top of page

Repair Responsibilities

Responsibility for Repairs in Tenanted Properties

As a council tenant, there are some repairs that you will be responsible for and some that Redbridge Council/Ray Lodge TMO will undertake on your behalf.


The following list indicates whether a particular repair is the responsibility of Redbridge Council/Ray Lodge TMO or the tenant.

Outside Your Home

Roof

  • Chimney and chimney stacks (LBR/TMO)

  • Roof Structure and coverings (LBR/TMO)

  • Guttering, rainwater pipes and clips (LBR/TMO)

  • Fascia, soffit and barge boards (LBR/TMO)

Glazing

  • Glazing where caused by criminal damage (on receipt of a police incident number). A charge could be made for re-glazing without a PIN (LBR/TMO)

  • Misty window units in normal circumstances. Only as part of a programme of works (LBR/TMO)

  • Glazing of windows. If the property is insecure, we will only board up (TENANT)

  • Window ironmongery (LBR/TMO)

  • Window vents (LBR/TMO)

Windows

Window frames, external sills

Doors

  • External/outside doors, frames, other boards and threshold strips (LBR/TMO)

  • Internal doors, ironmongery and threshold strips (unless affected by rot or woodworm) (TENANT)

  • Outside door locks and ironmongery (repaired not replaced due to vandalism (unless PIN supplied) (LBR/TMO)

  • Door entry systems (LBR/TMO)

Pipes and Drains

  • Soil and vent pipes and clips (LBR/TMO)

  • Drains and gully surrounds (LBR/TMO)

  • Gully grids (LBR/TMO)

  • Drain blockage (LBR/TMO)

  • Inspection chambers (LBR/TMO)

Gardens and Boundaries

  • Dividing fencing to gardens (TENANT)

  • Garden walls, but only to match original standard for that part of the estate (LBR/TMO)

  • Front, side and rear gates, including ironmongery to individual properties (*consideration will be given as part of a programme of work) (*LBR/*TMO/TENANT)

  • Paths, steps and other means of access if owned by the council (LBR/TMO)

  • Car hard standings and gates if owned by the council (LBR/TMO)

Gaining Entry

  • Entry to property if keys are lost (TENANT)

Inside Your Home

Windows

  • Internal timber, UPVC or tile window sills, unless affected by woodworm (TENANT)

  • Window vents (LBR/TMO)

Walls

  • Internal walls (LBR/TMO)

  • Major plaster work, plaster air vents and cornice (LBR/TMO)

  • Skirting boards and picture rails, unoless affected by woodworm (TENANT)

  • Minor repairs to plasterwork such as cracks or small holes (TENANT)

  • Splash back wall tiles and grouting, to match existing tiles as closely as possible (TENANT)

Floors

  • Concrete floor, not including floor tiles (LBR/TMO)

  • Vinyl floor tiles where fitted by the council (full replacement will only be carried out to bathroom/WC/kitchen if part of refurbishment programme) (LBR/TMO)

  • Loose floor coverings and fitted carpets (TENANT)

  • Floorboards and joists (LBR/TMO)

Ceilings

  • Major plasterworks (LBR/TMO)

  • Minor repairs to plasterwork, such as cracks and small holes (LBR/TMO)

Fireplaces

  • Fireplaces (LBR/TMO)

  • Sweeping chimneys, where a council gas fire is fitted (LBR/TMO)

Staircase

  • Staircase, banisters and handrails if removed by resident to be reinstated to a suitable standard determined by the council at the tenants cost (LBR/TMO)

Bathroom

  • Bath panels, unless part of a bath replacement or refurbishment (LBR/TMO)

Kitchen

  • Kitchen cupboard doors and drawers (TENANT)

  • Cupboard door catches, handles and hinges (TENANT)

  • Worktops (TENANT)

  • Full kitchen refurbishment but only as part of the internal works programme (LBR)

Electrical Items

  • Electrical wiring, sockets and light fittings (LBR/TMO)

  • Plugs (TENANT)

  • Electric consumer unit (fuse box) (LBR/TMO)

  • Electrical storage heaters, but only if owned by the council (LBR/TMO)

  • Electric fires, but only if owned by the council (LBR/TMO)

  • Electric meter and supply of electric through your electricity supplier (LBR/TMO)

  • Immersion heater, but only if owned by the council (LBR/TMO)

  • Cookers (TENANT)

  • Extractor fan, but only if owned by the council (LBR/TMO)

  • Light bulb and replacement lamps and starters, with the exception of bathroom bulk head fittings (TENANT)

Plumbing

  • Water service pipes, overflow pipes and water tanks (LBR/TMO)

  • Blocked sink, bath and hand basin waste pipes (LBR/TMO)

  • Blocked toilet, subject to proper use (LBR/TMO)

  • Replacement taps, stop cocks and valves (LBR/TMO)

  • Kitchen tap washers (LBR/TMO)

  • Sink unit, subject to proper use (LBR/TMO)

  • Wash hand basin, subject to proper use (LBR/TMO)

  • Toilet flushing systems, subject to proper use (LBR/TMO)

  • Toilet seats (TENANT)

  • Bath or shower tray, subject to proper use (LBR/TMO)

  • Plugs and chains (TENANT)

  • Shower, if owned by the council (LBR/TMO)

  • Seal to bath and sink unit/tiles joint (LBR/TMO)

  • Bleeding of radiators (LBR/TMO)

Gas

  • Gas pipe work (LBR/TMO)

  • Supply of gas and meter through your gas supplier (TENANT)

  • Gas fires, unless they belong to the tenant (LBR/TMO)

  • Gas water heaters (LBR/TMO)

  • Radiators, valves, time clocks and thermostats (LBR/TMO)

  • Gas boiler (LBR/TMO)

  • Cookers (TENANT)

  • Disconnection and reconnection of cookers not owned by the council via a registered Gas Safe engineer (TENANT)

Alarms

  • Smoke alarms (when fitted by the council but excluding replacement of any batteries (LBR/TMO)

  • Carbon monoxide alarms (only where fitted) (LBR/TMO)

Home Security

  • Extra door and window locks (TENANT)

  • Security door chains and spy holes (TENANT)

Home Energy Efficiency

  • Draught proofing to windows, unless already provided as part of the window design (TENANT)

  • Draught proofing to doors, unless already provided as part of the door design (TENANT)

bottom of page