Transcript
Tenant’s Guide to Maintenance
Introduction At Parks Residential we want your time in the property to be enjoyable and stress free. This guide is to assist you in making decisions should you incur a maintenance problem to ensure the correct action is taken. Parks Residential’s Property Management Team is always happy to assist you, whether you require advice on your tenancy agreement or the arrangement of maintenance, we are only a phone call away. This guide is not a replacement to our service, but an aid and our staff will always welcome your call.
What we expect from you as tenants
To live in and treat the property in a tenant like manner; this means to look after the property as you would your own home and deal with maintenance issues which arise that are within your capabilities. The following are examples of what tenants are expected to be able to deal with:
Replacing Light Bulbs. Replacing Batteries in smoke alarms, doorbells and thermostats. Tightening loose screws, for example in door handles. Checking fuses when they trip and replacing where required. Bleeding Radiators. Cleaning of mould if formed.
In addition to the points listed above, if you can safely carry out a small task within the property without the chance of causing damage, we invite you to do so.
Heating Systems
Downloading a boiler manual If you experience difficulties when using the boiler installed at your property we suggest referring to the boiler manual before contacting Parks or your Landlord. If you can cannot not locate this manual in the property we ask you to use a search engine on the internet and try and locate one online. All you will require is the make and model of the boiler that can be found somewhere on the appliance. (You can also use this method where re you experience problems using other appliances in the property)
The difference between boiler heated water and immersion heated water Domestically, water is traditionally heated in vessels known as water heaters,, hot water cylinder or immersion heaters.. These metal vessels heat a batch of water but do not produce a continual supply of heated water at a preset temperature. The temperature will vary based on the consumption rate of hot water, use more and the water becomes cooler. An alternative to this method is heating water through use of a Combi boiler. A combi boiler is both a high high-efficiency efficiency water heater and a central heating boiler combined within one compact unit. Therefore, no separate hot water cylinder is required, offering space saving within the property. If you are not sure how the hot water in your property is supplied the easiest way to identify is to look for an immersion tank or hot water cylinder. If you cannot locate this your hot water is most likely provided by a Combi Boiler. Should you have a problem with your hot water supply it is essential to know what device your hot water is provided by to ensure the correct contractor is used.
Controlling Gas Central Heating (GCH) A thermostat is the component of control which regulates the temperature of a system so that the temperature is maintained near a desired set temperature. The thermostat does this by switching heating or cooling devices on or off, or regulating the flow of a heat tran transfer sfer fluid as needed, to maintain the correct temperature. There are different types of thermostats used in properties; Manual thermostats, digital thermostats, and thermostatic valves. A manual thermostat will look similar to the image on the left. Thi Thiss is normally found on the wall in the main corridor of the property and can be set to the desired temperature you would like the rooms to reach. A digital Thermostat will look similar to the image to the right. Again this can be used to control the proper properties heating system to reach the temperature desired. The other common thermostats used are thermostatic radiator valves as per the below image. These can be used to set each individual radiator to reach the desired temperature required. When calling to rreport eport a problem with controlling the heating it is important to know which type of thermostat you have in your property to insure the engineer comes prepared for the correct job. If the property you reside does not have any of the above thermostats it may be that the temperature is controlled via a dial or thermostat on the boiler itself. If this is the case please revert back to the section, Downloading a boiler manual.
Leaving heating on low over winter to prevent pipes freezing It is advised that at Gas Central heating systems are left on a low setting over the winter period even when the property is unoccupied. Where there is a timer on the system the heating only needs to come on for a couple of hours a day. This will prevent the water in the sys systems tems pipes from freezing which can cause damage to the system including pipes cracking and causing leaks.
Storage Heaters A storage heater is an electrical heater which stores thermal energy during the evening, or at night when base load electricity is available at lower cost, and releases the heat during the day as required. It is a good idea to set overnight charging correctly otherwise you may find there is insufficient storage for the next day's requirements. The majority of storage heaters have at least two setting dials. One is for setti setting the input requirement (i.e. the amount of charge that will go into the heater overnight), and the second dial is for controlling the heat output during the day and evening. The secret is getting into the habit of monitoring the weather forecast, so that for instance, if it is forecast to drop in temperature the following day, increase the input setting, so that the unit will gain enough heat charge to release the next day; and vice-versa versa should the forecast be for a rise in temperature. The output dial sshould be altered to suit your homes' occupancy. For instance, homes that are occupied only towards the end of the day, the output would be closed down, to save more heat for later, when the output can be opened up to release more heat. It is important in this his case to remember to close down the output control last thing at night so that the next day the heat is not mostly lost during the day. Setting storage heaters is a skill that develops over time as you get more familiar with the characteristics of your heaters but generally most people start with the input setting in the mid range and adjust up or down as their experience dictates. Well insulated homes are not nearly so affected by external temperature swings and once a optimum setting has been found, itt should only require changing to reflect changing season and on the odd time when very cold periods are forecast. Storage heaters in less well insulated homes will require the input setting adjusting more often
What constitutes an emergency?
If you experience no Heating or Hot water throughout the property this is not classed as an immediate emergency as long as the managing agent or Landlord is seen to be acting straight away. If the heating and hot water fails out of office hours it is expected for an electric heater to be used and water to be heated through use of a kettle or hob to have a wash as a temporary measure. Should the office be closed for longer than 48 hours (for example longer than a weekend) we would then agree that an engineer could attend to carry out a temporary fix.
A Major water leak which is likely to cause immediate damage to the property or neighbouring properties, or that could cause immediate danger to the occupiers, including flooding in the property would be classed as an emergency. If you have water coming through from the flat above please try to contact them first to prevent further water damage. When a leak is occurring, shutting off the water supply is required immediately. This can either be done by using the stop cock in the property or using the main shut off valve located next to the water meter, normally to the front of the property next the water meter under a small drain cover. If ceilings begin to bulge it is recommended that a small hole, not much bigger than a pen nib, is made to release any build up of water and prevent the ceiling to collapse.
No electricity supply, please ensure you have checked the fuse box and that this effects just your property and not the whole street. If the whole street is affected it is more likely to be a problem with the supplier.
Fire alarms activated – check property, if fire found leave immediately and call 999 and ask for the fire brigade. If you are in a large building with a communal fire alarm system, leave your property and make your way to the buildings fire assembly point. Should this be a false alarm or faults with the system please locate the main fire alarm control panel where instructions should be displayed. Failing any clear instructions contact the phone number displayed on the unit.
Should you suspect a Gas Leak please contact Transco on 0800 111 999, open all windows and leave the property. Do not use electronic devices or use anything with an open flame near the building.
In the event that a Ceiling, wall or flooring should collapse please vacate the affected area to prevent injury should a further collapse take place and contact Parks.
Should one of the above emergencies occur and you are in a property managed by Parks please contact 01273 202089. If your property is managed by the Landlord please contact them on the details you have been provided. If the emergency occurs out of office hours you are asked to assess the situation. If the situation allows you to wait until the office re-opens please do so. If you require immediate attention attached to this document is a list of contractors approved by Parks Residential.
Please note should you instruct works to be carried out and it is found not to be classed as an emergency you may be liable for paym payment of any invoice related to the situation.
How to read a utility meters
Electricity Meter: There are 2 standard types of electricity meter, mechanical and digital.
Mechanical Meter:
The utility companies only require the black digits. When the needl needle e is pointing directly at a digit you read that number. If a needle is between two digits you take the lower digit.
Digital Meter:
A digital meter will show a single reading, two readings or sometimes three readings.
When a single reading is shown, own, this is the meter reading you provide utility companies. They will not require the numbers after the decimal point. If two readings are shown these will be labelled Low and Normal (sometimes high) or 1 & 2. The Utility companies will need both these rreadings eadings excluding the numbers after the decimal point. If three readings are shown these will be labelled Low, Normal (High) and Total or 1, 2 & T. The utility companies will need all three readings excluding the numbers after the decimal point.
Gas Meters:
When a Gas company asks for a meter reading they require the digits in the black sections of the meter, they do not require the red digits. There are usually 4 or 5 digits shown in the black section.
Water Meter:
Water utility companies willl require all numbers displayed in the meter reading section of the meter.
Condensation and Black Spot Mould
Condensation is a common problem in many homes and as a Tenant it is your responsibility to ensure that no damage occurs to the property you are renting through the build-up up of black spot mould. Moreover the effects of condensation will lessen your enjoyment of the property during your Tenancy. Please read the following information regarding condensation and ensure you follow our guidelines to protect prot your home: What is condensation? Condensation can be seen as small droplets of water upon surfaces in the home. If left for a period of time, or allowed to continue, this will create small areas of black spot mould on the effected surface. Over a longer longe period of time this black spot mould will stain the surface on a permanent basis.
What causes condensation?
Condensation occurs when warm moist air settles on a cold surface. Condensation is most likely to occur in cold weather when the building itself is cold and the warm moist air inside the property cannot be released, as windows are usually kept closed. Condensation is likely to appear in bathrooms and kitchens where the air is often steamy, as well as behind furniture where areas of “dead air” are created and ventilation is difficult. How to avoid condensation occurring: 1) IMPROVING VENTILATION – this will significantly help to disperse internal moisture and can be done simply by opening windows for a small period of time, for as little as 1-2 hours per day 2) BLEACHES – To clear the mould area, use a ratio of 1 cup of bleach to 10 cups of water, increase steadily if heavy moulds have penetrated the area. 3) WALL VENTS, EXTRACTION FANS – can all help towards combating the issue 4) DEHUMIDIFIERS – when they are provided, they will help reduce the amount of moisture in the air 5) HEATING SETTINGS – the average room temperature is 20 degrees. At this temperature the air hasn’t got a great deal of moisture in it therefore it shouldn’t suffer from B.S.M, however, in some properties it can still occur. Mild problems can be easily dealt with by using sufficient bleaches such as fungal wash that is normally available at many home stores. By using these washes, the moulds should be killed and should help prevent the problem occurring. If the temperature is higher than this there will be more moisture in the air and this will increase the possibility of mould appearing. 6) ANTI MOULD PAINTS – these are very useful in controlling the ability for moulds to surface particularly in areas such as kitchens and bathrooms; Although they are not guaranteed to combat the issue if the ventilation is not kept to a good standard. We would ask if you are thinking of using anti mould paints to seek your landlord’s written authorisation first.
Defrosting Freezers and Freezer compartments in fridges
Regular maintenance gives a freezer and your frozen food a longer life! Regular checks and up keeping will help you save you money by keeping your foods as fresh and tasty as the day you purchased them and for longer. Make sure you regularly defrost your freezer - this will help preserve your food at the correct temperature (about -18 degrees Celsius) and help your freezer minimise energy waste. A good way to know that it is time to defrost is when you see around 1/2 inch thickness of ice around the inside of the freezer. Another way is to look out for ice crystals forming on packages. Luckily most freezers today are made to be frostfree and require little or no defrosting. However if you have an older model and you want to keep it running efficiently, use these steps to do so. Taking the time to defrost periodically will save you the headache of having a huge mess later down the road
Follow these tips for safety in thawing
Wrap frozen items in newspaper and place in a box in a cold area Unplug freezer and wedge open door Remove freezer drawers Place towels or any type of absorbent material at the bottom and in front of the freezer to mop up the water as the ice thaws Do not use any sharp implements to remove the ice build up from the freezer, as this will damage the appliance Once all the ice has thawed, clean the freezer and drawers with warm water Wipe the freezer dry and replace the drawers Plug freezer back into the mains and make sure the thermostat is set correctly Re-pack the freezer
Please note placing a container of boiling water into the freezer will speed up the thawing process. Should it be found the appliance is damaged due to tenants not following the above tips the landlord may be in a position to propose any costs incurred onto the tenants.
Guidelines on Preventing Legionnaires Disease The Health and Safety Executive has issued a revised Code of Practice regarding the control of legionella bacteria in water systems. This underlines the legal requirements for landlords and managing agents to ensure that the risk from exposure to legionella from all water systems in residential rental premises is controlled. One of our Legal requirements is to include the below information to Tenants. Ways to check for potential Legionella bacteria are to undertake a risk assessment which should include: Whether the conditions are right for bacteria to flourish in water temperatures from 20 to 45 degrees. Areas of stagnant water, infrequently used outlets, debris in the system and thermostatic mixing valves should be inspected. Parks will check for these on their inspections. If you are a tenant such as an older person or those already ill might be vulnerable to infection and should let your agent know. Steps to control could include: To raise the temperature of warm water. However, care must be taken that this does not lead to possible problems with burning or scalding. Disinfect the system- regular cleaning of water outlets and vessels. Keep water systems covered and free from debris – if you notice water systems such as water tanks and immersions are uncovered please let Parks know Regularly flushing through systems that are rarely used, such as showers, baths and basin to name a few.
Approved Contractors for Emergency Use Please note when a contractor is instructed direct by a tenant, the tenant is then liable for the invoice to be paid. If, on report and proof of the invoice, it is agreed by the Landlord that the works were that of an emergency, the invoice can either be paid by the Landlord or where a tenant has already paid the invoice, reimbursement made.
Gas Leaks: •
Transco – 0800 111 999
Heating/Hot water and Plumbing issues: • Safe Gas Plumbing and Heating – 07925 652365 • L.W.L heating - 07860 815477
Electrical issues: •
AJ Electrical – 07793081118
