Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills...
-
Upload
cleopatra-barber -
Category
Documents
-
view
214 -
download
1
Transcript of Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills...
![Page 1: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/1.jpg)
Key Findings and Implications for the Future from the Stock Condition Survey undertaken
by Savills
Presented by Winston WilliamsJanuary 2008
![Page 2: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/2.jpg)
Presentation will Cover:
• Purpose of the Survey
• Methodology
• Savills key findings and comments
• Summary of Costs
• Implications for the future
• Questions
![Page 3: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/3.jpg)
Purpose of Survey
• Assess current condition of the stock
• Assess future repairs and maintenance liability
• Assess improvements required to the stock
• Assess properties against the Decent Homes Standard
• Assess requirements beyond Decent Homes
![Page 4: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/4.jpg)
Methodology
• Analysis of database
• 10,527 properties
• Representative 10% Internal and External sample based on type, age and location
![Page 5: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/5.jpg)
Methodology
• Benchmarks and standards
• Schedule of rates
• Schedule of life cycles
• Historic expenditure to the properties
![Page 6: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/6.jpg)
Savills Findings
• The stock has had substantial investment made in Decent Homes
work
• 84% of the stock meets the Decent Homes Standard
• Major investment required to non decent homes items
![Page 7: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/7.jpg)
Savills Findings
• Roof coverings serviceable but many need replacement in the
medium term
• 60% of properties have benefited from the installation of double
glazed windows
• 75% of the properties have had modern secure front and back doors
fitted
• Very little investment made in the general environment
![Page 8: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/8.jpg)
Savills Findings
• Most properties have some form of central heating, although a
significant programme is required to replace the older systems over
the next 5 years
• The majority of the Kitchens and Bathrooms have been modernised
and wiring has been upgraded
• Internal modernisation programme to be completed
![Page 9: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/9.jpg)
Savills Findings: Non-Traditional Properties / High Rise Flats
• 902 flats in high rise blocks
• Some of the blocks need new cladding, lifts and boilers
• 1,308 Wimpey No Fines properties which need over cladding
![Page 10: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/10.jpg)
Savills Comments
• The age profile of the stock is such that it is inevitable that greater expenditure will be required to the stock in the future.
• The changing/increasing expectation of tenants
• The next level of investment beyond Decent Homes, creation of sustainable housing
• Dovetailing stock survey findings into overall asset management strategy/implementation
![Page 11: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/11.jpg)
Savills Comments
• Savills undertake the majority of surveys across the country, including a significant number of ALMO stock. We had pretty unanimous feedback from the surveying team that the quality of work undertaken to our stock compares very favourably. In fact, it was one of the best ALMO stocks they have inspected and the properties which have been improved (which is the majority) have been upgraded to a pretty holistic decent homes standard.
They were not been party to the delivery of the programme, the costs or the timescales and hence cannot comment on that. However, it can be said that the final result is a high quality and it is a shame there is not more of the same throughout the country.
![Page 12: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/12.jpg)
Summary of all Costs
Element 1 To 5 6 To 10 11 To 15 16 To 20 21 To 25 26 To 30 TotalsCatch Up RepairsProgramme RenewalsContingencyResponse / Void Maintenance Total Grand TotalCyclical maintenance £139,394,794 £80,294,098 £82,964,919 £115,671,487 £65,569,898 £112,108,599 £596,003,795Disabled AdaptationsHigh Rise Blocks
Non Traditional Properties £27,878,959 £16,058,820 £16,592,984 £23,134,297 £13,113,980 £22,421,720 £19,866,793Asbestos RemovalEnvironmental ImprovementsRelated Assets
Total Cost Per Property over 30 years = £56,617
Grand Total
Total per annum
![Page 13: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/13.jpg)
Implications for the Future
• Report identified some high investment needs, including Health & Safety works
• Survey based on prices at June 2007• Approximately 300 properties will fall out of decency each year.• Low SAP rated properties require up-grading to meet decent
homes standard• Responding to Savills findings, in particular the H&S items, within
current budgets• Although environmental works noted – report only addresses stock
condition.
![Page 14: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/14.jpg)
Implications for the Future
Current H&S priorities for 2008/09• Electrical inspections / repairs• Asbestos removal (as per Savills findings)• Low SAP rated properties• Heating failures• Structural works• Legionella management• Fire Risk Assessment• Boiler replacement
![Page 15: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/15.jpg)
Implications for the Future
Other Non-H&S Pressures
• Impact on R&M budget for reduced scope of works to approx.1,500 properties.
![Page 16: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/16.jpg)
Implications for the Future
• Together with SBC, effectively manage the available budget to ensure the health, safety and well-being of our customers is maintained, having regard to the most recent stock condition survey.
• Continue to work with SBC to secure the appropriate funding to ensure the stock is maintained and improved as necessary.
![Page 17: Key Findings and Implications for the Future from the Stock Condition Survey undertaken by Savills Presented by Winston Williams January 2008.](https://reader035.fdocuments.us/reader035/viewer/2022081519/56649d1e5503460f949f1bfc/html5/thumbnails/17.jpg)
Questions