When a social housing home becomes empty, the handover is more than a list of decorating tasks. The next tenancy depends on a clear scope, safe access and a record of what has been checked. A short, consistent specification helps a housing team brief contractors and decide what still needs attention before the property is offered.
Start with the property record
Confirm the address, property type, access arrangements and the date of the inspection. Record what is being retained as well as what needs work. If a resident has left belongings, keep the removal decision separate from the repair scope so that responsibilities are clear.
Include photographs of defects where you have permission to share them. A wider room view and a close view of the affected area are usually more useful than a large collection of similar images. Keep personal information and access codes out of the working brief.
Check health and safety before presentation
The Government’s guidance on damp and mould says housing providers should identify causes, assess health risk and take action rather than treating mould as a cosmetic issue. Its advice applies to both social and private rented homes. Look for visible damp, mould, leaks, damaged ventilation, unsafe flooring and other hazards that need investigation before decoration.
For social landlords in England, Awaab’s Law guidance sets timeframes for emergency hazards and significant damp and mould hazards. It does not remove the landlord’s responsibility for the repair. A contractor brief should therefore record the reported hazard, the inspection findings and the decision about what happens next. It should not promise a statutory outcome unless the housing team has confirmed the relevant facts.
Read the GOV.UK damp and mould guidance and the Awaab’s Law guidance for social landlords alongside your own repairs policy.
Define the repair and making-good scope
Separate the work into practical sections:
- plumbing, leaks and waste connections
- electrical items that require the appropriate inspection or specialist input
- doors, locks, windows and basic security repairs
- bathroom and kitchen fittings
- flooring, walls, ceilings and other making-good
- cleaning, clearance and removal of agreed items
For each item, state whether it is repair, replacement, investigation or a provisional decision after opening up. This stops a surface finish from hiding an unresolved cause. It also makes it easier to compare a small repair list with a wider void refurbishment.
Decide what “ready” means
Agree the handover checks before work starts. Depending on the property and the landlord’s policy, this may include running taps and wastes, checking doors and windows, reviewing ventilation, confirming that floors are safe and recording meter or key arrangements. Keep statutory certificates and specialist reports with the housing team’s property record; a decorating contractor should not be presented as the author of a document they did not produce.
Keep the final record useful
At completion, save the accepted scope, changes, photographs and any follow-up items in one place. Note what was inspected, what was repaired and what remains outside the order. A clear record helps the next officer or contractor understand the property without starting again.
OSPM supports social housing maintenance and refurbishment enquiries, including kitchens, bathrooms, flooring, plumbing, making good and decoration. We also work with estate agencies and landlords on property changeover scopes. Send the postcode and the proposed void scope so the work, access and next step can be discussed before a quote is prepared.
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Send OSPM your postcode, a description of the work and your preferred timing.
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