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Window Systems
News Release from: KEB Fabrications | Subject: Partnering and Decent Homes
Edited by the Buildingtalk Editorial
Team on 15 April 2005
When quality is not enough
Lawrence Breakspear, Managing Director of KEB Fabrications, examines the role of the supplier in social housing refurbishment and offers a valuable insight into Partnering and Decent Homes.
Lawrence Breakspear, Managing Director of KEB Fabrications, an award winning supplier and installer of windows and doors to the commercial sector, examines the role of the supplier in social housing refurbishment and offers a valuable insight into Partnering and Decent Homes With the advent of the Decent Homes initiative, launched by the Office of the Deputy Prime Minister in July 2000, local authorities and social landlords throughout the UK were required by the Government to ensure that all social housing met a minimum standard of decency by 2010
This article was originally published on Buildingtalk on 15 Apr 2005 at 8.00am (UK)
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In Scotland, the schedule for the equivalent Scotland Housing Standard was subsequently extended to 2015 and in Wales a deadline of 2012 agreed.
Though these commitments carry different names and agendas, in essence the standards of decency are the same.
A home is considered decent if it meets the statutory minimum standard, is free from damp, weatherproof, in reasonable repair, and provides an acceptable degree of thermal comfort as well as featuring reasonably modern facilities and services.
Further reading
KEB announces Gateshead Partnering Agreement
KEB Fabrications Limited has been awarded another major social housing refurbishment project, valued at GBP 1 million a year for The Gateshead Housing Company.
High security as standard
In addition to a comprehensive list of British Standard accreditations, KEB Fabrications has now added a Secured by Design licence to its professional credentials.
Meeting the partnership challenge in Liverpool
The first phase of the contract for Lovell Partnership/Cobalt Housing Association, required 6,000 windows to be installed in just six months.
Spending Review Ambitious refurbishment targets have been matched by significant funding in order to deliver better homes for social householders.
In addition to the GBP 18 billion invested into social housing since the launch of the Decent Homes programme, the Government recently announced a further GBP 1.3 billion investment in the 2004 Spending Review, with special provisions for families with children in order to address child poverty.
The additional funds have delivered an increase in the overall housing budget from GBP 5.9 billion per annum to GBP 7.2 billion by 2007/8.
This capital support can be viewed as a one-off pension plan payment for social housing, restoring the housing stock to a position where maintenance can be managed effectively in future years.
Such huge levels of investment have required the adoption of new management systems and attitudes on the part of clients, contractors and residents.
Social landlords have been required to develop a strategy in conjunction with householders, to deliver the required improvements on time and within budget.
Partnering The role of suppliers and contractors and their relationship with landlords and householders has also developed significantly.
Partnering, a concept launched in 1999 by the Housing Forum in response to Egan, is the philosophy of developing trust between all parties connected with or working on a project.
Among the many elements it encompasses is a coordinated approach with open communications, clear objectives and measurable results.
At the heart of partnering methodology is the need for all parties to have the best possible understanding of each participant's role and to share in the risks and rewards of the project.
With weatherproofing, thermal efficiency and security forming a substantial part of the Decent Homes agenda, the requirement for replacement windows and doors has become an important component of most social housing refurbishment projects.
Choosing a supplier is more than finding a company who can produce high quality products.
It is crucial that the company can also demonstrate a commitment to Partnering and fully understands the issues surrounding Decent Homes, along with the long-term agenda of the Local Authority or Housing Association.
Evolution In the case of KEB Fabrications, this has meant evolving from a position as a leading manufacturer and installer of doors and windows into a complete solutions provider, offering Best Value at each stage of the project.
This evolution is reflected in the company's longstanding relationship with the Sunderland Housing Group.
From being an existing supplier of high specification, PVCu windows to the City of Sunderland in the Nineties, KEB Fabrications is currently in year-three of a ten year Partnering arrangement with Sunderland Housing Group.
In association with systems supplier Profile 22, the company typically fabricates and installs 800 frames per month, helping the Sunderland Housing Group revive its housing stock and so meet its Decent Home obligations.
As part of its partnering philosophy, KEB has employed 100% local labour for its installation teams.
This has the effect of reinvesting an element of the project capital back into the local community.
Local knowledge of the area and the community also benefits householder liaison and project efficiency.
Despite the longevity of the relationship there is no evidence of complacency.
The partnering agreement demands that all parties must constantly strive to deliver the highest standards of quality and value.
Collaborative Working In Liverpool, the challenges were different but the philosophy remained the same.
In order to complete the first phase of a contract for Lovell Partnership/Cobalt Housing Association on schedule, 6,000 windows were required be installed in a six month time period.
The means to installing such a large quantity of frames was close cooperation between KEB Fabrications , Lovell Partnership, Cobalt Housing Association and the householders themselves.
KEB produced and installed a high specification Profile 22 window, with an emphasis on safety and security.
Cobalt Housing Association drove the partnering concept with regular performance reviews of key performance indicators and Lovell Partnership delivered inspired planning and site supervision.
Classic Partnering values of excellent communication and a willingness to cooperate facilitated the overall success of the programme.
Consultation and close liaison with the householders was crucial to installing such a large volume of windows to the tightest of schedules, whilst also minimising disruption and meeting the customer's individual needs.
On the back of the success of the first phase, KEB has been awarded subsequent phases, with residents now looking forward with anticipation, to receiving their new windows and doors.
When the contract is complete in 2005, more than 10,000 homes will have received new windows and doors from KEB Fabrications.
Shared Vision Most recently, the company has successfully been accepted into the Birmingham Construction Partnership.
This is an umbrella organisation of approved contractors and suppliers with stringent entry requirements, delivering a Capital Building Works programme estimated to be in the region of GBP 350 million over the next five years.
All members must have demonstrated their experience, accreditation and financial stability as well as sharing the authority's values, vision and determination to ensure the regeneration of the city.
The aim of the Partnership is to move away from traditional lowest cost tendering to an approach which will deliver high quality design and sustainable construction whilst also assisting the City Council in meeting Government targets by reducing capital costs, construction time, defects and accidents and increasing productivity.
As an organisation committed to Partnering, the Birmingham Construction partnership favours local suppliers and encourages the employment of local labour.
KEB Fabrications is currently working with G F Tomlinson Building on a six-year social housing refurbishment project, manufacturing and installing windows and doors valued at more than a GBP 1 million per annum.
Fellow BCP members Securistyle Hardware and Profile 22 are also key players in the partnering process.
The high specification Profile 22 windows feature fully reinforced profiles with Securistyle providing the high security hardware, including restrictors on high-level windows.
As with Sunderland, local labour is again playing an important role in engaging the community, an important element of the Best Value criteria.
Further, in an effort to encourage sustainability and reduce environmental impact, a specialist contractor will recycle every window that is replaced.
Communication Suppliers to the social housing sector must recognise that delivering fully accredited, high quality products at the right price and on time is only part of the equation.
Equally important is an understanding of the philosophy behind the Decent Homes initiative.
Possessing in-depth knowledge of the partnering process is crucial to project success and suppliers must have a clear vision of their role in delivering Best Value and sustainability locally and nationally.
Communication is also a key component.
This extends beyond external communications with other partners, to ensuring that all employees are familiar with the supplier's responsibilities.
As an experienced public sector contractor, KEB Fabrications has accumulated a tremendous knowledge base and by sharing that knowledge, the company can best articulate its Partnering philosophy.
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