Currently our repairs and maintenance contractor Mears and their sub-contractors carry out asbestos inspections and surveys.

Asbestos is a naturally occurring mineral that was used in a range of building materials and products from the 1950s to 1980s and is now banned from use. 

Asbestos was widely used in building materials and products because of its durability and heat-resistant qualities. Low levels of asbestos are commonly found in residential properties in:  

• decorative coatings on ceilings and walls (Artex) 
• floor tiles and adhesives 
• pipe insulation 
• some toilet cisterns 
• cement boards used for fire protection to communal shafts or ducts  

Although asbestos is a hazardous material, it is only dangerous if the fibres are disturbed and become airborne through activities such as drilling, sanding, cutting or if it’s broken up. It can also be dangerous if it’s in poor condition or damaged.  

Low level exposure to the fibres is unlikely to harm your health, and it is very unlikely that the levels of asbestos fibres found within your home will be harmful. 

However, if you have damaged asbestos materials in your home, you should contact Mears immediately. 

We carry out regular re-inspections of asbestos within the communal areas of our properties to monitor its condition and as required we will take necessary action to remove or to make it safe to ensure that it does not pose a risk. 

Before carrying out intrusive repairs or maintenance within our properties our contractors will review the asbestos register to identify any materials in the property containing asbestos to ensure that they can work safely. 

In certain circumstances they may also order additional asbestos surveys or sampling to ensure that they have identified all materials before starting work.

You cannot tell whether a product contains asbestos simply by looking at it. If you are concerned that you might have asbestos in your home, please contact us. We can provide the relevant details to you and, if necessary, arrange an asbestos survey for your home. 

Before carrying out any alterations to your property you should inform MKCC via a tenant alteration request.   Once your alteration request is submitted, we can review the asbestos register for your property and provide you relevant details to ensure that any authorised work can be carried out safely. If we do not hold an asbestos survey for your property, we may need to arrange for one to be done before an alteration request is approved.

Mould grows in damp conditions. It is not always easy to spot the cause of mould. However, sometimes Mears (who repair and maintain council homes on our behalf) might need to investigate further.

Condensation is the most common cause of mould. It happens when moist air meets a cold surface like a window or wall and tends to be worse in winter. Cooking, showering, and drying clothes puts moisture in the air so it’s important to balance these everyday activities by ventilating and heating your home properly. Damp can also be caused by a leaky gutter or roof, or by plumbing problems in your home and this may cause visible stains.

• Keep extractor fans on in kitchens and bathroom 
• Close internal doors when you cook or shower 
• Keep rooms warm - at least 18 degree 
• Open windows or use trickle vents (opening a bedroom window for 10 minutes when you get up can help 
• Dry clothes outdoors or use a vented tumble dryer. You can also use a clothes dryer in the bathroom with the door closed and window open 
• Leave a gap between furniture and external wall 
• Cover pans when cooking 

Please tell our repairs contractor Mears if you have persistent mould, a leaking pipe or roof: 

• Report it online at https://mearsmk.activehousing.co.uk/repairs-postcode-picker/ 
• Telephone: 0330 123 252 
• Email: dampandmould@mearsgroup.co.uk 

• Our contractors will look to carry out an initial inspection within 14 days or sooner 
• This inspection will include an interim mould wash if required. 
• If a mould wash is sufficient to resolve the issue our contractor will contact you within 6 weeks to ensure no mould has returned. 
• If further investigation is required an inspection will be booked with you by the damp and mould team.

We are dedicated to ensuring that the homes that we provide our residents are habitable, warm and free from damp and mould. The effective management of damp and mould within our properties is a priority and is managed accordingly to reduce risks to health of our tenants.

We work with our contractors to ensure there is a dedicated resource for the management of damp and mould within our properties and to ensure that reports of damp and mould are responded to with sensitivity and prioritised.

We and our contractors ensure that employees have suitable training to be able to effectively inspect, assess risk to occupiers, identify causation of damp and mould issues and produce suitable remedial action plans and carry out necessary remedial works. 

All damp and mould jobs raised to the contractor (from any source) are managed by the dedicated resource to ensure that:

• properties are inspected in line with contract timeframes (subject to future possible regulatory changes), 
• works needed are identified and completed in a timely way,
• damp and mould jobs receive follow up calls/inspections at 6 weeks, 3 months, and 6 months after work is completed to see if things are resolved,
• the tenants are kept informed at all steps through clear written and verbal communications in a timely manner,
• concise auditable records are kept on all damp and mould jobs to include dates and times of all actions taken, to include but not limited to phone calls, voice messages, text messages conversations, emails sent/received, letters sent, appointment dates, missed appointments, changes in appointments, works scheduled and completed etc,
• damp and mould cases are monitored over time to identify trends to manage available resources and see if there are any trends across the council homes,
• clear reporting and monitoring on works and any access issues or wider tenant support

Reports of damp and mould can come from a range of sources which may include:

• day to day reports of damp and mould direct to our contractor,
• day to day council officers and contractor’s operatives reporting damp and mould,
• complaints/escalations raised directly to contractor,
• complaints/escalations raised to us (internal, ombudsman or regulator),
• referrals from third parties,
• planned proactive works.

Whilst damp and mould can pose a risk to anyone’s health, certain people are more susceptible, such as:

• people with pre-existing health conditions,
• people with weakened immune systems,
• people living with mental health conditions,
• pregnant women, their unborn babies, and women who have recently given birth,
• children and young people,
• older people,
• people who are bedbound, housebound or who have mobility issues.

Where vulnerabilities have been identified to us we will work to ensure the best course of action is taken.

There is currently no statutory or guidance timeframes for responding to reports of damp and mould cases. However, we aim to inspect and complete any required interim mould washes within 14 days of the case being reported.

Where reports are identified as high risk, either due to severity or vulnerability of individuals within a property we aim to go a lot sooner. Then, where works are identified as needed, these are raised with the aim to complete them within 28 days of being raised.

We are working towards the goals as outlined within the consultation on Awaab’s Law with a view that the timeframes and recommendations presented will become the requirement. This will require additional resourcing and contractual adjustments to enable delivery. 

We meet with our contractors’ Damp and Mould team on a weekly basis to discuss open cases, monitor progress of individual cases, monitor performance against key indicators, and discuss more complex cases. Damp and Mould cases are tracked with the contractor’s system providing any supporting documentation. 

Tenants who have a damp and mould cases have follow up calls and/or inspections at 6-weeks, 3-months, and 6-months following the completion of work to check if the issue is resolved.

Addressing damp and mould is part of the “Council Plan”, with updates provided to senior management on a regular basis.

All initial reports of Damp and Mould are to actioned by the contractor in the first instance with initials inspections and a damp and mould wash aiming to be completed within 14 days of being reported.

Investigations of cases identified as high risk, new or ongoing complaints, where mould returns following works, or escalated to MKCC following initial inspections or works, are checked by MKCC’s dedicated Damp and Mould Surveyor. Surveyor inspections are done when needed. 

Where a report of damp and mould is received by the contractor’s call centre directly, calls are triaged to obtain sufficient information at the first point of contact to establish the severity of the issue and actioned accordingly either as a day-to-day repair or referral to the contractors Damp and Mould Team or MKCC surveyor for inspection.

All works are completed by competent contractors either directly employed by MKCCs main contractor or their sub-contractors.

All reports of damp and mould are recorded on a tracker by the contractor’s damp and mould team, or MKCCs. Where reports of damp and mould are raised via the contractors call centre and initial action is taken by day-to-day repairs, these jobs are captured on a weekly trigger report by the contractor’s repairs team and provided to the damp and mould team to be monitored.

Follow up inspections and calls are completed by the contractor’s damp and mould team or MKCC, with information to tenants in writing, email, text, at visits or by phone.

In cases where tenants require decanting either due to the risk to health or to enable some works to be completed, these are supported on a case-by-case basis, and we follow our decant process.  Interim mould washes are completed as necessary to remove any immediate risk.

Contractor’s operatives are able to report or escalate concerns around mould in any homes when doing other works. 

We will always ensure that we and our contractors respond sensitively to issues of damp and mould. This approach helps us support tenants and prioritize cases effectively.

Information on the causes of damp and mould and things tenants can do to reduce it as well as how to report it is on our website and we also share our damp and mould leaflet.

We aim to take a proactive approach to ensure that our properties safe and are to standard. 

We monitor reports of mould across our council homes so that we can take preventative action as needed and also look identify any property trends.

This includes the use of technology for more complex cases to investigate issues through the use of environmental monitors which we are currently trialling. These give us and our tenants information on temperature, humidity, air quality, heat loss risk, and damp risk etc in the home. 

Our contractor’s operatives and phone handlers have been provided with suitable training to be able to triage reports, identify damp and mould, and be able to provide basic advice to tenants and be able to know when to escalate cases to the damp and mould team.

Our frontline housing colleagues have received training on damp and mould to enable them to provide advice on good practice and to allow them to triage cases appropriately so that cases are referred to the damp and mould team as required. 

We are investing in a programme of condition surveys for all of our Council homes so we know what condition they are in and can appropriately prioritise investment and identify any property archetype themes. 

• Linked with wider work on consumer standards, establish, across all teams that deliver Housing Services, a set induction and training process that includes damp and mould.
• As we mobilise more modules within the Housing Software system, NEC, transition towards holding damp and mould case information and work in NEC.
• Set out Housing Service wide damp and mould training routine.

Read in-depth guidance on damp, mould and the responsibilities of landlords here.

Our repairs and maintenance contractor Mears and their sub-contractors carry out electrical safety checks.

MKCC are responsible for carrying out electrical testing within your home and communal areas.  It’s a legal requirement as your landlord to test the sockets, lights, smoke detectors and consumer unit/fuseboard. 

This testing occurs every five years to ensure everything we are responsible for is in a safe working condition.  

During your electrical safety appointment, we also ensure there is suitable fire detection and mechanical ventilation in your home. Where required, upgrades will be carried out. 

Our contractor will write to you before your electrical safety test is due to arrange an appointment.  They will do their best to make an appointment at a time and date that suits you, and if you need to rearrange it get in touch as soon as possible.   

It is a breach of your tenancy if our contractor is unable to get into your home to carry out these important tests.  We may seek legal action to gain access and make sure you and your neighbours are safe. If this happens, you may be liable for these costs. 

Before your electrical safety appointment, you should: 

• Remove any personal belongings from around your meter, consumer unit/fuse board and sockets to allow easy access. 
• Provide access to the whole property so all lights and sockets can be tested. 
• If you have a pre-payment electric meter, make sure you have enough credit for the safety tests to be completed. 

It’s important that you look after your electrical equipment and appliances, just because something works doesn't mean it's safe.  

Make sure your home is safe: 

• Always make sure electrical appliances have a British or European safety mark when you buy them. 
• You should inspect electrical fittings and equipment to make sure they're in good condition. 
• Do not overload sockets – try to keep to one plug per socket, especially for high powered appliances like washing machines. 
• Avoid where possible the use of extension leads and multi-plug adaptors. 
• Don’t buy cheap counterfeit chargers for items that use lithium batteries, and never leave phones or laptops plugged in to charge overnight. 
• Don’t carry out your own electrical repairs. If you think a socket in your property or an electrical supply in a communal area is damaged or faulty report this to Mears.   

If you're a leaseholder or shared owner, you must keep your electrical appliances in good working order.  Remember, all electrical work or repairs must always be done by a NICEIC-registered electrician.   

Currently our repairs and maintenance contractor Mears complete Fire Risk Assessments, Fire Door Inspections, and Fire door replacements. 

MKCC have a duty to ensure you are safe in your home. There are different ways we do this: 

Fire Risk Assessments:  

• We carry out fire risk assessments to identify any risk. 
• We carry out necessary works to reduce risk. 

Keeping communal areas tidy and safe:  

• We carry out frequent inspections of communal areas. 
• We make sure fire escape routes are kept clear of trip and fire hazards. 
• We carry out testing of emergency lighting. 

Fire Doors:  

• We install and maintain fire doors to individual properties and within communal areas. 
• We carry out regular inspections of fire doors and complete repairs as necessary. 

Fire Detection:  

• It is our responsibility to ensure that you have working fire and carbon monoxide detection within your home. 

Fire Safety Information:  

• We share fire safety information with residents annually.  

• Keep communal areas tidy and safe: Communal areas and escape routes should be kept clear. Items left in communal areas may be removed. 
• Fire Doors: Report any damage or concerns about fire doors to Mears. 
• Fire Detection: Smoke alarms save lives.  Test your smoke alarm every month. Report any damage or concerns to Mears. 
• Electrical Safety – e-bikes, e-scooters, mobility scooters: Never charge your bike/scooter/mobility device in communal areas.  If you charge your them inside your home only do it during waking hours. 
• Electrical safety - appliances, chargers: 
  • Always make sure electrical appliances have a British or European safety mark when you buy them. 
  • You should inspect electrical fittings and equipment to make sure they're in good condition. 
  • Do not overload sockets – try to keep to one plug per socket, especially for high powered appliances like washing machines. 
  • Avoid where possible the use of extension leads and multi-plug adaptors. 
  • Don’t buy cheap counterfeit chargers for items that use lithium batteries, and never leave phones or laptops plugged in to charge overnight. 
  • Don’t carry out your own electrical repairs. If you think a socket in your property or an electrical supply in a communal area is damaged or faulty report this to Mears. 
• Fire plan: Have a plan if your smoke alarm goes off. Do not try to put out a fire yourself. Call 999 and ask for the fire and rescue service and be ready to provide your location. If you live in a block of flats, familiarise yourself with the local fire action plan published in the communal areas. 
• Kitchen safety: Don’t leave children alone in the kitchen when the hob or oven is on and be extra careful when cooking with hot oil. 
• Cigarette safety: Do not smoke in communal areas.  Ensure cigarettes are completely extinguished after smoking and disposed of safely in your home. 
• Candle safety: Use a holder for candles and keep them away from flammable items like curtains and papers. 

If you suspect there is a gas leak:  

• open all doors and windows straight away 
• shut off the gas supply at the mains (a large lever usually next to the gas meter) 
• call the National Gas Emergency Service on 0800 111 999 
• don't light matches, lighters and cigarettes 
• don't turn electrical switches on or off  

If you suspect a carbon monoxide leak:  

• open all doors and windows straight away 
• shut off the gas supply at the mains (a large lever usually next to the gas meter) 
• call the National Gas Emergency Service on 0800 111 999 
• contact Mears so we can arrange for a safety inspection 

Our repairs and maintenance contractor Mears and their sub-contractors carry out gas safety checks. 

• It is a legal requirement as your landlord to test all gas appliances in your home annually, this makes sure they are safe to use. 
• During your gas safety appointment, we also inspect and test your carbon monoxide and smoke detectors.   
• Our contractor will write to you two months before your gas safety inspection is due to arrange an appointment.  They will do their best to make an appointment at a time and date that suits you, and if you need to rearrange it get in touch as soon as possible.   
• It is a breach of your tenancy if our contractor is unable to get into your home to carry out this important inspection.  We may seek legal action to gain access and make sure you and your neighbours are safe. If this happens, you may be liable for these costs. 

Before your gas safety appointment you should: 

• Remove any personal belongings from around your gas meter, boiler, and any hot water cylinders to allow easy access. 
• If you have a pre-payment gas meter, make sure you have enough credit for the safety inspection to be completed. 

Never:  

• use a gas appliance if you think it’s not working properly 
• cover an appliance with anything 
• block or obstruct any fixed ventilation grilles or airbricks 
• block or cover outside flues 

If you’re a leaseholder or shared owner, you must keep your gas appliances in good condition. You should appoint a registered Gas Safe engineer to do an annual gas safety inspection of any gas appliances in your home. If you sublet your home, this is a legal requirement.  

Our insurance provider BES carry out inspections of our passenger lifts. 

Our repairs and maintenance contractor Mears carry out servicing of passenger lifts, stairlifts and hoists, and through floor lifts.

We ensure that all lifts and stairlifts are serviced and maintained according to legislative requirements for safety and reliability.

If you identify an issue with a passenger lift, a stairlift or hoist in your property or block that we maintain please report to Mears. 

Currently our repairs and maintenance contractor Mears carry out our water hygiene inspections and maintenance. 

We carry out Legionella risk assessments to all properties with communal hot and cold water systems. 

Where we have communal hot and cold water systems we also carry out Planned Preventative Maintenance which includes (but not limited to): 

• Monthly water temperature checks 
• Weekly Flushing of infrequently used outlets 
• Cold Water Storage tank inspections 
• TMV servicing 

Where water tanks are present in domestic properties, we will carry inspections and cleans as required. 

There are things you can do to reduce the risk of bacteria growing within your water system: 

• Regularly use hot and cold water taps/showers inside and outside your home. If you’ve been away for a few days or you’re just moving in, run your taps for a few minutes to flush them through until the water cools down or heats up to the correct temperature. 
• Keep your hot water storage temperature at a minimum of 60°C/140°F. You can control the temperature using your hot water cylinder or combination boiler. 
• If you're going on holiday for more than two weeks, consider turning the stop cock off and running your taps and flushing your toilet. This is so water doesn't sit in the pipes or cistern while you're away as this can allow bacteria to grow. 
• When rinsing food or other items, don't allow them to touch the spout of the tap. 
• Clean showerheads and taps regularly to prevent limescale from building up. 
• After cleaning showerheads and taps, always run the water for several moments to remove any cleaning product. 
• Run hot water through taps and showers for about 5 to 10 minutes once every three months. 

You should report to Mears if you notice any problems with either the hot (hot water system not heating up properly) or cold (the cold water system is not running cold) water or if you notice debris or discoloration in the water.