Mapplewell area planned repairs – frequently asked questions

As part of our ongoing repairs and maintenance programme, we have inspected properties in the Mapplewell area and identified some requiring remedial floor works.

The homes were categorised based on the condition of the flooring. Regardless of category, every home is having a total floor replacement as well as additional floor insulation.

To categorise the condition of the flooring, these categories were adopted:

• Category 1: Significant timber decay and structurally weakened sub floor and floor timbers. Evidence of sub floor void water.
• Category 2: Evidence of timber decay, timber flooring stable. Evidence of sub floor void water.
• Category 3: Evidence of localised areas of timber decay and water in sub floor voids.

Regardless of category, every home is having a total floor replacement as well as retrofitting of floor insulation. This insulation will help make homes warmer and more energy efficient. All category 1 properties are either already completed, ongoing, or planned in (expected to be completed by end October 2023).

The nature of the works required in these properties means it takes up to six weeks for one property.

We’re also using this opportunity to carry out additional long-term improvements to these properties as part of our commitment to maintaining and improving the housing stock.

This includes new floor insulation which will help to keep your home warmer, saving energy and money.

Work in all affected properties is expected to be completed by the end of August 2024.  

For health and safety reasons, you’ll be moved out of your home and into temporary alternative accommodation. You’ll not be able to enter your home once the works have started.  

The nature of the works required in these properties means that access to the ground floor will be needed by our operatives. Significant joinery work will be taking place and it would not be safe for you to live in the property during the works.

You’ll be required to sign a health and safety disclaimer explaining that you will only be allowed back into your home with the Site Operations Manager’s permission.

We appreciate that this is inconvenient and we’re working hard to keep disruption to a minimum. Where necessary we’re providing suitable temporary accommodation within the Mapplewell / Staincross area and Gina has already spoken to affected tenants about this.

Yes, to make sure you’re fully supported throughout this time we have two dedicated Project Liaison Officers - Gina Kirk and Luke Andrew.

Gina and Luke are on hand to help with arrangements and answer any questions you may have. They will keep you up to date, along with the Site Operations Manager. You can contact them on 07813 689211.

If you have any questions or concerns, please contact them on the number above or email ginakirk@berneslaihomes.co.uk or lukeandrew@berneslaihomes.co.uk

You’ll keep paying your normal rent. No other charges will be incurred as we will meet the cost of respite accommodation for you. You’re required to continue paying your utility bills and Council Tax.

We’ll consider paying you disturbance allowance if we need to move you out of your home to carry out extensive works. Berneslai Homes will pay your removal costs as well as other costs you may have while moving such as:

• diverting your telephone number and broadband
• reconnecting your alarm system if necessary

Disturbance allowance payment is designed to reimburse you for the costs that are incurred by moving into transit accommodation, moving back home, and helping re-instate items within your home.

All receipts for these costs must be kept and handed to your Project Liaison Officer. Once the works have been completed you will also receive a decoration allowance which is a contribution towards the cost of materials to redecorate your home.

Works on your home will not only repair the decayed floor area but will also allow us to carry out other improvements as part of our commitment to maintaining and improving the housing stock. This includes repairs to resolve any damp issues or defective plaster on the ground floor.  

As always, if a repair that has already been reported to us gets worse over time, please call our Repairs Hotline on 01226 787878.

We would certainly consider whether we can help with a permanent move, but we would only do this where you already had an identified need to move (for example to a smaller home or to one level) or whether a permanent move has mutual benefits for you and us. 

We also have to consider whether a permanent move could be arranged in the right timescales and also whether offering you a permanent move would negatively affect other priority applicants. 

But in all instances we would consider whether this is a suitable option. Where you are already on the transfer list and we find you a permanent move, we don’t arrange or cover your moving expenses. 

We’re using this opportunity to install some low-cost modern technology as part of our commitment to energy efficiency.

The Boiler Control Module (BCM) communicates with domestic boilers to get real-time notifications of any issues and manage the home’s energy consumption, for example if the boiler loses pressure, the device will re-pressurise it. It will also notify us on the third instance of a fault or issue so that we can rectify the issue. The device only costs around 16p a month or £1.98 a year to run.

We’re using this opportunity to carry out additional long-term improvements including retrofitting floor insulation which will help to keep your home warmer, saving energy and money.

We’re also installing some low-cost modern technology to help manage your home's energy consumption (see above - 'Boiler Control Module').