Our estate inspections assess the condition and upkeep of our neighbourhoods to help keep them safe and clean. 

About our estate inspections

Here's a summary of what happens during our estate inspections:

  • we check to make sure health and safety compliance in communal areas
  • we check for any repairs that need undertaking in communal areas
  • we check for any issues that need resolving in communal areas, such as antisocial behaviour
  • we check to make sure communal areas are clean, safe and secure
  • we involve residents in the inspection
  • we make sure fire risk assessment actions are completed
  • we monitor the progress of actions outstanding from previous inspections
  • we review the work and performance of our estate maintenance and cleaning contractors
  • we enforce our zero-tolerance approach to goods left in communal areas

How we grade our estate inspections

Most of our estate inspections are graded using our own ‘Met’ or ‘Not met' assessment:

  • Met - the estate is well-maintained, clean, tidy and safe
  • Not met - the estate conditions have not passed the ‘Met’ criteria and require action

When an estate is given the ‘Not met’ grade, we'll provide funding and resources to bring it to the required standard.  

An estate will be given the ‘Met’ grade if it passes the following criteria in both indoor and outdoor areas:
  • Indoors

    Entrance and lobby

    • no items in communal areas are rated as high-risk
    • the ‘dust test’ confirms area is visibly clean although an odd minor mark is present
    • area is swept and free of litter and looks well-maintained
    • no bulk rubbish
    • floor coverings/surfaces, including sunken entrance mats, are in good condition and surfaces are not uneven by more than 5mm

    Door entry system

    • the door entry system is in good working order

    Signage and noticeboards

    • fire/health and safety signage are up to date and easily visible
    • noticeboards, online and physical, are up-to-date and contain relevant information for residents

    Stairs and handrails

    • stairs and handrails are safe, clean and there is evidence of scheduled cleaning
    • stairs have safety strips/treads in good condition. If there are no safety trips/treads, then the stairs are in good condition

    Floors and landings

    • no items left in communal areas
    • the ‘dust test’ confirms area is visibly clean although an odd minor mark is present
    • the area is swept and free of litter
    • floor coverings/surfaces, including sunken entrance mats, are in good condition and surfaces are not uneven by more than 5mm

    Communal doors

    • security equipment (door magnets and locks) in good working order
    • handles in good working order
    • no sign of damage or graffiti
    • only minor dents or scratches due to wear and tear

    Internal walls

    • clean walls
    • allowance for some marks/dents and minor scuffing on walls
    • no sign of damage or graffiti

    Windows and windowsills

    • clean windows/sills
    • window restrictors/limiter (to 100mm max) installed on 2nd floor (and above) windows and are in good working order
    • no sign of damage

    Internal lighting

    • lighting in good repair and working order
    • light and surrounding areas clean of dust and cobwebs

    Lifts

    • lift should be in working order. If not, repair should be requested
    • lighting in good working order
    • clean and free from graffiti
    • signage clean and visible
  • Outdoors

    Grass areas and landscaping

    • grass and bedding areas well-maintained
    • swept and cleaned of litter and leaves
    • trees and hedges are of a reasonable height and well-maintained
    • no fly-tipping
    • no bulk rubbish
    • no hazardous items, for example, broken glass/needles

    Pavements and walkways

    • pavements have been swept and no build-up of debris or weeds
    • all surfaces are even (less than 20mm - approximately the size of a 1p coin) and in a safe condition
    • areas are free of litter
    • no bulk rubbish
    • no hazardous items
    • no significant build-up of moss or weeds
    • areas are well-lit and maintained

    Boundaries, gates and fencing

    • boundaries and fencing in good condition
    • gates are secure and locks are in good working order

    Parking areas, roads, and bollards

    • no abandoned or nuisance vehicles
    • all surfaces are even (less than 20mm approximately the size of a 1p coin) and in safe condition
    • parking areas are free of litter and bulk rubbish

    Play areas and equipment

    • play equipment is safe to use and in good working order
    • play areas are free of litter and hazardous items
    • bins are not overflowing
    • outdoor furniture is in good condition and safe to use

    Bin stores and chutes

    • the area is clean and tidy
    • the area is free of bad odours
    • bin chutes are free from blockage
    • bin store is well maintained and in good condition
    • no bulk rubbish or hazardous items

    Sheds and garages

    • garages are in a useable condition
    • secure and well-lit
    • little or no litter/bulk rubbish
    • no evidence of graffiti

    External walls

    • wall is well-maintained
    • no evidence of graffiti

    Windows

    • visibly clean windows
    • no sign of damage

    Roofs and guttering

    • where visible, the roof has no obvious missing or slipped tiles
    • guttering is leak-free
    • guttering is clear of debris

    External lighting

    • lighting is functioning
    • lighting is clean
    • no signs of vandalism

    CCTV

    • CCTV is operating and recording correctly

    Other

    • Any area not listed above such as drying areas, for example, no litter and lines and poles are in good working order

Keeping communal areas clear

We need your help keeping landings, stairways and other communal areas clear and free of items.

Items left in communal areas can be trip hazards and obstruct escape routes in the unlikely event of a fire – which may also fuel the spread.

To comply with the Regulatory Reform (Fire Safety) Order 2005, we have a zero-tolerance policy on items in communal areas – including gardens. This means that our Neighbourhood Housing Leads and colleagues can immediately remove high-risk items.

They can also place a torts notice on other items to be removed either immediately or within a specific time period made clear on the notice.

Our zero-tolerance approach to items in communal areas

Except for a suitable door mat, residents are not permitted to store, on a temporary or permanent basis, any personal items within the communal areas – including gardens, outdoor spaces, cupboards or rooms – as stated within your tenancy agreement, lease or contract.

A suitable door mat is one that lays flat and is sufficient to prevent slips and trips. Self-made, carpet off-cuts or door mats glued or taped to the floor are not suitable.

Additionally, nothing should be suspended or hung from doors, communal walls, ceilings, handrails or handrail infill boards. This includes laundry drying lines, bicycles, door wreaths, any form of decorative items and plant containers.

Removing items that are an immediate risk

We will immediately remove and dispose of, without notice, goods that pose a high risk. This includes items such as fuel, solvents and paints.

If we have to urgently remove and dispose of an item, we'll share a torts notice on the noticeboard informing residents of our action.


Torts notice

A torts notice is a legal document to inform the owner of an item that it has been or needs to be removed.

Tort notices are issued under the Torts (Interference with Goods) Act of 1977.

Removing items that are not an immediate risk

Where an item is not an immediate risk, we will:

  • attach a torts notice to the item, requesting removal within a dedicated time period
  • take a photograph of the item with the torts notice attached
  • deliver a tort letter if the item was found outside a specific property
  • put a torts notice on the notice board if the item was left in a communal area or cupboard
  • send a torts notice to all residents on the floor if an item is found in a corridor

Once a torts notice has been attached to an item, the owner has the specific number of days detailed on the notice to remove the goods from the communal area.

If we've identified the owner and they do not remove the goods at this time, we'll arrange for the item to be disposed of or, depending on the value, stored for a limited time. The owner will also be invoiced for the cost of removal or storage.

If we're unable to identify the owner, we may recharge the block or nearby properties through increased rent or service charges for the removal or storage of any items.

Items that go to storage are kept in a clean, dry and safe place for 14 days. For owners that we're able to identify, we'll inform you of where and how to recover your belongings.

If you or your neighbour is away from home, for example, on holiday or visiting family, and you cannot remove your belongings within the specific number of days detailed on the notice, we'll always exercise discretion when dealing with such cases.

Removing items that are not part of our estate inspections

In some scenarios, we'll help neighbourhoods deal with issues that are not part of our inspection process. This includes the removal of items on estates not owned or maintained by us.

In situations like this, we'll contact the responsible party to try and remedy the issue as soon as possible.

The issue will not impact the estate grade unless it is a health and safety risk. Here are some examples of health and safety risks:

  • damaged or faulty street lighting
  • damaged or faulty gas and electric meter boxes
  • damaged or faulty telecom interchange boxes