19:1: The tenants on the Fordyce Estate pay a similar rent as recently modernised estates in other areas.

19:2: It is felt that the "No-Fine" estate of Fordyce should have been given priority for funding over other estates because of the issues raised in this and other reports and because of the high level of Tenant Participation.

19:3: Any funding will be used to improve the housing, estate and community for the future.

19:4: We believe the quality of life for the tenants is below the level it should be because of the points put forward in this report and other reports.

19:5: The tenants believe that the quick build "No-Fines" system is in need of constant repair which drains the Councils present resources. The Fordyce Estate has one of the highest repair bills, correct at the time of writing.

19:6:1: The maintenance/repair cycle has failed because the majority of time has to be allocated to the repair side of this cycle leaving very little time for adequate maintenance.

19:6:2: This leads to great expense in replacements compared with how much it would have cost if proper maintenance could have been carried out before the materials failed.

19:6:3: The resources of the Council are limited and this is not helped by their resources having to be stretched further by the constant requirement for; repair work to be carried out, the boarding up of void properties and the need to try to cope with a high number of requested transfers.

19:6:4: This means that the Council finds that its approach has to be dictated by the optimum use of their limited resources.

19:6:5: The Council find it difficult to cope with the number of outstanding repairs because of limited resources.

19:6:6:1: To alleviate this problem various systems have been implemented. For example:-

19:6:6:2: The introduction of a estate handyman. See appendix 10:2.

19:6:6:3: Different waiting times for different types of repair work.

19:6:6:4: Preinspections.

19:6:6:5: Allowing the tenants on the estates to carry out some of their own repairs using materials supplied by the Council. See appendix 10:1.

19:7:1: Rent arrears are very high. This is due to:-

19:7:2: High fuel bills have to take priority for most tenants.

19:7:3: They have to keep their children warm, clothed and fed.

19:7:4: The tenants cannot see anything tangible for the rent they pay.

19:7:5: The quality of the housing does not reach the modern standards but rents are increasing all the time.

19:7:6: The cost of constant redecoration.

19:7:7: The cost of washing the condensation soaked curtains.

19:8: It is felt that the Government should accept some responsibility for the problems on the Fordyce Estate because of the original level of Government grants that encouraged what has become the poor quality housing that we live in.

19:9:1: Hemlington was considered to be an elegant place when first constructed.

19:9:2: A large number of tenants in Hemlington are requesting transfers to other areas.

19:9:3: Also a large number of tenants in Hemlington who move here do so because they feel they have no other option.

19:10: The kitchen units have ill fitting doors and drawers.

19:11:1: Special wall fasteners, (spring toggles, cavity anchors, etc.), have to be used to hold items on the walls for all but the lightest units.

19:11:2:1: Special back-boxes for electrical fittings have to be used.

19:11:2:2: These are hard to obtain and some tenants have loose fitting sockets and switches.

19:11:2:3: This coupled with the damp from condensation puts tenants at risk from electrocution.

19:12:1: Letter box flaps are usually made from aluminium and tend to knock and tap irritating in the slightest of winds. See the appendix 12:1 and 15:6 regarding heat loss.

19:12:2: Tenants have even gone to answer the door when this has happened, believing there is a visitor knocking.

19:13:1: A similar type of "No-Fine" housing existed in Blakenall, Walsall.

19:13:2: Their housing where constructed around 1948.

19:13:3: It is generally believed by the tenants on the Fordyce Estate that the problems with their "No-Fine" housing was realised and that this method of construction should never have been used again.

19:13:4: This is now indicated by the similar problems on our estate.

19:14:1: The majority of tenants take good care of their homes and gardens.

19:14:2: They are constantly having to cope with high fuel bills, damp damaged wall paper, etc.

19:14:3: They have to work harder and spend more time, and money, on maintaining an adequate living level.

19:15: Sometimes tenants have very little option but to move into properties that have had internal walls removed. This leads to higher fuel bills for these tenants because they heat unused areas.

19:16: If the back door is left ajar, for instance, and the front door is opened a draught can be created that slams the back door closed breaking the glass section.

19:17: See The Hemlington Survey for information regarding some of these problems.