Repairs & Improvements
The Landlord and Tenant Act 1985 states that where the landlord has granted a tenancy, the landlord will normally be responsible for:
- Keeping in repair, the structure and exterior of the home, including drains, gutters and external pipes
- Keeping in repair and proper working order, the installations in the home for the supply of water, gas, electricity and sanitation (including basins, sinks, baths and sanitary conveniences), but not other fixtures, fittings and appliances for using the supply of water, gas or electricity
- Keeping in repair and proper working order, the installations in the home for space heating and heating water
‘Keep in repair’ means that Inquilab, as your landlord, must keep up the standard of repair from the start of your tenancy. We must also ensure that the premises are put into repair even if they were not in good repair at the start of the tenancy.
‘Repair’ does not include any duty to carry out improvements. A claim by a tenant to a landlord because of an attack of black mould in a property was rejected by the courts as the damage was due to condensation and did not directly result through any disrepair.
Now and then, you’ll need repairs carried out. We will do some of them, and others, will be your responsibility. You have to repair damage caused by your family or visitors.
The Repair is Your Responsibility
Outside your home
- Door bells
- Glazing (unless caused by a crime and you have obtained a specific crime number)
- Pests such as mice, wasps and cockroaches
- Sheds and outhouses
- Garden fencing, front and rear
Inside your home
- Blocked toilets, baths and basins, toilet seats, shower heads and hoses
- Internal decorating including floor coverings, doors and locks
- Light bulbs, including fluorescent strips
- Batteries in smoke detectors
The Repair is Our Responsibility
Outside the home
- Door entry systems
- Windows and frames (but not glazing)
- Roofs, gutters and down pipes
- Boundary fencing
Inside your home
- Annual Gas Service
- 5-year annual electrical inspection
- Replacement of toilets, baths and basins (fair wear and tear only)
- Replacement of kitchen (fair wear and tear only)
- CCTV, smoke detectors and fire alarms in communal areas
When you report a repair, we will give you a job reference number and the name of the contractor who will be doing the work. You can choose the following appointments:
- Morning or afternoon
- The first or last call of the day
- An appointment between 10am and 2pm to avoid the school run
Types of Repair
Repairs fall into one of the following categories:
Always report an emergency repair by contacting us on 0208 607 7777. Our out of hour's service will take your call when the office closed.
Examples of an emergency is:
- A water leak you cannot stop
- An electrical fault that means you have no lights or power
- The total loss of an essential service – such as gas, water or electricity
- Major structural damage
- A serious security problem, such as a street door that cannot be locked
- A gas escape, in which case contact the national freephone gas emergency number on 0800 111 999
- Any incident or damage to your home that puts you or anyone else at serious risk of harm
We aim to carry out emergency repairs within 24 hours.
Most repairs fall into the routine category. To report a routine repair please complete our on-line service request via our Resident's Portal or by clicking here.
We aim to carry out routine repairs within 14 calendar days. Depending on the repair request and damage, we may need to make an inspection visit before carrying out repair works.
Any permanent improvements, or modifications - no matter how small - you make in your home has to be approved by us first. Before commencing work, you must get written permission from Inquilab Housing Association. Such work would include new kitchen units, shower, or major internal work such as opening two rooms into one. It does not include general decorating or replacing carpets. We also need to ensure that Planning Consent (if required) has been obtained, and that works are carried out by a competent approved contractor.
Inquilab has a planned maintenance programme which includes regular 'cyclical' works, such as repair and redecoration of the external fabric and communal building spaces.
The programme also includes internal improvements and modernisation, such as renewing kitchens, bathrooms, windows and doors.
We consider renewing kitchens when they are over 20 years old, bathrooms over 30 years old, and windows and doors over 25 years old. We will tell you when your home is to be included in a planned programme and, depending on what is being renewed, give you a choice of design and colour. The purpose of planned maintenance is to:
- Make sure you live in a comfortable, modern home which is fit for purpose
- Keep your home safe and in good condition
- Reduce the number of repairs needed, as repairs are both inconvenient and expensive
- Keep your home warm and weather-proof
You can find details of when your home is to be included within our planned works programme by accessing your Resident Portal.