243 1134

16000<20000 917 850 1011 343 2980 1074

20000<24000 552 209 1129 174 1198 1106

24OOO+ 1196 811 1137 151 3289 1230

AH Incomes 936 624 1209 617 2892 1185

119

Page

;1’ ,

Table 827 Rep.,. Costs m Dwelbngs as Percentage of Income (Owmer+ccup$ers)

[ncome Band Repro C05tS aS % of Household hlCO[lle T

(Median)

fi

less than .$3000 ’230 $

3000<4000 164 )5

I4000<5000 I 79

5000<7000 77

7000< 10000 43

10000< 13000 30

13000< 16000 22

16000< 20000 17

20000< 24000 14

24000+ 09

Table 828 Any Repam and Plamung Groups

Households

Single Parents

Elderly HoH >75

Unemployed,Long-term Sick

and Dmabled

AH Famdleswith Chddren

Non-pensLoner,Single Persons

Natmnaf Average

000s)

88

194

221

516

220

1692

% wth!n PlannlngGroups wth

my 2f250 >flooo

k p al [S ‘% %

902 728 357

852 609 299

903 694 369

844 640 341

847 622 343

.:$,833~’ 610 315

costs

Sum% Of An)

(fro)Repair

costs

119 49

280 116

312 130

767 319

330 137

2408 100

Mean Median

f/dw f/dw

1196 651

l~lo 433

1245 590

1228 497

1242 463

I

I

120

T.ble 829 Work Done by Tenure

,!,., L Dme

NoWmk

\lmoL Work b,Occupier

U,,,CNWinks b,Lmdord

bf,”mworkbvOccupter&landlord

hf~JOFWOrk.!byOcmper

,Va,oc!#Orbbybndlmd

ToM (000s)

Page

121

Table 831 Type of Work Undertaken by Owner occup,em ,n Prmmu, Year,.. –...,

Tenure

Work TypeOvmer-occup,ers

Double Glazing 16770ffitchen Umts 149%Bathroom Fltrnents 145%Central Heaung 11270Windows 8 7%Roof Covering 78%

Internal Decoration 74%

Ourmde Doors 7 2%

Electrical Supply 5 o%Extension 4970

Any Other Work/Mlsc 48%Gutters/DownpLpes 39%Budd/Rebudd Internal Walls 34%Outrode Dec/Pamt 3 1%

Ch,mney Stacks 2 9%

Other Heaung 2 7%Hot/Cold Water Pipes 2 7%Plasterwork 25%hmde Doors 2 5%Floor Covering 24%Conservatory 2 2%Cedmgs 2 o%Pomung Ext Walls 1 4%

Rendenng Ext Walls 1 3%

Budd Ext Walls 1 3%Roof Timbers o 9%

Damp Proof Course O 8%

Gas Suf)f)iy O 870

SE+ws o 7%Timber Treatment O 6%FloorJolscs O 6%Drams o 5%

Loft/Roof Insulatmn o 4%

Wall Insulation o 3%Foundauons o 1%Draught Proofing o 1%

Sums to more than 1007.

122’

de 832 Type OFWork Undertaken by Landlords m Prevmus Y.=,.-. l... n . . . .-----w.” “y .1 .yucr !.,

Tenure

Vork TypeLandlords

;entd Heating 22 5%

)ouble Glaring 185%

$hndows 147%

<lectrlcaJ supply 75%

<oof Covering 66%

lit-side Doors 6 O%

Mslde Decoration/Paint 5 2%

%athroom Fmmenrs 45%

Lcchen Umts 44%

lny Other Work/Mlsc 36%

>ther Heaung 29%

{endenng External Walls 2 8%

?Iastenvork 1 9%

:edmgs 1 8%

>h,mney Stacks 1 7%

[ntemal Decorauon 1 6’%

Budd/Rebudd Interrd Walls 1 6%

Floor Covering 1 3’%

Sutters/Downplpes 1 2%

rtmber Treatment 1 o%

Loft/Roof Insulatmn 1 o%

Pomung External Walls O 8%

Drams o 7%

Hot/Cold Water Pipes o 7%

Roof Tcmbers O 6%

Extensmn O 6%

Stars O 6%

Wall,lnsulation O 6%

Damp Pro6f Course .~t ., 0 6%

Gas supply ‘“ ,{. ‘ &+’&it; o 5%

Budd External Walls 9A, ,-- 05%

Inside Doors o 4%

COnservatO~ o 3%

FfoorJows i o 3%,,

Sums m more than 100%

123

1,

Page

,’,....>.1

‘“ 126’:’ ‘

able 8 33 May Jr Repwr Work Undertaken by Owemxc.pters and Lmdlords m Pr. wo.s Yearhnked by Frequent,

Work Type

WmcfowsRoof CoveringIn[ernal DecormonOutside DoocsElectrical SupplyGutters/ DownplpesOumde Dec/PamtChimney StacksHot/Cold Water PipesOther HeatingPlastenvork[nslde DoorsFloors CoverCedlngsPomtlng Ext WallsRendering Ext WallsRoof TLmbersGas supplyStairsFloorJotsmTtmber TreatmentDramsFoundauons

3wner-Occupiers

COSLS

Work Type

WindowsElectrlclty SLIpplyRoof CoveringOursde DOOISOutside Dec/PamtOther HeatingRendenng Ext WallsPlastenvorkCetlmgsChimney Stacks[nternal DecoratmnFloors CoverGutters/ DownplpesTimber TreatmentPomtmg Ext WallsHot/Cold Water PipesDramsRoof T]mbersStaresGas supplyInside DoorsFloor Jomrs

~Landlords I

147%75%66%607.5 2%29%2 8%1 9%I 8’%1 7%1 6%1 3’%1 2%10700 8%o 7%o 7%O 6%O 6%o 5%o 4%o 3%

Table 834 Major Improvement Works Carrwd Out by Oumer+ccup,em and Landlords m Prevmus YearLarked by Frequency

Work Type

Double GlazlngKtchen UnluBathroom FltmentsCentral HeatingExtensionBudd/Rebudd Internal WallsBudd Ext WallsDam Proof Course

TLoft Roof InsulauonWall InsulationDraught Proofing

Tenure

)wner-occupier:

167%149%145%11270

497034%1 3%O 8%o 4%o 3%01%

Work Type

Central HeaungDouble GIazmgBathroom Fmrnentsf’htchen UmrsBudd/Rebudd Internal WallsLoft/Roof InsulauonExtensmnDamp Proof CourseWall ImulauonBuild Ext Walls

Landlords

22 5%18 5%

45%4 4%1 6%1 o%O 6%O 6700 6%o 5%

124

T ,ble 835 Su.m=ry of Repa:r, BTS Improvement and Modmms.t,on of Dweit,ngs

Dweihngs StockASfected

Number Stock Mean Med]an(000s) % S/dw f/dw

Repams 1692 833 1185 430

Repams plus 1729 851 1256 478

BTS Improvements

Repams plus BTS 1885 928 1826 866

Improvements +

Modermsauon

Table 836 Any Repaus to Below Tolerable Standard Stock

Any % mthm BTS/Non-BTS

Icosts

repams IStock

Wth

BTS

2$250 M1OOO% of Any ~em

(OOOs) $a,rs % %Sum Repair Med]an(fro) Com f[dw S/dw

Below 94 989 945 810 488 203 5156Tolerable

2876

Standard

Above 1598 825 593 291 1920 797 991 390TolerableStandard

Table 837 Repau Costs to BTS Dwelhngs by Tenure

% of AO BTS BTS Repam % of TotaI B’fS ‘Ts ‘tock ‘e’d’ng ‘=pa’rsDwelbngs Costs (fro) Repair Costs

Mean f/dw Medmn f/dw

L4/NT/oP 347 93 191 2846 2385

Scottish Homes 13 2 04 1941 1721

Pubhc 360 95 195 2815 2354

Owneroccupied 393 250 513 6792 3826

Housing Awoclauons 17 5 11 3374 1347

Private Rented Sector 229 137 281 6418 3929

I

I

!

125

I

Al SURVEY DEVELOPMENT

A 1 1 The Scottish House Cond[tlon SuIWey(SHCS) was dlr.cted by a Steer,ng Groupcbmrecl by Scott,sh Homes, compnsmgrepresencauves of The Scottish Office andScomsh Homes and having a paruclpatmgobsewer from the ConventIon of ScottishLocal Auchor,tm (COSLA)

Al 2 The suwcy development process

revolved extenswe consulmuon mth TheScomsh Off Ice and local authontms waCOSIA Regular halson was also mamtamedwith the national house condltlon sumeyteams m England (the Department of theEnvironment), Northern Ireland (TheNorthern Ireland Housing Executwe) andWales (The Welsh Office) The content ofthe SHCS was developed to ensurecompatlblhq as far m possible mth ScotushLocal House Cond!t,on Surveys (LHCS) andthe Engllsh House Condmon Sumey(EHCS) In the case of the latter, dueallowance had to be made for the differentIeglslatlve and physical context

A2 SAMPLING

AZ 1 MORI was asked to work on the hamof an achieved sample of 15,000 physicalsurveys and to assume a response rate of

~PPcoXlmately 8070 on both the phys~cal andsoclo-econom!c sumeys as had been achmvedIn the 1986 EHCS

AZ 2 At the heart of the 1991 SHCS M a

sys[ema[lc random sample 0f21J50addresses drawn by CAC[ Ltd from theMarch 1991 small users’ .ersmn of thePostcode Address F[le (PAF) for ScodandThe number of selected addresses wasdeliberately high to allow for knownde ficwncms In the PAF, [non-response andrefusals from householders It was recognmedthat under a proportionate selectmnptocedurc, the numbets ofdwell,ngs selectedIn [be smaller tenLlre5 would be mo small toallow cietaded analyNs TCI overcome thisproblem add!tlonal boost \amples weredrawn for [he houstng msocm[, on, ScottishHome~, and prwate [enced sectors The findt$w!cd sample conlpr,~ed the Folloiwngelements

a A sysmmat,c random core sample of21,150 addresses drawn from theMarch 1991 small user vetsmn of thePostcode Address Fde (PAF) forScotland,

b A systematic [anciom boost sample of1,482 addresses of housing assoctattonproperues drawn from an address filebudt for [he purpose by ScotushHomes with assmance from theScomsh Federatmn of Housing,%ssoclattons and tndmdual housing

,,

assoclauons, ;~

c A systemauc random boost sample I

of 1,112 addresses of Scomsh Homes /,properues drawn from Scotush Homes Ii

own propemy database,!

d A systemauc random boost sample of42,300 addmonal addresses, screened ~

to obtain extra prwate renters asdescribed m Paragraph A2 3 below,

e A Glmgow Dlstnct Councd straufiedrandom sample of 730 propemes,prenously surveyed m the 1985Glasgow HOLISCCondluon Survey, wasdrawn from thmr property database coincrease the size of sample for certaingroups of dwelllngs wblch wouldotherwm not be represented madequate numbers for the city’spLlrpOSeS

A2 3 The boost sample for prwa.te renterswas selected as follows for each address mthe core sample, WO add, tmnal addresseswere also drawn, gmng 21,150 ‘clusters eachcontamlng three addresses In rural are% thetwo satelhte addresses chosen for each clusterwere the addresses ,mmed,ately befot e andafter the core address on PAF In Urban stema greamr dmcance between addresses W.Ndest! ~ble, and the s.itell Ltc addresses wereselected as those 5 away from [he core~ddress In tbls way the in traclusmrcorrelauon coefficient was kept ~mallThe savsllILe addresses were [hen subjected ma tmulu+tage scrcemng proce\\ to prowde ahomt hample tar pnvatc rente[ ,15 follows

126

1

!1

111

lV

housing assoclat)on and Scomsh

Homes properties were removed bycomparmg addresses with thosealready held on the relevant da[abases,

with the co-operatmn and ass]scmce oflocal authormes, pmperues m theirownership or owned by New Townswere also removed,

apPrOxlmately 34% of the remamt”gsacelhte addresses were then Issued tomtemewers for screening purposesAddresses issued m [hu way covered

cases where there was a posslblllcy thatthe address might cover more thanone dwelhng, (more detad on this partof the pre-survey work M given mSectIon A3), the other 66% were senta self-co mplcuon quesuonmmrc tohelp )dentfyp r!vater enters [n theevent ofth!s approach fadlngtoebcltaresponse, a telephone screen tngwasconduc~ed where fcaslble,

any addresses where tenure was notdetermmedbystepsl tom were heldback unul the soclo-conomlc sLuvey,when personal screen mgwascarrledout by mtemewers

A3 RELATIONSHIP BEIWEEN ADDRESSESAND DWELLINGS ON PAF - THE MULTIPLEOUTPUT INDICATOR

A31 The SHCSwas deslgnedas a randomsample of Scodand’sdwelbngs Thestartmgpoint for the sampbng frame was PAF, whichcontains allstof allresldent~al addresses Inmost instances one address onPAFcorresponds tOJUSt OnC dwelhng In someinstances however one address on PAF covers

more than onedwelbng These aremdlcatedon PAF by the MultLple Output Ind!cacor(MOI)

A32 Anexample ofwherethe MOIisgreater than 1 m,ght be where a dwelhngcontams6 flat.sallsharmg one fronc doorand one letterbox For such a case therewould be just one address on PAF but [heMO1forthat address wouldbe6 A secondexample might be where tenements atenement block are not mdmduallynumbered lns”ch cases the MO I w~ll equal[he number oftenementsln the block

A33 Tomovefrom a&amplmg frame ofaddresses to one of dwellings, addresseswhere Lk MO1 wasgrea[er than one wereiepeated the relevant numbes oftlmesProwded that the MOI Isaccuratethls new~.tmplltlg frame shol!ld cove! evevdwelllng1,1Scotland exaCdy OllCe

A34 Before thestartof fieldwork MOWundertook ,tsm.dl ptlotstudycochcck dltzccumcy of the MO I This study w’U,e\trlcted toenume [atloo dmtncti InEdinbmgh and Glasgow cou[aln,ng a largeptopo, tmn of addresses wtth m] MO[ gteatet

[ban 1 [tltetvlewe ts\,ls! ted ’200 ,Idchesse sand12% were found tohaveaMO1 [hatwm!naccu rate

A35 AS [his exercise prowdedewdence thatthe MO I wastn many Instances a poormdlcatorof the number ofdwellmg sa canaddress, Icwasdeclded toscreena subset ofaddresses from both the core andsatelhtesamples (Sectmn A2gwesde tads o!> thesatelhtesamp (e) In tora17,157 coreaddresses and 8,962 satellite addresses were!dentlfied forscrecnmg, thetrselecuonbemgbased on three cllterla

a theaddress hada MOIgreaterlhan ~,

or

b tie address was located m the same‘cluster asanaddress wltha NIOIgreater thanl (para A22),

or

c the address was located m anenumeration dmmct where a highproportion of addresses w]th MOISgreater thanl might be expected(Areas wth high expected proporcmnsof MOIS were tdentdied by correlating[he whereaboum of known MOIS withACORN types)

A3 6 Each address thus Ldentdied was msuedby an mcemewer The correct number ofdwelbngs was noted, and wherever there wasa discrepancy between the MOI and theactual number of dwelbngs at the address,the mmrwewer used a table of randomnumbers (a fish grtd) to reselect a dwelhngfor survey

A3 7 In instances where the number ofdwelhngs was found to be ddferent to theMOI, a welghtmg adjustment was apphed to[he d\velhng at the analysls stage Thm was toadjust for the fact chat such dwelhngs did nothave the same probabdlty of being selectedfor the suwey as ocher dwelhngs More detadMgwen m SectIon A5

A4 PAF COVERAGE IN THE HIGHLANDS&ISLANDS

A4 1 Analys!s of the 1991 SHCS data hasrevealed cha[ for most regions tn Scotlandthe March 1991 small users’ verston of thePAF for Scotland conca]!]ed more addressesthan were enumerated !n the 1991 CensusTh,s is to be expected from PAF which, unulrecendy, has been widely accepted as havingthe most comple[e coverage for suweys basedon prc-selected addresses although It alsocontains approylmacely 8% votd addresses (1cdemolished, dercltct, commercial orunfinished propemes) This eIccoLInts for thetendency of PAF 10 overesnmatc the actual[nutmbcl ofacldtcsses

A4 ~ Ho,veve, d“rll]% the a,,alys,, stage, It

became :ippm eLILdl,tt the PAF wnpl!ng

127i

1, IIIIt foI dlc H@llA1lcl~ & [iland, C[l,l,,l,,lCd(<!~~l dl~’~lllllgs ( I 10,040) [ha,, mun[txldI!,u% C(WCellsll$ (1 1~.;bo) LYICIWw~l~.l, Lecl to tll.cw)gace dle posstble re<mon~ [or[1115

A4 3 FLUthet mqmry Ieveakci that the PAFfo, [he Highlands & [SkUICfSbad not been

p,OPerl!’ ,lPdXted fOr a pe,,od of son,e Io.lj),eJI~ This suggested that the March 199 ~IJ-LFunder esumates [he number of CIWCIIIIIKSbuilt POS[-1964 1!1[he Highktncl & hkllltk

A4 ‘k FLUthet analysts of mu data suggmtecldl.1[ tbe Pie-f 964 stock !v’aSXkO S.S1101lS[yundclest!m.lted Thesue of the pre-f 964stock III [he reg!on was esumatecl u~!ng

I

b

A45

data fronl the 1964 valuauon rollupdated LISlllgassumptions on [henumbeb ofdemolltmns since tha[ t]me.

where available, the age dlstr!but]on of[he stock as recorded [n local housecondht,on sLuwys for dlsmlcts m theHighlands & Mancls

These two sources both suggested cha[[he number of d!.clllngs budt pre-f 964 wasabout 70,000. whereas the esuma[e f[om theSLIIW)’,a!ld hence from PAF was abou[60,000

A’! 6 Afthougb the ex[ent of [be shortfall mlhe PAF for the Hlgblands & Islands is large(approximately 14%) tbe number ofdwellings m the H,gblands & Islandscompared mtbe rest of Scotland ls small(55%) Consequently, ,twasanuclpace dthaceven Ifthesamplewedrewm the Highlands&Islands wasserlously bmsed,!twould haveveq’httle effect on natlonzl bousecondmonesumates To test tbls [beory, BTSestlma[eswere recalculated us!nga range ofmsumpuons about [be m!sstng stock Themost extreme of these ass”mpuons changed[be nat!onal BTS esumace by O 1% (w BTSwas re-esumaced at one cytreme as 467. andat the other eareme as 4 8’%)

A4 7 From [be exerctse describedprewo”sly, we had estimates of [be numberofdwellmgs built pre-1964 and pos[.1964 Aspm’t of the welgbtmg procedures, we[gbtswere calculated for tbe Highlands & Mindsthat brought sumey esumates m hne wlchthese By this process, any bms [n ouremmates for [his area of Scodand will bem{ntmmed

A5 MISSING DATA METHODOLOGY

Welghtmg

As 1 For eve? valld .lddress m tbc sampledle SL1llcyOr a[[e,nptcd to complete ‘1full!,>ternal and eYcfi, nd suney [f Jccess to thedwelllng was refuwcl, [hen perml\hlotl toundelt.~ke an c,xtcmal sun,ty w.!~ sotightF.ulIng this a Ib.lwc dewmpuon ot thedwelhng Ollty W.13leCO! ded [1164’% of Ca\es xfull lu~ei-n<d And e\tei-n<il Turvey \. u

.lchlewxl Ill J tl~l [Ilcl {1% 01 C<ISC5’111e\lel 11.11\ll~CY !VZiSachlevcd lnd .1 d!$dh[lgClt>c[ Ipcloll ‘dollc IVZM.Icblaed In UIIIV39” orC.lw-\

A3 2 If a full !n[et nal mn,ey !vas acbwed,an Intewlewer !eturned [o tbe dwelbng LOconlplete x >oclo-economic suwey Tbls wmachlevecl 10 79% of case,

A5 3 FOEmost of the physical v.mablesincluded III dus report, tbe base Fol zmalyslswas che sl!bset of all ln[ernzd sumeysEsunmtes basecl on this subSet can beassumed co be unhmed lf the subset 1S[eple~entatlve of the full range of dwelllngsm Scotland [f, bmvevm, some hinds ofdwellings were less hkely to have been fullysurveyed, then bms can arm If, for example,occupants of dwelllngs ln pool conchuonwere less hkely’ to allow a sumeyor mundertake a CLIIIsumey, then dwelllngs [upoor condmon would be unde,-represented,x1condlc,on esumzmes

A5 .4 FOL tables wh]cb relate physicaldwclhng charactermcs to householdcharacterwlcs tbe subset of all socio-economic sLtIvcys M used Slm!larconslderauons about representauveness andbias apply m tbls smaller dam set

A5 5 TOmmlmtse any such bias, and toconvert sluvey stock numbers m dwelhngstock numbels, the sumey data bas beenwelgb ted The prmclples behind weigbungare as follows

a

b

c

each dwelhng bas a known probabihtyof being m tbe suwey, for example, lfa slmp{e random sample was drawnw[h a sampling mtemal of 100, theneach dwelhng would have a probabdl~of 1/100 of being m the survey, eachdwelling m the suwey could betbougbt of as representing 100dwellings !n the [ocal stock

(f each dwelhng IL>the survey has a6070 probabdlty of responding [bellthe probabdity of a dwelhng be, ng mtbe suwey and having an internalsurvey undertaken !s 6/1000, m [hiscase the 60% of dwelltngs would haveto represent [be 40’% of non-respondents a-swell as the 100dwell[ngs m the stock [bat the surveywas des!gned to represent, [n this caseeach dwelbng with an in[ernal surtwywould represent 167 dwelhngs jn [hetotal s[ock (le [he !n.erse of tbep[obabdi[y)

If dwell(ngs b.we dlffercrl[p$ob.lbilttlcs of responding or bclng>e[eC[ed [hen the [lumber of Clwelhllgs‘represented> wtll clllfel depending onwh!ch cbvcl hugwas beln< CO[l\lCk! cdtbc prlllclple holds 111,1[the llLI1ll IXI

of Clwelll Ilg\!Cprese!llcd wm LZL.c[ltohe the ,nver\e ot tbc plob.tlxlily 01

Page

128

1Page,,

II,1!1

‘1

134

belnS ?elccLul and reymndla,sd a dwelling h wmght’ WJS the Lilverhc

of the esumam of the p, ObidIIltqJ ofbeing wlecmd and tc>pond, tls

A5 6 Fol!owmg o,) f!onl [h!> .irgument. theweights are cbwded Into two factors[lonlcspOnse factols and grossing f<lc[orsThe non-re>ponx factor tot a dwelllng In thesumey m the Invc!se of the e>umxtetlplobabll!ty of Iesponse The grosstng factor\vas the !nverse of [he estimated probabtlltyof bebng selected fot Inclusmn ill [he sLtIYey

Non-response factors

A5 7 To Ca[CLlkttC[be 11011-rCSpOllSC f21CtOCSthe probabil{ue$ of households tespond[ng!n the sLm.ey had [o be csumated Fordwellings m the survey, e~tlmates wet e made(us,ng Iog[t modellmg) of

.1 the plobab[hty ofa household!ntennew bmng achlevecl once a fulllntermd suwey had been achwmd

b the probablhty of an Internai sumeybeing achieved for an occup,eddwelling once an external suwey hadbeen achieved

c the probab(l!tyofzm exmrnalsumeylmng achie\,ed for an occupieddwelling

A58 Theprobabdlt yofan!ntemBewbe!ngachieved foraparucular dwelllngseleccedforstlmey wasthetltaken to be the productof (a), (b) alld (c), and the probabdlcy of anInternal sun,cybe lngach!evedwns taken tobe the product of (b) and (c)

A59 [twasfound that theprobabihry of anmtermew bemgach[eved oncean Internalsurvey had been undertaken was related todwelhng type, Iocauon, tenure aildhouseholdtype Smglepelson householdsofunder pensionable age badapamcularlylmvrespOnse rate

A5 10 Theprobabtllq ofan[nterllalsumeybeing achieved gwen that an external surveywasca, rtedoutwasrela[ed todwell[ng type.locauon, tenure andageofdwelltng (1[[shighly IIhely that the probahthty of an)nternal slltvcy be[[lgachlevecl tvas.~lsoreL1tedtohou5ehold type AbollsehOld lypewm noci-ecorded !fzm lnternd suwey was notachmvecl .1$thts could not be leS[edCe, tmnly, the kic[ors tenure, type, 10catlOo.md age dld not completely explaind[ttclct>ces !,1 re>pollx TIIN WZIScompcn\.ued forl>vwe!ghtmq to the Cell,ll\(pal aglapll Xl 15) )

)(5 II Ftn<tll{,, d)e f.lCtOr l!l XLlllOSLllltl(!CllLCClwbcthe, O, ,IOt an e\te III,Il \L1[wyWO1dd heAcblwed 1$,,!,dwlllng type ~ccupallls Otdetichtd Ih[>ux, we, e the !mmtliklvtoIchl. e,‘Uld CJccup.llll sot 10’mwere [IIC Ic.l\lId.clyt(> IC[l[w

Grosstng factors

A5 12 AfLlkdltl dllcc ,[<lgehwclc ILqul led cotutll addlcwchmuecl ,,ltOcl\vell, slgs~oc LCO1l[lt.5Tbe filststagc !.a~ to b[lllg [be boostSalllplCb llltO llllew1tb dlL lnal!l S.llllpk Fort[lCOW1let -OCCL1pledalld public lcnted~ecmt~ (e\clltdttlg Scolchh Homes) theptob,lbll!w afan address be,ns wlected was1/(05 Fob tl]eprl\,ate lel][ecl, lloLl~ltlgmsocmtmn and Sco[tlsb Homes stock. thedrmvmg of booht M[llph IIICIe2S’Xf [hepI obab[llty of aII addres appearing III the

WIIWey Aclclltlotl.ll ~vetgllts\vele calculated for

dlescsec[o ts,wlthcom!de,a c!o!l be{nggwmtoallycllffe[ et]cesl]et!\,ectl [heboos[s[ockanddlestOchtil the mmns ample

A5 13 Thesecoild stage \vas[o change‘addresses’ to’dwelbngs’ Ase\plmiledlnSecuon A3, son1eadd!esses1n [hesun,eyco\ercclnlote than onedwelllng In pnmplethe [lL!IIIbe! ofchvellmgsN anaddresswollldbe !ndbca[ed 011 PAF by the MLIIuple OutputIndlca[or(MOI) ~e, etlle MO1!vasgreater I

tball 1 the addxess was repeated the relevan[numberof times m the Samphng frameM~ere, howevet, the number of dwcil!ngs atan address dld not eqwd the MO I anaddltmnal wetght was applied equal to

no ofdwell lwsa taddressMO1

A5 14 The final stage was co gross up tocensm coun~ ofdwelllngs by regloll/ct~ anddwelbng type (uslngthe categories-deuiched Ihouses, other houses, and flats)This sewed two purposes

a toadjus tfordlfference sbetween thestockan dthesurvey due tosamphngerror alone,

b to adjust for any Undercounlmg ofdwellings on PAF

AEi 15 For most regions the grossing revolvedastralghtfonvard comparison between [hedwelling coun[ from the survey and thecensus count For H1ghlallds &Islands,where the PAF was Lnown co bewxmslyshort amorecomp![cated approach had tobe taken For[b!s reg[on, dwellings weregrossed up by age of dv+elling and typeDe[a,ls at e g,ven Ill Sectmn A4

X lbkafi!lal clltcLotl tlledatathestln’eyesumams of household type were checked

a%~l!l~tthe 1991 CcnsLts Thesun,ey stillappealed to L!nder.lepresellt Single aclul[(no,l-penwo!le,) Ibouh.hold$ Toco,npematefot tht$.ltiil~l ~ctotive,gllh lvctecalclllatecl(uwng a, .kitlg r.lL1OttChlllql,.)

Dwelhngs m Mult,ple Occupation

X 17 I!] ,c)me [[l$t.l,>cc> .\cl,vcll,,>g \,,as[ol![ld

10 tbc1\t. [llOle lb.l!l one bol!bc bold To I11OW[1011>C[>llllt\<d (>CC1lplLCl<l\..l!l !1g\t0C0[ll1~01 llOuseb Old\, lIIc wetgbc }01 J clwclltng ,5,nL1ltl@ld Ibt)dlc Iluulbct [)1 b<>L[\Lh01d5

129

I

{

OIIOJ~~tveillllgs Of lllld[lple OccLlpancy WCLCIt,und in the sumey, rep[esent]ng O 1% of the

NOCL TO s~mphfy the zinalys~s for this repo] L,the ‘hollse hold charactensocs’ Fo, these 7dwelbngs were taken to be [he householdcharaccerlstlcs of one of the householdsselected at randonl from all the households,n the dwelhng

hnputatlon

A5 18 Even when an m[ernal sumey waspetnlmed by the householder, the surveyormay no[ have been able m complete thewwey fo, m This could happen if, forexample, access to some rooms m the housewas refused

A5 19 S1lndarly, If a socio-econorn~c lrlte~cwwas caLrled OUL,then the respondent mightrefuse to give, or not know, the answers tosome qLwstlOns

A5 20 Mmmg data such m this was referredto In [be sumey as ‘Item non.response’ Itemnon-response causes several dlfficultles foranalysts, the mam ones being

a for any variable wmh Item non-response the sample s,ze N effecuvelyreduced Applying the calculatedweights to tfm variable wdl not gnwestimates for the whole stock,

b for derwed variables such as thetotal repau cost for a dwelling or totalhousehold mcomc, any componen~ ofthe total thacweremmmgwouldcontnbute zero to that total Thiswould lead m totals beingunderesumated

A521 To overcome these problems mmmgdatawas-lmpuced’ Theapproach taken toLmpute data lsdescrlbed for income data,although the same prmclples were apphedtoallotber sumeydac awhere Imputatmn tookplace

a

b

households were dcmded mm alarge number of classes, eachhousehold wnthm a class being veryslmdarm terrnsofvanables that relatetothetr income Sothat, for example,households where tbe HoH was male,m full time work, no[ self-employed,not hvlng with a partner, of SEG eqLtalto 3, owning hls house and owning acar, would be put!nto the same classWtchm a class those forms with mmmgdata were [denufied,

each fotm w[th mlssmv data wouldbe matchecl, complete~y”at random, toa<comp{ere’ form wlthln the sameclass Thedm afrom tbeconlpleteform svo~tlcl then beltsed to’tllln theboles’ !n themtmngform

A522 Tbe~~nderly!ng a\stt[nption for

lmputatmn t~ tba[ !non-respon dents tn a class

hzwestmllm !ncomest ot berespondents [CMpossible tba[thlsassumpuon ls not alwaysvallc[, fo, example, ltmlgbt happen thatthose lefLlslngwlthm aclass are tbe peoplew!th [he h!ghest Income$ (relauve to othersm tbe class) The extent to which thts maycreate biases in esttma[es of income has beenkept to a mlnlmum, however, by using classesfor which the t ange of possible incomes ISrelatively small In cb!s way thedlffercncebetween an [reputed value and the ‘true’valLte sboldd be kept reasonably small onaverage

A5 23 The amoLmt of m[ssmg data differedbyquesuon Income varlables\vere mostllkely to be refused or ‘not known’, partlybecause of the sens,twe nature of thequesuons, but partly because of the detadthatwas asked for For example, 19%ofrespondents employment dldnotglvethem earned income whereas t,? 32% ofrelevant cases [he responden[dld nocgwethemcome of thelrworkmg partner In 28%ofcases the respondent dldnotgwe fulldetads of the benefits they received

A5 24 Other quesuons m the soclo-economccform with high levels of non-response werehousing COSW,(15% of renters d~d not gwetheamount of Lent paid, and29Yo of ownersdld not gwe the amount paid towards amortgage), and savtngs (2?96 non-response)

A5 25 Imputauon of data was also used toovercome a problem specdic m thecalculation of household income Themtemewer was mstmcted to ask for theincome of the respondent and partner In99% of cases tbe respondent was either thehead of household or the parmer of thebead of household For these cases theanswers to [he income questions allowed for[be construction of the derwed variablechousehold income’ compnsmg net incomeof head of household and partner

A5 26 In the remammg 1% of cases(approximately 150 households) therespondent was neither Lhe bead ofhousehold nor the partner of the head ofhousehold For these cases the relevantIn focmatmn to construct household incomewas not avadable Rather than dmcard these

cases from the sLlrvey analysls, an estimate ofthe household Income was made bymatchmg the household to anotherhousehold In tbe survey with simdarcharacterM1cs

A6 SAMPLINCERROR

A6 1 For a systemauc random sample thesampbng error of any proporwon ‘p’ mgwenby the fol mula

rs e (P)= fLLM) (1)

n

where ‘n’ m the sample sue A 95% 130

cO1lfidCll CL llltcl~ .11[01 <1[1,<),3<)111(111p 15

M 2 Tl, e core smpk [m the SHCS 1$:1S1

~ysteln<ltic random s.umple Jnd the rOrnlUlaabove will apply m eh[llll.llts from 1111sp>rt Orthe suwey However, the effecu of the hoo>tsamples and the we!gbunx or dlc IIILCXnaland soc,o-econornlc suwcys meat] that chefOrlll L!kl 1S110[ Stl lCdy apphcablc tO dl~ SLlllZyemmate~ [n the report The effect or thebOOStS!VOLdC[bc tO shghdy rdLICe thesamphng errO1, ancl he[lce the wIctdl ofconfidence mtenal? (relcmvc co wmply tah!ngthe core sample), mld the effect of we[ghungwould be LOsllghdy !nc, eme Lhe ,anlpllngerrol The suc of dlese eflec[> m esumated tobe srndl (p.mzigt aphs A6 6 and A6 7), andapplying the fot mLlla above ([a~lng ‘n’ [o bethe sample suc [[on] the core sample whet e“=12329 for phpl~~lsurvey estimates and

n=9~53 for soclo-economxc ehtmm[es) shoulclgive a good !nchcatlon of sampl!ng ertor

Samphng errors gwcn m the Lepot Lare basedon this formula

118% +12%

-\(33 S<tmpl!!)g crlot 10, Ihouwhold ttlcornedlOLlld lbLb,l$Cd 011 a SalllplL ~l)e 01 7500,till> bcmg the !Ilullbel or I c5pCI!KtC111>gl.ltlgrLd[ 111[01I11’U1OI1011 dlell lllCOllle

E5t1mahon of ‘true’ samphng error

.A.66 Fot smnpllng t, t ot LObe czdcLliatedpl eCISdY [he pl obd]d,ty of lbeltlg ill theSlln,ev has to Ibe Lllowll 10[ each ctwelhllgThe smnpllng e, 10( rOrlllLlh !s gl\ml ah ( I )The Llndet (wng msL!mptlon [S that eachdwelltng has ml equal probdblll[y of be,ngselected [01 [he SL1lTe)’ and of haVlllg 2111~nte[ nal SL!In,e\>completed However, theptob.!blllt) of bel[lg m the ?LIrvey was aco[ublnzmon of

a p,ol)abd,ty Of be,,lg on PAFh p, obabll,ty of be(i?g $electedc prob~bll!ty of respondu]g

None of these [brec ate known exactly Thewelghung prOcedLtre does aLLempC toesuma[e each for every dwelhng The successof cbls exercise canuot be known p! eclsely

A6 3 The use of the formLilae M bes[{Iluwrated by ewnlple A6 7 NevcL cheless, using these cstlma[es of

probabd!q’, the ‘true’ samphng error for

The percentage of dwellings BTS ISesumated sLu.,ey est!macm can be obtained The

from the sumey to be 4 7% so that p=O 047 follo\vmg [able compares the calcLdated

‘BTS’ M a physical va, [able so n=12329 The sanlphng errors against [he smnphng error

samphng error M then calculated a> calculated flom (1) ILis clear that using (1)as an cstlmaw of samphng error gwes a

G

reasonably close approwmat!on to this ‘best

o 047(1-0 047] co 0019 estimate’ ofsampl[ng error

1 I I I

and the 95% confidence mtewxl IS calculatedas

0047 +196xOO019 -

Converting co percentages [his becomes Condensauon 00036 000341

47%”37%Ez!+E&dIt follows that we can be 95% confident thatthe ‘true’ percentage of dwellings Below [heTolerable Standard in Scodand Iwssomewhere between ‘437. zmd 5 1% * 7 he samplmg emor~or the mmn repazr COS1IS

CILICILkLIPdusznc lhe sqw!? of lh? Ykzndard

Muit,ply!ng [he cmge by the total stock size(? 03z,000) ~,ve~ ~ 95% m,, fide,,ce ,“[erval

ror the total [number of occupmd dwell!ngsBTS ,,) Scotland of 95,000+ 9,000

AII 4 For es[lmate, taken rtom mbw~ of Lhcdam the- mmplc wc ‘n’ ha> LObe iectuced,tccord!!>gly Fot cwmple, Figure 5 I shrewth.lL Lbe p! OpO! 110110[ c>ccupwd dwdhlls\i3TS 111dle prfJ-19(9 $lOCk.IS 1I 8% ~ p! C-(91q \lOCk CO1llP[ 1?.S5111.[?I ] ‘%Of Lhe wh[>!~Ttock (TJble ? i ) And dlL ~a,llpk \l/C rot?Stl!nalc 1, ]LIN {23’29 . ? I 1~0 lC 2bOl ll\lll~,1=%701 111dlc !01 111LIIcICgl,,’~ .1CO!l[id CllC~,ntcn,il l_ot Lbc BTS [m III [piL-191L) \LOCk.VI

dmzaf urn m Plice oJ/;(l-/~)

Measurement Error m the Survey

A6 8 1[ ISqL,!te IiLety chat two sun,cyorsIooklng at lhc $ame chvclllng WIII reachdtfferent conclu>lonb .!s to [he conchuon of’du[ clwellmg Thl> \.LI1.11,0,1berwe et]w,wcyor? t\ known as me.lsu[ emenl ct ror

131

dW w d dle ,<l,,lpi,,lg ~L103 ,rdlcl c,, ,,<1Klldcncy fcl, ,Ildlvldlld Wlneyo,s 10conmstently scme dwcll~ugs ZIYhe[ng ,L1~,o[ w01 b~tt~! CO,lC(,[IO,I [ha,, [hey a, e If I>o!,,e,,e,SLIChCO11ekL[lO1lSdO eYISt [hen the ~<llllph,lgcl rO1 wdl he lllCICaWd lb)’a f.lctor ~+(m-l)qwilere ‘q IS the ,ntra-sumeyor variancecomponent zmcl ‘m’ 1>the .weragc sue ofsun,eyms’ wOrUOads

).6 10 The cfeslgll of the suwe> did noL allowLISto [make an estimate of the ~tze of ‘q’However, the p!e.fieldwoi k briefing OCsLlweyO1s was deslgnecl to ensLlle thatsLlnZeyol%would score as CIOW co a p! e.esmbllsbcd norm as possible Th,s will ha!ehelped to m!nlm[se the sue of ‘q’FLtrchernlore, the usc of a large numbe, ofsLtweyors kept ‘m’ to ml acceptably smalllevel

A6 11 iMeasLmeme[l[ error has an !mpzzc[ onother zspecu of the sLtmey as well as In thecalculation o[sampllng eLror Measutemet][error m contmL!oLts vzmables, such & reparcosts, wdl lead to the ovm esumauon of theo\ erall popukmon varmnce For example, thesLuvey wdl shghdy overestimate thepropomon ofdwellmgs with .e~y low repaircosts aL1d ve~ high repau costs Amumlng[hat on average the s)ze of the measurementerrors ISzero, the mean of the dmnbutmnwall, however, be correct Again, the data Mnot avadable to esumate the size of thetncrease m variance

A7 RESPONSE RATES

A7 1 There were several pomt.s at which xdwelhng could be lost from the suweyFmstly, a householder could refuse LOallowelthec an external or an !nternal sLImey of thedwelling Secondly, the surveyor m!ght notbe permitted to carry out an internal surveyThLrdly, an ,L1cernal sumey mlgbt beachieved, but the mtemewer fa!l to completean mtemew vnth the householder

A7 z Because of this Iayermg Of the sul~eY

there (s no one figure chat can be gwen asthe overall response rate Of the optmnsavadable tbe most lnformat!ve !s thepropo, uon of occupied dwellings where a“~nrernal SLIIVeywas achmmd This 1s theresponse rate Llsed here

A7 3 Ustng this measure the overallunwe[gh ted re~ponse race was 67% and tbeweg-htecl rehponse ra(e was 66’% TheLlnwctghterd te~ponsc , ate glvts equal welgb[to all c{welllngs 11’.m overall tesponw ,aLe forScotland IS requmecl then wcb a (lgLl[e plILsLOOmuch cmph.ws cm ten Ltre\ covered 10[he boosl %ltnpks The we@ted I c&pOll\Crate adjusu for cbe boow

1, , ‘\pectl\L 01 whcdlc[ 0, ,>0[ a,, ,,,le, !,<,l\LllTeY \VCl>Xh!e,ed, tb~ l~SpO,,$e ,,, K lb ,el>,e.l>y [0 CalCLlklLC[t 1sS[mply the [numbe, ofdwcll[ngs WIdI Intel nal sLwveyz wt[h thatchd{ac[e[ IS1lCd,vlded by tbc mm! numbe~ ofdwelllnss \vlth dlat charactenmc For thosechat actcnsucs tha[ were only !ccorded o,]compleuon Of an lncernal suncy, such ashousehold type, cdcukmmg the late 1Snot S0stra!gh Lfolwa! c1as wc do not have adenommmor foL [he propomon

A7 5 btevcrtbeless, some cstmnate ‘ZUI bemade by Lttdmng Lhe weigh u calcLda[ed madJ1lsc for noll-response As e~plmned mSect[on A5, the !nvctse of the weight (befoLegrosh!ng to stock figures) IS an esumate of theprobabd!tv of response

The numller of dwellings wLth somechaLacterlstlc mLd[lp[ led by the average ofthe weigh Lsfor dwellings WIdI thaLcharacteristic, gwes an esunl ateof thenLmlbe, of dwellings m the whole sutwey mththat characteristic This equais [hedenominator m the calcLdatIoII of the rateConsequently, the response rate can beesLmKited by the Inverse of the averagewelgh[

,+7 6 Table Al gwes estimated welgh[edI esponse ra[es for variables that were used [nthe calculauon of weighm for the sumey (see%cuon A5)

Page

13744..,

1321

TableA 1 EstimatedWeightedResponse Rate1

Response Rate(%)

Overall 66

Age pre-1919 63

1919-44 67

1945-64 70post-1964 66

Tenure la/rrt/op 69SmttlshHomes 77owner-occupied 65

housing assocmt~on 64

prwate rented 63

Type detached houses 64

other houses 68

tenement flats 65

4m-block 71

conversions 65

tower block/deck 59

Locauon Aberdeen 57

Edinburgh 60

Ghsgow 68

Dundee 55

Other urbanl 66

Rurali 71

Household Typez single pensioner 66

single adult 52

single parent 61

2 adults, no chddren 69

2 adults, chlidren 69

3+ adults, no children 73

3+adul& chddren 72

I The detinltlon of urban/rural follows that of [he Scottlsb Economiclhlletln ( 1985)~The household type catego[ Ies are directly compal able to census types

133

CALCULATION OF REPAIR COSTS

Cl 1 The method used to calculate repaircosts was based on that for the Local HOLlseCond,c,on Suwey (LHCS)packagedeveloped by The Scomsh Office Buddingl)mectoraLe and descr,bed m Chapter 4 ofthe Scott!sh Housing Handbook Pare 2 ‘LocalHouse Condmon Sumeys A Manual ofGu,dance’, HMSO, 1988

Cl 2 The stamng pomc for the repau costcalculations \va.s the Ldencdicauon ofche costsof renewal for ]ndmdual buddl[lg .4ementsTo price these, reference was made to the1986/87 edluon of the ‘Nauonal Schedule ofRates’ publtshed under [he ausp,ces of theSocLety of Chmf Quanuty Surveyors m LocalGovernment and the Budding Employers’Confederation For the 1991 SHCS, the ratesm this Schedule were ad~usted to the pricelevel of the fourth quarter of 1991 using LheHousing Tender PrLce Index compded byThe Scottish Office

Cl 3 For some clement?., renewal COSISdonoc differ slgndicantly between dwelhngs Forothers, however, renewal COSLSddlerconsiderably depending on the dwelhngtype To allow for this, dwelhngs wereclassified mto 128 ‘dwelhng types’ a!ld thecosts of renewal for budding elementsestimated separately wl[hm each type

Cl 4 The repair cost for au mdmdwddwelling was Cons[rllcted as follows

a dle ‘dwelling type’ for the dwellingwas tdentdied and th[s determined theCOStSwhich wOL[(d be apphed 10ckments !denuf ied by the surveyo, mbc(ng L,l dtsrcpa!r

b the renewal cost for each elenlcnl \vm[muluplttd by [hc \core glvcn to [I ILLelemtnt Jnd dlvlded by 10, fo!example, If tbc sLl[wyOr scot ecl Oagaln\L a pat tlcL!l. u dwel[)ng element,!mplytng that [he dwelt [ngwm not [IIcll~kepalr, [hen the co~t .M\ocmLed wltbthat Clem.llt would be /c, o, If Lhey,Col ccl 2, ,nlplymg dial ‘2070 01 [be

element was m diwepalr, [he” thePage

c

d

e

cl 5

associated COS;wouId be 20% of therenewal COSL,lf they scored 10,[Lnplymg 1007. dlsrepau, then the fullrenewal cost would be applicable

the number of rooms m the dwellingwas compared to the !number of roomsm the ‘dwelhng type’ If dlfferenc, then

apprOprla~e welgllung factO[s wereapphed LO[he COSBfOr elemen~

the hum of weighted costs across allelemen[s was calculated, dIIS figurerepl esents Lhe ‘gross repair cost’

finally, to reflect potenual economiesof scale, where the gross repair costwas greater than S1 ,000 the repau’ costwas scaled down by an appropriatefactor, which ranged between 1 and08 depending upon the s,ze of thegross repau cost

Some works on dwelhnm have beenexcluded from the repam cost-calculationsfrom both the SHCS and the LHCS because[heir costs va~ so widely These are

. (nstallauon of an adequate pipedsupply of wholesome water where nosuch SUpp\y CYIStS,

. pLOVIMOII01a mat,] sewer wbe, e noneCKISIS,

. the costs of replactug lead piping Ingood condltmn In dnnklng watersystems were not automatlcal[ytncluded bL!t whe{ e lead wah prescn[ IIIuncle, g!oluld tmmns co stopcock thecost of rcphclng dlls wm lncl Lldt?d,

. ,nwdlmon of an elecmcal m.lt,l\SL!pplYwbete 11011~LX1,13

BTS and Improvement Costi

Cl b [n .tddtuon TOthe 011-[!11lCp.~11CO\lfOl a dwClllllg, thltL (Idle! CO,l [iglll~h \vele

134

calculated for each dwelhng In sLlmma~ the4 OLltpLl[Swere

a the cost of repa!nng all elements andamenltles present m the dwelhng,

b the cost of repam to crltlcal elementsonly to make the dwelllng safe, wmd -and weather-proof,

c the cost of repairs to all elementstogether with basic unprovement coststo remove the BTS charactenst!cs[ogether with the prowsmn of absentamemu es,

d repam costs and the cost ofImprovement works required forcompcehenswe moctermsatlon

Comparabdlty wth LHCS

C17 AlthoL,gh comparabdlty between theSHCS and the LHCSwas maintiuned as far asposs,ble there are two points at wh,ch the twod!verge

. !n the SHCS the repaLr costs m fences,walls, gates, paths, steps and surfacedrainage were excluded from the costcalcLdatlons aslcwasconslderedmappropnate co include these asrepairs to the dwelhng,

. m the SHCS, lfadwelhngdld not haveadpc there would be noassoclatedrepam cost, instead the firstmstallatmn ofadpc was treated as anImprovement, some Iocalauthormesdo not adopt this approach m thecrLHCSand gnw a full renewal cost for adpc m such msmnces

TENURE VALIDATION

C2 1 The survey form was designed so thattenure mformatmn would be collected foreveq dwelhng, mrespecuve of whether or nota full internal survey was achieved If thesurveyor could not ask the householderabout their tenure, then mformauon from anelghbour was to be sought If this provedtnlposs[ble then the surveyor would make adecmon based on [he appearance andcharacteristics of the dwelhng and area

CZ ~ AL the wart ofamdysls, the tenure

dmnbuuon achieved was compared to otherfigures pubhshed In the Housing StausucsBulletin, and m [he 1991 CensusDlscrepancles between the surveydlso [Imuon and these sources suggested thatour ,ntttal sunwyor esumales were sllbjec Ltoerror FLtrLher doubt was cast on the figLlreswhen a comparison was made betweenmformatmn on tenure collected during thesocm.econom{c intemew md lnformauon onten L!re , ecorded by the surveyor The Lwo CIKInoL always match The mmnatch was mostpronounced ,n the prwatc rented, hous!ngassocumon and Scomsh Homes sectorsCv 3 To overcome Lhcse dlfficL, iL,es a,>

—

extensive vallckmon ptocedure WZNL!nder[aken RLtles were fstabltshcct as

a

b

c

d

e

A household’s tenLlre, lf collectedduring the soclo-economic mtemew,was taken m be accurate, unless theaddress had been drown as part of thehousing assocmlon or Scottish Homesboost samples and there was Lemon tobeheve chat the landlord tnformatlonhad been given !nco, reedy,

If no socl@economtc mcemew wasachieved, but the sLuveyor hadobta!necl tenure mformatmn from thehouseholder during the physicalsumey, then this tnformaLlon was takento be accurate, SUbJeCt to the same

cnterla as stage (a),

If no soc!o-economic In[erwew was

achmved, and the surveyor dld notobtain tenure lnformauon from thehouseholder, then the address waschecked against our databases ofScomsh Homes and housingassociation addresses,

At the conclusmn of [his stage we wereconfident hat all Scottish Homes andalmost all housing assoc,atmndwelhngs m the sumey had beenldentdkd A few housing assoclatmndwelhngs would have been mmsedbecause the database of addresses wasknown m be partially recomplete Theaddresses remammg after stage (c)were just those addresses where tenurewas not gwen by the householder andwhere tenure was esther localauthormy/new town, owner-occupiedor prwate rented (plus the remammghousing assoclatloL1 addresses),

For the cemammg dwelhngs tenurewas taken [o be that recorded by thesurveyor Our earher analysls hadestabhshed that stuwyors wouldusually Ldent@ between the pubhcand private sectors correcdy, but werequ[te hkely m m,sclasslfy w!thm [hesesectors Consequently, for dwellings mthm stage, no dlsunctmn was madebetween owner-occupied and privaterented,

On COMp(CtlOn Of stage (d) just two

small categories of dwellings wereouLstandlng

(i) a number of addresses where Lhesurveyor dld noL record tenule

(II) a number ofadclreses rema,n!ngafter stage (c) where the sumwyor hadrecorded teuure as ‘Scott!sh Homes’bLlt where dle address was not on OLLrda[,~ba~e of zddresses

12s

Fot the dwellings at these addresses C3 4 Income dma wa5 sLlbject to a high levelthe ca[e~onsat~on m[o e]ther local of non-response A descrlpuon of how thmautb Or,ty/new town or owner was dealt with !5 gwcn m Annex Aoccupted/pr,vacc rented was (paragraph A5 19)estabhshed by an examlnatlon of thephotographs of the dwelhngs revolved

C2 4 The overall dlsmbutmn of tenure m[he report (excluding [he spht betweenowner-occupied and prwate rented) M based

on the rewsed tenure dlstrlbutmn achievedAny shortcomings m tie validauonprocedure would probably be reflected inmaccurac!es m [his dmtrlbut, on, althoughchechlng agalnsc external sources gwesconsistent figures The mam analym for therepel c was based, however, on the subset ofdwelhngs where an internal survey wasachteved In all bu[ a handfL1l of cases, tenurefor these dwelhngs was gwen by thehouseholder Consequently, there M noreason to expect that the figures onchamctermlcs and colldlt!on of dwelhngswlthm [enures are distorted bym!sclassdicatlon

HOUSEHOLD INCOME

C3 1 In total, over 30 quesnons on thesoclwconomlc form were devoted to thecollecuon of income mformauon The routerespondent took through the questmnsdepended upon them mdLwdualcmcumstances and on how they preferred togwe the mformatmn For example, of WOrespondents wrh Ldenucal circumstances,one m]ght choose to gwe detads of incomeearned m terms of net income per week,whereas the second might choose to givegross income per month As well as mcl”dmgquestmns on the earned income of tierespondent, the mtemmw also includeddecaded quesuons on earned income of thepartner of the respondent, benefits recewedand other miscellaneous income cecewedThe algorltbm for computmg net householdincome was specdied by MOP.I

C3 2 The des[gn of the form allowed formaximum flexlbihty m answering incomequesnons and th[s wdl have helped mkeeping the number of errors m a mmmmmNevertheless, data errors dld occur The mostcommon occasions were where thetnterwewer Inadvertently entered too manyzeros !nto a figure and where the respondentgave an annual income figure when pa,dmonthly

C3 3 To mlnlm!se the Impact of such errors,‘outhers’ were Ldentdied by comparing theearned incomes of people wthln tie sameSEG group The forms for those respondentswith unusually high or low incomes weree~amlned for bkely errors In this way

decmons cOLl(d be taken to etther retain.alter or d,scard the data Simdar procedureswere put mto place for benefiti andm[sccllaneous income

I

a 3314INTRODUCTION TO THE PHYSICAL SURVEY

The 1991 ScoRlsh House Cond!tlon Suweylsthe fimtnatlonal suweyof ltsklndln Satlandltlsbelngcoodlnated by Scotilsh Homes andw!ll beglnln August l99l Itmnslstsoftwomamparts aphyslcalsuwey andasoclalsurvey Thephyslcal mspect!onofselected propertleswdlcollect detak.of each home These wdlmcludedetadsof Itsage, type, size, arnenmesandcondltlon Aseparate [ntewlewwlth theoccuplers wlllcolled information relatlngto social andeconomic characteristics Thrs survey WIII Identify the needs for Improvement and repairnationally and WIIIquantify and cost these needs

The physical survey WIIIbe earned out across the whole of Scotland on a sample of dwellingsdmwntobe representative ofall~pesof houslngln bothpubllcand pnvatesedom AsuweyorWIII vmt each dwelhng wh!ch has been selected and conduct an mtemal and externalmspectlon The survey IS a voluntary one and the cooperation of the householders WIIIbeessential for the successful Implementation of the survey

This manual has been produced to assist surveyors wtth their InspectIons and m thecompletion of the Physical Survey Form Anyquenes should bedmectedto

Scottish House Condltlon Survey TeamScothsh HomesThMe House91 Haymarket TerraceEdinburgh EH12 5HETel 031-313-0044 Extension 5270

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TM document was ongmally Intended to be doubleslded Due to pressure oftimescale for produchon, i has been pnnted smgleslded and the pagmatlon IS out mcertan places However the texl still reads m a sequential fashion

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TABLE OF CONTENTS

CONTENTS

..

Intmduchon

Structure and Use of the Physcal Survey Manual

PART 1 THE SURVEY METHOD

11 The Survey Method12 The Survey Form - Structure and Content13 The Survey Sequence1 4 Measurement Standards and Techmques

14.1 Element Description1 42 External Repar, Urgency and Replacement143 Internal Repaw144 Defects and Tolerable Standard14.5 Unobtainable and non-applcable mformabon

15 Coding the Survey Form

PART 2 TfiE SURVEY FORM

GROUPWSECTIONS

DWELLING IDENTIFICATIONA. Address Identlficatron

ADMINISTRATIONB. Survey outcome

EXTERNAL DESCRIPTIONc. Dwelhng deacnptionD Characterisbc of common blockE. Lodlty

INTERNAL REPAIR AND DEFECTSF Room by room recordG. Repam by roomH Types of defectkondti!onI Room#floors summaryJ. Repam to whole dwelhng

AMENITIES, FACILITIES AND HEATINGK. AmenmesL Serwces and fittingsM Heating and msulatlon

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55788

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19

253541

4549515581

836775

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COMMON ACCESS AND REPAIRN Characten~cs of common accesso Repam - vertcal arculation

I P Repam - horizontal arculatlonQ. Repam - other common parts

EXIERNAL STRUCTURE AND REPAIRs External constructlotimatenalsT External repawsu External features

TOLERABLE STANDARD AND ACTIONv Tolerable Standard

AREA AND ENVIRONMENTW AdIon to area/environment

HOUSEHOLD INTERVIEWx Househo!d mtervlew

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PART 3 DEFINITfONS AND STANDARDS

I 3.1 Defimttons

3.1.1 Dwellings3.1.2 Rooms

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313 Underground rooms and basements314 Multlple occupation

1 32 Housing Standards

321 The Tolerable Standard

[.32.2 Guidance notes for the Tolerable Standard3.2.3 Rep~r3.2.4 Replacement period

1 3.2.5 Actton to dwellings

3.3 Housing ActIon

3.3.1 Housing Action Areas3.32 Repw Notice3.3.3 Improvement Ofder3.3.4 Closing Order

83939799

105115123

125

127

131

139140140141

14214314714714a

14a149149150

ANNEX The Physcal Survey Form

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133

STRUCTURE AND USE OF THE PHYSICAL SURVEY MANUAL

Thlsmanualwmtended forusewlththe physcal surveyfomforthe Scottish HouseCondmonSurvey 1991 To carry out the survey successfully each surveyor needs to know

The basic pnnclples underlying the design and structure of the survey form

How to record mformatlon on the form

The methods of measurement used m the form

The overall standard of condltlon against which each dwelhng E assessed

The defintt!on of terms used m the form

The detailed content of each survey question and Its apphcstlon during physc.aimspectlon

The manual IS intended to provide a Ioglcal and comprehenswe mtroduchon to theseprocesses It wdl be used extenswely during the survey briefing and ISintended to pruwde asource of reference for use during the fieldwork.

Part 1- Prowdes a background framework of suwey pnnclples mtroducmg the surveyor tothe survey form and techmques for assessing and recording dwelhng candrtlon

Part 2- Prov!des the measurement framework and introduces housing Sandards anddefimtlons for use when carrying out mspectlons

Part 3- This provides a detailed reference of standards, defimtlons and statutory actions

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PART 1

SURVEY METHOD

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1.1 THE SURVEY M~OD

The Scothsh House Condltlon Survey has two hnked components

● A physcal mspedon of houses to prowde mformatlon on the charactenstws andcondmon of the stock (Physcal Survey)

● An mtennew wrth a member of each household resident m dwelhngs for which aphyscal survey has been achieved to provide mformatton on household chatacter-Istcs and athtudes to housing a’cumstances This survey ISearned out by a matketresearch company (Soclo-economic Survey)

THIS MANUAL DESCRIBES THE PHYSICAL SURVEY ONLY

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1.2 THE SURVEY FORM - STRUCTURE AND CONTENT

The survey form has been designed to collect two types of mformatlon

● Facts about the dwelling - Its characteristics and Its surroundings - gatheredthrough survey and obsewatlon

● Information about the condition of the dwelling assessed using the professionaljudgement of surveyors wlthm defined techncal standards

The Scomsh House Cond[tton Survey WIIIbe tamed out acruss a wide variety of dwellingsusing a large number of surveyors The survey process has been standardised so that as faras possible any two surveyors faced with the same dwelhng WIIIprowde slmllar answers Inorder to achieve this a standard format has been developad where the surveyo~s task ISoneof clrclmg numbers or entenng scores m boxes The survey form w Intended for use on alldweihng types m both the public and private sectors Whale most questions apply to alldwellings some questions apply only to certain types of dwelling e g flats, and these are clearfymd!cated

The survey form consists of 9 pages dwldad mto short secbons which are referencedalphabetically The last section IS a shod Interview with a member of the household whichfollows the house mspectlon

The 24 groups of questions (Sections) follow a likely sequence of mspechon, as follows:

ABcDEFGHIJKLMNoPQRsTuvwx

- Address Identtficatlon- Survey outcome– Dwelling description- Charactenstlcs common block- Locahty- Room by room record- Repairs by room- Types of defect/condltlon- Rooms/floors summary– Repaws to whole dwelhng- Amentiles- Services and rittmgs- Heating and msulatlon- Charactensks of common access– Repaws to common access - vertcal- Repws to common access - horizontal- Repam to other common parts- Condlttons m common areas- External construchorumatenals- External repars- External features- The Tolerable Standard - statutory action- Area and envwonment- Household mterwew

Al - A5B1 -06cl -C12D1 - D7El - E6F1 - F2G1 –G6H1 -H1211-15J1 -J3K1-K1lLI -L16MI-M14N1 -N1301-010P1 – P7Q1 - Q5R1 – R7S1 -s14T1 -T19U1 - U4V1-vllW1 -W12xl -x9

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1.3 THE SURVEY SEQUENCE

The survey form IS to be completed by recording a number of facts, observations andjudgments about the dwelling being surveyed Each mam element of the dwelhng IS surveyedand Information recorded For the mtenor, this IS tamed out on a room by room basw For theexterior the assessment IS made from two wewpomts, at front and rear

The form has been designed, as far as possible, for a Iogcal order of survey

● On arrival

Complete the dwelling Identlficatlon process, ensunng that the dwelhng IS also suitable forsurvey Descnptlon of the dwelhng and the locahty should also be completed

● On gairrmg entry

Thw ISachieved by mvtat[on of the occupier All rooms should be respected A representatwesample of rooms for survey should be selected from these where the total number of momsexceeds SIX Complete the household mterwew with the occupier Thank the occupier beforeIeavmg

● Mowrrg outside the dwelling

In flatted ac.commodatlon, complete an assessment of common areas and shared faahtlesComplete questions on external repaws, standards and action Finally, questions on the areasurrounding the dwelhng should be completed

● Before depamm

Surveyors are requested to take two photographs of the house or block surveyed Ideally theseshould be taked from the wewpomt used forcompletlng Sactlon T Insert number taken underyour signature m the address panel

Check for for completion and complete Section Bon survey outcome. Sign and complete thevmts schedule.

The survey form has been developad to record both houses and flats requmng the completionof only the relevantparts of the survey form m each case. In some mstancesthe address Issuedmay not be that of a sutiable dwelling The survey IS vokmtay which means that access orpenmsslon to carry out any part of the mspechon may be refused. The areas where theseparhal completions are possible can be grouped Into 3 categories:

(a) Unsuitable address

(b) Dwelhng type

(c) Occupier response

These are discussed m turn, overteaf

3144

(a) UNSUITABLE ADDRESSES

The addresses Issued to surveyors are drawn from the Postcode Address Fde (PAF) and aredehvery points for the Post Office In some situations these may not be residential addressesand m others the dwelling Itself may be unsuitable for survey The survey form IS not to be

completed for those situations Identified m SectIon A of the form-

1 Outcome of VW

- QuestIon Al, codes 2-7 No further action ts required. Spec@ the detads raqutred forcodes 4-7 and complete the vlslt record

2 Other dwellings- Question A2, code 6 In all stiuat!ons where conversions result m umts of accommo-dation which are not self cnntamed and the surveyor ISunsure on dwelhng Identlflcat]onthe form should be referred to the momtor for achon.

3 Urrsukab/e for full survey- QuestIon A4, codes 2-5 Complete Sections B, C, D and E only which prowde basicdescnptwe charactenstcs of the dwelhng and Its Iocahty

(b) DWEUING TYPE

The completmg of the survey form ts dependent on the type of dwelling being Inspected andthe Iocalky m which tt ts located

1 Not a common b/ock, QuestIon D1 code 2 Where the dwelling ISnot part of a commonblock or structure the Sections D, N, O, P, Q and R are not completed

2 No common access. Queatlon N1 code 2. Where the dwelling ISnot part of a structurewith common access then SectIons N, O, P, Q and R are not completed.

NOTE. Dwelhngs fomrung part of a common block as defined m Secbon D need notnecessarily be m a block with common access eg four-m-a-block type In this sltuattonSectIon D IScompleted but SectIons N, O, P, Q and R are not completed.

3 Non-res/derMa/ /oca/dy QuestIon El code 2. Where the dwelhng IS located m a non-residential Iocahty or m a remote (Isolated) area then Secbons E and W are notmmpleted.

In each sechon not requlmd to be completed the Posltlon should be confirmed by mdcatmga code 2 answer to the first, or ‘filter’, question m each of these sechons.

(c) OCCUPIER RESPONSE

The survey IS not compulsory but every effort should be made to respect the dwelhng exceptwhere the occuper has refused perrmsslon when NO attempt ts to be made to carry out anmspactlon of the dwelling. There wll be a number of instances where, through the request of

the occupier, a full mspactlon IS not possible

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,.1 No Entry-when It ISnot possible to gam entry baCaus.ethe dwelling ISvacant, keys are

not available, the occup!er ISabsent, orthe occupierwllt not permti an mtenor survey Thesurveyor should then atm for an exterior survey as required at Oueshon B1, code 3

2 Ltmttad Access - there maybe occasions when an occupier may not w!sh a surveyor toenter a parmcular room(s) On such occasions surveyors wdl not abandon the mtemalsurvey but gather as much mformatton as they can from those rooms which they arepenmtted to respect

3 Full or L!mlted Access, No Interwew - thts WIIIapply to instances when an occupierpermits a dwelling to be respected, either fully or m part, but refuses to answer questionsabout the household Surveyors should proceed accordingly and complete the mtenorand exterior surveys. However dwelhngs which are clearfy m mulhple occupation shouldbe recorded as such at B5

NOTE It ISessentlalthat suweyors complete the panel for ahmts and times as a recordof the!r presence at the address

1A MEASUREMENT STANDARDS AND TECHNIQUES

Wherever possible, allowing for the wide mnge of mformatton to be collected from the varietyof house types covered, measurement wlthm the form has been standardmd to tncreaseconsistency between suweyors. Particular types of mformatlon such as descnptlon, repalranddefects are therefore recorded using slmdar techniques

141 ELEMENT DESCRIPTION

The description of basic dwelhng charactenstms and component elements represents anessential part of the survey inspection process. Descnptwe statements and codes arepmwded m all sectlonsof the survey form When completmg these, cwclethe appropriate codenumber to denote the answer and then write this code number m the whte box on the extremeright hand side of the page

Throughout the survey form, descnptwe sect[ons have been placed before repaw sections morder to prowde the context for repair assessment Thts process of DESCRIPTION thenASSESSMENT ISa fundamental part of the mspectlon sequence

142 EXTERNAL REPAIR, URGENCY AND REPLACEMENT

Stateof repawts one of the three key measures of condtiton used mthe survey and ts assessedboth extemallyforcommon accessways and shared factl!tles m flats and for external dwelling/block structure, and m@ma/ly on a room by room basis. For the surveyor to recordobservations about the state of external repa]r of any mdwldual elements of the dwelling asequence of decmlons must be followed Most of the steps of this decmon process are madeexphcltfy on the survay form

5146

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THE SURVEYOR MUST

I ● Identify the presence of a fault● Detenmne the nature and scale of that fault● Deterrmne the tlmmg of any act[on

I ● Detenmne the residual element hfe after completion of necessary repaws

For the purposes of the survey, the surveyor must assume that all dwelhngs have an mdefmrteIlfe and can be brought up to the desired standard Surveyors must take rro account of theeconomcs of undertaking the necessary repairs.

IDENTIHING FAULTS

This IS a matter of the surveyor’s judgement Instgnhcant faults should be disregardedGenerally a fault should be recorded If i.

regardless of extent, represents an Immediate hazard or,regardless of extent, threatens further deterioration to the element or any other part ofthe budding, or

~- affects at least one twentieth (5%) of the elementI

THE SCALE OF TREATMENT

Having Identified the presence of a fault the scale of treatment ISmdcatad by recording thequantity of the element which ISm dtsrepa]r Quanthy w expressed m TENTHS of area mngmgfrom ’00’ (no defect) to ‘1O representing complete renewal of the element. For mpam toexternal structure or elements of a house or common block these are assessed on twowewpomts. For repaws to common acxessways and shared facilttles m flats these areassessed over the total presence of such features m the block

TIMING OF ACTION

For each element m disrepair Ie repar score 01 to 10, the repaw action should also berecorded If the tlmmg of action vanes between the two vlewpomts then the mosturgent shouldbe considered. There are two categories of action

Repatr achon ISurgent -code2Repar action IS not urgent -codel

See defmrtlon of urgency of rep~r m SectIon T

NOTE NO REPAIRS - (score 00) requres NO ACTION - code 8 (not apphceble)

REPLACEMENT PERIOD

Where a repamdefect w recorded the replacement panod WIIIreflect the remammg hfe of theelement afterthe repaw!s earned out Wherathere ISno repamrequlredthe replacement periodshould reflect the remammg hfe of that element as t IS

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143 INTERNAL REPAIR

State of repair of internal elements is measured m two ways

1)

2)

Room by room for internal structure using measurements m tenths as for externalmeasurement Again a fauft must be Identified before assessing the scale of treatmentrequired This scale ranges from 00 no repair to 10 representing complete renewal of theelement

Amemties and facdltles using measurements on a five point repair scale

Code 1 No repairs - 0 - 5%Code 2 Minor repairs - 5 - zs~.

Code 3“ Medium repalm - 25 - 60%’.Code 4“ Major repairs - 60 - 90%

Code 5 Renew 90 - 100%

This scale apphes to questions K4toK11, L12 to L16, and M5 to M8

A maximum of 6 habitable rooms, mcludmg kitchen, are to be assessed for condltton, togetherwtth the hall/landing, bathroom and a separate WC Where the number of general purposerooms m the dwelhng exceeds 6, a representatwe sample should be selected for mspechon.These should be chosen across all floors to represent the range of conditions present m thedwelling See defmrbon of rooms m PaIt 3, Item 312

REPAIR SCHEDULES ILLUSTRATING THE LEVEL AND lYPES OF DEFECT Associ-ated WITH DIFFERENT REPAIR SCORES ARE PROVIDED IN EACH SECTION

The use of repiw scores, mtemally and externally, employmg percentage measurementsvanes for different types of repair .sItuation

The apphcatlon of the appropriate measurement base IStherefore for the accurate calculationof repaw scores and, subsequently, costs

REPAIR lYPE REPAIR BASE

G1-G6

J1-J3

K4-K11

L12-L16

M5-M8

01-010

Repams by Room Y. of total element meach room eg wall fimshesm the ktichen

Repars to Whole Dwelling Y. of total element ocurrence mthe whole houseeg. staircases on all floors

Amemtles % of total element eg WC, battrkhower

Services/Fittmgs % of total element of extstmg mstallatlon egwhole house wrong or plumbmg

Central Heating %!Oof total exstmg installation

Verhcal Circulation % of vertical crculabon, whole block

7148

REPAIR TYPE REPAIR BASE

P1-P7

al -Q5

T1-T14

U1-U4

144

Horizontal Cwculatlon O/. of horizontal cwculatlon, whole block

Other Common Parts % of whole element, whole blcck

External Repaws ‘Aof whole block or dwelllng vlewpomt, eg backwith one side

External Repam % whole dwelling or block

DEFECTS AND TOLERABLE STANDARD

The presence or absence of defects both internally, room by room, and whole dwelhng for theI Tolerable Standard represents the final measurement techruque employed mthe survey form

In general the approach to assessment ISthrough the use of a Yes/No answer

No Code 2 the element M not m good condmon, Ie defechveYes Code 1 the element ISm good condltlon, Ie not defectwe

145 UNOBTAINABLE AND NON-APPLICABLE INFORMATION

Where descriptions or repar assessments cannot be made against any particular element, Itis Important to differermate between the stuatlon where the element ISpresent but measure-ment has not been possible eg flat roof on multt-etorey flats, and the sttuatlon where noelement exists Standard conventions have been adopted for these situations for the purposeof survey consv3tency

9, 99, 999 - Element present and mspechon ISnot possible Ie unobtainable

8, 88, 888 - Element not present le. not apphcable

Thm ISalso used m the urgency column when an element ts not m dlsrepaw Ie repar score IS00

1.5 CODING THE SURVEY FORM

The form has been designed for posmve coding Ie when a full survey IS earned out eachquestion wdlbe mded by the surveyor. When the mtemal or household mtervlew ISnot possiblethen the relevant sections on the form should be left uncompleted Slmdarfy when surveyinga house the sections for common parts, D, N, O, P, Q & R, should also be left uncompleted

The suwey form should be completed with a black or dark blue ball pmt pen and all codenumbers or repzurscores entered ort/y m the whtie boxes

Two methods of racorchng data are used”-

(a) cwclmg the appropriate code number to denote the answer and transfemng this codenumber to the white box on the right hand side of each quesbon, and

8 + 14<9

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1 (b) dmct coding where the surveyor enters the mde number from a prompt panel on h@herrepaw score d}rectly mto the white boxes on a gndded layout Note - only repair scares

Iuse double dlgtt boxes Single boxes are for the descnptwe or prescnptwe codes whichrelate to the gnd either vertically or horizontally

1 Where surveyors are requmd to specify a number, always enterthe numberm the boxes fromright to left and use Ieadmg zeros to fill out the empty boxes

More detaded adwca on cadmg the gnd layouts wdl be found at the appropriate questtonsthroughout this manual.

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9. 150

PART 2

SURVEY FORM

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SECTION A: ADDRESS/DWELLING IDENTIFICATION

At the address Issued the surveyor must complete a series of procedures to deterrmne thenature of the actual inspection and whether or not an InspectIon w required These proceduresfollow the Iogcal steps from quest[on Al to A5 and revolve

1 Is there a dwelhng (s) at the address Issued? (Al)PROCEED ONLY IF A DWELLING (S) IS FOUND, Al = 1

2 Dwelling Identlfcatlon and selectlon for survey (A2, A3)

3 Potentml of dwelhng for survey, (A4) Where the dwelhng ISnot suitable for survey for thereasons noted COMPLETE SECTIONS B, C, D & E only

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1’

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AI

Code 1

OUTCOME OF VISIT AI

The address Issued contains a dwelhng or dwelhngs which are parl of thepermanent housing stock whether self contained or not. Proceed with the surveyIf codes 2 to 7 apply mmplete the date and time of vlslt and return the form to thecentral admnmstratlon umt Permanent dwelhngs are defined as follows

A permanent dwelhng ISa dwelling where the walls are of brrck, stone, concrete block orslmdarmaterial and which had a design life of 60 years or more at the time of construction Includedwellings of non-trad!tlonal Construction (such as timber frame) Wh a 60 year des)gn hfeInclude all permanent dwellings mcludmg those which are due to be demolished Do notinclude chalets, Terrapin or simdar non-permanent dwellingsInclude ‘post-war prefabs’ as permanent dwelhngs for the purposes of this survey

Note Certain dwellings hated below have been excluded fmm the survey Use code 7 to

(a)

(b)

(c)

(d)

(e)

record and specify these exceptions

Resldent[al homes

Sheltered housing

Marned quarters m restricted compounds

Instltuhonal premises - These terms covers establishments In which some form ofcommunal catering IS provided for the people m them such as rehglous commumtles,boarding schools, prisons, etc

Non self-contamad accommodation integral with a business, tf found use code 7 -other,and specify See afso Cl code 3 or 4

Code 2 The address Lssuedcannot be found. Check with the local residents If the addressISby name only, the local authority Commumty Charge Register or the ElectoralRole at the local Post OffIce. Do not waste time If you have other wslts planned forthe day, follow up later and seek help from the central admlnlstratlon umt Ifnecessary

Code 3 Dwe//mg dernohshd. Code If a residential plot and a dwelhng has just beendemolished subsequent to the samphng process Do not code If ~ ISa vacant siteand there ISno ewdence of recent demohtlon Include here part structures whichcannot be demolished as they lend support to adjommg and occupied structures,such as BTS dwellings m areas for demohtton.

Code 4 Use this code for an issued address whtch IS not part of the permanent housingstock whether occupmd or not. Include here a caravan, mobde home, chalets,house boats or any other address where there are signs of hatxtation m temporarystructures These tamporary dwellings WIIIoccur m the quota Issued as they aredehvery points for the Post Ofice Specify what IS found

14 153

Code 5 No /onger usab/e as a dwe//mg This code needs to be compared carefully wnhquestion A4 code 4 where a dwelling ISstill usable as such, although m other useUse this If the ongmal dwelling has been altered to such an extent for a non-residential use It cannot be con.wdered sukable for habitation Include hereabandoned and derehci dwellings wh[ch may still have a Post Office address Donot use this code for dwelhngs taken out of use because they are undergoingextenswe renovation These are covered at question A4 Spactfy what ISfound

Code 6 Code If the address gwen ISwholly a non-residential and Commerval building, Usethis code with care as d cannot be assumed that an Issued address is purely acommercial structure The addresses Issued have been extracted from the smalluser version of the pos code address file and are expected normally to include aresidential urwt brge commercial prem[ses may therefore have a serwce flatsomewhere on the premtses. Refer to A4 code 4 If the address ISa viable dwelhngwith a current commeraal or professional use Where there ISa residential use suchas a flat whether self contained or not use Al code 1 and either A2 codes 2,3,4,5 and 6 fora common structure or A2 code 1 and Cl codes 3 or4 fora dwelhng witha mmor commeraal use Specify what ISfound

Code 7 Other - Specify the type of address Issued whtch IS not part of the permanenthousing stock as for structures coded 4, 5 and 6

A2 TYPE OF DWELLING AT ADDRESS A2

Code 1 dwelling address Issued ISfor a normal house -go to A4

Code 2 dwelhng address Issued IS for a flat m a purpose-budt block of flats -go to A4

Code 3 block address Issued IS for a flat m a purpose bulil block, go to A3 and refer toseparate dwelhng select[on sheet provided

Code 4 dwelhng address Issued Isfor a self-contained flat ma non-purpose budt flat or otherccmverslon where all flats are self-contained -go to A4

Code 5 block address Issued for self-contemed flats m a converted block sltuatlon whereall flats are self-contained - go to A3 and refer to separate dwelhng selectlon sheetpmvlded

Code 6 all other conversion situations where a flat(s) IS (are) not self-contained - refer tomomtor

NOTE Flat includes ma!sonette

The addltlon of extra amemtles or Iatchens does not produce self-contained umtsThe whole house remams one dwelling for mspectlon purposes, code A2 = 4Consider also B5, multlple occupation

Conversions resuhmg ma mlx of self-containment and non self-containment rmescomplex Issues which should be referred to the momtor, code A2 = 6

15 154

A3 NUMBER OF DWELLINGS AT BLOCK ADDRESS A3

Record the number of dwelhngs In the block covered by the address Issued Refer to andemploy the selection process described on the separate dwelhng selectlon sheet Describeyour dwelhng selechon clearfy and Conciselyasthls Information wdl be used to Identify the umtfor survey m the following social mterwew survey

A4

Code 1

Code 2

Code 3

Code 4

Code 5

AS

Code 1

Code 2

POTENTIAL OF DWELLING A4

dwelhng ISself corrfamed and potent~a//ysuiab/e for a full survey even If attemptsto gam access subsequently prove unsuccessful Attempt a full survey mcludmg allsections Use code 1 here even If parts of the dwelling are unobtainable and It canonly be pafi respected as recorded at B1 codes 2, 3 and 4

Major work underway - complete SectIons B, C, D and E only Malor work ISdescribed as extenswe repaw, Improvement, aiterat!on or extenston where condi-tions and lack of facthttes are such that occupation ISImpossible This ISpart of thepermanent housing stock and temporarily out of use Ocupled dwelhngs withbudding work underway are to be treated as m disrepair for the uncompleted work,and coded 1 under A4

Dweh?g secured- complete SectIons B, C, D and E only Vacant dwelling withdoors and windows protected to prevent unauthonsed occupation, errtry andvandahsm A dwelhng m this category E normally part of the permanent stockawaltmg renovation, repar, sale or, in certain areas, between tenancies.

No /ongerused as a dwe//mg- complete SectIon B, C, D and E only The structureremams part of the permanent stock and ISnot used as a dwelling for the present.It has all the attributes of a dwelling, Iatchen, bathroom, etc , and Its current use ISnon resldentd such as a doctors group practice, dentist, offtces, or a non-conforming user Compare with Al code 5, only one may be used

Refused - complete Sections B, C, D and E only If refused on site mmplete asmuch as possible Iaterforthe requwedsechons. Written or telephone refusals to thecentral admmmstratlon umt have already been deleted from the wsued address hatsor wdl be advised If recewd after the Issue of addresses

OCCUPIEDNACANT A5

OcaJpIed The dwelling IS fumlshed and shows stgns of being used Second orhohday homes are to be Included underthls code, If normal signs of occupation arepresent

Vacant, no fumlture. Use this code for A4 code 2, work underway, A4 mde 3,dwelhng secured, and A4 code 4, even if some fumlture ISpresent

16 155

~.

Code 9 UrmbiWnable Mamlv for flats above around level where access ISrestricted or theentry phone ISnot a;swered An actt;e un-answered entry phone WIIInormally be

i

unobtainable as It could be either a vacant or an occupied flat especially If abovethe ground floor

1

(.[.’\

[,

17

156

SECTION B - SURVEY OUTCOME

SURVEY FORM ADMINISTRATION

Sectton B of the survey form Isto becompleted last prowdmg a record of the Ievelof mformatlonachieved both during the physc.al mspectlon and the household mtervlew Addmonal ques-tions relate to tenure and mutuple occupation which cannot normally be conftrmed untilcompletion of the household mterwew

B1

Code 1

Code 2

Code 3

Code 4

B2

NOTE

Code 1

Code 2

Code 3

Code 4

Code 8

Code 9

OUTCOME OF INSPECTION B1

Full mspectlon both m and out with no restrrchons but which may include certainmspectlon unobtainables such as a flat roof.

Full external survey, both front and back and apart mtemal survey where part mayhave been refused by the occupier

External survey unobtainables may be recorded for the internal survey and perhapsalso for the rear elevatlon The mmlmum requirement when using this code IS acomplete record of condlhon of the front of the budding and Iocahty for Sechons A,B, C, D, E, N, S, T, U, V and W SectIons O, P, Q, R may also be avadable ascommon areas m flats

Dwelhng charactenstcs only ISfor use with question A4 codes 2,3,4 and 5

OUTCOME OF INTERVIEW B2

The mterwew quesbons are to be answered only by a permanent member of thehousehold and not atempora~ resident orv!sltor The household member must beat least 16 years old

A full social mterwew with no mformatlon or question(s) refused

Use this code to mdcate that a question or questions have been refused

No ehglb[e aduft household member present during the physical mspectton toanswer the social que.stons

Interwew refused whether the dwelling ISrespected or not

Use code 8-not applicable where the dwelling ISrecorded as vacant at A5 orwherahmtied external mforrnatlon only has been collected te A4 coded 2-5

Use code 9 where contact with the occupier cannot be established although thedwelhng ISobwously occupied.

19157

SECTIONS C, D, E

EXTERNAL DESCRIPTION

Sect[ons C, D and E of the survey form establtshthe context forthe physlcai mspechon SechonC comprises a description of the sampled dwelling Including key mformatlon for subsequentlyproducing repaw costs SectIon D defines the common block whhf Sactlon C descnbas theresidential charactenstcs of the Iocahty

REMEMBER WHERE THE DWELLING IS NOT A PART OF A COMMON STRUCTUREOR BLOCK DO NOT COMPLETE SECTION D

WHERE THE DWELLING IS NOT LOCATED IN A PREDOMINANTLYRESIDENTIAL LOCALllT’ DO NOT COMPLEIE SECTION E

NOTE DEFINITIONS FOR COMMON BLOCK AND LOCALllY ARE USED IATERIN THE FORM AND WHEN SET HERE MUST BE MAINTAINED CONSIST-ENTLY THROUGHOUT THE SURVEY

23 ? 158

I

SECTION C - DWELLING DESCRIPTION

c1

Code 1

Code 2

Code 3

Code 4

C2

Code 1

Code 2“

Code 3

FORM OF DWELLING cl

A house IS a dwe//mg divided vertcally from every other dwelhrrg and wtth tispnnclpal access from ground level Include detached, semi-detached and terracedhouses here.

A f/at ISa dwelling on one floor, forrmng parf of a budding from some otherpari ofwhch If ISdlwded horizontally Include malsonette here whjch ISa dwelhng on morethan one floor, forrrrmg part of budding fmm some part of whfch d IS dlwdedhonzontal~.

Thw code ISto be used where there w a mmonty non-residential use tied m with thedwelhng house and cannot be separated for survey purposes

Shops Use this code for the corner or vdlage shop where the resldermal ac.com-modatlon ISthe greater parl

B & B Use this code also fordwelhngs wh!ch have a mixed and seasonal use suchas ‘bad and breakfast’ accommodation

Houses used for ‘bed and breakfast’ accommodation which pmvlde housing forpersons with no other home on a permanent basin are to be taken as codes 1 or2. See also B5 as these users are mom than likely to be HMOS

All as code 3 but epplymg to a flat m a common structure

For code 3 and 4 assume that the non-residential parts are dwelling rooms andsurvey the whole as a house or flat Where the non-residential part ISgreater andthe dwelhngs not self-contained see note at Al code 1 for excluded structures

In those cases where the address Issued cantams both a commemal use and aself-contained dwelhng treat as a common structure usmgcodes 1or2 and D3ade2.

TYPE OF HOUSE C2

Mldterrace A middle house mgroup of three or more wlthtwo party walls Dwellingswdh non-residential uses which abut on bath sides are to be regarded as terracedSee code 4 for rural cottages with attached outbuddmgs.

End terrace The end dwelhng of three or more.

Semidetached. Any two houses sharing the one common party wall The twodwelhngs taken togather should also be detached from others vath certain excap-tlons. See code 4 for detached A dwelhng with a same size and non residentialabutment ISto be regarded as semldetachad

25 159

— ,—.--.

. .— .r--=- —- ‘— “—’ ~—

—— ,—— -- —,-—.

Dlagmm C2 Plan types

Detached Semi-detached

rhkrlb(nLmp@lnst)

I

.,,

‘-–-t --

--lSynwnwm ‘WI p.-tj d)

Terraced

Re@ar plan \ mU

MkJ-lmam/

Iwo sway/- n.m-dam9slb2

mti’”-—

end Iaflam corner bled

I I

I

~ M!d terraw ~3 or nmre homes w!th Imdroom Imks

IJelbched ‘ DmOdwd Smnl-dalbdwd ‘ SOml’dallidmd“ Sh@a Slay lW-habilai24sM axce@ed hObMablerooms over garages wilh patty wan

+mo

Code 4 Detached house A detached house should be free standing with no party wallsIdeally you should be able to walk or see around the house Where this IS notpossible and houses almost connect there should be evdence of an air space andthe house are structurally separate (See diagram C2)

The following are exceptions to thw rule

a Do not count single storey non habitable hnk blocks such as stores andgarages which may abut adjolnmg dwellings Tlus nle apphes both to .sInglestorey bungalows and houses.

b A detached farm/cmftets cottage wtth own use agricultural buddmgs m thesame vernacular on one or both sides (two dlwslon walls) ISto be regardedas a detached house wth outfwldmgs.

Code 5 As code 1 at a ]unctlon or turn, not a complex roof if pitched

Codes 1 to 5 Include single storey dwellings

Code 8 Not a house, to be used when dwelhng ISa flat (C3)

SEE DIAGRAM C2 - PLAN TYPES

C3

Code 1

Code 2

Code 3

Code 4

Code 8

C4

TYPE OF FLAT C3

Tenement - A tenement flat IS a budding of two or more floors cuntammg two ormore dwellings with shared access.

A ‘Four-in-a-block’ type flat must have Its own access, see diagram C4 Where any“four-m-a-block’ type haa a shared or common access It IS to be regatied as atenement forthe purpose of the survey and should be entered undercode 1 Includehere underthls code the Iwo-m-a-block’ vanatlon where only half of the normal planISbuilt as an end of terrace unit, see diagram D1

Flats or masonettes m a tower or slab block of five storeys or more wtih a Mt (s)

A flat or malsonette m a converted bulldmg, This covers all cases where a houseor a non-residential budding has been converted to prowde more than one umt ofaccommodation

Not a flat, to be used when dwelhng ISa house (C2).

ENTRY LEVEL TO DWELLING C4

Record the entry level to the dwelling tself Ie at the mam front door to the path, road, clOselevel, and external access balcony and ormtemal cumdo~ whether ornotthe mam Iwmg momsare above or below this level. Room levels mslde are relatwe to the entry point to the dwellingand are recorded at F1

27 IGI/

I

N-

-&!:

I

\.{

28162

IA ‘four-m-a-block own door flat with all rooms at the fmsflevel can be entered dmct at groundlevel, code O,or If via an external stair at the first level, code 1 For mtermedlate sltuatlons, halfor part fhghts mslde or outside should be rounded up (for cost purposes)

SEE DIAGRAM C4 - ENTRY LEVEL

C5

Houses

Flats

ACCESS STEPS C5

Include all changes of level, talong up or down as one step, from the curtilage of thehouse plot to the level recorded at C4 code O Where there ISno defmad curhlage(such as an open plan front or a footpath estate) make an assumption such as theback hne of a pubhc footway

Include all changes of level, taking up or down as one step, from the curhlage of theblock to the ground floor level m the close or to the ground floor level at the foot ofa Stawto an own door flat above ground Own door flats at ground level to be takenas houses See diagram C4 Where there IS no defined cuchlage make anassumption such as the back hne of a pubhc footway

NB Idts and further internal changes of level are recorded elsewhere

\ SEE DIAGRAM C5 - ACCESS STEPS

i C6 QUALITY ASSESSMENT C6

I The condltlon of the bulldmg E irrelevant to thrs question The ddferentlatlon IS more ewdentm the pre-1919 and 1919-1939 age bands, but this becomes less with later types Most pubhcsector housing IS m the basic catego~ There IS no separate category for ‘below average/

1, quahty’ dwelhngs

( Code 1

(’

Code 2

Code 3

Basic UtMy destgn, devoid of elaboration, flat facades, mm!mum space standards,probably on the back edge of pavement, onglnally aimed for sale at the bottom endof the market.

\

Better than basic Some elaboration, perhaps a bay or dormer bay, space abovethe mmlmum, small front area and generally better than basic

Of superior quahty” Elaborate detathng, high cedmgs, modellmg to facade m theform of porches, turrets, two+.torey bays, oneis, decoratwe dormers and complexroofs wth ornate chimney heads. These dwellings are hkely to Incur higher thanaverage repar costs by wrtue of thew elaborate detallmg or supanor qualitymaterials and fimshes

29163

— ___ ,—> — -. —-=

Diagram C5 Acceaa steps

B do ml CC=JIIstepshem Hshared

mdnmmne 13

Iil ‘2

I shcP*slwe I0

-smk,12W +latmtw= 13,*4

Maisonette over Shop

u u,

Curlllaw

,,0I ::3 ,5::1 (‘ “b’”s&

8 SIWS up and down, code 3

Dwelling house with garden

Enlty10ciowm stqJq alCuIldagad to enlel

Entry10basementHal

* *IS Io’lepzliwnlpkma-m2slops,b 1 w 10cbse F4USorn 10

enle[tial.s-quah 12ste@

21

Block of flats

nltyC* 3

Four m a block options

C7 DATE OF CONSTRUCTION C7

The date to be recorded ISthat of the oldest part of the ongmal structure.

Note Code 3-Mainly for emergency warhme dwellings and those completed soon after1939

C8 PARKING

Parking for the sole use of the occupants of this dwelling

C8

Code 1

Code 2

Code 3

Code 4

Code 8

C9

Garageattached, or integral under the house or apartment roof

Free-standing garage with excluswe use for the dwelling owner on same residentialplot as dwelling Include here parking m outbuildings which can be secured.

Excluswe parking plot forthe house or flat In the open on the same restdentlal siteinclude car ports here.

Excluswe parking space or garage not on the same stte

No excluswe parking provmon for dwelling anywhere

FRONT GARDEN DEPTH C9

Information IS required for houses only.

Depth for the purpose of the survey ISto be taken from the backlme of the curtdage, footpathor other pubhc boundary fmntmg the house to the mam or foremost budding hne disregardingsmall projecting bays and porches See d[agram C9

Code 1 No front garden; back hne of footpath or road ISthe bulldmg hne

Code 2 House under 1 metre from footpath

Code 3 House 1 metre to 5 metres from footpath

Code 4 Over 5 metres

Code 5 For megular plots and asymmetrically posltlonad houses

Code 8 Not a house, code common blocks here

SEE DIAGRAM C9 -12 GARDENS

16531

06

--L

-zv1—

’-iF

166

32

c1 o PLOT WIDTH (INCLUDING

This mformatlon is requwed for houses only

cl o

Plot wdth for the purposes of this question ISto be measured from side boundary to sideboundary along the back Ime of footpath or road Where a dwelling has a side garden(s) andno front garden the plot width ISto include both the garden(s) and the dwelling frontage

Code 1

Code 2

Code 3

Code 4

Code 5

Code 8

House only, no side garden(s)

Under 5 metres

5 metres to 10 metres overall

Over 10 metres

For Irregular plots and asymmetrically posrtlonad houses

Not a house, code common blocks here

Cll

SEE DIAGRAM C9 -12 GARDENS

Cll REAR GARDEN DEPTH

This mformatlon IS requwed for houses only

Plot depth ISto be taken from the rear wall of the house or exlenslon, If this ISmore than halfthe wdth of the house, to the rear boundary

Code 1 No rear garden

Code 2. Under 3 metres for rear boundary

Code 3 3 to 10 metres to boundary

Code 4 over 10 metres to boundary

Code 5 for wragular plots or asymmetrically poslt!oned houses

Code 8“ Not a house, code cammon blocks here

SEE DIAGRAM C9 -12 GARDENS

33

167

cl 2 FRONTAGE OF HOUSE cl 2

This mformatlon IS requwed for houses only

Frontage is to be taken over the external or party walls to the nearest metre and regardlessof storey height. (Specify m metres uslrrg a leading ‘O’for under 10 metres)

Approximate for .sIdeprojections/addlt]ons

Code 55 For houses wth no definable frontage

Code 88 Not a house, code common blocks here

SEE DIAGRAM C9 -12 GARDENS

34 168

I

SECTION D - COMMON BLOCK

COMMON BLOCK

A mmmon block may be defined as a group of two or more dwelhngs normally separatedhorizontally under the same roof, may have a shared access, and where the cast of repairsto mmmon parts maybe apportioned on a dwelhng baas The defimtlon includes mixed usesunder the same roof such as shops or offices where a slmdar proporhon of costs apphes

For the purposes of this survey and where blocks of flats or hnked flat blocks are bullf as semi-detached orterracad umtsthe surveyor should choose a group or block of flats, which includesthe address gwen, served by one common star or close The same cntena is to used to selectthe smallest repatitwe umt where ‘4-m-a-block-types’ are halved and form ends to blocks Usethe stalriown door and roof approach as a mmmon denomlator

The group selected ISto be the basis for all questions on the common block both mthis manualand on the survey form, see diagram D1

SEE DIAGRAM DI – COMMON BLOCK

D1

Code 1

Code 2

D2

DWELLING PART OF COMMON BLOCK D1

Yes - a flat m a common block as defined above, proceed to answer questions D2to D7

Not a flat or apartment m a common structure, Ignore Section D and proceed to nextSectIon (E).

TYPE OF COMMON BLOCK D2

These codes apply to both purpose bulk blocks, converted houses and other commonstructures

Use codes 1 to 5 to describe the type of mmmon block selected for survey and as previouslycoded for houses at C2. See also the notes at C2 and diagram C2

D3

Code 1 YES

Code 2 NO

RESIDENTIAL USE D3

The whole of the mmmon block IS m resldenttal use This includesassocmted domeshc uses such as occupiers’ facdltles, residents’ carparking and open pedestrian areas beneath blocks of flats

To indicate a non residential use anywhere m the mmmon block, whetherlarge or small

35169

I,..1’(-L

,{

IIi

,—

.—-

7

ti!lmb

.—-—‘

n-b

-

——

___—

——

-_—

——

—-

—L

___-—

——

——

——

__—

——

_-

——

——

.—

——

—.

——

——

——

——

.—

——

——

——

—_—

——

——

——

——

——

——

——

—

——

——

——

——

—.

——

——

——

——

——

——

__—

——

——

—_—

_.

——

_——

——

——

——

——

——

——

——

——

—_

——

——

——

——

——

——

——

——

—___

,!J’*

‘\\

/‘\

,\

——

——

—

-

——

—

-El

rh —4

—-—

-&,,,,,,

-—-

I

——

—

n~

——

— 4/

——

.

==

=

.—

—

—.

——

—

F

——

——

——

361710

D4

Code 1

D5

DWELLING(S) IN ROOF D4

NO There are no dwellings, a dwelhng or part of a dwelhng located m the roofto the common block

YES There are dwellings, a dwelling or patt of a dwelhrrg located m the roof tothe common block and these mayor may not Include the sampled dwelhngDwellings m the mansard or half mansard Sltuatlon to be Included here

DWELLING(S) IN BASEMENT D5

NOTE Refer to Pact 3, Item 313, for the defvrltlon of a basement

Codel NO There are no dwellings, a dwelllng or part of dwelling at basement level mthe common block.

YES There are dwelhngs, a dwelling or part of a dwelling located at basementlevel m the common block. These may or may not include the sampleddwelhng

DIAGRAM D5 - BASEMENT FLOOR

D6 NUMBER OF DWELLINGS IN COMMON BLOCK D6

Specify here the actual number of dwellings mthe common block Do not adyxt for other usesor voids See also the requwements for N13

For ‘four-m-a-block’ flats code ‘004’, unless the umt selected contains only two such fiats builtm an end terrace sttuatlon, which should be coded ‘002’

For flats, etc, spedy the actual net number m the common block selectedIgnore the flat spaces occupied by non-residential uses.

For blocks with less than 100 dwelhngs code the boxes wth Ieadmg zeros, Ie 036 or 006

37171

(’

II,rI1,

I

\

L

(I38

172

I

f

D7 STOREYS IN COMMON BLOCK D7

I For ‘four-m-a-block flats code ‘02’, m other cases all habitable floors m the block are to becounted together wtih habitable basements, void floors at ground level and floors m commer-cial use

ICount the topmost floor m a roof even if only m part use (as D4) as full floors

Count to the topmost where a block has different roof levels

Use a Ieadmg zero for numbers less than 10, Ie 06

DIAGRAM D7 - STOREYS IN COMMON BLOCK

I

,.

1?339

I1i(IIIII([.1’

Lr

-r4-

+.—m—.

—-.

174

40

SECTION E - LOCALITY

The localIty IS loosely defined as the area Immediately around the dwelhng of which thedwelling appears to be a patt. To put an Imagmary boundaty on this area the surveyor will needto be aware of the character of the surrounding houses as well as streets Generally a goodImpressIon wdl have been gamed as the surveyor made the mltlal search for the address Lookfor features which may help m the drawing of boundanes Ie marked changes m land use,housing density, and housing fype/age

El

Code 1

r Code 2

E2

Describe the mam dwelhng types around the sampled dwelhng on the same basrii as El code1

PREDOMINANT LAND USE El

Predommantly resldentml land use E aimed at stuatlons around the sampleddwelling where, If requwed, a housing problem could be tackled, not only on anmdwldual basts, bul also on a group, block or area basis

If code 1 then cumplete Section E

Predommantly non-residential use around the sampled dwelling This would applymanly to commeraal or rural areas where dwellings are not grouped and housingproblems would be tackled more on an mdtvldual house bas!s

If code 2 leave E2 to E6 blank and proceed to next SectIon (F)

PREDOMINANT RESIDENTIAL NPE E2

Code 1

Code 2

Code 3

Code 4

Code 5

Code 6

Code 7

Most of the dwelhngs around are terraced houses

Most of the dwellings around are semidetached houses.

Most of the dwellings around are detached houses

Most of the dwelhngs around are tenements wtthout Ifitis

Most of the dwellings around are low nse

Most of the dwelhngs around are high nse (a high-nse flat block ISa budding of 5storeys or more wtih a hft)

Mixed - any Combmatlon of the prewous codes 1 to 6 where no dwnct groupingaround the sampled dwelhng ISpossible

41 175

I

I

E3 PREDOMINANT TENURE E3

Describe the mam tenure type around the sampled dwelling on the same basis as El mde I

E4 DWELLING DENSITY E4

Estimate the dwelling density around the sampled dwelhng on the same basis as El code 1

Code 1

Code 2

Code 3

ES

Low density would normally be found m vdlages and around the perimeter of smallurban areas

Low density dwelhng areas are also to be found m large towns where housing hasbeen bulk for this purpose

Madum density would normally be a mlx of terraced and semidetached housesLow nse apartment blocks would also flt mto this category

High density housing would normally be tower or slab blocks or some traditionaltenements .Shmdardensltles may also exist m inner areas.

PREDOMINANT AGE ES

Predommant age should be assessed for the same bulldmgs used m the prewous questionson densrty, tenure and type (E2, E3 and E4)

E6

Code 1

Code 2

Code 3

Code 4

Code 5.

BUILDING ACTIVITY E6

None other than normal maintenance seen

Major repsms and/or Improvements underway to some dwellings m the same roador estate as the sampled dwelhng.

Demohtion of dwelling on the same basis as code 2.

Developing includes utian renewal, redevelopment and new bulldmg actwlty onthe same basts as code 2.

A Combmatlon of budding actlwtles, such as codes 2 to 4, being tamed out todwelling around the sampled dwelhng.

‘\ 42 176

SECTIONS F, G, H, 1,J

INTERNAL REPAIR AND DEFECTS ROOM BY ROOM

SectIons F,G,H,I (survey form page 3) and J (!3UtVeyform page 4) Coverthe Internal mspechonof all rooms m a flat or house They record their Iocatlon, use, state of repair, presence ofdefects Repawscore and defects are to be entered directly mthe answer boxes and surveyorsare requwed to eneter their marks or scores m a verhcal column for each room All two figurecodes for questtons G1 to G6 relate to repair scores whtlst the single dlglts used m questionsHI to H12 relate to defects present

I Columns coded 8 (no room) and code 9 (room refused), at F1to and mcludlng HI 2

~ ‘uest’0nsF’t0H’2-

may be left blank from F2 down

NOTE Where there are MORE than SIXrooms m a dwelling, mcludmg the ktichen, thesurveyor ISto take a representatwe selecbon m terms of Condltlon for survey Inselecting rooms for mspectlon the surveyor should select pro-rata on each floorwhere there ISmore than one storey Total rooms are recorded elsewhere at II

Where there are LESS than SIXmoms m a dwelhng complete the room boxes m asequence from the solid hne on the left starting vnth the Iatchen Room RI shouldnormally be the mam hvmg room, where present, the rep~r scores should includeIeadmg zeros Ie ’07’ The code 8s (no mom) should be to the right and notinterspersed amongst the occupied rooms or code 9s

SEE DIAGRAM F1 - ROOM LEVEL

43 177

SECTION F - ROOM BY ROOM RECORD

F1 ROOM LEVEL F1

This question records both the presence of a room and Its level wthin the dwelling

Use the following codes for room levels

Code 0

Code 1

Code 2

Code 3

Code 7

Code 8

Code 9

Mezzanines

This IS to be used for the level recorded at C4 Thus the entrance doorthreshold mthe Hall (era room If no Hall) becomes the internal reference pointAll rooms at the same level as the entrance are also to be coded ‘O’

To be used for all rooms one floor up fmm the entrance level

For two floors up.

For three or more floors up from the entry level

One level down below the entrance level, normally, but not always abasement Detads of basements are recorded m Section I eg. use this codefor one level down where matsonettes are entered at the upper level.

No room The dwelling does not have this numberof rooms This code shouldbe used for boxes towards the right of the mam sechon

Unobtainable - room exists but entry has been refused or survey cannot beachieved.

rooms at these mtermadate levels are to be recorded with the nearestpnnclpal floor.

SEE DIAGRAM F1 - ROOM LEVEL

F2 ROOM TYPE F2

Use the following codes forthe current use of each mom or, whereat the time of vmt not usedfor domestic purposes, tts designed use-

HALIJ-ANDING No record required at thts question

ROOMS 1 Kitchen only(mcludmg kttchen) 2 Lwmg room

3 Other pubhc moms4 Bedrooms

Note Kitchen coded 2/3 = Kitchen/hvmg momKitchen coded 4 = Bedslt or 1 Apartment

45 1’78

—. . ——. ,-

Dlagram F1 Room Iaval

(ride. al rtxnns rdal~e 10emlfybval 88 remrded al C4)

----i’’’’”i

E

cudoz

cc.dalt

t~w

w-- - -0, ,-

ti?I

,1,,,,,, ,),, ,,,,

$2$3*1

\ ‘-i -Occdeo

&?

. .

Town house Cross-over malsonette OHdeck access

c) enlemd al hrsl,Cc&olaralm-am at ntry level

\ % r

I I ‘0 -m,.Icodel

I Ia) enbmd al grwrd b) only al womd,

Md0mq)h5k&, ads O(or afl mansc0d9110raHrmns al emy bvd

Four-m-a-block entry variations

BATHROOM 5 Bath and WC, may also contain wash-hand basin6 Bath only, may also contan a wash-hand basin

SEPARATE WC No record requved at this queshon

NO ROOM 8 Not apphcable (the answer to F1 was also 8)Box may be left blank m this Instance as for G1-6 andHI-12

ROOM REFUSED 9 Unobtainable

47180

I

I

SECTION G – REPAIRS BY ROOM

G1 - G6 GENERAL G1 - G6

Where the room exists and ISinspected surveyors should code each box fmm ’00’ -‘1 O’ tomdlcate the extent of repalror renewal requwed Code’OU represents good repair requmng noremedial work whdst’1 O’represents serious dlsrepau requmng mmplete renewal The codesare for the mld-pomt of a repar band eg code ’01’ or 107. mdlcates a repar wlthm the rangeof W’.- 1S)’. This IS explained m more detad at SectIon T, external repair The codes shouldreflect the surface area requmng repar, ag code ’03’ fora hvmgroom cehng Imphesthat aboutone third of the celling needs patching Mmordefects less than 5% (1/20th) should be Ignoredand a cade ’00 entered. For guidance on the standard of repw see Part 3, Item 323 whktexamples of typcal Condttlons illustrating the range of repair scmes required are gwen m theschedule overleaf

NOTE NO FAULT OR DEFECT SEEN RESULTS IN A NIL SCORE - Code 00

The repair scores between the do nothing smrahon - code ’00’ and a complete renewal - code‘1O’should be for the defects seen and as described m Schedule 1 These defects are on aroom by room basis and not for the whole floor level

No room and room refusadmay have already been left blank forsuwey purposes as describedat Part F, room level and type

The following schedule hatseach element of the mtenor and gwes guidance on the Condltlonshkely to be found where scores of - Renew 10, Repaw 05 and Repau 01 are requwed

49, 181

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,G1 - G6 SCHEDULE 1- REPAIRS BY ROOM G1 – G6

1 Range of exlstmg renditions likely for the repair/renewal of a room

Renew Score 10 Renew Score 05 Renew Score 01

G1Floor structure

Rotting, infested orsagging floor joists,deterioration caused bydamp penetration of aprogressive nature orseriously defechve solidsub - or suspendadfloor

A large area of de-fectwe structuralflooring m part of oneroom, sagging joists,mfestatlon, etc. orcraclang of a solidfloor or suspendedstructure

A small amount ofwet rot m floor JoIsts

or boarding and notaffecting the floor atlarge or some mmorcraclang of a screedwth some loose floortiles

G2FloorFmvsh/Sklrtmgs

Extensive mmimg andor broken and or looseboards, cracked orhfhng screeds andloose floor tiles

A large area of oneroom wrth defechvefloor ftmshes ormfestatlon requmng.sImdarcoverage andnew wottc

Small areas of un-even floor fmmhes,loose boards or tilesor some mlssmg

G3Wall fmwh

Extensive deteriorationand decay to hard wallplaster surfaces and orbattened or hned wallby any cause

Extensive deterior-ationto plaster on twowalls of one room orslmllar areas mparts

Locahsed bossing ormmor cracking ofplaster or hnmg

G4Ceihng fmlshes

Crumblmg unbendedplaster surfaces, exten-sive or serious comlcebulging or cracking ofplaster or other cedingfimsh(es)

Extenswe deterior-ationto plaster to onelarge area or bulgingfor parl of a room

Locahsed damage orsmall area of plasteror ceding

G5Doors andframes (toroom)

Seriously damaged ormlssmg mtemal doorsmcludmg frames orhrwrgs and wonmon-gery Also include hererepaws to cupboarddoors m each relevantroom

Badly damagedmtemal door orcupboard door andironmongery

Ill-fitting mtemal orcupboard door ordoor or defectweIronmongery

G6Fire and flues

Extenswe damage ordecay to fire surroundfire bricks, flue andhearth, or a Iotchenrange requmng mm-plete renewal

Renew fire surroundor hearthCap flue at chtmneyhead

Locahssd mmordetenoratlon/damageto fire surround orheatlh Vent requwedto blocked off flue

18250

SECTION H - TYPE OF DEFECT BY ROOM

HI toH12 GENERAL HI toH12

These questions are drwded mto two distinct groups -

(a) Quesflons HI to H7 record defects which are directly related to the final assessmentforthe Tolerable Standard An adverse mark here mdlcatesthe presence of adefactbut not necessanty Its extent or seventy

(b) QuestIons H8 to H12 record cundttlon and destgn defects which are not directlyrelated to the Tolerable Standard

HI TO H7 FOR QUESTION HI TO H7 USE

Code 1 YES - the room IS free from defects

Code 2 NO - the room has a defect eg a damp patch

Code 8 not apphcable - no mom - may be left blank If no such mom mdlcated at F1

Code 9 unobtainable, room refused

The boxes are to be used to note defects In mdwldual rooms The same fautt may affect morethan one mom – Nshould be racorded m all moms where seen. An adveme mark does notnecessarily mean BTS -It merely mdlcates a defect mthat room The Tolerable Standard takesa wider view and IS related to scale, seventy and surveyors Judgement.

Refer to Sechon V and Part 3, Item 32.1, for details of the Tolerable Standard.

H1 STRUCTURAL STABILITY H1

Surveyors should look m each room for evidence of mstabthty which IS likely to be sigmficantto the extent that tt mdcates the hkehhood of futther movement to walls, floor and ceding whichcauld be a danger to the occupiers of the dwelhng An adverse mark here would mdcate anurgency for any structural repaw sccmd at G for the same room

H2 RISING DAMP H2

Surveyors should record any evidence of nsmg damp. Do not confuse nsmg damp w~hCondensation or penetrating damp Rlsmg damp produces sharp changes from wet to dry andISunhkely to produce mould

18351

H3 PENETRATING DAMP H3

Surveyors should record any ewdence of penetrating dampwhich leads to damp penet~tlon

H4 ROOM HEATING

There ISnormally a fabric defect

H4

For each room the suweyor should record the presence of other’wse of a working flue for acoal or gas fire or a suitably located point from which electric heating could be worked

H5 NATURAL LIGHT H5

There should normally be sufficient natural hghtmg for orchnary domestic purposes m eachroom m good weather Condltlons

H6 ARTIFICIAL LIGHT H6

For each room the surveyors should record the presence or otherwise of permanent arhficmlhghtmg

H7 VENTILATION H7

Each room should be naturally ventilated to the external ar or to an other space which IStiselfadequately ventilated; eg. a tenement star Rooms where the secondary glazing Impedes fullventilation should be marked as defechve (whether or not the dwelhng ISBTS). For bathroomsand kitchens mechamcal ventdatlon properly sited ISto be regarded as satisfactory provmon

H8 - H12 USE THE APPROPRIATE CODES GIVEN IN THE SIDE PANELS

H8

Code 1 YES -

Code 2. NO -

ARRANGEMENT OF ROOM H8

Satisfactory, no defect - reasonably sized, arranged and located room

Inadequate space for sculleries used for cooktng and Mchens less than 4square metres (43 square feet) and where one or more pars of the facingwalls are less than 2m (6’6=) apart or where bathrooms are too small toallow for a safe and satisfactory arrangement of fittings

Use th!s code also to denote small Iwmg or bedrooms relatwe to the overalldwelling size, eg – single bedrooms no larger than a box mom.

18452

Code 3 NO -

Code 4

Codes 8/9

H9

Code 1

Code 2

Codes 819

Unsuitable /ocat/on-to cover situations where WCs or bathrooms open offkttchens, bedrooms and hvmg rooms, etc , where rooms mtermnnect sothat the sole access to a room or faclhty ISvla another room, (a WC !scoded2 here If It w entered wa a kitchen or bedroom). Unsuhble location ISalsoused where rooms have a temporary access, eg by a ‘Ramsay’ ladder,where cwculatton spaces are such that inadequate Iandmgs, wmdmgstaircases etc , create unsafe circulation within the dwelling

Space and Locatfon, a combination of codes 2 and 3

as before

DRY/WET ROT

YES free from rot

NO some rot seen

as before

H1O

Surveyors should look for obvious s[gns of rot but are not expected to hft carpers or floorboards

NOTE Exclude rotten windows as these are covered by the external survey

HIO MOULD

Code 1 YES free from mould

Code 2 NO some mould seen

Codes 8/9 as before

Ask the occupier about mould. In the visual mspactlon it must be borne m mmd that mouldgrowth can occur mterrmttently and that an affected dwelling maybe dry or clear at the timeof survey Prompt the occupier by asking If there has been damage to clothing, bedding,carpets or furmture by mould growth

53185

MECHANICAL VENTILATION HllHll

Code 1 YES

Code 2 NO

Codes 8/9 as before

Extractor fans must be dmct to the external ar or vla a properly constructed ductirrg systemIn a Iatchen, an extractor hood ducted to the external alr may be regarded as sufficient

HI 2 CONDENSATION H12

Gauge the degree of condensation as follows

Code 1

Code 2

Code 3

Code 4

Code 8

Code 9

YES

NO

NO

NO

Free

Shght Curwlerrsatlonamountmg to no more than mmlmal mould gruwthon ce}lmg, and on walls behind stationary Items such as beds andfumlture The condltlon could be descnbad as mconvement but toler-able

Moderate condensation ewdenced by persistent patches of mouldgrowth on walls and ceihngs w[th traces of mildew on soft fumlshmgs andstored clothing The resultant damage would necesssttate redecorationatthe end of each heating season The conditions would caused!scomfofl to the occupiers

Severe condensation ewdenced by extenswe mould growth on wallsand cetlmgs with wallpaper and pamtwork peehng off, heavy mildew onsoft fumlshmgs and stored clothing The resuttant damage wou!dnecessitate redecoration both during and at the end of the heatvrgseason The condmons would constitute a health hazard and wouldcause dcstress among the Occupiers

Room does not extst

Room exsts but was not respected

Ask the occupier about condensation As regards a wsual mspect[on [t must be born m mmdthat condensation can be mterrmttent and an affected dwelling maybe d~ or clear at the timeof survey Prompt by asking about condensation on walls and windows

54

I

SECTION I - ROOMStFLOORS - SUMMARY

11I 11 NUMBER OF ROOMS

i Refer to Part 3, Item 312, for the defimtlon of a hab[table room

Specify the number of rooms, mcludmg all hvmg rooms, dual purpose rooms, kitchens and1 kitchenettes whether or not m present use but where there w defimte ewdence that they were

designed for hvmg accommodation DO NOT include bathrooms, storerooms whtch arepressed mto occasional serwce, todets, closets, Iandmgs, halls, cupboards or recesses, uthtyrooms and sculleries which are no longer used for cooking All rooms recorded here are to beassessed for repair unless the total exceeds 6 when a representatwe sample for repaw IS to

be chosen on each floor See note to quest!on F1

Specify

Code 99

[2

Use a Ieadmg zero for numbers less than 10, eg 05 for 5 rooms

Unobtainable, for no internal survey, or unable to assess total number of roomsbecause of lack of access

NUMBER OF HABITABLE FLOORS IN DWELLING 12

Speedy the number of habitable floors in the dwelling where rooms have been counted for theprevious question 11 Basement and roof ISto be counted as a whole floor whether used m partfor only one room or more

Spec@

Code 99

13

Use a Ieadmg zero for numbers less than 10

Unobtainable, for no mtemal survey

HABITABLE FLOOR IN ROOF

Rooms wrthm a mansard roof to be counted here as code 2

Code 1

Code 2

Code 3

Code 9

NO No habitable rooms m roof

YES The whole of the topmost floor or half floor falls totally wtthm the roof slope,whether or not the room(s) so constructed have sloping walls or cetlmgs

YES Part of the topmost floor IS wlthm the roof slope In this case the usualcmstructton ISa collar roof with external walls for part height The windowsto these rooms are constructed as an extension upwards of the externalwall face with guttenng above floor level

Unobtainable

SEE DIAGRAM 13- HABITABLE FLOOR IN ROOF SPACE

SEE DIAGRAM 14- BASEMENT ROOMS

55

187

IIIIII

-?i-

l--’-i

18856

— . ..— —-— Y r————-—-——’——

Diagram 14 Baaement rooms

,Uu,

alF--l

C4 emby 4 F1=O I

C4 .0, enuy at grcuui kwel

FI .7 basenmnl Mu entry

14. cwnl M morns al theba-nl bud

Three slorey house

,,U:,

C4 =7, anlry al basemnnl !evel

F I = O,basemenl al enlfy

14. count aUrooms m thebasamemlflat

Basement flat

C4 = O, enhy al ground level

FI = O basemenl al entry level

14. count all morns al smhyas baswnenl level

Hill-side cottage

--

14 NUMBER OF HABITABLE ROOMS IN BASEMENT 14

Refer to Pari 3 and Diagram 14 for a description of basement level and the defimtlon of abasement

Where there IS a basement In use or the dwelling IS a basement flat, specfy the total numberof rooms at this level even though a sample of these may have been used forthe room by roomSuwey

Spec@ Use a Ieadmg zero for numbets less than 10

Code 88 No basement

Code 99 Unobtainable

i

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(

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II

15 FLOOR AREA 15

Indicate the approximate mstde floor space of the whole house or flat by pacing out the overalldimensions and allowing for adjustments to gwe a rectangular dlmenslon Refer to the tablefollowing for square feet to square metres. The floor space should include all rooms recordedat question II whether or not they have all the respected for F1

SEE DIAGRAM 15- AREA OF DWEUING

Code 1 Below 50 square metres

Code 2 50 sq metres to 69 sq metres

Code 3 70 sq metres to 89 sq metres

Code 4 90 sq metres to 110 sq metres

Code 5 over 110 sq metras

(530 Sq ft.)

(530 Sq ft-750 Sq ft)

(750 sq ft-960 sq ft)

(960 sq ft-1 180 sqft)

(over 1180 sq ft)

58 190

.- —jr ——— —---v ‘--”— T—

Diagram 15 Area of dwelling

Take a proximate mstde dimensions1’adjust or storeys and non-rectangles

(n(n m B

20-66

la -59

16.52

14 45

012.39g

8~ lo-3z --

E3 ~.z~

6.19

4-13

2.6

0

C0d95 over IiOsqm

1

Calnl wkler%qm

110

90

70

50

Depth of ct.velhng

t

SECTiON J - REPAIR TO WHOLE DWELLING

I These questions are to be completed on a whole dwelhng basis

The basis for reparassessment Is to be the same as SectIon G - Repairs by room See generalI note for G1 -G6 Plaster and fnmhes are taken at G See also notes for party walls on diagram

TI - T19 for selecting wewpomts for Section T

I For gutdance on the standard of repair see Part 3, Item 323

JI INTERNAL WALLS/PARTITIONS JI

These are the dwldmg walls between rooms and passages mslde the dwelling whetherIoadbeanng or not The total renewal score IS ‘1O’

J2 PARTY WALLS J2

These are walls between the dwelhng and other uses which includes adJommg owners. Partywall repws to adlommg common stawways and passages as seen from the dwelhng are takenhere, others wa quest]ons 02 and P1

External wall repairs to both dwelling houses and flats are taken at T8 from the two v[ewpomtsand exclude h[dden party walls

The renewal scare for the two party walls m a mid-terrace dwelhng IS’1 O’, each wall has a totalrenewal scare of ’05’

The total renewal score for the one paw wall man end-temace or semi-detached dwelling IS‘1O’ The computer programme adjusts for dwelling type

J3 STAIRCASES J3

Thlsqueston refers to the .st~rcase reside a dwelling Assess all fhghts as a single mstallatlonThe number of fllgMscarr be deduced from the total floors m the dwelling mmus 1, and slmdariyfor an mtemal stawca.se to afi~floor ‘4-m-a-bl@’ type, If both J3 (mtemal) and T1 9 (external)are used for a ‘4+n-a-block’ type It IS assumed that there are two short fhgtrts, one mslde andone outside

The following schedule kits each element of the mtenor and gwes gutdance on the condmonshkely to be found where scores of - Renew 10, Repatr 05 and Repaw 01 are requwed

61 192

J1/J3 SCHEDULE OF REPAIRS TO WHOLE DWELLING J1/J3

Range of exlstmg conditions hkely for the reparlrenewal to Internal structure

J1Partttlon

J2Party Walls

J3Staircase

Renew Score 10

Extenswe damage,fadure or displacementof internal partltlonwalls throughout

Extenswe damage,structural fadure, ordisplacement of panyand common walls.

Extensive damage/wear to reads, risers,strings and balustradeswith a serious nsk tosafety

Renew Score 05

Extenswe damage orfadure to one floor or5070 of flat (nb somemay be load bear-ing)

Localised structuralfailure to common orparty wails

Two storey -1 fhght,renew handrad andbalustrade

Three storey -2fhghts, renew onefhght complete

Renew Score 01

Locahsed damage toInternal partltlon anddwwon walls

Locahsed damage orcraclo ng

Two storey – 1 fhghtmmor repairs only

Three storey -2fhghts mmor eg newhandrail

1“

62 193

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II

SECTION K - AMENITIES

For questions K1 - K3 the amemtles are for the excluswe use of the occupants of the dwellingWhere amemtles are shared by more than one dwelhng use Code 4 at K1 and K2 Note thatIt IS the sharing of facthtles between dwelhngs that IS of Importance here, not the sharing offaclhtles between households wlthm the same dwelhng

For questions K4 -K11 the amervtles are to be located mslde the dwelhrrg for the exclusweuse of the occupants

The best amemty IS to be scored whether or not the dwelling IS vacant, occupied by 1 familyor more - the aim ISto record dwellings and faclhtles not the arrangement of persons

K1 BATHROOM K1

A bathroom means a fixed bath or shower m Its separate room and permanently connectedto the hot and cold water supply and a waste water system

This question ISamed at the prowslon of a bath m a bathroom An unsatisfactory amangementor Iocatlon of the bathroom IS recorded at question H8, code 3

A bathroom shared w!th another dwelling IS to be recorded at KI code 4 A bathroom outsidethe dwelling IS not to be Included for repaw

Where two or more mtemal and exclustve bathrooms exist take the best for repatr

Code 1

Code 2

Code 3

Code 4

Code 8

Code 9

K2

In dwelling

In bulldmg

Outside

Shared

No bathroom

Unobtainable

a WC separate or with bath mslde the dwelhng

an exclusive bathroom outsldethe dwelhng but Inside the budding,such as on a common Iandmg or m the back porch - m all casesunder a mam mof

outside and excluswe - vla the open air, attached to or detachedfrom the house or block

with another dwelhng anywhere

ether m or out

unable to determme whether a bathroom was present

WATER-CLOSET K2

A water-closet means a flush todet emptymg mto a mam sewer, septlctank or cesspool. It doesnot for the purposes of th!s survey include a chemcal or earth closet

63 194

I

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L

1:(

1’

L

1’I

I

This question IS concerned with the provision of a WC m a proper compartment whetherseparately or m a bathroom, question F1 and F2 An unsatisfactory arrangement or Iocatlon

of a WC IS recorded at H8, code 3

A WC shared with another dwelling ISto be recorded m this survey at K2 code 4 A WC outsidethe dwelling IS not to be included for repaw

Where two or more Internal and excluswe WCs exist, wlthm bathroom or not, take the best forrepair

Code 1

Code 2

Code 3

Code 4

Code 9

K3

In dwelling

In bulldmg

Outside

Shared

Unobtainable

a WC either separate or wtthm bathroom Inside the dwelhng

an excluswe WC separate or wlthm a bathroom, outside thedwelhng but mslde the bulldmg, such as on a common Iandmg orm a back porch In all cases under a mam roof

outside and exclusive - wa the open am, attached or detached

with another dwehrg anywhere

unable to determme whether a WC was present

SECOND WATER-CLOSET AND/OR BATHROOM K3

The same prehmmanes as stated above for KI and K2 apply to this question

A second bathroom may contain a second WC, the latter IS not recorded as separate hera

These facdltles must be wlthm the dwelling, sattsfactonly arranged and located Secondbathrooms and second WCs m en-suite stuatlons to be recorded here Do not countunsatisfactory second provmon

Code 1 YES - a second WC

Code 2 YES - a second bathroom, with or wlthouf a second WC

Code 3 YES - both etther separately or combmed

Code 8 NO - seccmd bathroom or WC

Code 9 Unobtainable - unable to determme whether a second WC or bathroom waspresent

This following schedule Illustrates the range of repams requtred for the excluswe basicamemtles mslde the dwelling Where more than one of any aamemty exists the repaw scoreto be used IS for the best and recorded at K1 and K2

NOTE. The repairs at K6, K8 and K1 O are for both serwces respectwely Use code 8 ‘doesnot extst’ If only one setvlce IS present. Repar only the best If more than one IS prowded

64 195

K4/Kll SCHEDULE OF REPAIRS TO AMENITIES K41K11

Ranges for reparshenewal to amemtles

CODE 4Renew100%

Replace cls-tem, pan, over-flow and branchsupply

Renew sink,drainer top,taps and wastecomplete

Renew bothbranch supplypipes

Renew bathand panelcomplete wthoverflow andwaste, taps andbranch Ra-place showertrap and wasteetc.

Renew bothbranch supplyptpes

Renew basin,waste, taps,and wastecomplete.

Renew bothbranch supplypipes

Replace cls-tem, pan, over-flow and branchsupply

CODE 3Major Repairs90%

CODE 2Medium Repairs60°h

CODE 1Minor Repiwrs2s%

K4Water-closet

Renew pan orclstem

Refix pan or cls-tem or make goodconnections

Renew seat orballmck

K5Smk

Renew svnkonly

Refix smk to wallor renew branchconnechon

Renew waste,trap, plug andchain

K6H&C to Sink

Renew onebranch

Renew both taps Renew one tap

K7Bath m abathroom orshower

Renew bathonly and con-necbons

Renew showertray and connec-tions

Renew waste,plug and chainbath panel.Replace screencurtain.

K8H&C to bathor shower

Renew onebranch pipe

Renew bath tapsor shower mixer

Renew one tapor rose

K9Wash-handbasin

Renew basononly

Refix basin andrenew connec-tions.

Renew wasteplug and chain.

K1OH&C to basin

Renew onebranch pIpa

Renew both taps Renew one tap

K11Secondwater-closet

Renew pan orctstem

Refix pan or cls-tem or makegood

Renew seat orballcock.

. 19665

SECTION L – SERVICES AND FllTINGS

L1 STANDARD OF ELECTRICAL INSTALLATION L1

The Ideal Installation IS one which has just been rewired m accordance with the latest IEEWrong Regulations In these situations there should be ewdence of mmlature cwcult breakers- MCBS, rather than rewrable fuses and further clrcutt protactlon by way of earth-fautf clrcultbreakers known as residual current cmcu[t breakers - RCCBS Whilst the number of dwellingsfound m this category during survey maybe few there WIIIbe many which have been rewwedm the last ten years and which could be regarded as satisfactory mstallatlons In this lattercategory there should be some ewdence that the mstallatlon ISgenerous and WIIIcater for anmcreasmg number of domestic apphances without overloading or adding to the extstmgcircuits. Surveyors are expected to make a pdgement as to the adequacy of the outletsavadable, whether or not they are twm socket outlets, and those associated with outside or DIYuse should have ‘trower clrcutt breakers’

The current Budding Standards requwements for private and pubhc sector dwelhngs IS -

1 a,m the kitchen, 6 socket outlets

b) m each apartment, 4 socket outlets, and(’

c) anywhere m the dwelhng, 4 additional socket outlets and these to exclude cooker,

{

water heater and mght storage c!rcults

The following questions are to be answered whether the suppty IS from a public or private

Isource

Code 1 The electrical mstallatlon meets the requwements as described above

I Code 2 The electrical mstallatlon does not meet the above requirement

I ‘Code 3 No electrical mstallatlon.

Code 9 Inaccessible or refused(

L2 LEAD FREE UNDERGROUND/RISING MAIN L2

This question ISto be applied to the m~ns dnnklng supply to both single houses or flats up to

I the mcommg stopcock m the dwelhng Include here any common storage and down servicesbefore the mam enters a dwelhng

I Code 1 YES - lead free up to reams stopcock m dwelling

Code 2 NO - lead seen up to reams stopcock m dwelhng

Code 8 No water man (private or other non-mans source included)

Code 9 Inaccessible or refused

67 197

L3 LEAD FREE DRINKING WATER SYSTEM INSIDE L3

1This question apphes to the dnnkmg water outlets wlthm the dwelling and beyond the mcommgstopcock and mcludmg own storage Include all plpework to outlets where dnnkmg water ISnormally oMamed.

ICode 1 YES - all ppewotk to dnnkmg outlet(s) are lead free m dwelhng

ICode 2 NO - ppework to at least one dnnkmg outlet IS NOT lead free

Code 8 No dnnkmg water system mslde

Code 9 Inaccasslble or refused

IL4 LEAD FREE COLD WATER TANK(S) L4

I1,

This question apphesto the water storage tanks whetherm the dwelling orthe loft Include here

[

also any common storage tanks which also supply the sample dwelling and are located m atank mom or common loft Do not include dnnkmg water storage tanks which have been takenseparately at L2

1“1 Code 1 YES - the storage tank(s) IS lead free

[

Code 2 NO - the storage tank(s) IS NOT lead free

Code 3 No cold water tank(s)-.

[ Code 9 Inaccessible or refused

1L5 WATER DISTRIBUTION INSIDE L5

,- Thls que.shon apphes to the remamder of the pIpework, both hot and cold, m the dwelhng notcovered by L2, L3 and L4 for the presence of lead pipawork and frttmgs, cyhrrder etc. but

[\ exclude tanks which are taken at L4 Exclude also physcally separate central heating systems

which may include anti-freeze and rust mhlbttors.

I Code 1 YES - the water dkstnbuhon system IS lead free

ICode 2 NO - the water dlstnbuhon system IS NOT lead free

Code 3 No dtstnbutlon system

I Code 9: Inaccessible or refused

68 198

17

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L6 HOT WATER SOURCE L6

Indmte here the mam heating source for domest!c hot water whether combmad with centralheating or not.

Code 1

Code 2

Code 3

Code 4

Code 5

Code 7

Code 8

Code 9

Independent bailer whether wall or floor sited. Including here has mutwpolnts andthe BaxI type independent boiler located behind a gas fire

Back boiler as part of an open solld fuel room heater

Immersion heater as sole source

Immersion heater and back or other boiler used on a Summer/wInter basis

Instantaneous only - gas muitl point

Other - to include single point gas or electric water heaters, a mixed system suchas Immersion and single point heaters, or off a dlstnct heating scheme

No hot source

Inaccessible or refused

SEE DIAGRAM L6 - HOT WATER SOURCE

L7 MAINS SERVICES L7

Codel Electncny only

Code 2. Mans gas and electnaty from a public supply m the dwelhng whether usd or not

Code 3 Gas only

Code 8 No reams serwces

L8 SECURITY L8

Thts question apphes to all dwelhngs, houses and flats on the same basis These gradingsapply to all external doors and windows and If there are different levels of protection for thesame dwelhng the mmlmum IS to be recorded The exception being windows above the thirdlevel.

Code 1‘ Mmlmal - very basic nm locks and bolts to doors, no more than sash fasteners towindows. Some door chains offer no protection

19969

. ~:, - - - .— -—. ‘— —-ru--T’-—— -’—-’-—-’-=- ‘“—

Diagram t_6. Hot watar Sourca MUIc H w not)

ill•1❑

1~ t~ In&+endmlbcawdj

wbonu Immerslca M Imm.mlon and Instantaneous&caAkW bOilWbeMld * roan aMyear rmmd any bOHeI

a gas Ike (EWI) healer OnFyw mtil-pdnt

mmfnar I winier

G3d01 WI Ccdnl cock2 Cade3 Gad04 G3ci95

No

0

Code 2

Code 3

Code 4

Code 9

L9

All doors, mcludmg patIo doors, balcony doors, and windows protected with morethan basic flttlngs such ascyhnder nm locks with a deadlock device ancUora morhselock. There should be window locks to at least all ground floor windows and thoseabove ground level which can be reached from side extensions, garages roofs andlong ladders Do not assume that double glazing affords extra pmtectlon

As codes 1 or 2 plus an intruder alarm system which includes sensors and pads

Professional system installed with external alarms, perhaps automatic hghts and atelephone hnk The mortise dead locks to the mam doors should not be fixed In thedoor tenons and there should be boxed striker plates m the door frames andwindows should be locked or bolted

Unobtainable

SMOKE DETECTORS L9

For this question the normal battery operated type of fitting IS to be regarded as adequate

Code 1

Code 2

Code 3

Code 9

L1O

Code 1

Code 2

Code 3

Code 9

YES -

YES -

NO –

the dwelhng has one smoke detector properly located, whether disabled ornot

the dwelhng has 2 or more smoke detectors

no smoke detector seen

Unobtainable

HANDICAPPED L1O

No adaptation

Partial adaptation - AdaptIon tamed out to facilitate access to hvmg rooms,bedrooms and bathrooms to overcome obstacles which prevent a disabled personfrom erqoymg his/her home Include here external ramps

As Code 2 but m addltlon an adapted latched, bathroom and WC, an easilymntrolled heating system, extra Ilghtmg and outletskwitches at accessible posl-tlons

Unobtainable.

71201

I

LllLll KITCHEN FIXED STORAGE

Fixed storage IS to be taken as enclosed storage space m connection with -

(a) prapatation and serving of food and washing up

(b) cleaning and laundry operation, and

(c) food storage

Do not count other storage m larders, pantnes or sculleries

This question refers to two different standards, Budding Standads and Bulletin 1, and malesare to be scored from right to left to record the best arrangement (code 1 being the best)

NOTE Unsatisfactory kttchen space and layout IS to be recorded at H8 box 2

Code 1.,,

r>

I

/ Code 2!,,

Code 3,1

Code 8

{

Bulletin 1- equal to or better than Bulletin 1 The Bulletin 1 mmlmum requirementfor fixed storage IS 2 3n# for 3 person and larger dwelhngs and 1 7rrF for 1 and 2person dwelhngs

Below Bulletin 1- Less than code 1 but more than the Budding Standards mmimumof 1ma

Below 1rrf - any fixed storage not exceeding 1m3

No ktichen fixed storage

(2.3m3= 81cuft,17m3 =60cuft andlrrP=35cuft)

IThis following schedule overieaf Illustrates the tange of repairs required for the services and

1,flttmgs Inside the dwelling.

L

72 202

L12/L15SCHEDULE OR REPAIRS TO SERVICES AND

L12Kitchenstorage(as L11 )

L13Cold watersystem

L14Hot watersystem (asL6)

L15Electricpower””

L16Electrichghtmg’”

CODE 5Renew100%

Renew cup-boards andWorktops

Renew reams,primary dlstn-butlon,pamtwork andtank

Renew ind-ependent bmler,flow and return,cyhnder andtank ormultlpomt(s) orgaa/electncstorage umt

Renew all fuse-boards, wrongsockets etc asexlstmg provl-slon

Renew allwrong andhghtmg outlets

CODE 4Major Repaws90%

Renew morethan half ofcupboards and/or worktops

Renew primarydlstnbutlonptpework

Renew backboiler flow andreturn, cyhnderand tank orequivalent g~electric systemand tank

Renew thepower cmcultsto one wholefloor

Renew thehghtmg cwcultto one whole

CODE 3Madmm Repairs60%

Renew less thanhalf of cupboardsantior worktops

Renew riser andculd water storagetank

Renew a boiler orcyhnder or multl-pomt or gas cwcu-Iator

Renew less thanhalf of the wrongand power outlets

Renew less thanhalf the wrong andpower outlets

L121L15FITTINGS

CODE 2Minor Repmrs~o~

Extenswerepairs tohinges, catchesand furrwure

Renew stopvalve and dramcock

Renew tankand ball cock oroverhaul sys-tem or renewImmersion orinsulate system

Minor repam topower orcooker cwcut$

Minor repairs tohghtmg cIrcud

floor

Nc?TE - NlgM storage clrcults and controls are repaired at central heating, dry, M7 and M8

. . Electrical Power and Lghtmg SystemSurveyors should assess the general adequacy of the mstallatlon There should notbe any unprotected surface wrong, lead cable, TRS cable, sockets which are otherthan 13 amp Repair or renew the installations as seen

73203

Ml

Code 1

Code 2

Code 8

Code 9

M2

Code 1

Code 2

Code 3

Code 7

Code 8

Code 9

SECTION M - HEATING AND INSULATION

Full

Parhal

None

CENTRAL HEATING Ml

whole dwelhng or nearly all as descnbad at M2 or M3 IS heated from onemain source Independent heaters m all rooms IS not central heating

usually the ground floor and hall fOr houses and say 507. of floor area forflats

no central heating and this to include aback boiler used solely fordomestlchot water with, p;rhaps, a heat loss radiator m the hall “

Unobtainable

CENTRAL HEATING SOURCE - WET M2

Independent/free standing/wall mounted boiler used solely for central heatingInclude here ducted warm aw units with wet heat exchangers and the baxt typeindependent boiler located behind a gas fire If It IS for CH only

Back boiler used with a man fire for house heating only

Use thlscode If the Central Heating wcombmed with the domestic hot water sourceThe type of boder for these situations IS coded at L6

Other such as distncf heating

NO wet central heating

Unobtainable

SEE DIAGRAM M2 - CENTRAL HEATING (WET)

20475

i

ii

76205

M3 CENTRAL HEATING DRY

The following systems must be fixed and belonglng to the dwelhng

M3

Code 1

Code 2

Code 3

Code 4

Code 7

Code 8

Code 9

M4

Ducted warm air outlets from a central source such as gas/a!r, electnc/atr

Underfloor usually electric elements m the non-structural part of sohd floors

Cetlmg, suspended patented heating systems usually electric

Storage umts on a room by room basis

Other such as elactnc warm aw connectors or fan heaters controlled from a centralumt

NO dry central heating

Unobtainable

PRINCIPAL CENTRAL HEATING FUEL M4

Indicate here the pnnclpal fuel usad for central heating whetherornot corrrbmed wth dcvnestlchot water antior room heating

Code 1

Code 2

Code 3

Code 4

Code 5

Code 6

Code 7

Code 8.

Code 9

Mares gas

Sohd fuel

Electric standard tariff

Electric off-peak for heating includes dual tariff meters

011from a reasonably sized storage tank

Uqutfied petroleum gas fmm a storage umt at reasonably sIzad cyhnder(s)

Other, or mixed fuel source, or dstnct heating

No central heating m dwelling

Unobtainable

77206

I

MS - M8 REPAIRS TO CENTRAL HEATING MS – M8

The following schedule IS to be completed for all dwelhngs

Rmg the appropriate code number to mdlcate the ccmd[tlon of the system or part

NOTE - M5 codes 2 to 5 are to be used for the repair of the wet central heating system only

M5 code 8 IS also to be used where a brxler IScombmed with domestic hot water,M2 code 3, and has been tepared under question LI 4 (hot water system)

The following schedule Illustrates the range of repars requwed for the central heatingmstallatlon

I

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i78 207

I

M51M8 M5/M8SCHEDULE OF REPAIRS TO/RENEWAL OF CENTRAL HEATING

MSCH wetsource

M6CH wetdlstnbut!on

,- 1I M7

CH dryI)

source

M8CH drydlstnbut!on

CODE 5Renew100%

Renew baler,flue ccmtrolsand pump

Repar com-bmed bodder atL14

Renew allplpework andradiators

Renew flue andheat exchangeror separatecentral controlsforelectncsystem

Renew thewholeoftheduct work andoutlets, or flooror ceding ele-ments or stor-age heaters

CODE 4Major Repairs90”k

Renew boileronly

Renew allradiators

Renew dlstnbu-tlon system

Renew 50% ofthe dlstnbutlonsystem

CODE 3Medium Repairs60%

Renew or rehnebolter flue

Renew 50% ofradiators

Replace flue andair supply

Renew the dlstrr-butlon system toone room

CODE 2Minor Repaws25%

Renew pumpand control

Minor repars toleaks andvalues

Overhaul adyxitand reset con-trols

Repars to ductor power out-lets of mamthermostat

79 208

M9 MAIN FIRE M9

The fuel to be recurded here IS for a fixed mam fire

If there IS more than one fire m the dwelhng select the fire most frequently used All fires andflues are recorded for repaw at G6

Code 1

Code 2

Code 3

Code 8

Code 9

M1O

Code 1

Code 2

Code 3

Code 4

Code 8

Code 9

Mains gas or LPG own source

Sohd fuel mcludmg peat

Fixed electric fwe, all tariffs

No fixed mam fire

Unobtainable

DOUBLE GLAZING Ml O

Single sash with sealed umts throughout

Secondary sashes mtemally throughout, include here sashed windows for soundmsulatlon

Mixed - combination of codes 1 and 2 but the pmwslon must be throughout

Part - any Combmatlon of systems for at least 50% of the dwelling

NO double glazing to private and pubhc moms, -or nearly none, eg perhaps to abathroom or kitchen for the prevention of corrdensatlon.

Unobtainable

80 209

Mll WALL INSULATION Mll

Wall Insulation to one or more external walls only, exclude walls to an open close which ISroofed over

Code 1

Code 2

Code 9

M12

Code 1

Code 2

Code 3

Code 8

Code 9

Ml 3

Code 1

Code 2.

Code 3

Code 8

Code 9

YES - external walls show evidence of msulatlon, either internally, cawty fill,externally applied or m combination

Externally - look for change of surfaces fmlshes, an overhang at DPC level anddeeper window reveals (mgos)

Cawty fdl - ask, evidence of external m@ton maybe decorated over

Internally - apphcat]on of thermal boarding, look for changes of detads to windowsand skwtmgs

NO - there IS no ewdence of external wall msulatlon

Unobtainable

LO~ INSULATION M12

YES - 100mm glass flbre or mmeral wool qudt, or aquwalent m blown polystyrenebeads, verrmcuhte, etc When assessing loft insulation account should be taken ofinsulated sarkmg boatd which maybe used independently or m Conpmction @h aqudt at cehng level

NO - msulatlon present but not up to 100mm standard

No msulatlon

No loft space (or there IS another dwelling or use above)

UnoMamable -no access to a pitched mof space

HOT WATER STORAGE M13

YES- satlsfactoryJacket tocylmderorhot tank, sprayed msulatlon or any othertypeof equal performance

NO - msulatlon to cylinder or hot tank IS unsatisfactory

No msulalon

No hot water storage, includes instantaneous system

Unobtainable

81 210

M14 INSULATION TO TANKS IN LO~ M14

/Code 1 YES - satisfactory, all exposed tanks and pipes insulated m roof/loft space Include

here If covered with a general Insulation blanket or by a ngld msulatlon system fixedto the underwde of the roof timbers, (warm roof)

ICode 2 NO - unsatisfactory msulatlon to exposed tanks and pipes m loft NB the loft may

Ibe insulated at the lower cehng level only Ieawng tanks exposed

Code 3 No msulatlon m loft

J Code 8 No Iotl space or no tanks

( Code 9 Unobtainable

I

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1

82 211

SECTION N - COMMON ACCESS AND REPAiR

COMMON ACCESS

For the purposes of this survey, a structure with common access IS a budding where two ormore flats or malsonettes share either a common entrance with or without star access, or anexternal starcase whether or not there IS (are) an own door flat(s) entered separatelyelsewhere m the same block The sharing of footpaths and external steps at ground level ISexcluded from this assessment. See diagram N2

REMEMBER YOUR DEFINITION OF COMMON BLOCK AT D1

ill

Code 1

Code 2

YES

NO

DWELLING WITH COMMON ACCESS N1

The sample dwelling IS m a structure which has a shared or commonaccess fortwo or more flats whether or notthls includes the Issued addressThen COMPLETE this section N and O, P, Q and R

The samDle dwelhng ISnot m a structure with a shared or common accesst IS either a house ;r an own door flat such as a ‘four-In-a-block’ type withno shared access OMIT thts sectton N and O, P, Q and R

SEE DIAGRAM N2 - ACCESS TO DWELLING

N2

Code 1

Code 2

Code 9

Common access

Independent(own door)

Unobtainable

ACCESS TO DWELLING N2

The sample dwelling ISm a structure with a common access andISalso enterad from a common area such as, a Iandmg e[ther mor out, a balcony, a comdor or a M hall

The sample dwelling ISm a structure with a common access butIS NOT entered fmm a mmmon area. It has tis own door andIS usually enterad independently fmm a path or court includehere single flats whtch are part of a common structure withentrance wa OWN stare over or under other flats or a mmmer-aal use

83 212

84213

N3 TYPES OF COMMON ACCESS N3

Where the block ISapproached and the dwelhngs are accessed by different means record thecommon access to the block.

Code 1

Code 2

Code 3.

Code 4

Code 5

Code 6

Code 7

Ground only -

kndmgs

Passage/comdor -

Deck access balcony-

Balcony projecting -

Galle~ under roof -

Other typeslmlxed -

Entrance doors to the dwelllngs are In shared hall, orpassages off, no stairs or Ml required other than, perhaps,own stars wlthm the common hall

Entrance doors to the dwellings are from the stars andlandings only Tradltlonal ‘walk-up’ close

Walk up and multi-storey with flats entered from corridorsor internal passages

Always wth rooms under

Beyond mam face and roof

Wtthm mam structure and open to the alr

Or for apartment and multbstorey blocks where flats areentered dtrect fmm a hft hall

SEE DIAGRAM N3 - COMMON ACCESS TO BLOCK

N4 STAIRCASE IN COMMON BLOCK N4

Specify here the numberof StarCases m the block mcludmgthose used as a mam access whenMts are out of action Exclude secondary means of escape, whether m or out Repaws at 03are based on the number of stare inserted here

Code 8 No Stalt13SeS

Code 9 Unobtainable, no access

85 214

[

/

——i-a

.-—

—,h

:

‘-a I

..——

‘\

‘aIll/’

-—‘--l

215

N5 STAIRCASE ENCLOSURE N5

r This question Iocatesthe posltlon of the enclosing walls to the mam Stamvell or close The closewalls, If internal, WIII be common to the dwelhngs For repam see 01 and 02

I Code 1 The stamvell (close) shell IS within the mam budding envelope

Code 2 The stamvell shell IS part m and part out of the mam budding envelopei

Code 3 The stanwell enclosure or structure is free standing

I Code 8 No common access

r Code 9 Unobtainable, no access

SEE DIAGRAM N5 - POSITION OF STAIRCASE

N6 Ll~S IN COMMON BLOCK N6

Passenger hf’t cars only Repairs at 09 are based on the number of hft cars msertad here

I Code 8 No hfts

i Code 9 Unobtainable, no access

IN7 ARRANGEMENT OF COMMON AREAS N7

Satisfactory arrangement means that there should not be any feature which prohlblts the safe~ or unhampered passage of people m the common areas

1- c

LCode 1 YES - satisfactory

Code 2. NO - unsabsfactory

i( Code 9 Unobtainable, no access

VENTILATION OF COMMON AREAS N8

i Satisfactory verttllatlon means that there should be prowsion for ventilating all closed-mcommon access and stamvays

I Code 1 YES - satisfactory

II Code 2 NO - unsatisfactory

Code 9 UnoMamable, no access

‘\ 87 216

I,-.

L-

/“—

\\_

——

88217

N9 EMERGENCY LIGHTING N9

This question apphes to the block generally whether or not the system covers the sampledwelling

Code 1

Code 2

Code 9

N1O

Code 1

Code 2

Code 9

Nil

Code 1

Code 2

Code 9

N12

Code 1

Code 2

Code 9

YES - evidence of dual clrcults, flttmgs with battery back up (red dot dlumi-nated), whether disabled or not (Note for repaws)

NO - no ewdence of emergency protechon

Unobtainable, no access

COMMUNAL ENTRY SYSTEM N1O

YES - there IS a communal entry phone system installed m this block whetheror not It includes the sampled dwelling

NO - no controlled communal system for entry

Unobtainable (though unhkelyl)

SURVEILLANCE CAMERAS Nll

YES - survedlance cameras seen (Imked to caretaker’s flat, concierge)

NO - no survedlance cametas seen

Unobtainable, no access

CONCIERGE SERVICE N12

YES - a person pnmanly concerned with persons entenng and Ieavmg thebudding whether on a full or part time basis (NB -a caretaker generallytakes care of the fabric for the owners)

NO

Unobtainable

89 218

,r

N13 EQUIVALENT DWELLINGS N13

1 Speafy here the number of dwellings m the common block selected and include m your answeran esttmate of the number of flats which would represent any nondomestlc use wlthmthe mamshell Exclude ground floor extensions to shops whether front or back m th!s Calculation and

I also where the ground floor of a block or tower IS deslgnad to be open Total (or equwalent)flats are requtred to appoftlon common costs

Use Ieadmg zeros to fill out the three coding boxes - eg 24 flats to be coded ‘024’

i

,..

I

I,.

L,

(,

I

90 219

SECTIONS O, P, Q, R - COMMON AREAS

The questions on page 6 of the survey form are grouped Into four sechons and these are usedto record the repars to the common access They are -

SECTION O Vertcal cwculatton

SECTION P Horizontal cmulatlon

SECTION Q Other common parts

SECTION R Condltlons m common areas

The scope of assessment ISto be the whole of the common access and Circulation areas -thewhole structure, only the size vanes and this IS recorded elsewhere

SEE - Pad 3 for ‘The standard of repaWPart 3 for ‘The replacement period’Part 3 for ‘Action for repalt

In assessing repaw cundltlon the following sequence of decwlons must be followed”

Deterrmne the presence of a fautt and insert the level of dlsrepalr apparent m theREPAIRS COLUMN. REMEMBER: No Repav - ‘00’, Element not present - ‘86’,Information unobtainable -’99’

Detenmne the t!mmg of achon agsmst recorded dtsrepsor and Insert the appropriatescore m the URGENCY COLUMN REMEMBER-NO REPAIR, NO ACTION (UnJency= ‘6’)

Deterrmne the residential element hfe and insert appropriate score m the REPLACE-MENT COLUMN REMEMBER. Replacement period assessment IS requwed for allmdcated elements whether m dlsrepaw or not

REPAIR SCORE COLUMNS

Generally the rapar scores are to be on the same basw as those already used In Section G(Repaws by Room). For guidance on the standar$ of repw see Part 3, hem 3.2.3, examplesof typical repams Illustrating the range raqured are gwen m the following table on a questionby question basis The surveyor should assess each element m turn and dlrecl enterthe rapawscore Into the double box from ’00’ to’1 O to mdcate the extent of renewal or rapsur requlrad.Code 400’ represents a good state of repaw requmng no remedial work while’1 O’ representsserious dtsrepaw necessitating a complete renewal of the element Use the cadmg range mtenths, 5/1 Oths IS coded as 05(507.), as shown at the head of each column See also notesfor repams ranges at SectIon T

91220

REPAIR URGENT

Surveyors are requwed to Indcate whether or not repars recorded are m need of urgentattent!on to keep the buklmg envelope m a ‘safe, wmd and watertight’ cmndltlon Examples ofsuch repars could range from mmor Items such as pedorated valley gutter m a pitched roofor a broken window to a large scale defect Use the codes shown at the head of the ‘Rep~rUrgent Column’

REPLACEMENT PERIOD COLUMN

Surveyors are to enter estimates of the replacement period for the whole element Estimatesmust take mto account repars already recommended m the Repaw Score Co/unrn, the periodentered WIII be the number of years before replacement of the element becomes the onlysensible option assummg the work proposed m the Repav ScorB Co/urrIrI IS camad outImmediately Where only parts of a large element are newly reparad the residual hfe of theremalnmg, older, part should be taken mto account when deterrmnmg the Rep/acerrrentPerrod Use the codes shown at the head of the replacement period column

NOTE NO FAULT OR DEFECT SEEN RESULTS IN A NIL SCORE - Code 00

The mtermedlate repar scores between the do nothing sltuatlon - code ’00’ and a mmpleterenewal - code’1 0’ should be for the defects as described m the Repatr Schedules which setout the scores for defects seen These defects are described on an elemental basis

EXAMPLES OF CODING

Use 88-8-8 across the page for ttems not applicable, eg. - no hftsUse 00 for no repair + 8 N/A (urgent) - then 1 to 4 for the expected life of a ‘no re@sltuatlonUse 05-2-2 across the page for staw firushes m urgent need of repair and having areplacement period of 6-10 years

92 221

SECTION 0-REPAIRS TO COMMON ACCESS - VERTICAL CIRCULATIONr

The following schedule lists each verhcal element m the common staircase areas and gwes,- guldance on the conditions hkely to be found where scores of - Renew 10, Repar 05 and

i Repaw 01 are required

I

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93 222

I

01/012 01/012SCHEDULE OF REPAIRS TO COMMON ACCESS

- VERTICAL CIRCULATION

Range of Existing Conditions Likely for the Repair/Renewal of the Close

01Foundations toN5

02Structure to N5

03Stairs & land-ings as N4

04Staw fnmshes asN4

05Wall fnmshes

06Cedmgs &Soffits

07Fire doors &screens

Renew Score 10

Extenswe structuraldamage to the close orstamcase structurecaused by displace-ment of foundations

Extensive damage,shrinkage, fractures tomasonry or reinforcedstructure to the en-closed walls of theclose

Damage affecting thewhole of the staw andlanding structures dueto structural failure anddamage

Extenswe damage tostaw and Iandmg treadsand risers worn sur-faces and dangerous,broken sockets forbalusters

Extenswe deteriorationand damage to wallplaster or other naturalftmshes

Crumblmg or unbendedplaster extensive crack-ing or bulging to cell-mgs and sofrits

Ineffectwe fire protec-tion damaged, brokenand disabled screensand doors to protectedstaws & Iandmgs

Repair Score 05

Extenswe structuraldamage to 5070 ofthe close or stairstructure caused byheave or settlementof foundations

Extenswe damage,shrinkage, ftactures,etc. to masonry orRC to two sides ofthe close or structure

Extenswe damage to50% Of the flights,Iandmgs and sohdbalustrades

Extensive damage towall plaster on twowalls throughout orto dado height or50%’0overall

Damaged cedmgsand so ff!ts to 50% ofarea

Approx Sl)%’o of firepmtect!on damagedor d!sabled

None - not requwed- N/A 88

Repair Score 01

Structural waii dam-age caused by alocal falure to part ofone wail

Structural damage ormmor displacementto one small part ofthe close or enclos-ing staw structure

Minor Iocahseddamage or cracks topart of stars or alarger part of thesolid balustrade

LocaiIsed damage tosome treads andrisers or metai balus-trade or Iocaiwedarea affecbng all

LocaiIsad damagedto wall or other fin-ishes m the close orstaw area

LocaiIsed damage tocehgs of soffits,small patches notexceechng 15%

Minor damage to firepmtectlon screens orfitments

94 223

08Windows androof hghts

09Lifts as N6

010Decoration

NOTE STAIRS

LIFiS

Seriously damagedwindows and frames,light over close rusting,rotten and weatherpenetration everywhere

All lifts m block out ofaction, extensive dam-age requmng renewalof complete mslallatlon

Extenswe widespreaddamage or deteriorationto pamtwork requmngcomplete repamtmg

~WALK UP BLOCKSMULTI-STORYEY BLOCKS -

Some badly dam- Some broken wm-aged windows and a dews glazing or aIeakmg roof hght leak to the roof light

Half the hfts out of Minor repam to sys-

actlon or for the only -ternhft out of action anImmediate repaw

Redecoration re- Mmor repaws andquwed to SOYO of the touch up decorationsclose caused bydamage and deteno-ratlo n

Repars to stairs at 03 above are to be based onthe number recorded at N4Repam to Mt care at 09 above are to be based onthe number recorded at N6Inspect all flights and IandmgsInspect lift hall at the sampled flat level, then oneabove, one below and mam entrance hall at groundlevel as representatwe of Condltlons here

Ii

L

95224

SECTION P - HORIZONTAL CIRCULATION

,The following schedule hsts each horizontal element m the common c!rculatlon areas andIgwes guidance on the conditions hkely to be found where score of - Renew 10, Repair 05 andRepar 01 are requwed

PI IP7 PI IP7SCHEDULE OF REPAIRS TO COMMON ACCESS -

HORIZONTAL CIRCULATION

Range of Existing Conditions Likely for the Repair/Renewal of Common Clrculatlon atall Access Levels

P1

,- Structure to N3

I P2Floor Fimsh

I

[ ?3L

Wall Fmlsh

P4Ceihng I%sh

Renew Score 10

Extenswe damage,shrinkage fractures tomasonry or R C struc-tures to balconies andsohd balustrades ormtemal passages andcomdors

Complete breakdown ofall floor fmtshes,screeds, dpc to mtemalcmmdors or externalaccess balcomes

Extenswe deteriorationto mtemal firushes topassages andlor com-dor.Fimshes to ext balco-mes taken with mamfmmh S41S6

Crumblmg unbendedplastered surfaces,extenswe or serious/comlce bulging orcraclang of plaster orother cethng fmsh(es)

Repair Score 05

Extenswe damage orfadure to half thebalccmes or pas-sages or corridors mthe common accessareas

Up to half the accessbalcomes or corr-idors have damagedfloor/deck fimshes,leakage externallyand uneven surfacesm comdors

Extenswe damage towall plaster to 500/’of surfaces

Damaged celhngs to50% of comdors orpassages

Repair Score 01

Minor damage andcracks to balcomesor passages or com-dors

Minor damage tosurlaces of decksand/or comdors mpatches not exceed-ing 150/’ overall

Locahsed damage towalls m mmdors andpassages

LocalIsad damage tocedmgs m comdorsand passages

97225

P5 to be used for non-sohd balustrades and glazing over whether as built or added later

P5Balustrade &glazing

P6Drainage

P7Decoration

Renew Score 10

Exlenswe damage,corrosion fracturedsockets and dangerousfull height metal balus-trade and glazing N/A88 for internal corridors

Extenswe damage todecking, gutters,gulleys and plpewotl(for external balconiesN/A 88 for mtemaicomdors

Extenstve and wide-spread damage ordeterioration topamtwork and fmlshesto internal passages N/A 88 for access balco-mes

Repaw Score 05

Up to half of thebalustradmg andglazing IS damaged,corroded or danger-ous

Damaged andblocked drainage to50%’0of externalbalcomes

UP tO so?/o Of themtemal surfaces ofmmdors and pas-sages with damagedpaIntwork and fm-whes

Repair Score 01

Minor darnage tobalustrade or uppergb.zmg

Minor damage andblockages

Minor repaws andtouch up requwed

NOTE WALK UP FLIGHTS - lnsDect all fhahts and IandmasMULTI-STORYEY BLOCKS - lns~r3 lIfl hill at the sampl;d flat level, then one

above, one below and mam entrance hall at groundlevel as representatwe of condttons here

98

226

SECTION Q – REPAIRS TO OTHER COMMON PARTS

The following MS other parts of the common circulation areas and gwes guidance on theconditions hkely to be found where scores of - Renew 10, Repair 05 and Repair 01 arerequt red

Q1/Q5 Q1/Q5SCHEDULE OF REPAIRS TO OTHER COMMON PARTS

Range of Exlstlng Conditions Likely for the Repair/Renewal of Common Parts

Q1Serwce reams

Q2Refuse chutetichambers

Renew Score 10

Dangerous, obsoleteand worn out serwcemans requmng com-plete renewal through-out the block, Includehere dry risers

Damaged and danger-ous refuse systemsmcludmg hoppers,chutes, hnmgs, contai-nersand chamber m-cludmg drainage

Repair Score 05 Repaw Score 01

50% of mam serv- Mmor repairs toIces are satisfactory some reams serwcesand So%’o are danger-ous, obsolete orworn out

Substantial repaws Local problems wthand modermsatlon refuse systemrequred to refusedisposal system,such as hopper andchambers

Code N/A 88 for no internal refuse system, Ie tradtlonal tenement with b!ns

Q3 Exlstmg arrangements Problems with bm Minor problems withBm stores for bm stotage exten- stores either the the stores access or

swely damaged, no stores or the dram- dramagepmtecmon and danger- age and accessous to health paths

Code N/A 88 for no bms stores, Ie modem block wth refuse system (or none)

04 Pubhc hghtmg exten- Only half of the Minor repams toPubhc hghtlng swely damaged, mop- common hghtmg pubhc Ilghtmg cmurts

eratwe or meffechve systems m workings!mllarfy the emergency order, remamdersystem If present damaged or obsolete

Q5 Pnnctpal door and Damaged door to Badly hung doorPnnclpal door frame to close exten- frame or moparatweto close swely damaged or entry phone panel

mtssmg, include hererepaw to entry phone Ifpresent

99

227

SECTION R - CONDITION IN COMMON AREAS

NOTE QuestIons RI to R4 are to be confined to the block and its curhlage which contain theaddress Issued R5 to R7 to be assessed as an internal Condltlon

INDICATE ON TABLE ‘R’ THE EXTENT OF THESE CONDITIONS IN THE COMMONAREAS HAVING REGARD TO THE LIKELY DEGREE OF INCONVENIENCE ORUNACCEPTABILITY TO THE OCCUPANTS

Likely scores for the common areas ‘free from’

YES code 1 -NO shght code 2 -NO moderate code 3-NO severe code 4 -

no ewdencesome evidence, acceptableplenty of ewdence and unacceptableunacceptable levels of adverse condtilons and may pose a poten-tial threat to safety and health, Immediate action

These assessments are to be based on an mcreasmg scale of mtenslty or densNy of mndmon

RI LllTER/RUBBISH R1

Code 1 YES Common areas both m and out are free on the day of surveyInclude here areas wh!ch are regulariy cleaned which may havecasual Mter on day of survey

Code 2 NO shght As appropriate and not code 1

Code 3 NO moderate As appropriate and not code 2

Code 4 NO severe

R2

Code 1 YES

Code 2 NO slight

Code 3 NO moderate

Code 4 NO severe

R2

There IS ewdence of long term Mter which has become trodden,stained and dust covered

GRAFFITI

Free fmm graffit! both mslde or outside the bulldmg

As appmpnate and not code 1

As appmpnate and not code 2

There ISevidence of grafftil either mslde or outside, or both Graffmrecorded here ISsevere. It ISatthls level everywhere, m and aroundentrances, mslde the ground floor and on the outside of the block.

101228

I

R3

Code 1 YES

Code 2 NO shght

Code 3 NO moderate

Code 4 NO severe

R4

Code 1 YES

Code 2 NO shght

VANDALISM R3

Free from vandahsm

As appmpnate and not code 1

As apapropnate and not code 2

There IS evidence of severe vandal or mahclous damage to thecommon structure Vandahsm overlaps with crime, such as theftfrom empty flats, removal of common parts, damage to lifts andstructure etc Include here detached features around the blockssuch as fences, seats, pram sheds and garages Do not Includedelayed maintenance unless there ISevidence to suggest that thtsIS the result of wanton action

SOILED SURFACES

Free from soiled surfaces

As appmpnate and not code 1

Code 3 NO moderate As appmpnate and not code 2

Code 4 NO severe There IS ewdence of severelyhallways, Mts and Iandmgs

R5 DAMPNESS

R4

soded surfaces to the common

R5

Free from dampness means that If any dampness exists mthe common hallways and IandmgsIt should not be a threat to the health and safety of the octupants

Code 1 YES

Code 2 NO shght

Code 3 NO moderate

Code 4 NO severe

Free from dampness to common areas

Patches here and there due to weather condmons

Persistent areas of damp not clearing m dry weather

At this level dampness m common areas IS a threat to the heatthand safety of the occupants

229102

R6 MOULD R6

Free from mould means that If any mould exists In the common hallways and Iandmgs It shouldnot be a threat to the heatth and safety of the occupants

Code 1 YES Free from mould to common areas

Code 2 NO shght Mould patches here and there

Code 3 NO moderate Persistent areas of mould not clearing when dry

Code 4 NO severe At th!s level extensive mould m common areas which IS hkely to bea threat to the heatth and safety of the occupants

R7 CONDENSATION R7

Free from condensation means that If any condensation exists m the common hallways andIandlngs It should not be a threat to the health and safety of the occupants

Code 1 YES

Code 2 NO slight

Code 3 NO moderate

Code 4 NO severe

Free from condensation to common areas

Patches here and there due to weather conditions

Persistent areas of condensation damp not clearing due to defac-twe fabric or m dry weather ccmd[tlons

At thrs level dampness m common areas which IS hkely to be athreat to the health and safety of the occupants Consider here alsothe potential hazard of pooled Condensation freezing on floorsurfaces

103 230

SECTION S - EXTERNAL CONSTRUCTION AND

NOTE The questtons In this section are to be completed for the whole structure, either thesingle dwelling house or the common structure contammg the sampled dwelling as previouslyselected and recorded at C2 or D2

S1 FLANK WALLS S1

Dwellings or common structures such as mid-terrace, end-terrace orseml-detached blocks asdescribed for question C2 or D2, codes 1,2 and 3, and having only twoor three main externalwalls respectwely may also have slgnlflcantly exposed area(s) to the attached party flankwall(s) These walls, often m dtsrepa[r, may nse above or project beyond the adjomlngstructure lnthese situations theement of theexposed flank wall area(s) lstobe recorded atcodes 2and3 Viewpomts(Vl and V2)maythen becoded 2toscore dlsreparto flanks SeeDiagram Sl and Tl

SEE DIAGRAM S1 - FIANK WALLS

Code 1

Code 2

Code 3

Code 9

S2

NOTE

Code 1

Code 2

Code 3

NO The attached party wall(s) IS not s!gruf!cantly exposed

YES More than two thirds of one exposed party wall is exposed

YES More that two thirds of both party walls are exposed

N/A For detached dwelling or blocks with all walls exposed

CONSTRUCTION OF EXTERNAL WALL S2

Refer to question B6 for recordng and description of traditional and non-traditionalbuddmgs Refer to Al code 4 for a description of non-permanent structures whichare not a sublect for this survey

Sohd bonded walls of any thickness, ether brick, block, stone or concrete ‘no-frees’with a natural, pointed, roughcast or harhng fmlsh

All cawty walls mcludmg cawty panels m framed structures whether traditional ornon-traditional

Other, include here hybrid non-traditional and other mixed systems

105 231

,— - —- -—7r —— -.— —— .

—, —1 -

Diagram S1 Flank walls

,, l-. II I

,,,,

1

00

Oncln

1Sllealview

tmd balsaC2=2

mid-btcd 11 mld house end hmx?eD2=1 C2.1 C2.2

l!,,,,,l

&Jmore than213Jds flank -waMexpwd

““ .

The md Mock has more than 213rds01 Ils flank walls exposed S I = Cde 3 (survey as delached (of repan and wewpmnts)

End vbw

NuN

IS3

Code 1

Code 2

Code 3

Code 4

Code 5I

Code 6

I

S4f

I

[!—.

Code 1

Code 2

Code 3

Code 4

Code 5

Code 6

Code 7

Code 8

MATERIALS OF EXTERNAL WALLS

Stone - load bearing, cawty or sohd

Brick - load bearing, cawty or sohd

Timber frame - brick or timber clad, cawty or sandwich

Concrete - framed, m-situ, pre-fabncated, blocks or panels

Metal - steel framing or spectahsed non-traditional

Other

S3

PRINCIPAL WALL FINISH S4

Wherever possible select the pnncpal wall fresh to coincide with the mam facadeand the pos!t!onmg of wewpomts for recorchng external repairs and takingphotograph(s)

A mansard slope IS not a wall fmlsh, the mom(s) are m a halxtable roof and the so-called walls are normally the secondary roof finish

Render/had on any backing, mcludlng external msulatlon, with or without paint ortext fimsh

Stone, natutal or paint textured fimsh

Brick, natural or paint textured fm!sh

Timber cladding, mcludmg non load bearing panels wtih or without windows

Concrete panel, natural or paint textured fmlsh

Concrete, includes concrete panel msltu or pre-fab, natural or apphed fimsh eg -board fimsh, exposed aggregate, spar or mosaic

Metal, mcludmg preformed cladding for external insulation and weather proofing

Other - PVC, GRP, asbestos or similar coverings and applied DIY jobs

107 233

I

I

S5 EXTENT OF PRINCIPAL WALL FINISH S5

Spec@ m tenths (10/1 O) the extent of the pnnclpal net wall fresh relatwe to all solid exposedsurfaces om!ttmg voids (windows) For a detached house or blockth!s means all four externalwalls Where question S1 has been coded 2 or 3 these additional surfaces should be takenmto account Use a leading zero for areas coded less than 10

eg - 60% of 6/1 Oths for a brick finish to be speclfled as 06 and coded 06 m the adjacentwhite code boxes

unob - 99 for unobtainable, only front wstble

[-

i

[-

i

I

L

..\

I

II

I

1

S6

Code 1

Code 2

Code 3

Code 4

Code 5

Code 6

Code 7

Code 8

SECONDARY WALL FINISH S6

Render/harl on any backing, mcludlng external msulatlon, with or without pa!nt ortextured fmlsh

Stone, natural or pamb’textured fmlsh

Brick, natural or paint/textured ftmsh

Timber cladding, !ncludmg non load bearing panels with or without windows

Concrete block, natural or pamfAexturad fmlsh

Concrete includes concrete panel msltu or pre-fab, natural or apphed fmmh e gboard ftmsh, exposed aggregate, spar or mosaic

Other/metal, mcludmg preformed cladding for external Insulation and weatherproofing PBC, GRP, asbestos or slmllar coverings and apphed DIY jobs

NO secondary wall fimsh

108 234

I

S7

NOTE

Code 1

Code 2

Code 3

Code 4

Code 5

PRINCIPAL ROOF TYPE S7

See diagram S7 for sketches of roof types

Man roof IS to be taken as that part which E located over the pnnclpal part of thedwelhng or block and forrmng the mam design feature This may not tM the largerpart parhcularly [f later extensions exceed 500/. of the whole The latter are to beregarded as secondary roof(s) Where there are several types of roof structuregroup mto two types for main and secondary

Roof areas less than 10% to be taken with other(s)

Pitched - hlpped, gables or both and all more than 10 degrees

Flat - not more than a 10 degrees slope

Mono pitch - single ptch more than a 10 degrees slope, Include here doublemono roofs often referred to as wing roofs

Mansard - double pitched roof, to be taken as one umque type

Half mansard- pitched and flat, to be taken as one umque type

SEE DIAGRAM S7 - ROOF TYPE

S8 EXTENT OF PRINCIPAL ROOF TYPE

Specty m tenths the extent of the mam roof type relatwe to the total roof surface coveragea “Iead;ng

Code 99

zero for areas coded less than 10 eg

60% or 6/1 Oths flat to be coded 06 In adjacent box

100% or 10/1 Oths pitched to be coded 10 m adjacent box

for unobtainable

109

S8

Use

235

Diagram S7 Roof typa

o

ElelnmalannP1ldl + gable PIlch + hP Fbl Mcma Mono (wing) Mono (Wll@ Mansard Hall mansard

COdel code 1 code 2 c2Xle3 C* 3 Ccdn 3 code 4 Code 5

bss Ihan 10 dag

I

S9 PRINCIPAL ROOF COVER S9

Where there are mixed coverings to the mam roof type, select the material which ISm disrepairor has the lesser replacement period

Code 1

Code 2

Code 3

Code 4

Code 5

Code 6

Code 7

Slo

Slates - natural

Tiles - concrete and clay

Felt - built up roofing

Asphalt

Asbestos - mcludmg slates and corrugated sheeting

Metal - ferrous and non ferrous

other - such as a local material

SECONDARY ROOF COVER SI o

Where there are mtxed coverings to the secondary roof type, select the material which rs mdlsrepalr or has the lesser replacement period

Code 1

Code 2

Code 3

Code 4

Code 5

Code 6

Code 7

Code 8

Slates - natural

?les - concrete and clay

Felt - budt up roofing

Asphalt

Asbestos - mcludmg slates and corrugated sheeting

Metal - ferrous and non ferrous

other - such as a local material

No secondary roof cover

111 237

Code 1

Code 2

Code 7

Code 8

S12

NOTE

Code 1

Code 2

Code 3

Code 4

Code 7

S13

NOTE

Code 7

UNDERGROUND DRAINS Sll

A single house or flat In a common block connected to a reams drainage systemprovided by a pubhc utIIIty

A single house or flat m a common block connected to a septic tank or cesspaoldrainage system, whether shared or not

Other - chemical

None

WINDOW TYPE S12

For common structures record the window type for the sampled dwe//mg only

Sash and case or shdmg sash

Casement, mam sash side hung open out

Turn and tilt, two operating methods often side and bottom hinged

Pwot, turn overtype with safety catch

Other/mixed, to be used for a mixture of window types, perhaps old and new, forthe same dwelhng

WINDOW MATERIAL S13

For common structures record the window material for the sampled dwelhng only

For all dwellings record the working parts Ie code 2- steel, for metal frames mtimber surrounds

Ignore glazed conservatones, assume these are not rooms for the purpose of thissuNey

Other/mixed, to be used for a mmlure of window materials, perhaps old and new,for the same dwelhng

112233

I

S14

Code 1

Code 2

Code 3

Code 4

Code 5

Code 6

Code 7

MAIN DOOR S14

Wood sohd with a flush or moulded surface and no glazlng

Wood glazed, any size of glazlng Include here a soltd door with a glazed stdehghtwlthm the same wall opening

Metal solid with a surface offering complete protechon

Metal glazed, metal entrance doors with glazed panels Include here glazed metalsldehghts with a sohd door

uPVC sohd replacement type door with wood type or PVC fmlsh

uPVC glazed mcludlng .sdehght

other - eg own grille

113

SECTION T - EXTERNAL REPAIRS

This group of questions T1 to T19 IS to be used to record the external rePalrs required for allstructures In the suwey on the same basis as the described m Part SFor the purposes of this survey these questions serve a dual purpose and are to be used forboth single houses or common structures as appmpnate The method of assessment to beused IS the same In both cases, only the size vanes

Observations are to be taken from roof to ground level and from fwo oPPosln9 viewpoints (seediagram T1 -T19) In the case of detached houses or tenement blocks this WIII enableelevantlons to be assessed m pairs, ‘FRONT and SIDE A’ and ‘BACK and SIDE E A and Bsides are the separate flank walls The mam entrance should always be Iabelled ‘FRONT andthe elevatlon to the right IS normally the ‘A flank Where there ISa choice select vlewpomts torecord whole rather than split elements

The tables above the viewpoints columns should be completed to mdlcate the elevationsselected

1Dwelhngs or common structures such as terraced or semi-detached units having only two orthree mam elevations may also have exposed flanks which nse above or Prolecf beyond theadjolnmg structures In these sduations and where S1 E coded 2 or 3 select vlewpomt to

I Include the exposed flank walls and survey the structure as detached or semi-detachedwhether m dlsrepalr or not Where the exposed flanks are less than two thirds and S1 IScode1 any dlsrepalr to the high gables should be taken with the front or rear elevatlon on a 100%seen basis

Suwey and complete the form as appropriate using the codes at the head of the two vlewpomtsI columns and paring elevatlon where possible

SEE DIAGRAM T1 - T19 - SELECTING VIEWPOINTS

NOTE When these questions are used for flats or malsonettes there are some exceptions

/to the general rule for the total view of a common structure These are -

(QuestIonT15 Private balcony (These elements are to

I QuestIon T16 External doors be assessed on aQuestIon T17 Windows dwelling basis only –QuestIonT18 External paint flat or house)

I Question T19 External stan’s

SEE - PART 3 for ‘The standard of repalt

~PART 3 for ‘The replacement period’

115240

PART 3 for “Action for repalt

.——~ —— .—- .—,—— ——— ‘-—

Diagram T1 -T19 Salecting viewpoints (Flats only suwey party wall as seen ,nsde)

y (Vlewpult 2)

/\/\

l\

“\ /\)

w (Vnwpod 1)

Z& = pmlyWau

m Mid -----h0u20a Mcd

V2

.;-“; ,

, ?“2,/ //

.’, IN /,,.’,

.“ /

7

-’i /.””’ ,’

m

/’ ..’

‘El

/’assumecm elevaton ,’

/’ /’/’

/ .“\/\/

,“/’ .H

,?

\/u

/,”

“1Vld’

J =pally wall OeIachml ---10 hcuse, Mock, slab, 10WelErd/semi . --Imusemtik

Suweyaisasendblock

.:B3”2aJfii;0p/ ‘ =,,-.!, /

=.%1 “ ----- %ml delachedc01tag9

.--41-

L

.-/’

VIassume one elevahcm

\–, 100%/

./,T or Y H,* and low ,,sa bloc+is(see also dwyarn 01 kmmull, slofey slau Iayovls)

/ /“//

.“

d:; KM = Paw wall cow VMs110

V2.—Hmly Pafts are excmsed .?9xle&”Irml andmar smglo /’ Ivmwpomtsto nclude rotums I Ias lW% seen /,

,

@

//

/ ,-. ,’// i’~.,--. ./ .,1,

. / sample Ilal

\\ /“(’\ ,

,/ Ii Oak walls(s)expxed Ireal as

v? delached for repa,r.’\, only S1 .2013

VI .2 laces

N*I-J.

(

1 For Rep.au Assessment

● Select and record wewpolnts

● Determme the presence and scale of fault of each vlewpolnt, REMEMBER NO REPAIR - ‘00”, ELEMENT NOT PRESENT/NO VIEWPOINT -

’88’

I ● Determme the ttmlng of action against recorded repairs and insert appropriatescore m the urgency columnREMEMBER NO REPAIR, NO ACTION (Urgency= 8)

● Determine the residual whole element hfe and mserl appropriate code m thereplacement column

1

Where urgent repaws dtffer between the 2 vlewpolnts, record the most urgent Wherereplacement periods differ, record the shorter period

REPAIR SCORE COLUMNS

~ Generally the repar scores are to be on the same basis as those described for Part G of themanual For guidance on the standard of repaw see Part 3, examples of typcal repaws

IIllustrating the range requwed are gwen m the following Schedule on a question by questionbasw Taking each view point m turn the surveyor should assess each element and enter therepair score mto the double box form ’00’ to’1 O to mdcate the amount of renewal or repair

irequired Code ’00’ represents good repair requmng no remedial work whtle’1 U representsserious dlsrepalr necessitating a complete renewal of the element Use the coding range mtenths, eg 05, and as shown m the side panel for 88 and 99

II The repairs from ’00’ to’1 O’ are to be based for the condlt!on of the element, or part, as seen

from each wewpomt whether or not It m for one side or two sides of the budding

i1

If v!ewpomt 1 IS coded 1, front only, then all scores for the front elevat}on are - ‘out of 10 for

L

the element concernedIf wewpomt 1 IS coded 2, front and side, than all scores for the combmed two elevations are- ‘out of 1V for the element concerned

i Repar scores 01, 02, 03, 04, 05, 06, 07, 08 and 09 are m!d-pomt scores based on 10°10ranges plus or mmus 5%

I01 covers repaw m the range 5% to 15%02 covers repair m the range 15% to 25?’.

I 09 covers repaw m the range 85% to 95%and 10 covers repair m the range 950/~to 10OO/.

Repams less than 581.are to be \gnored, use code -’00

117 242

(

REPAIR URGENT

I Surveyors are requwed to Indicate whether or not repairs recorded are m need of urgentattention to keep the bulldmg envelope m a safe, wmd and watertight condltlon Examples ofsuch repa!rs could range from minor Items such as a perforated valley gutter m a pitched roofor a broken window to a large scale defect such as an entree roof covering This mark refersto a defect m either or both wewpolnt columns Use the codes shown In the side panel Usecode 8, N/A, when there IS no repatr of an element at both vlewpomts

REPLACEMENT PERIOD COLUMN

Surveyors are to enter estimates of the replacement period for each whole element Estimatesmust take mto account repaws already recommended m the Repar Score column, the periodentered wdl be the number of years before replacement of the whole element becomes the onlysensible option assummg the work proposed m the Repair Score COII.Jmfl IS tamed OUIimmediately When only parts of a larger element are newly repaired the residual hfe of theolder part should be taken mto account when deterrmnmg the Replacement Period Use the

I code shown m the side panel for the replacement period column

I NOTE NO FAULT OR DEFECT SEEN RESULTS IN A NIL SCORE - Code 00

IThe Intermediate repair scores between the no repar sltuatlon - code ’00’ and acomplete renewal - code’1 O’ should be for the defects as described m the repairschedules These set out scores for the defects seen (on an element by elementbasw)

ONE VIEWPOINT If only one vlewpomt IS accessible then code the ‘urgent’ and ‘replace-

1 ment period’ on that basis

Where urgent repars differ at the two vlewpomts, record the most urgent, where replacementperiods differ at the two wewpomts, record the lesser

I

EXAMPLES OF CODING

[( Use 00-00 for no repair and 8 not apphcable - then 1 to 4 for the expected hfe of a no repaw

sltuatlon Use 88-88 and 8-8 across the page for Kerns not apphcable, e g no chimneysI/ from both vlewpomts Use 10-88 and 2-3 across the page for a chimney m urgent need of

renewal and having a replacement period of 20 years as seen from Vlewpomt 1 only

I The following schedule INS each external element for a house or common structure and givesguidance on the condmons likely to be found where scores of - Renew 10, Repaw 05 andRepar 01 are required

118 243

T1/114 T1/114SCHEDULE OF EXTERNAL REPAIRS TO

DWELLING OR COMMON BLOCK

Range of Existing Conditions Likely for the Repa!r/Renewal of the Structure

T1Man roof cover(s9)

T2Main roof struc-ture(s7)

T3Sec roof cover(s10)

T4Chimneys

T5Flashings

Renew Score 10

Extenswe deteriorationto the whole of the mamroof covering Exten-swe madsickness,cracking bhstenng toflat roofs, defectweeaves boarding

Sagging ridge, de-flected roof timbers,rotten structure, unevencover or general d@or-tlon of flat roof bothmdcatl ng underlyingstructural failure

As T1 for mam roofcover

Bulging or Ieanmgstacks, serious cracksm brickwork or ma-sonry, stacks detachingfrom mam structure ator below roof level andbulglng flank walls

Mlssmg or extenswelycorroded or mlssmgflashings and/or exten-swe weather - dam-aged cement fillets

Repair Score 05

SIgmfcant deterior-ationto areasJpatchesof pitched roof cover-ings or cracking andbhstenng to areas offlat roofs, not ex-ceeding 50% overall

Part or areas of roofwith sagging struc-tural supports ordamage to supporlsfrom mlssmgflashings for bothpitched or flat mainroofs

As T1 for mam roofcover

Unsafe chtmneyheads and pots, partIeanmg stacks anddecayed brick/m-asonrystructure 5070defectwe

Parts of roof withareas of flashingsmtssmg, to gables,stacks and dormers

Repaw Score 01

Locahsed mlssmg,broken or chippedslates or tales, somemssmg tiles toridges, hips andvergesLocahsed damage toflat roof coverings,approx 10°/0 of newoverall

Locahsed deterior-ationof rafters orparts of flat roofstructureRotten eaves andgutter supports

As T1 for mam roofcover

Broken or unseatedpots some defectwepomtlng and mlssmgcement flashlng

Minor weather dam-age flashlngs de-tachment and loosecement fillets

119 244

T6Gutters &downplpes

T7SoIl waste andvents

T8Wall structure

T9Prmclpal wallfm(as S4)

T1 OSec wall fm(as S6)

T11Foundations

T12DPC

T13Masonry paint

T14Undergrounddra!ns

Mssmg, extenswelycracked, corroded ormlssmg gutters anddownplpes

Extenswely corroded,cracked and Ieakmgsod, waste and ventpipes

Extenswe displacementor structural faduremcludmg carbonation,fracture and designdefects

Extensive deteriorationand damage to render-ing, brick stone, con-crete and timber orother surfaces

As T9 for mam finish

Extenswe structuralwall damage caused byfoundation fadure af-fecting 50% or more ofthe wall(s) m wew

Extensive areas ofnsmg damp m externalwalls mdcatmg a com-plete failure of the DPC

Complete failure ofwater proofing coverIeadlng to excesswedamp penetration

Ewdence of extenswedefects m drainagesystem rendenng It100% meffecttve andInjunous to health (e gS1112)

Mlssmg or crackedor corroded guttersor downplpes

Part system m dlsre-palr and mjunous toheatth, due to poormaintenance

Parts of walls subjectto movement anddamage

Extenswe damage toparts of mam fln-Ishes

As T9 for mam fresh

Structural wall dam-age or displacementcaused by majorground settlement forone thwd of wall (S)in wew

Extenswe nsmgdamp to one wallwhere the wewpomtIS for two walls

Complete failure of50% of surfaces inview or a slmllar

Part of the drainagesystem m a danger-ous condltlon

Occasional Insecureor defechve brack-ets, broken or mrss-mg fittings

Minor defects occa-sional defectwebracket some brokenor mw.mg flttlngs orleaks

Minor local failures ofmaterials and designdefects

Locahsed bossed orspalled surfaces,some loose orcracked rendenng

As T9 for mam fresh

Structural wall dam-age foundation fail-ure at one posmon

Locahsed risingdamp easdy cor-rected.

Locahsed areasrequlnng treatmentfor penetration

Minor such as de fee-twe hole rover,manhole, gullery or ashort branch

245120

1

T15/n 9 T15/n 9SCHEDULE OF EXTERNAL REPAIRS TO

DWELLINGS ONLY

Range of Existing Conditions Likely for the Repaw/Renewal of the Dwelling

The following schedule hsts external elements which only apply to the dwelhng (house or flat)being surveyed and gwes guidances on the conditions hkely to be found where scores of -Renew 10, Repair 05 and Repaw 01 are required

T15Private balcony

T16Externaldoor(s)(as S14)

Renew Score 10

Extenswe damage ordisplacement to flatbalcony structuralsupports or cantilever

Seriously distorted,damaged doors, framesand associated sidehghts

nb normally, flat = 1 door, house = 2

T17 D@orted windowWindows frames, corroston,(as S13) rusting or rotting of

window members andconsiderable atr leak-age

T18 Extenswe deteriorationExternal paint of pamtwork requmng

the full speclflcatlon torestore the protectionIe burn-off

Repair Score 05

Major repair requiredto substrate, water-proof finish, skirtmgs,drainage outlet andpmtechve radmgs

Distorted door orframe, broken panelsand glazing anddefecnve ironmon-gery

Dtstorted windowframes, corrosion,rusting or rottingwindows to 500/0from wewpolnt

Delayed maint-enancerequmngclean down and twocoats

Repair Score 01

Minor damage orfailure to deck ordrainage or ralhngs

Badly hung door ordefective ironmon-gery

Broken panes andflttmgs, rotten orspallmg SIIIS.

Minor damage toexternal pamtwork todoors and windows,touch up here andthere

The descriptions below are for flats, mainly 4-in-a-block, with OWN external stars to an upperlevel

T19 Excesswe damage orExternal stars displacement to wholeto own door star structure and

unsafe for use, also ahazardous design

Part or sections of Minor damage tostaw fhghts m dlsre- treads and nosing,par, broken or mlss- unsafe handrail etcmg handrads or otherrequwed protection

121 246

SECTION U - EXTERNAL FEATURES

The followlng schedule hsts external features or faclhtles for a house or common block andgwes broad guidance on the range of repairs

U11U4 U11U4SCHEDULE OF REPAIRS TO EXTERNAL FEATURES

Ranges for repar/renewal to nommal external facdltles

U1Fences,walls gates

U2Paths pavingand ramps

U3Steps andplats

U4Surfacedrainage

CODE 5RENEW100%

Renew all atfront and back

Renew all atfront and back

Renew all atfront and back

Renew all atfront and back

CODE 4

MAJORREPAIRS90%

Renew all atback or to backcourt

Renew all atback or to backcourt

Renew all atback or to backcourt

Renew all atback or to backcourt

CODE 3MEDIUMREPAIRS60?’0

Renew all at front

Renew all at front

Renew all at front

Renew all at front

CODE 2MINORREPAIRS25%

Minor repawsfront and back

Minor repawsfront and back

Minor reparsfront and back

Minor repairsfront and back

I

123 247

SECTION V - THE TOLERABLE STANDARD

VI N9 THE REQUIREMENTS VI N9

The Tolerable Standatd IS defined by SectIon 86 (1) of the Housing (Scotland) Act 1987

FOR THE PURPOSES OF THE SURVEY, ALL DWELLINGS, WHETHER PRIVATE ORPUBLIC ARE TO BE CONSIDERED ON THE SAME BASIS FOR ALL QUESTIONSINCLUDING STATUTORY ACTION

Complete the requirements of the standard as shown on the form on a YES or NO basis

Code 1 YES - this requwement IS above the standard - dwelling not BTS

Code 2 NO - this requwement ts below the standard – dwelhng IS BTS

Code 3 Unobtainable only if B1 E not code 1

Refer to Parl 3 for details of the current Tolerable Standard and supplementary notes

NOTE.

V1o

Code 1

Code 2

Code 3

Code 4

FAILURE ON ANY ONE ITEM MAKES THE WHOLE DWELLING BTS

ACTION UNDER HOUSING ACTS V1o

No action requwed

ActIon m the form of a Repaw NotIce, apphes to both private and public tenures forthese properhes, whether BTS or NOTRefer to Part 3 for Repair NotIces under SectIon 108 of the Housing (Scotland) Act1987

BTS only- action m the form of an Improvement Order, apphes both to private andpubhc tenures.Refer to Pan 3 for Improvement Orders under Section 88 of the Housing (Scotland)Act 1987

BTS only - action m the form of Closmg/Demolltlon Order, apphes to both privateand pubhc tenures.Refer to Pan 3 for Closmg/Demolition order under SectIons 114 and 115 of theHousing (Scotland) Act 1987

125 248

VI 1 REPAIR NOTICE TO COMMON PARTS Vll

NOTE Repar notices to four-in-a-block type to be Included here

Code 1 No action

Code 2 ActIon In the form of a Repair NotIce, apphes to both private and pubhc tenures

Refer to Part 3 for repaw notice under Section 108 of the Housing (Scotland) Act1987

Code 3 No common parts - House

Code 9 Unobtainable

1

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126249

SECTION W – ACTION TO AREA AND ENVIRONMENT

I

WI PREDOMINANT LAND USE WI

Code WI the same as you have coded Section E, question 1

If you have coded El code 1- residential complete the followlng questions W2 to WI 2

If you have coded El code 2 -do not completeW2toW12

SIMILAR CONDITION W2

Code 1 The sample dwelhng IS In a slmllar condltlon of repaw as the adjacent dwellings

Code 2 The sample dwelhng IS m a worse condmon of repatr than the adjacent dwellings

Code 3 The sample dwelling IS In a better condtlon of repair than the adjacent dwellings

W3 HOUSING ACTION AREA W3

Refer to Part 3 for Housing ActIon Area as defined m Sections 89, 90 and 91 of the Housing(Scotland) Act 1987

Code 1 NO The dwelhng whether actionable or not, IS NOT a potential Housing ActIonArea

Code 2 YES The dwelhng ISIn a potential Housing ActIon Area as seen from a vlewpomtoutside the sample address

W4 BLOCK ACTION W4

Block Action means the dwelling IS m a group of houses or an apartment block where actioncould take place on a collectwe and repetltwe basis Dwelhngs m these situations are mamlyterraced orsemldetached where the design of thedwelhng and materials have been re~atedon a regular basis Rows of dwelhngs of dtfenng designs and materials are not suitable forrepetltwe treatment Such action would be aimed at the external fabric to make the dwelhngsafe, wmd and watertight The dwellings around the survey dwelling should also show slmdarsigns of dlsrepalr, nslng or penetrating damp

Code 1 NO - the dwelhng IS NOT m a block or group sltuatlon as descnbad above

Code 2 YES - the dwelling IS m a block or group stuatlon as described above

127 250

W6

L

I

w5/wl 2 ENVIRONMENTAL ACTION W51W12

If action ISrequlredto any of the followlng, code 2, It should be based on the condmons as seenon the day of survey and an adverse assessment would suggest that there ISa potential actionto benefit the area The need for achon can be a first provlslon or to Improve exk?.tmg such asstreet Improvement The ‘Yes’ mark does not differentiate here

GENERALLY

Code 1 Yes - action requwed The enwronmental Issue IS unsatisfactory

Code 2 No action required The environmental Issue IS satisfactory

Code 8 Not apphcable or does not exist, etc

Ind!cate the need to tackle enwronmental problems which you think may be appropriatedisregarding any present fmanclal and statutory constraints

The context for your decmon IS already recorded at Part E - Locality

Your opm!ons should relate to a reasonably self contained street, area or a slmdar pan of a budtup wllage

W5 INDIVIDUAL DWELLINGS W5

Planning or housing action on the local eyesore or on a non-conformmg user m a predomi-nantly housing area.

W6 STREET MAINTENANCE

Enhanced maintenance required to roads and footpaths - resurfacing andlor repair

W7 STREET IMPROVEMENTS W7

Improvements to the street/estate scene requwed - such as tree planting, landscaping, streethghtmg, street furmture

W8 TRAFFIC MANAGEMENT

Improvement to trafric flows and management

W9 PARKING PROVISION W9

Improvements, If possible, for better arrangements and perhaps more partang facihtles251

128

W8

Ir

WI o VACANT SITES W1o

Improvement to vacant and derehct sites, code 8 N/A for no vacant sites nearby

, WI 1 PUBLIC OPEN SPACE/PLAY AREA Wll

ActIon for chddren’s play areas, open space, or upgrading exlstlng - assummg there ISa need

WI 2 INTRUSIVE INDUSTRY W12

ActIon on mtruswe Industry or commerce, code 8 N/A for no mtruswe Industry around

,.

L.;

,..

129 252

SECTION X - HOUSEHOLD INTERVIEW

This section of the survey form collects basic Information about the soc!al and demographiccharacteristics of the residents of propemes selected for phy.m.al mspectlon This InforrnatlonIS required to assess the Implcatlons of the results of the physical survey for housing pohcyand wdl act as a cross reference for Information collected during the separate social surveywhich follows the physical survey

Respondents are asked for personal mforrnatlon about themselves and other members of theirhousehold They are entitled to know that the mforrnatlon WIII be treated with dlscretton andnot passed on lndlvldually to third parhes There E no need to raise the question ofconfldentlahty (since thts may cause alarm), but If the respondent does mention this topic heor she should be told that all mformatlon WIII remain confidential and only be usad to producebroad statistical tables Some of the mformatlon being sought maybe percewed as personalby some respondents Whale the questions should be asked of all respondents they should notbe pressed mto answenng If they are unwllhng or reluctant Stress the value of Informationsought in terms of Its potential benefd to all households m Scotland

As the questions seek factual mformatlon It ISnot necessary to adhere slavishly to the precisequestion worchng For example, It may be appropriate to referto something the respondent hasalready said or otherwwe take account of reformation that has already been obtained mconversation In general, surveyors should seek to make the mterwew proceed as Informallyand smoothly as possible, exercmng tact to obtain as full response as possible

DEFINITIONS

As wththe phystcal survey a number of keydefmltlons are used at several points m the sectionFamlhanty with these defmltlons ISessential If the social mformatlon wto remam consistent andcomparable with the independent social survey

HOUSEHOLD A household comprises eltherone person hvmg alone oragroup of people (notnecessarily related) Iwlng at the same address with common housekeeping - that IS sharingat least one meal a day or sharing a hvlngroom or sttmgroom

PERMANENT RESIDENT A permanent resudent IS defined as a member of the householdwho has been continuously resident at the address for6 morrths or more pnorto mterwew Thiswould exclude anyone who has been at the property for 3 months or less and would be Ieavmgwlthm the next 3 months

131 253

xl ELIGIBILITY FOR INTERVIEW xl

Interwews are to be completed with a permanent member of the household aged 16 years orover

Code 1 Ehglble for mterwew - continue

Code 2 Not a permanent resident aged over t 6- flnlsh Interwew at this point

Code 8 Status of respondent unknown and cannot be deterrmned - flmsh mterwew at thispoint

x2 ONLY RESIDENCE x2

The primary interest of the survey IS In houses occupied by the household at some point In thenormal course of the year

Code 1 Yes Households’ only residence Proceed to question X4

Code 2 No Not the households’ only residence Ask question X3

Code 8 Residence status cannot be determmed Proceed to question X4

x3 MAIN RESIDENCE x3

The mam residence WIII be the dwelling occupied by the household for the greater part of theyear A second orhohday home ESan additional residence owned or rented by the householder‘Owned orbemg bought’ includes property on which a mortgage/loan ISheld as well as propertyowned outright ‘Rented’ include private rental, fumlshed or unfurmshed, tmd housing andother accomodatton rented wnh a business or job, rent-free housing and any other type ofrented housing

Code t ‘Mare Residence’

Code 2 ‘Second or hohday home’

Code 3 ‘Rented hohday home’

Code 4 ‘Don’t know’

proceed directly to X4

proceed to X7

thank respondent and termmate mterwew

proceed to X4

132

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I

1-

1

I

I

I

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[-

I

I

I

II

X4

Code 1 ‘Owns’

OWN OR RENT x4

Outright private ownership Includlng purchase by mortgage/loanProceed to X7

Code 2 ‘Part own/Part rent’ Proceed to X7

Code 3 ‘Rent’ Proceed to X5

Code 4 ‘Rent Free’ Is the property rent-free by wrtue of emolument or relation-ship to ownerProceed to X5

Code 5 ‘Don’t know’ Proceed to X8

x5 FROM WHOM RENTED x5

This ISfawly self explanatory but probing maybe necessary If the respondent gwes an unclearor, ambiguous response For example ‘corporation’ may be used by some tenants to refer tothe dlstncl councd ‘Local authority’ may refer to a dlstnct council, new town developmentcorporation or even regional council If they say ‘council’, fmd out exactly what sort of councdIf response IS ‘housing coop’ ascertain to whom rent IS paid. If to councd or Scottish Homesthese would be code 6, housing coop management If rent paid dmect to mop then code 12,housing coop other

Code 1Code 2Code 3Code 4Code 5Code 6Code 7Code 8Code 9Code 10Code 11Code 12Code 88Code 99

duanct or Islands councdhousing assocmtlonScottish Homesnew town development corporationregional councdhousing coop - managementother pubhc sector eg M O D , ForeSty Commlsslonprivate landlordproperty companyrelatweemployerhousing coop - otherdon’t knowunobtainable

133 255

X6 FURNISHED OR UNFURNISHED X6

Self-explanatory (Households renting only)

Code 1 Furnished NB part furmshedl streatedasfumlshed Proceed toX8

Code2 Unfurnished Proceed to X8

Code 9 Don’t know Proceed to X8

x7 MORTGAGE OR LOAN x7

Self-explanatory (Owners and part-owners only)

Code 1 Yes

Code 2 No

Code 3 Don’t know

X8 LENGTH OF RESIDENCE X8

This IS the length of permanent residence at the address by the household as measured bythe longest resldmg person

Recotd number of years to nearest whole yearFor period under 1 year enter code 01- use leading zeros

256134

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I x9 HOUSEHOLD INFORMATION x9

I Each of the questions m the gnd IS to be asked In turn wlh the numbers recorded !n the boxprowded - use Ieadlng zeros eg 03

How many people hve m your household? - Check the total number of persons according to

the household deflnttlon and confirm with respondent to ensure no-one IS missed Thts shouldexclude short-term vlsltors

How many of these are In employment either full or part-tlme~ Part-time work E 1 to 30 hoursper week excludlng any overhme or meal breaks It should also include student nurses,apprentices, management trainees and those on Government schemes

How many people aged under 16 hve m thw household

How many persons aged 65 or over Iwe In this household

IDo any other households hve m this householdRefer to deflnltlon of household

I\

How many people, In total, hve m this dwellmg~This should Include both household and non-household members permanently resident at the

I address

L,

135257

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3.1 DEFINITIONS

In addltlon to adopting consistent standards of measurement surveyors are required toconduct their InspectIon wlthln common defmtlonal boundanes These include aspects of thesurvey process from the wmlal declslons on which dwelling to survey, the extent of any commonstructure or block, the Iocallty and the internal InspectIon of a dwelling room by room

3.1.1 DEFINITION OF A DWELLING

For the purpose of the survey - ‘dwelling’ has been used throughout and refers to a selfcontained umt of accommodation It also substitutes for ‘house’ where this occurs m extractsfrom Ieglslatlon and circulars

Generally foraccommodatlonto count as a dwelhng It must be structurally separatebehind Its own front door and the occupant(s) must be able to get m and out withoutpassing through anyone else’s hwng quarters

The most usual S.ltuatlon E quite straightforward and IS one of the following -

1

2

3

4

5

. .

NOTE

The normal house or bungalow which has not been altered In any way for separateoccupation by more than one household

A flat, apartment”” or malsonette In a purpose-bultt tenement block

A sei$contalned flat or apartment m a converted house, wlla or a prewous non-reslde ntlal use

A one apartment flat (studio type) w!th purpose designed sleeping recess, properfood preparation faclhtles, and mtemal bathroom and WC

A self-contaned dwelling which IS the only Iwmg accommodation In premisesothervme used for non-residential purposes

Apartments m purpose built pre-1919 tenement blocks with shared facdltles m theclose are to be regaded as single dwelhngs for the purpose of this survey Theseshared faclhtles are recorded at Questions K1 and K2

When non self-contained dwelhngs are found as may be the case m convertedhouses or blocks they should refer to the mstructlons for dwelhng Identlfcat!onrelating to Section A of the survey form

259139

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I1 3.1.2 DEFINITION OF A ROOM

Rooms are the basic survey unit forthe dwelhng Intenor Forthe purpose of assessing dwellingconditions It IS necessary to Identity all rooms In the dwelling However, for classifyingdwellings according to thew size, only habhkde rooms are counted Habitable rooms providethe llvlng accommodation of the dwelhng These include

— hvmg roomsdmmg roomsbedrooms

— playrooms or study— kitchens (whether or not In present use) and sculleries If used for cooking

dual purpose rooms such as a‘1 apartment’ or large hvmg rooms which may containan open stamxse

(Rooms dwlded by curtains or portable screens count as one, those dwlded by double doorsora fixed/slldmg partdlon count as two Similarly, If an extension has been budt onto an exlstmgroom then the space created IS a single room)

Rooms do not include

— bathrooms, todets and closetsstairs, halls, Iandmgs or other circulation spacesstoreroomsattic or basement spaces which are basically storerooms but may have been usedoccasionally as habitable accommodation

(Rooms or so called m outbuddmgs which are attached to the dwelhng but are only accessedfrom the outside are not rooms forthe purpose of the survey To be classed as ‘outside’ accessto the outbuilding must be vla a non-enclosed space or a covered passage open on at leastone side or end)

3.1.3 UNDERGROUND ROOMS AND BASEMENTS

For the purpose of this suwey a basement IS a storey which has Its lowest floor level at leastone metre below the street or general ground level

Where a dwelhng E on a sloping site and below ground level on one side and at a lesser levelelsewhere the one metre rule IS to be an average apphed at the centre of the dwelling

Where a dwelhng IS protected by retammg walls the surface of a floor IS to be regarded as abasement level If d !s more than one metre below any ground or street and the retammg wallsare wlthm three metres of the floor This restnchon to a retammg wall(s) does not apply If adaylight angle of 45 degrees to the floor level can be achieved.

260140

3.1.4 DEFINITION OF MULTtPLE OCCUPATION

For the purposes of the survey, the dwelling ISmultl-occupted by more than one household whoshare with another household(s) either a kttchen, bathroom or a WC, and this includes adwelling let m lodgings

The defmlt!on of a household IS -

A household maybe one person hvmg alone oragroupoftwo or more people (whomay not be related) hvmg, or staying temporarily, at the same address withCOMMON housekeeping A group of people should be treated as a household Ifthere IS any regular arrangement to share at least one meal a day, breakfastcounting as a meal, or If the occupants share a common hvmg or .sIttlng room

For the survey purposes, a dwelling IS mutti-occup!ed where it contains more than onehousehold In one or more household spaces However tf the one household has ‘spread’ tooccupy all the household spaces In the dwelhng It M not an HMO

A dwelling which forms the address gwen and !sclasslfled as a private dwelhng house but usedfor ‘bed and breakfa~’ by the prowslon of housing accommodation for persons wtth no other

1 home on a permanent basis should also be regarded as multlple occupation

I The following extract of categories from the Glasgow “Registered Premises” scheme shouldalso be considered as guidance for HMOS, these are -

(a) l-louses which are let separately in apartments or suites of apartments whereoccupiers fo all their own catering.

IThere may be some degree of self containment but m most cases occupiers wdlshare facht]esOccupiers wall, by and large, pay rent separatelySKuations where landlords supply breakfasts only as a means to defeat the RentActs WIII be regarded as falling wlthm this category (HMOS)

( (b) Houses occupied on a shared basis by students, nurses, young professionalpeople etc, where occupiers do all thew own catering.

I Rent may be paid by a pnnclpal occupier who WIIIobtain the appropriate share ofthe rent etc , fmm h@her co-occupiersIt may well be that Instances may arise where the pnnctpal occupier IS also theowner of the premises ie the owner has taken on a heavy mortgage on the dwellingand requwes to accommodate other parles to provide an income to pay themortgageThe occupiers WIIIprobably occupy a particular part of the property excluswely butwdl share a kttchen, dining facdltles and probably some housekeeping In somerespects occupants could be satdto be occupying the property as single householdand In other respects to being m multlple occupation On balance, It M consideredthat these houses should be regarded as falhng wlthm the scope of the registrationscheme (HMOS)

141 261

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I(

(c) Houses described as ‘houses let in lodgings’ le. catering for lodgers in asmall scale, not Iivmg as a part of the mam household.

These would be cases where a resident owner or a principal tenant lets out roomsand takes m lodgers with board

3.2 HOUSING STANDARDS

In terms of condltlon assessment a number of common standards have been defined for thepurposes of the survey Some of these, such as the Tolerable Standard, are drawn fromexisting housing Ieglslatlon m Scotland Others have been adopted to ensure consistentmeasurement and comparabhty with other housing data m Scotland eg local housingcondltlon surveys earned out by local authorities using the LHCS survey package developedby the Scottish OffIce

Consistent apphcatlon of these standards ISa requwement of every surveyor engaged m housecondltlon surveys

3.21 THE TOLERABLE STANDARD

The Tolerable Standard E defined m Section 86(1) of the Housing (Scotland) Act, 1987 Adwelhng meets the Standard If d

a E structurally stable,

b IS sub~antially free from nsmg or penetrating damp,

c has satisfactory prowslon for natural and artlflclal hghtlng, for ventdatlon and forheating,

d has an adequate piped supply of wholesome water avadable with the house”,

e has a sink prowded with a satisfactory supply of both hot and cold water wlthm thehouse,

f has a water closet available for the excluswe use of the occupants of the house andsuitably located whhln the house,

9 has an effechve system for the drainage and disposal of foul and surface water,

h has satlsfactoty facdtties for the cooking of food wlthln the house,

I has satisfactory access to all external doors and outbuddlngs

● The “house” as used by the Act can be taken to mean any form of dwelling

142 262

i

Fadure to meet any one of these requirements results m the dwelling being classified as BelowTolerable Standard (BTS) Care should therefore be taken m answenng questions to ensurethat a dwelling classified BTS really deserves to be, and attention IS drawn to the speclflcguidance for each quest!on

3.2.2. GUIDANCE NOTES FOR THE TOLERABLE STANDARD

Comments on Indlwdual Items on the standard The followlng extract IS taken from ‘TheScotttsh Housing Handbook Part 2, Scottish Development Department, HMSO, 1988

NOTE: For the purpose of this survey supplementa~ guidance has been added to someof these comments

(a) IS structurally stable. Evidence of Instabdty IS hkely to be Slgmf!cant insofar as ItIndicates the hkehhood of further movement which could be a danger to theoccupiers of the house

In reaching a decision the surveyor should have regard, amongst otherthings, to:

the stabhty, dlstomon or spreading of roof structures, chimneys, dormers,parapets or other roof features

the stablllty, eccentnctty and fracturing of walls and the effechveness of cavityties

the structural adequacy of horizontal elements such as floors, stimrs, ceihngand balcomes

the structural effectweness of foundations, footings and slabs

include also In your decision the effechveness of framed structures and non-Ioadbeanng panels

(b) IS substantially free from rising or penetrating damp. Not all dampness needbe slgmflcant e g a small patch caused by defectwe polntmg would probably notgwe grounds for action underthls Item What does matter IS hkely to arise from thelack of a proper damp-proof course or ma]or d!srepar to the roof

In reaching a decision the surveyor should have regard, amongst otherthings, too:

th!s size of the dwelhng which IS not ‘substant/a//y free’

nsmg damp m walls and floors, note small patches on mtemai unhned waiisbut not on the externai hned waiis

the extent of dampness on survey day, presence regardless of height ISsgmfcant

143 263

penetrating damp through roofs, walls or other parts of the bulldmg, smallpatches may Indicate a continuous failure or severe damp may mdcate alocalised defectwe (valley) gutter

any mould growth or mildew

(c) has satisfactory proviston for natural and amficlal Iightmg, ventilation andfor heating.

(1)

(11)

(Ill)

There should normally be sufhclent natural hghtmg for ordmafy domesticpurposes m each room m good weather conditions The reference to artlflclalIlghtmg should be interpreted m relatlon to all the cmcumstances of eachhouse It does not mean that ISwould be reasonable to msrst on the prowslonof reams electricity m a remote cottage

Ventllatlon should either be to the external alr or to another space, ag atenement stair, which IS Itself adequately ventilated

No preference need, In general, be shown for any parhcular form of heatingbut a serious view should be taken of lack of either a worlang flue for a caalor gas fire or a point from which electric heating could be worked

(d) In reaching a decision the surveyor should have regard, amongst otherthings to:

for hghtmg

the size and Iocatlon of the openable pans of windows and doors

ventilation of a hvmg apartment to a tenement stair might be regarded asunacceptable

the typical ‘middle house’ m a tenement sltuatlon where there ISno mechamcalasststed or through ventilation (Note - There IS no pmv!slon m the physcalsurvey to record plan type)

the relatlonshtp between floor area and area of windows which can be opened(say 1/30th) and thew height above floor level

the size and Iocatlon of other ventdatlon

the posltlon of windows and doors m relation to external obstructions

the efficiency of any mecharucal ventdat!on

the type and level of ventilation of unflued and flued (non-balanced) combus-tion appliances, mcludmg gas cookers

144 264

I

for heating

I ● thepresence, type andprovmonfo rheatmgmallrooms

● the capacity of an electrical Installation to provide an adequate heatingsource, this should not be 5 amp

I

(e) has an adequate pipe supply of wholesome water available m the house. The

! supply may be awxlable at a Ilmlted number of taps but It should not be Intermittentand must not be polluted It must be wlthln the house

.

\ In reaching a declslon, the surveyor should have regard, amongst otherthings, to:

1’ ● the adequacy of private supphes

I ● the sltlng of this supply relatwe to the kitchen smk.,

● the route from the main to the dnnklng tap should not be wa a storage tank

II ● the absence of presence of lead pipe IS not a consideration under this Item

Lead plpework IS recorded elsewhere(/ (f) has a sink provided with a satisfactory supply of both hot and cold water

within the house.I1,

This item has been defined as oblectwely as possible The emphasw IS placed not

[

on the means of heating the water but on the avallabdlty of a supply that ISadequateto the needs of the household It must be w!thm the house

IIn reaching a decision, the surveyor should have regard, amongst otherthings, to:

1● the presence of dnnkmg water to the smk

II ● the presenca of an independent hot water heater with storage of less than 7

Mres ISto be regarded as BTS, Instantaneous type heaters with a continuous

I supply are acceptable

I

145 265

(9) has a water closet available for the excluswe use of the occupants of thehouse and suitably located within the house. The WC must be internal andaccessible without going outside It must also be suitably placed, eg not openingdirectly off a kitchen

In reaching a decision, the surveyor should have regard, amongst otherthings, to:

● the Iocatlon of the WC m the dwelhng It must not open directly off a kitchen,hvmg room or winders on a staircase

● the size of the dwelilng If the dwelimg comprises three or mora apartmentsI the WC must not open off a bedroom

(h) has an effectwe system for the drainage or foul and surface water. This WIII~: normally be a pubhc sewerage systam but m rural areas other arrangements w!II

often be acceptable for Ilmlted numbers of houses

[ In reaching a decmon, the surveyor shouid have regard, amongst otherthings, to:

I ● the capablty of the system

● the sltmg and design of private outfalls

● the outfall or soakaway for rainwater downplpes

[

(1)

I

I

has satisfactory facilities for the cooking of food within the house. This doesnot mean that a cooker must be provided The [tern IS concerned with avadabihtyof a suitable located space, ie well-ventilated and well-related to the pattern ofmovement wtihm the house, at which normally a power supply IS provided (mremote areas calor gas might suff!ce)

in reaching a decision, the surveyor shouid have regard, amongst otherthings, to:

● the capablfy of the cooker point, either a 30 amp power outlet, a reams or LPGgas point or a sohd fuel or 011fwed range permanently connected to a flue A15 amp point for a worlctop cooker w not suitable

● the dimensions and layout of the kitchen or kitchen area

● the s~tmg of the cooker point (or cooker) which should not be m a cupboardor under the stairs off a room

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(1) has satisfactory access to all external doors and buildings. This requirementIS hkelty to be relevant m relatlon to houses m the attics of tenement houses andcertain houses produced by conversion

In reaching a decision, the surveyor should have regard, amongst otherthings, to:

● the layout, approach and cllmb to amc Conversions

● the layout of passages and corridors m Conversions with long travel distancesto the final exit

● the pavings to all external doors of a bu!lding and m the case of flats mslde thebuilding to the entrance door of the sampled address

3.2.3 REPAIR

Assessment of repaw needs IS based on the assumption that dwelhngs WIII be put m a,.

reasonable state of repatr and that gwen reasonable standards of mamtenance, dwellings WIIIachieve thereafter a useful hfe of 30 years

I In assessing repaws surveyors must exercme their professional judgement but take noaccount of the economics of undertaking the necessary repams

I The general assumption to be made IS - no fault seen -no repairs.

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It must not be assumed that elements which cannot be repawed to a standard to meet the 30year hfe span should automatically be replaced Oflen there wdl be agad elements which mayhave an estimated 10 year remammg hfe which may require mmorrepaws or no repaw In thesecases a low or ml repaw score should be recorded and an apprupnate shorter hfe span, say10 years, entered m the replacement period column On the other hand there wdl be otherelements which will have an ever shorter hfe not worthy of repaw In these cases full repair or

/renewal should be recorded together wth the full expected hfe for that new part

L-The repaw assessment should include all works to make the dwelling tolerable for habitation

~(Ie above the Tolerable Standard) as well as to any sub-standard rooms included m the roomcount

I3.2.4 THE REPLACEMENT PERIOD

I The replacement period ISthe residual hfe of the whole element m years (approximated - seetext), whether repared or not. The residual hfe assumes that some normal maintenance wdlbe tamed out and that for most of the dwellings the elements wdl be found to be at variousstages m thew hfe cycle The maximum estimate forthls survey ISto be 30 years even thoughsome of the major structural elements may well exceed this

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3.2.5 ACTION TO DWELLINGS

1 Achon, relatwe to the repaw of the various external elements, IS coded as either urgent or not-urgent

Urgent action IS raqulred If repaws are necessary to mamtam the budding envelope m a safe,wmd and watertight condltlon

Dwelhngs, or parts of dwellings which fall mto this category may only require mmorworks, suchas to mlssmg slates, or perforated valley m a pitched roof or broken glass m a window frameOthers may require something more substantial, such as a new roof The markmgs on therepair schedule from 01 to 10 may therefore not be urgent or mdlcate the need for ACTION

3.3 POTENTIAL ACTION

I 3.3.1 HOUSING ACTION AREAS

Local authorities may declare housing action areas for demolmon, Improvement or ar combination of both where they are satlsfled that the most effectwe way of deahng with the

pamcular housing IS one of these methods

I The three types of Housing Area are defined m Sections 89, 90 and 91 of the Housing(Scotland) Act 1987, as follows

I Housing achon areas for demohtlon

I Sechon 89- (1) Where a local authority IS satlsfled -

(a) that the house, or greater part of the houses, m any areas m thetr1 distrrct do not meet the tolerable standard

Housing actions areas for Improvement

I‘.. Sechon 90- (1) Where a local authority IS satisfied -

) (a) that the houses, or the greater part of the houses, m any area mthew dlstnct lack one or more of the standard amemtles or do not

I meet the tolerable standard.

Housing action areas for demohtlon and Improvement

SectIon 91- (1) Where a local authority IS satisfied -

(a) that the houses, orthe greater part of the houses, m an area m thewdlstrrct lack one or more of the standard amemttes or do not meetthe tolerable standard

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3.3.2 REPAIR NOTICE UNDER THE HOUSING (SCOTLAND) ACT 1987

Where houses are m a state of serious disrepair, local authorities have the power to serverepair notices under the Housing (Scotland) Act 1987 This ISdefined m Sect!on 108 of the Actas Follows

SectIon 108- (1) Where a local authority are satlsfted that any house In thew dwtnct E ma state of serious dlsrepar, they may serve upon the person havingcontrol of the house a repair notice

(2) A repair notice shall -

(a) requtre that the person to execute the works necessary to rechfysuch defects as are spectfled m the notice wlthln such reasonabletime, being not less than 21 days, as may be Spec!fied In the notice,and

(b) state that, In the oplmon of the authority, the rechfmmon of thosedefects will bring the house up to such a standard of repar as IS

reasonable having regard to the age, character and Iocatton, anddmegardmg the Internal decoratwe repaw, of the house

SectIon 108- (7) Where a local authority are of the opimon that a house In thew dlstnct IS

In need of repair although not m a state of serious dlsrepaw and that itE likely to deterlomte rapidly, or to cause material damage to anotherhouse, If nothing ISdone to repar It, they may treat It as being m a stateof serious dlsrepalr for the purposes of this Part

3.3.3 IMPROVEMENT ORDER

This IS for use m connechon with the Improvement of houses below the tolerable standardoutside housing action areas The Improvement order E defined m Sechon 88 of the Housing(Scotland) Act 1987, as follows

SectIon 88- (1) where a local authority are satlsfled that a house which IS not situatedm a housing action area does not meet the tolerable standard, they maybe order requwed the owner of the house wlthm a period of 180 days ofthe makmg of the order to Improve the house by executing works -

(a) to bring d up to the tolerable standard, and

(b) to put It mto a good state of repair,

and where the local authority are satrsfled that the house has a future life of not less than 10years, they may m addmon raqu!re the execution of such further works of improvement as toensure that the house WIII be prowded whh all the standard amemtles wlthm that period

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SectIon 88- (2) In subsactlon (1), reference to house which does not meet the tolerablestandard Includes a reference to a house which does not have a fixedbath or shower and reference to executing works to bring It up to thetolerable standard Includes reference to mstallmg a fixed bath orshower

(Subsection (2) empowers local authorities to make Improvement orders solely for themstallatlon of a bath or shower)

I3.3.4 CLOSING/DEMOUTION ORDERS

The power of local authontlesto make closing and demohtlon orders w defined at Sections 114and 115 of the Housing (Scotland) Act 1987, as follows

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Section 114- (1) Where a local authority, on consideration of an official representation ora report from a proper ofhcerorothermf ormatlon m thelrpossesslon, aresatlsfled that any house does not meet the tolerable standard and thatIt ought to be demohshed and -

(a) the house forms part of a budding, and

SectIon 115

(b) the bulldmg does not comprise only houses which do not meet thetolerable standard

the local authority may make a closing order prohtbltlng the use of thehouse for human habitation

Where a local authority, on consideration of an offic!al representation ora repofi by the proper ofhcerorotherm formation m thew possession, aresatlsfled that any budding only comprises a house which does not meet,or houses which do not meet, the tolerable standard and that the houseor, as the case may be, houses, ought to be demohshed, they may,subject to secmon 119, make a demohtlon otder requmng -

(a) that the bulldmg shall be vacated w!thln such period as may bespec!fled m the order, not being less than 28 days from the date onwhich the order comes mto operation, and

(b) that the budding shall be demohshed wlthm 6 weeks after theexpiration of that period or, If the budding ISnot vacated before theexpratlon of the period, wlthm 6 weeks after the date on which dIS vacated

Dernohtlon order m respect of dangerous buddmgs are defined SectIon 13 of the Budding(Scotland) Act 1959, and should be used

SectIon 13- If ~ appears to the local authorrty that any budding IS dangerous to personsmhabmng or frequenting N or adjacent buddmgs or places or to the pubhcgenerally

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