Repairs: How to?
Some repairs and maintenance of properties can be completed by residents. Please click on the subject below for information:
Bleeding a radiator
Radiators need bleeding when they have air trapped inside them. This trapped air stops warm water circulating around your radiator. This can make the radiator cold at the top, but warm at the bottom. It means your central heating system isn’t working efficiently and it can take longer to warm up your room. It can also cost you money, as your bills will be higher. You might also need to let out trapped air if you have noisy radiators which are making banging, clanking, or gurgling noises. It’s recommended that you bleed your radiators once a year, even if they are working properly.
How to bleed your radiator
You will need a radiator key – available from most DIY stores. If you don’t have a key, you can use a flat head screwdriver on some radiators.
- Turn off your heating. You can’t bleed a radiator when the heating is on, as it may be too hot to touch. You could also get hot water spraying out of the radiator.
- Use your radiator key to turn the valve at the top of the radiator. Attach the key to the square groove in the centre of the valve as shown in the diagram and turn it slowly anticlockwise. You should hear a hissing sound. This is the trapped air escaping. Use your cloth to catch any water that comes out.
- Retighten the valve once the hissing stops and only liquid comes out. Do this quickly to stop too much water escaping.
- Turn your central heating system back on.
- Check the pressure by looking at the gauge on your boiler. Bleeding your radiators can cause the pressure to drop. If the pressure is too low, you’ll need to top it up. Use the lever or tap on your boiler, known as the filling loop.
- Check if your radiator is now heating up properly. If the heat is evenly spread through the radiator, you’ve fixed the problem.
Blocked pipes
Blockages in basins and sinks are usually caused by the build-up of waste in the trap, for example, fat, tea leaves, hair. We advise you to clear waste pipes and traps at least once a month, with hot water or a clearing product. Do not use caustic soda as it destroys the plastic fittings. The trap always holds some water which stops air or foul smells Coming up the drain. However, waste can build up and become stuck in it. If more than one fitting (bath, basin, or sink) is blocked, the blockage maybe in the soil stack or main drain. If so, please contact us because we will need to clear the blockage.
To prevent a blocked toilet, please do not flush incontinence or sanitary products. If your toilet does get blocked and you cannot easily resolve it, please report this to us as we can arrange for a plumber to visit you within 24 hours.
Please note charges may apply if the blockage has occurred due to misuse.
Boilers
|
Make |
Model |
Where to find the user guide: |
|---|---|---|
|
Baxi Potterton |
Advance Eco Blue |
Baxi EcoBlue Advance Combi User Guide and select Baxi EcoBlue Advance |
|
Vaillant |
Eco Tec pro-24 |
Ecotec pro 24 28 operating instructions |
|
Worcester |
Assorted | https://www.worcester-bosch.co.uk/support/manuals-and-brochures/boiler-control-user-manuals |
If you have a combi coiler, Martin Lewis recommends you turn the temperature down to 60℃ to save money.
Carbon Monoxide Alarm
What to do when a carbon monoxide detector goes off
- Open all doors and windows.
- Turn off all fuel-burning appliances and leave the house.
- Don’t switch on the lights, smoke, or strike a match.
- Seek medical advice.
- Call the emergency advice line.
If you believe your carbon monoxide emergency was caused by a gas appliance, call the Gas Emergency Service on 0800 111 999. - Contact us to request your appliances are serviced.
How to test a carbon monoxide detector:
Test your alarm regularly, using the test button and replace the batteries annually or when the low battery signal sounds. Sealed battery alarms have a battery that will last as long as the alarm and won’t need to be replaced.
Cold Homes
Advice leaflet cold homes and health
Condensation, damp, and mould
We all need to look after our properties and think about preventing and managing condensation that can lead to mould growth. It is important to manage the moisture in your property to prevent condensation building up on windows and cold spots especially during winter. Moisture within a property can also occur naturally, even when sleeping.
What you can do to prevent problems:
- When using the bath/shower or cooking you should use the extractor, open windows, and close the door to the room to prevent the moisture spreading into other rooms.
- Use washing lines in the garden where appropriate.
- Use pan lids when cooking.
- Try and open windows every day and leave trickle vents in your windows open.
- Do not block vents.
- If moisture does build up on surfaces, you should wipe them down daily to prevent damage from occurring.
If you don’t have a working extractor in either your kitchen or bathroom, please let us know and we can investigate the options. If you are concerned about condensation or mould, you can use specific cleaning products available from most supermarkets and damp/condensation resistant paint. If the problem persists, contact us and we can visit to look at what else can be done.
For further details please see:
Consumer unit (fuse box)
Resetting a trip switch
If your lights or power go off, it means your trip switches are working properly. You will find the trip switches at the consumer unit; this is usually next to the electricity meter or near your front door.
Electric circuits are fitted with circuit breakers called trip switches. If there is a problem with the electrics in your home, a switch will trip off and break the electricity supply to that circuit.
If there’s a problem with one of your electrical appliances, leave it unplugged and get a qualified electrician or service engineer to check it – this will not be covered by KBHA.
If there’s a problem with a light, keep it switched off and let us know immediately. Make sure your hands are dry when you touch electrical fittings.
A trip switch or button usually operates because:
- There are too many fittings or appliances on a circuit, and it has been overloaded.
- An appliance is faulty or hasn’t been used properly.
- A lead to an appliance, is loose or badly connected.
- Water has leaked into a circuit or spilt onto a plug.
- A light bulb has blown.
- There’s a problem with your immersion heater.
What to do
To reset a trip:
- Open the cover on the consumer unit so you can get at the trip switches or buttons.
- Check which switches or buttons have tripped to the OFF position and which rooms (circuit) have been affected.
- Put the trip switch or buttons back to the ON position.
- Switch on all lights and appliances again one by one.
If the trip goes again, it is probably because another one of your appliances is faulty. You need to find out which circuit is being affected and which appliance on that circuit is causing the problem.
- Unplug all appliances on the problem circuit, switch the ‘tripped’ switch to the ON position (if it is a button press it in).
- Plug in and switch on the appliances one at a time until the trip goes again.
- The last one you plugged in will be the faulty appliance. Do not use adaptors when testing appliances.
- Leave this appliance unplugged.
- Do not carry on resetting it if it keeps tripping off, contact us.
Electricity usage and Meter
With the rising costs of electric, here is some information on electricity usage:
What uses watt?
Advice leaflet what uses watt
To read your electricity meter see:
https://www.citizensadvice.org.uk/consumer/energy/energy-supply/your-energy-meter/how-to-read-your-energy-meter/
If you have a smart meter, please see here:
https://www.citizensadvice.org.uk/consumer/energy/energy-supply/your-energy-meter/how-to-read-your-smart-electricity-meter/
KBHA, recommend you take readings at the start and end of your tenancy and provide these to your utility supplier to ensure you pay the correct amount.
Fire
IMPORTANT FIRE SAFETY INFORMATION
Following the introduction of the Fire Safety (England) Regulations 2022 please see below information:
Overview
- King’s Barton is committed to reducing the risk of accidents and fire in its premises and housing stock to the lowest reasonably practicable levels.
- Fire alarms are now installed in all our developments except for North Street where we have no internal communal areas. Installed in each flat are domestic type smoke detectors to give early warning of a fire to the resident of that dwelling. Inside each of your flats there is a heat detector and sounder which are linked to the common fire alarm.
- The fire alarms are tested twice a year to check they are fully operational and emergency lighting will be tested monthly.
- Fire Risk Assessments of all internal communal areas have been carried out by a qualified consultant. Annual reviews will continue to be carried out by KBHA and an onsite Fire Risk Assessment will be done every 3 years by a qualified Fire Engineer or Fire Risk Assessor. A copy of the “Summary of Fire Protection Measures” is displayed in communal entrances and you should familiarise yourself with the details.
- Residents, please note we have agreed to move away from a “stay put” policy to a full evacuation policy in the event of a fire and therefore, recommend the following: -
Site arrangements
- Fire alarm instructions are also displayed next to the fire alarm and instructions of what to do in the event of the alarm sounding. Please note that the alarm is NOT linked to the Fire Service, and you should call 999 immediately if there is a fire.
- Many fire alarms are “false alarms;” however, you must assume there is a fire and evacuate. Before reaching a conclusion that it is a false alarm, you should check for signs of a fire (smoke/fire or smells) and check your neighbours are safe. You can then follow the instructions, reset the alarm, and notify the office. If outside office hours, you can call the office and leave a message on the answerphone.
- Communal hallways and other common parts should be kept clear of any combustibles and residents are requested NOT to store such items in these areas. Items that are strictly prohibited include the following: -
- Mobility scooters, batteries, or other electrical equipment.
- Hazardous substances, gas containers or flammable liquids
- Motorcycles, mowers, and other gardening equipment containing petrol and other fuel
- Rubbish and recycling
- Bikes
- The new legislation requires landlords to check fire doors checks regularly and keep records. Fire doors include doors in common parts and flat doors leading onto a buildings enclosed common parts. They should be fitted with a self-closing device. All residents should ensure they remain closed and report any fault or damage to the door to KBHA immediately and if the self-closing device is not working. We will contact you to arrange individual fire door checks. Residents or their guests must not remove or tamper with the self-closing device.
- Fire doors must be kept shut when not in use.
On hearing an alarm
- Residents should move quickly to a safe position outside away from the building and dial 999 asking for the fire brigade. If a real fire situation; do not re-enter the building until you are told by the fire service that it is safe to do so.
- Do not use the lift.
- False Alarm: If it is apparent that the alarm has sounded in error, please follow the written instructions on the wall by the fire alarm.
If you have any queries regarding the above, please contact the office.
Frozen Pipes
How to avoid frozen and burst pipes.
Report dripping taps.
Leave the heating on low when you are away and get a trusted friend or neighbour to check the property regularly.
If a pipe freezes:
- Turn off the water supply at the stop tap.
- Check to see if the pipe has burst.
- Slowly thaw the pipe with hot water bottles or a towel soaked in hot water, starting at the end nearest the tap.
- You can also use a hairdryer (lowest setting) but NOT a naked flame or blowlamp.
Remember: don’t leave taps dripping or running as the water may not drain down the plughole if the pipe below is frozen.
If a pipe bursts:
- Turn off the water supply at the stop tap.
- Open all taps to reduce flooding.
- Soak up/block off escaping water with thick towels.
- Call KBHA
- Turn off taps once pipework is repaired to avoid further flooding.
Gas
What to do if you smell gas
Do:
- Open doors and windows to allow fresh air in.
- Turn off the gas at the mains tap, which is usually near the meter. Move the handle a quarter turn until it's at 90 degrees from the pipe to shut off the gas supply.
- Leave the property.
- Phone the National Gas Emergencies number on 0800 111 999. Only use a mobile phone from outside the property. The number is free and available 24 hours a day.
- Follow the advice given by the emergency adviser.
- Wait outside for a gas engineer to arrive.
- If you are feeling unwell, visit your GP or hospital immediately. Tell them you may have been exposed to a gas leak or carbon monoxide poisoning.
Don’t:
- Smoke, light a match or use any other naked flame.
- Turn any electrical switches on or off.
- Use doorbells, mobile phones or any other electrical switches which could cause a spark.
Gas Servicing - Legal Requirements
- The Gas Safety (Installation and Use) Regulations 1998, PART F Regulation 36 (3), states:
- a landlord shall—
(a)ensure that each appliance and flue to which that duty extends is checked for safety within 12 months of being installed and at intervals of not more than 12 months since it was last checked for safety (whether such check was made pursuant to these Regulations or not);
Appliances or flues/chimneys solely connected to an appliance owned by the tenant are not covered; by this legislation.
This is intended to protect you, your family, and your neighbours from any potential hazards; for example, preventing gas leaks and carbon monoxide gas, which doesn’t smell and can’t be seen but can be fatal. According to the health and safety executive, it has found that one in six homes – the equivalent of 4.28 million households - had an unsafe gas appliance which could lead to a gas fire, explosion, leak, or carbon monoxide poisoning.
You will be contacted on an annual basis regarding your gas servicing appointment. It is important that you confirm the appointment and allow access to the Gas Engineer for the work to be completed. If you fail to do so we may seek an injunction via the courts, and you would be required to pay all costs incurred in relation to this. For probationary tenants, we may seek a section 21 if you fail to permit access which could result in the loss of your home, this may be expensive.
Gas Meter
Although all new gas meters register in cubic metres, imperial gas meters (registering in cubic feet) are still used for billing consumers. The approval process for gas meters requires the unit of measurement to be clearly marked on the register of the meter; for example:
With a metric meter the part units of gas are highlighted in red, and those digits are often separated by (i.e., to the right-hand side of) a decimal point. With an imperial meter the part units are often displayed in the form of a dial as illustrated above. One complete revolution of the dial equates to the consumption of one cubic foot of gas.
Providing meter readings
Your gas supplier should take regular readings of your meter. If your supplier is unable to do this for any reason, then you may want to take the reading yourself and provide this to the supplier. Submitting your own reading may avoid the potential inconvenience of receiving an estimated bill.
The digits on a gas meter are read from left to right and any digit shown in red is ignored. It is important however that any ‘zero’s’ are included in the reading provided to the supplier thus in the following examples:
https://www.gov.uk/guidance/gas-meter-readings-and-bill-calculation
If you have a smart meter, please see here:
KBHA, recommend you take these readings at the start and end of your tenancy and provide this to your utility supplier to ensure you pay the correct amount.
Grit Bins
These are provided for tenant use at their own risk, in the following locations:
|
Site |
Location |
|---|---|
|
Coombe House |
|
|
Edgeware Road |
|
|
Gladstone Court |
|
|
Grantham House |
|
|
Grantham Road |
|
|
High Street |
|
|
North Street |
|
|
The Hawthornes |
|
|
Victoria Street |
|
Please contact the office if the grit levels are low.
Improvements
If you are thinking about making improvements to your property, please contact us before you start work or buy materials. We will be able to let you know if you need our written permission, this maybe dependent on information provided by you including details of the works and contractors being used.
Introductory tenants do not have the right to improve the property, but you can still apply for permission to do so. For all assured tenants, your tenancy agreement states: “The Tenant shall not carry out any alteration or improvement to the Property without the written consent of the Association.”
Please note where permission is granted you would need to finance and organise all works by approved contractors (where applicable). You would then be responsible for ongoing maintenance and associated costs. Any permission given would be subject to terms and conditions.
Where improvements are undertaken without permission, or not in line with our conditions, legislative and regulatory requirements, you maybe required to rectify these at your own cost.
Legionella
Legionella Tenant Leaflet PPTX download
Light Bulbs
How to change a light bulb:
- Turn off the light.
- Allow it to cool.
- Turn off the power.
- Use a ladder.
- Remove the bulb.
• For a bayonet bulb: Grasp the bulb lightly but firmly, push upwards gently and turn anticlockwise until it is released from the socket.
• For a screw fitting: Keep gently twisting anticlockwise until the bulb comes loose from the socket. - Check the wattage on the used bulb and find a new bulb of the same wattage and same bayonet or screw fitting.
- Replace the bulb.
Holding the new bulb with a cloth. Insert a replacement bulb lightly but firmly into the socket. Depending on the type, turn it clockwise until it locks into place or keep gently twisting clockwise until it won’t go any further. - Restore the power and turn on the light.
- Dispose of the old bulb
Mechanical Ventilation Heat System (MVHR)
The Monsoon Whole Flat Heat Recovery Ventilation system is an energy efficient way of ventilating your flat. It is designed for continuous 24 hour operation with minimum input and control by residents.
Stale and moist air is removed from bathrooms and kitchens via a heat exchanger, transferring up to 94% of the heat to the incoming fresh air which vents both the lounge and bedroom.
The system has been designed so that when it is installed it will require no further operation or adjustment by the resident.
The unit has both a boost function to increase fan speed and a summer mode which can be used if required.
The unit will require maintenance to clean and/or replace the filters. This is recommended to be checked every 6 months.
Positive Input Ventilation System (PIV)
In recent years, Kings Barton Housing Association have been providing the PIV system where there are ongoing problems with condensation in a property leading to signs of mould. Please see below information about the system and how to ensure it is operating successfully.
What is Positive Input Ventilation (PIV)?
Positive Input Ventilation (PIV) is an energy efficient method of pushing out and replacing stale unhealthy air with drier fresh air by gently introducing filtered air into the home and increasing the circulation of fresh air around the property and improving the indoor air quality.
Ventilation is condensation and mould’s biggest enemy as it removes the root cause: the moisture in the air. Mould is a simple plant; if you want to kill it, stop watering it. If mould has already formed, painting over it will not solve the problem. By removing the moisture and other pollutants from the air, condensation cannot settle, and mould cannot grow which removes the problem at source.
Q – What is Positive Input Ventilation?
A - Positive Input Ventilation is a process which dilutes, displaces, and replaces unhealthy air in our homes with clean, fresh, and filtered air. Comfort heaters can also be added to preheat the air if required. The ventilation air is delivered into a landing or hallway. It then gently ventilates all other rooms directly off the landing/hallway. We advise you to keep doors open as much as possible to allow air to flow between rooms.
What does Positive Input Ventilation cost to run?
The fan motor typically consumes about 5 Watts of power, which would be 3.6Kwh per month and 43.8kwh per year. Over a year this would cost around £25 or less than 7 pence a day (Please note costs may be subject to change).
What do Positive Input Ventilation comfort heaters cost to run?
The heater activation point can be set easily by your ventilation specialist installer. They are normally set a 10⁰C. The heater element heats up and transfer the heat to the incoming air. Although you cannot see it happening, they are a little like oven thermostats and are not drawing power all the time. They typically activate between 5% and 10% of the time. The cost over the heating season would be between £20 and £40 or 11p to 22p per day. (Please note costs may be subject to change).
Will installing Positive Input Ventilation cost me more to heat my home?
The Building Research Establishment tested Positive Input Ventilation and concluded that compared to extract fans with the same flow rate, it could save up to a maximum of 10% of the space heating costs. Compared to extract fans which take air out and this air is replaced with air directly from outside at outside temperatures. PIV draws air through the loft space. Even with the PIV unit running the Building Research Establishment found that our loft spaces are around 3⁰C warmer than outside. This is more energy efficient than air directly from outside.
How do I ensure the system is working most effectively?
The system is designed to work 24/7 and this will allow it to work efficiently.
Can I turn it on and off like a standard extractor?
No. It is designed to stay on 24/7 and turning it on and off will stop the system working effectively. It will take approximately 5 hours to become effective and work efficiently after it has been turned back on again. You may choose to turn it off during the summer months, when you have less condensation and more natural ventilation through open windows, but once it is needed, it should stay on permanently.
Does it need any maintenance/servicing?
The filter should be checked annually, and this will be done by the electrical contractor when they visit to check the smoke alarm. The filter should be replaced after approximately 3 years, subject to regular checks.
It is important to follow this advice, to prevent condensation building up in your property and causing mould build up.
Power Cut
If you have a power cut, please contact your local electricity network operator on 105 who can help.
Alternatively, input your postcode into the below website:
https://www.powercut105.com/en/
For details of National Grid power cuts, please see below and enter your postcode.
https://powercuts.nationalgrid.co.uk/
Rubbish Disposal
|
Bristol City Council Tenants |
South Gloucestershire Tenants | |
|---|---|---|
|
Bins and recycling collection dates |
https://www.bristol.gov.uk/residents/bins-and-recycling/bins-and-recycling-collection-dates |
https://beta.southglos.gov.uk/waste-and-recycling-collection-date |
|
Sorting your recycling |
https://www.bristol.gov.uk/residents/bins-and-recycling/what-goes-in-your-bins-and-boxes |
https://beta.southglos.gov.uk/how-to-sort-your-waste-and-recycling-for-collection/ |
|
Bulky waste collection |
https://www.bristol.gov.uk/residents/bins-and-recycling/bulky-household-item-collection | https://beta.southglos.gov.uk/collection-of-large-household-items/ |
|
Tips and recycling centres |
https://www.bristol.gov.uk/residents/bins-and-recycling/tips-and-recycling-centres |
https://beta.southglos.gov.uk/recycling-centres |
Smoke Alarm
Every year the fire and rescue service are called to over 600,000 fires which result in over 800 deaths and over 17,000 injuries. The fire service state you are twice as likely to die in a house fire that has no smoke alarm than a house that does. Effectively using your smoke alarm could save your life.
It is your responsibility to test your smoke alarm on a regular basis.
To test your alarm:
- Press and hold the test button for a few seconds. The alarm should sound.
- If the alarm doesn’t sound, try cleaning it and test again.
- If the alarm still doesn’t sound, contact us.
If the battery is running low, the smoke alarm will “chirp” about once a minute to let you know that the battery needs to be replaced.
To change the battery:
- Buy a new 9-volt battery.
- Open detector and unclip the battery from its connections.
- Clip the new battery firmly into place. Make sure it is put in the same way as the one you removed.
- Close the detector and press the test button to check that it works properly.
- If you are unable to change the battery due to a disability and you do not have anyone who can help you, please contact KBHA for assistance.
- If the chirping noise does not stop after you have changed the battery and the batteries are in date and fully charged, please contact us.
Never leave the smoke alarm without batteries as this could put the life of you and your neighbours at risk.
If the alarm goes off
- All occupants of the property should go outside of the property except one.
- The remaining person should check all rooms for signs of smoke, before leaving.
- Feel around each door before opening it. If there’s any sign of heat, smoke, or noise, don’t open the door.
If a fire has broken out:
- Get everyone out of your home and then call the fire service on 999.
- Don’t try to put it out yourself. Smoke and fumes can kill in minutes.
- Don’t go back for any reason.
If there is no sign of smoke or fire. Something may have made the alarm go off by mistake and you may need to reset it. This can happen if:
- A heater or clothes drier is too near the alarm.
- Someone is smoking or a spray is used near it.
- There’s too much steam (or smoke) from cooking, taking a shower or drying your hair.
- There are strong draughts from nearby doors or windows.
- Insects have gone too close to it.
- The back-up battery is low (where applicable).
If you can’t find out why it has gone off, contact us.
Never disconnect the alarm. This could put your life and others in the block at risk.
To reset the alarm:
- If it has a HUSH button, press the button.
- The alarm will stop for 10 seconds, but it then beeps every 40 seconds.
- If the problem doesn’t clear after 10 minutes, the alarm will keep going.
- if there is no HUSH button, turn off the electricity supply at the consumer unit for at least 15 minutes. Then switch the electricity back on.
Stop Tap
A stop tap, sometimes called a stop cock, is a small tap located on a water pipe. If you do not already know where the stop tap is in your home, please locate it as you may need to turn off the water in an emergency. Leaking water pipes can cause a lot of damage and so turning the water supply off quickly by turning the stop tap fully clockwise, this can help reduce the damage before a qualified plumber arrives.
In most properties the stop tap is located inside, close to where the water pipe enters the building. The location can vary but they can usually be found:
- Under a kitchen sink
- Kitchen cupboard
- Bathroom
- Cloakroom
If you cannot find your stop tap, or you do not think one has been installed, please contact KBHA.
https://www.bristolwater.co.uk/our-blogs/in-an-emergency-could-you-find-your-stop-tap
Storage Heaters
For instructions, please see below:
Dx QM Operating Manual Series Y Manual
Or for general information on night storage heaters, see:
Advice leaflet night storage heater
Advice leaflet Dimplex Quantum night storage heater
Dimplex Quantum Heater Questions
Water Meter
If you have a meter, you are likely to find it near your property's boundary. Look in your garden or the pavement outside.
If you don't find it outside, it may be inside your home - either under the sink or near the stop tap. If you live in a flat, you might find your water meter and stop tap in a cabinet inside the building. Your meter should have your flat number marked on it.
Your water meter will usually be covered with a lid marked water.
Lift the outer lid using a flat-headed screwdriver. If your meter is inside, it won't have a lid.
Remove the polystyrene cover if there is one. If there's an inner metal lid, pull it up to see the meter face. To protect from frost damage, remember to put this back when you've taken the reading.
Check that the serial number on your bill matches the one on the meter. If it does, you can now read the meter.
Your meter should look like the one below. It shows your water use in cubic metres (m3).
You will need to give your water provider the black numbers only.
https://www.wessexwater.co.uk/your-account/water-meters/reading-my-water-meter