Intruder alarm systems - servicing/maintenance

(This also includes intruder alarm system - monitoring costs, CCTV systems, guards, and staffing)

Building security and that of residents is important to us and we need to balance security measures with the fact that where you live is your home and we can’t have security being too intrusive.  Generally, we do not install alarm systems in blocks of flats, but close circuit television has been installed to come blocks, where security has been an issue. These systems normally run without issues and do not need to be serviced. Repairs are only necessary when a fault arises.

 

Fall arrest/Man-Safe system servicing

These are systems which you will find on the roof of most multi story buildings, such as blocks of flats. They are normally placed around the outer edge of the roof area and consist of rails and secure points which anyone working on the roof has to secure themselves to when working at the height, so they cannot fall off the roof and come to harm. Because of the safety nature of this equipment, it needs to be services and inspected once a year.

Lightning conductor servicing and maintenance

In older buildings and those with metal structures, such as a Church you may have seen a metal stripe running down the wall. This protects the building in the event of a lightning strike. Like most equipment it should be checked at least once a year.

 

Periodic testing

Where a building has a fire alarm system, this should be tested on a regular basis to make sure that it is working correctly and there are no faults with the system or any of the equipment connected to it. Normally landlords will test fire systems on a weekly basis, and this is done when the system is placed in "silent mode" so that the alarms do not sound. Some regular fire system tests are completed by our trained caretakers.

 

Fire risk assessments

Legislation in respect of fire safety has been massively revised and improved in the last decade and this has focused on the safety and welfare of residents and the design and management of buildings. As a general rule any building that consists of residential dwellings and has communal shared areas needs to have a fire risk assessment completed.  The frequency of assessments is determined by the type and use of the accommodation, for example, a sheltered housing scheme for the elderly, or a homeless hostel would be considered to be a High risk building and would therefore have a fire risk assessment completed every year.

Blocks with communal rooms may be every two years and smaller blocks of flats with just a single hallway, may be assessed say every 3 years. The frequency is set after the first FRA is completed. Assessments look at a number of things; these include identifying fire hazards, identifying people at risk, evaluating, removing, and reducing risks, preparing and maintaining records and evacuation plans. In addition to FRA's we also need to complete inspections of fire doors on an annual or every two years, depending on where they are located.

Remedial works after FRA

After a fire risk assessment is completed, the report may recommend that additional works need to be completed to reduce and remove any fire risks. An example of this would be where signage has been removed and needs to be replaced, or perhaps made clearer to residents. Where works may be of a structural nature, for tenants this would be covered by the rent and for leaseholders subject to lease covenants.

 

TV aerials and systems

Today’s modern technology of satellite, cable and wi-fi enabled television services a number of our buildings have been fitted with TV aerial systems, where one receiver provides signal to multiple properties. This can save having many dishes and aerials on the same building. Generally, this equipment consists of cabling to provide individual properties with a signal and the "black box" which deals with the television receiver, such as Sky or Virgin cable. Practically the cabling network will last for years, but the technology in the black box only has a useful life cycle of between 5 and 8 years, as developments in recreational broadcasting continue to move at pace.

Passenger lifts Periodic Servicing

A small number of our buildings have passenger lifts fitted. Lifts are complex pieces of equipment and need to be inspected and regularly serviced. Passenger lifts generally have monthly service visits and inspections. When faults arise, they need to be attended by qualified engineers.

Annual Technical / Engineering Inspections

Depending on the type and size of the lifts the landlord may need to arrange for an annual Technical Inspection to be completed. This is often a requirement requested by the landlord’s insurance company before they will insure buildings.

Repairs and Maintenance Provision

Often the use of a passenger lift is vital to the independence of residents that need the lift to move between floors on the building that they live in, so when a fault arises it’s important that the landlord makes arrangements to bring any lift back into service as quickly as possible. Unfortunately, from time to time a new part is needed to complete the repairs and these may not always be easily located and available by the contractor.

Stairlift annual servicing

As a landlord we may have some rented properties where it has been necessary to install a stairlift to enable the tenant to remain in their home. This equipment needs to be well maintained and repaired when faults arise. This is a sensitive subject as the equipment is vital to the tenant’s mobility. Often stakeholder groups discuss how these costs should be covered and we will discuss these charges with the tenant and leaseholder group as part of the consultation. We have around 120 housing properties where a private stairlift has been installed.

LOLER Inspections

LOLER means Lifting Operations and Lifting Equipment Regulations 1998 - these cover the installation, maintenance, and inspection of lifts, stairlifts and lifting equipment like hoists. This equipment must be inspected at least once a year. Stairlifts are serviced twice a year.

 

Hardwired warden call system

Tenants living in sheltered accommodation may have a hard-wired alarm system in their home, which is connected to pull cords in each room, They may also have a pendant that they can wear around their neck, or a call button on a wrist strap. By using the alarm, it alerts out Control Centre that there may be an emergency and that the resident may need help. This equipment can also be connected to smoke and heat alarms and the buildings fire alarm system.

Dispersed alarms

These provide the same service as a hard-wired alarm system but are provided by a standalone piece of equipment which looks and acts like a telephone. Normally users will have a pendant and not pull cords in their homes.

Additional equipment

Alarm equipment can be connected to a number of additional devices which manage and monitor both the resident and the environment. Currently we do not provide this type of additional equipment.

 

Annual Fire Certification

The are a number of Acts of Parliament and Regulations which landlords have to comply with to ensure the safety and welfare of their residents.  Some properties for example commercial premises need to be issued with a fire certificate. Where firefighting equipment like fire extinguisher are present these may be certified by the issue of an annual certificate.

Fire extinguisher

(This includes fire blankets)

Some buildings will have firefighting equipment installed and this must be checked and serviced by a qualified and competent engineer at least once a year. Generally, these items have a life span of 10 years before they need to be replaced with new.

Dry risers

(This includes sprinkler systems)

A dry riser is a network of water pipes that supply water to each level of a building to assist fire fighters. The network of pipes may be connected to sprinklers that will activate and disperse water should a fire be detected. Dry risers need to be charge and pressure tested twice a year.

 

Door entry systems

These are generally found in blocks of flats or sheltered housing schemes and control who can gain access to the building.  A door entry system is made up of a number of components. For this item all of the costs of repairing and maintaining the system are included. The main two items are the main panel which you will find near to the main door to the building, and a Control system. Visitors use the main panel to contact residents, so they can be identified and then let into the building. Inside each property will be either an intercom system or a telephone which residents use to answer the call. Some systems may have video, where the resident can see who is at the main door. In between the panel and the intercom is a network of wires connecting the two devices. Modern devices may use things like Bluetooth to connect the system. Residents may also have cards or key fobs to be able to access the building. These are controlled by a PAC system - this is the Physical Access Control. This is the software which makes the system work and controls which key fobs work and when access can be gained, for example a Trade Button function which some PAC systems have as an option.

Fire alarm systems (FAS)

The main part of a FAS is the control panel which monitors various communal parts of the building. These systems are installed in buildings which need to be monitored in the event of fire, so you will generally find them in blocks of flats and sheltered housing schemes. This panel can be connected to Fire Call buttons, the red buttons you see on walls, smoke and heat detectors normally found on ceilings and also sprinkler systems which would put out any fire if the system detected a fire. In some buildings the fire alarm system might be monitored by a control centre.

Emergency lighting

This is located in corridors, hallways and staircases and works when there is a power failure to the normal lighting. In the event of a fire, it will be used to guide residents to safety and as a result needs to be checked and maintained on a regular basis. In addition to the lights inside, some sites may have lighting on buildings and in open spaces to light up pathways and access points. You will also see the small white switches in communal areas, which are used to test the lighting.

Smoke and Heat Detectors

In recent years in response to some high-profile fire related incidents the law around fire detection and prevention has been strengthened and landlords must now install fire detectors in their properties to protect their tenants and leaseholders. These can be connected to main building fire alarm systems or be independent for a single property. Regulations require landlords to inspect and test this equipment once a year.

PAT testing - annual testing

PAT stands for Portable Appliance Testing. The easiest way to describe equipment that has to be PAT tested is that if it has moving parts, a cable and is plugged into a power supply then it’s likely to need to be PAT tested on a regular basis. Landlords have to risk assess equipment based on where it is located and how much it is used and ensure that adequate testing is completed. For high use equipment such as kettles in sheltered schemes and washing machines this may be every 3 to 6 months. Other equipment such as television in Common Rooms may only need to be tested once a year. Luckily, a PAT test is relatively cheap to complete, normally costing pennies per item. Some PAT tests are completed by some trained caretakers.

 

Communal fridges

(This includes also communal freezers, communal fridge freezers, and dishwashers)

Where a scheme has a communal room, such as a sheltered housing block, they may have a kitchen used by residents. White goods such as fridges and freezers and potentially cookers all need to be serviced, tested and if they develop a fault, repaired.

Washing machines

(This includes also tumble driers, and spin driers)

We do have some schemes which have laundry facilities which are shared by the residents that live at the scheme. Equipment such as washing machines need to be well maintained and sterilized to keep residents safe and the equipment fresh and working as it should do. Items like tumble driers have filters and these need to be removed and cleaned on a regular basis. All these items of course use electricity.

Ventilation systems

Some of our buildings have what are called AOV systems - Automated Opening Vents. These are connected to fire detection and fire alarm systems and operate in the event of a fire to allow smoke to leave communal areas, thus providing better escape routes for residents. We do not have any buildings with other ventilation system such as air conditioning that are residential.

MVHR systems

MVHR means Mechanical Ventilation with Heat Recovery - some buildings may have then to provide fresh air whilst retaining the heat in the building. These can often be found in new buildings containing flats.

Water hygiene - Legionella risk assessment and associated water testing

Good water management is critical to properties that have shared water facilities. A Legionella Risk assessment usually takes place every two years where properties have shared equipment and plant such as a water storage tank or a tap or water heater. To ensure that water quality is maintained, and Legionella does not arise. This is achieved by regular periodic water testing and where necessary water treatments. This is a specialised task normally completed by companies who perform these tasks for landlords and companies, as this ensures that tasks are completed as required by guidance and best practice.

TMV - Thermostatic value testing

This piece of equipment can best be described as a Smart Hot tap. It measures the temperature of the water and stops its going higher than a maximum temperature set. These are likely to be installed in sheltered housing or used in housing for people with special needs to protect them from burning themselves. Like most equipment of this type, it needs to be services on a regular basis, but at least once a year.

Tank inspections, cleaning and maintenance

A number of our larger housing developments have water tanks installed as this ensures that when residents turn on their taps there is enough water pressure to provide them with water on demand. These water tanks need to be regularly checked, cleaned, and descaled to stop debris from building up in the system.

Water pressure and sump pumps and water heaters

Buildings that have multiple stories often have water tanks in the roof / loft spaces and these are provided by water that is pumped up from ground level. These pumps ensure enough water is available to residents and also that the water pressure is adequate.  Like all electrical equipment it needs to be services and repaired when faults arise.