Glossary of capital works

A to E

Bathroom renewal

New bathroom fittings will be installed in council tenanted properties where bathrooms do not comply with our standards. We will consult tenants on proposals and offer a range of choices. Not applicable to leasehold dwellings.

Boiler renewal, individual systems

Replacement of gas fired central heating boilers where they have reached the end of their serviceable life. Other components, for example, radiators and programmers/controls will not be replaced. Not applicable to leasehold dwellings.

Building Safety act 2022

The Building Safety act 2022 reforms the building safety system to make homes safer. The act takes the lessons from the Grenfell Tower fire. It aims to remedy the systemic issues identified by Dame Judith Hackitt by strengthening the whole regulatory system for building safety.

Cavity wall insulation

Some buildings have a gap between the outer and inner parts of the wall. Putting insulation material into this gap can help improve heat retention and reduce fuel bills. We aim to install cavity insulation as part of our commitment to achieving the Decent Homes Standard but we can only install it in buildings with the right kind of wall construction.

Central heating renewal: individual systems

Replacement of complete gas fired central heating systems where they have reached the end of their serviceable life. All components, for example radiators and programmers/controls, will be replaced as part of the works. Not applicable to leasehold dwellings.

Clerk of works

Employed by the council to check the  quality of the constructor’s work. The contractor are resonsible, under the contracts with our Capital Delivery team, for making sure the work is of the required quality. The clerk of works undertakes random sample inspections and checks that the contractor’s quality control systems are adequate.

Communal and emergency lighting

Emergency lighting is fitted to provide sufficient lighting so that occupants can evacuate from a building safely. They also illuminate other general fire safety features such as manual call points, exit doors, etc. Emergency lighting needs are normally considered as a part of a fire risk assessment of the means of escape in case of fire.

Communal boiler renewal

Replacing boilers serving communal heating systems.

Communal decoration

Redecoration of the exterior of the building, common hallways, staircases and foyers, etc. The replacement of floor coverings is often included. This is typically included in major works projects.

Communal door entry system

Door entry systems are important to provide some level of security to buildings and homes. Entry systems protect a building, occupants, and assets by reducing the risk of unauthorised access, while allowing access for residents and permitted visitors. The entry systems suffer wear and tear, sustain damage, and may become obsolete with advancement in technology. New innovations and emerging technologies transform the way we enter buildings and homes requiring that door entry systems be replaced over time.

Considerate constructors scheme

Voluntary scheme aiming to present a more positive image of the construction industry. Constructors commit to higher standards of:

• site cleanliness
• improved site safety
• better site housekeeping
• traffic management

to reduce their impact in the local community and the wider environment.

Contract administrator

External consultant appointed to oversee the day-to-day management of projects and ensure both the council and the contractor abide by the contract.

Contract period

Period from inception to completion of the works.

Defects liability period

A period, usually 12 months, after the work has been completed by the contractor where they are still responsible for repairing any defective or substandard work.

Environmental works

Work in the external areas of estates, typically undertaken by the Environments team within the Estate Management team. These may include any of the following, subject to budgetary restrictions:

• landscaping
• accessibility works
• paving repairs
• fencing
• parking space marking
• refurbishment or repair of play equipment

F to K

Feasibility study/survey

To understand and review the strengths and weaknesses of a proposal or plan before a decision is made to move forward. Feasibility studies or surveys are typically used when to help decide how to replace major items like communal heating systems, lifts, lighting etc.

Fire alarms/fire detection and warning systems

Fire alarms save lives through early detection of a fire, alerting people of the fire, giving them time to escape from the building. Legislation makes fire alarms in homes mandatory. They operate by raising an alarm in the event of a fire, so that people can evacuate from the building, seek assistance to fight the fire and help to reduce damage to the building.

Fire risk assessments

Fire risk assessments (FRAs) are completed at least once every three years and annually for properties of more than 18 meters or seven storeys. Fire risk assessments help identify work that needs to be done or changes that need to be made to bring buildings in line with current thinking or regulations on fire safety, for example Fire Safety act.

Framework agreement

An agreement between the council and a number of consultants and contractors setting out broadly agreed terms that will be included in any contract they enter. This saves time and cost during a procurement process, the contractors or consultants will then compete for work in line with the terms of the framework.

The contractors and consultants chosen to be part of the framework are selected by a panel,including residents, alongside technical staff from the list of consultants and contractors Kensington and Chelsea work. The selection is based on a combination of their prices and their commitment to the provision of quality service and work.

Front entrance door

Front entrance doors and door frames to make sure that your block meets fire regulations.

Kitchen renewal

Where kitchens in our tenanted properties do not comply with the council standard, new fitted kitchens will be installed. Tenants will be fully consulted on proposals and choices of finish will be offered. Not applicable to leasehold dwellings.

L to Q

Lateral mains renewal

Rewiring of the mains supplies to individual dwellings from the electricity supply company's intake board. The majority of the work is done in communal areas, but access is required to individual dwellings in order to make the final connection to the distribution panel (fuse board).

In buildings with more than one consumer (and electricity meter), lateral mains are the cables that carry the electricity supply from the power room, usually located on the ground floor or basement, to consumers in the block. Overtime power cables undergo wear and tear, sustain damage, and so pose risks.

Lift refurbishment/renewal works

Lift refurbishment or renewal takes place on lifts generally 25 to 30 year old, or those with a history of breakdowns. Due to age, it becomes increasing difficult to source the parts to carry out repairs.

When replacement works are undertaken, works are done to the current industry standard. Some of the upgrades are:

• a handrail for residents to hold onto
• brail on the push buttons and a voice annunciator to assist partially sighted and blind people
• lower control push buttons for for wheelchair users, along with a mirror to reverse out of the lift
• reduction in power when the lift is not being used and a much quieter motor

On blocks where the lift travel is 18m or above, we are upgrading, as far as practicable, to a fire fighters lift. This will assist the fire brigade (LFB) to access a fire within a tall block, and or carry up their equipment. These lifts should only be used by the LFB, during a fire.

Major works programme

The major works programme comprises both preventative maintenance works, and improvement works. These works are programmed on a seven to ten-year inspection cycle. This does not mean that we will carry out work on a block every seven to ten years but will survey the block to identify areas that will soon need work.

Principal contractor

A building contractor awarded works with the council.

Project manager

Employed by the council and responsible for day-to-day co-ordination of all aspects of the construction work at planning, delivery, and completion stages. The project manager works closely with the contractor and other council colleagues to ensure the work is delivered to meet the proposed outcomes of the project.

Quantity surveyor (QS)

Responsible for cost control and valuation of works. It is normal to have a QS on the constructor's side and one who works for the council.

R to Z

Resident consultation process

Consultation with tenants and leaseholders is a key part of the process when planning major works on our buildings. Resident consultations provide information about the proposed works and the reasons for the works.

The consultation will also provide contact details of the project team overseeing the works, and to advise on Section 20 procedures for leasehold properties and the terms of recharge for the works. Consultations are typically carried out through a series of scheduled meetings, letters and general engagement that take place prior to work starting.

Resident liaison officer (RLO)

Employed by both the council and the constructor to liaise with residents throughout the life of a project, including making arrangements with residents regarding access for the works and answering queries.

Rewiring, internal

Rewiring of ring mains and lighting circuits within individual flats. Not applicable to leasehold dwellings.

Roof repair/renewal

Roofs will be subject to detailed inspection. Results of inspections will determine whether repairs or complete renewals are required. As it is essential that all our properties meet the Decent Homes Standard, decisions on action to be taken will take account of likely deterioration up to that date. Roof coverings will generally match existing except in the case of flat roofs where upgraded specifications may be applied to improve the thermal performance of the system.

Security works

Installation of measures to improve resident security. These may include any or all the following subject to budgetary restrictions:

• CCTV installation
• concierge works
• improved communal lighting
• automatic door control systems
• redesign of landscaping to improve lines of sight

Site compound

Secure area where the constructor’s offices and/or materials storage area for the works are located.

Site manager

Employed by the constructor and responsible for:

• management of work on site
• subcontractors and sequencing of works
• checking the standard of workmanship prior to inspection by the clerk of works

Snagging

Inspection of works that are virtually complete in order to prepare a list (snagging list) of works that need to be completed before the work is certified as complete.

Structural assessments

Assess the structural integrity of buildings or blocks. The appraisals identify structural issues or defects that may pose a safety risk to residents. These assessments are typically carried out with fire risk assessments to develop a complete understanding of:

• the risk
• the works required to mitigate risk
• the works necessary to meet current legislative requirements, for example the Building Safety act 2022 and local standards

Structural repairs

May include repairs to:

• spalling concrete where concrete has lost its adhesion and is falling away from the surface of the structure
• repairs to brickwork including re-pointing the cement mortar joints and cutting out and renewing any badly damaged bricks.

Underpinning

Repairs to foundations, usually where these have been affected by subsidence.

Window repair/renewal

Windows will be subject to inspection at various stages, including major work projects. Inspections will determine whether repairs or complete renewals are required. Where replacement is required, replacement windows will generally be double-glazed subject to planning or listed building constraints. The type of windows and material they are made from will be the subject of consultation with residents and Kensington and Chelsea planners.

The council has provision for qualifying leaseholders that can now request a deed of variation and license to alter should they wish to take control of windows associated with their qualifying leasehold property.

Working groups

Most major work projects from the Capital Delivery team will aim to establish a working group. This is intended to be a regular meeting that provides residents with the opportunity to ‘have their say’ about scope and delivery of works etc. Working group membership includes representatives of the:

• resident association
• resident (leaseholder and tenant)
• client 
• contractor, usually site agent and liaison officer