Meeting documents
Cabinet
Wednesday, 2nd October, 2002
APPENDIX TWELVE
GREENACRES CONDITION REPORT
1.0 Given the age of the B&NES EPH's it is usual to expect that the buildings will require regular maintenance. It is also the case that due to uncertainty concerning the long-term future of the buildings themselves officers have tried to invest capital programme maintenance finance in a targeted fashion with a view to minimising council outlay.
1.1 Whilst all the homes will require some investment ahead of the re-provision process it is generally accepted that Greenacres is alone in needing a significant amount of spend in the next 2/3 years.
1.2 Attached to this report is a spreadsheet which sets out the detail of planned maintenance work at the home. The list is prioritised in a number of ways and the explanation for the way work is prioritised is as follows.
2.0 Condition Grading
2.1 The condition of each item has been assessed, using the following DfES grades:
Grade A-Good. Performing as intended and operating efficiently
Grade B-Satisfactory Performing as intended but exhibiting minor deterioration.
Grade C- Poor Exhibiting major defects and/or not operating as intended.
Grade D- Bad Life expired and/or serious risk of imminent failure.
3.0 Priority Grading
Priorities have been assessed in accordance with the seriousness of the
condition revealed and the urgency associated with any breaches of
legislation, using the DfES grades:
3.1 Priority 1
Urgent work that will prevent immediate closure of premises and/or address an immediate high risk to the health and safety of occupants and/or remedy a serious breach of legislation.
3.2 Priority 2
Essential works required within two years that will prevent serious deterioration of the fabric or services and/or address a medium risk to the health and safety of occupants and/or remedy a less serious breach of legislation.
3.3 Priority 3
Desirable work required within three to five years that will prevent deterioration of the fabric or services and/or address a low risk to the health and safety of occupants and/or remedy a minor breach of legislation.
3.4 Priority 4
Long term work required outside the five year planning period that will prevent deterioration of the fabric or services.
3.5 Obviously the most serious items are graded as priority 1. Of the 28 separate sets of works required at Greenacres only 3 warrant a B rating (Satisfactory). Four of the 28 rate as URGENT (Priority 1) and 18 as ESSENTIAL Priority 2). In terms of financial outlay the urgent and essential works taken together represent a possible capital investment of £533,270 over this and the next financial year.
3.6 It is important to add that whilst these works are deemed urgent or essential it does not necessarily mean the authority would automatically undertake all of them as EPH maintenance spend has to compete with other bids to the capital programme.
3.7 However it is essential to note the nature of some of the possible scenarios. I am for example advised that the boilers are very much at the end of their working life and could fail at any point. Were this to happen it is difficult to contemplate residents remaining on site without heat or hot water whilst emergency replacements were ordered and fitted. The replacement of windows and doors is obviously a seriously important requirement.
3.8 Even if the planned investment for 2003 could be avoided the urgent and essential works in the 2002/3 financial year amount to £73,470.