Back to Your tenancy explained

Planned maintenance and improvements

One of the main reasons behind our merger with Places for People was to get more investment into your homes, and as a result we are now able to invest more than in previous years.

Over the last couple of years, we have enhanced our knowledge of the condition of your homes. This improved information allows us to prioritise investment works where they’re needed most, focusing on the safety of our residents.

Building maintenance and decoration

We know it’s important for residents to understand when we plan to carry out cyclical maintenance and decorations to your buildings.

In the link below we have provided an estimated date of when we plan to repair, renew and decorate the outside and internal communal areas of your building.

We are showing the estimated dates in the following time-bands

Year 1 April 2025 to March 2026
Years 2 to 5 April 2026 to March 2030
Years 6 to 10 April 2030 to March 2035

This is an indicative programme and plans and priorities may shift depending on

The relative condition of each building
Regulatory changes that mean we need to re-prioritise work
Reactive works required to keep residents safe
Budget restrictions

You can see the time-bands for your block.

Major projects

Listed below are our major projects and the numbers of homes included in this year’s upgrade programme. Details will be shared with affected residents over the course of the programme, for example, advance notice of when the work will start, progress updates as we go through and a satisfaction survey.

Our priorities have been informed by an extensive homes condition survey over the last year, and feedback from residents and front-line staff. We now have an up-to-date survey for 79% of the homes we provide and are working to increase that percentage over time. Investment is being planned over a number of years with the immediate focus being on ensuring your homes are safe, warm and meet the decent homes standard.

This year, we will invest around £20M in our homes and communal spaces on everything from boiler and lift replacements to communal decorations and new windows, kitchens and bathrooms.

An overview of our investment programme for 25/26 is shown in the tables below:

Workstream	No. of Homes/Blocks
Bathroom Replacement	187
Kitchen Replacement	236
Window Replacement	79
Roof Replacement	2 (blocks)
Door Renewal (Communal)	2 (blocks)
External building maintenance and decoration	72 blocks (504 homes)
Internal building maintenance and decoration	68 Blocks (557 homes)
Building maintenance and decoration for our houses	163 homes

Our cyclical maintenance contractors are out surveying the needs of our homes and this will inform the number we can include in the programme.

Major Work Projects	Project Overview
Derby Lodge	Repair/replacement of windows, roof replacement, maintenance and decorations to a large Victorian residential building in Camden
Robert Morton House R	Replacement of the suspended ceiling and communal lighting system across all communal areas with additional fire safety works, flooring replacement and internal decorations to a high rise building in Camden.
Russell Mansions	Fire safety remedial project including fire door replacement, and fire compartmentation works to a Victorian high rise building in Camden.
Lister Hospital Residential Site Refurbishment	Year 2 of a three-year estate wide refurbishment project. Year 2 focuses on kitchen and bathroom r replacement and cyclical decorations to hospital accommodation in Stevenage.
Apollo Way	Estate boundary wall replacement programme due to risk of collapse in Stevenage.
Archway Heights	Replacement of external cladding
Five Mansions	Fabric and external repairs to 5 Victorian mansion blocks - Dawlish, Dulverton, Tiverton, Bideford and Barnstaple Mansions
Haverstock Hill	Subsidence remediation works and decorating in heritage buildings in Camden.

If you have any queries about this year’s programme, please contact the team at plannedworks@originhousing.org.uk who will be happy to help.