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PSL - Dwelling Standard Checklist

Contact Form: Online Contact
Email: Performance and Asset Management

Tel: 023 8028 5588

(ask for Daniel Friedman)

All the following are essential, except those marked 'P' - Preferred


No risk of collapse or falling debris.

Not leaking or causing dampness internally.

If used for an open fire must be in reasonable condition and recently cleaned


No missing slates or tiles, is not leaking or causing dampness internally.

No loose slates or tiles.

Flat roofs are in sound condition and not causing dampness internally.

All flashing and abutments are sound and not causing dampness internally.


Roof design and construction is maintained so that it is suitable for its purpose, securely fixed and able to cope with imposed loads.

There should be access to pitched roof space.


Insulation of at least 200mm thick and adequate ventilationP
Access Stairs and Common Areas to Flats

Access stairs to be of good construction with treads and landings that are non-slip.  All treads to be uniform and at least 280mm deep.  All risers to be uniform and maximum height of 180mm.  Openings between treads to be a maximum of 100mm. Stairs should be at least 900mm wide with handrails to both sides between 900 and 1000mm above the pitch line.  All platforms and landings to have guarding of at last 1100 above the floor with no gaps in the guarding greater than 100mm.

Balconies and Common Landings

Floor surfaces to be non-slip and to be even and with no tripping hazards.

Guarding to be at least 1100mm above the floor with no gaps in the guarding greater than 100mm.

Guttering and Downpipes

No leaking gutters or downpipes.

No loose gutters or downpipes.

Are clear of debris and all running freely to drains or soakaway.

Fascias and Bargeboards

No insecure or rotten boards.

Are in good decorative repair.


No subsidence likely to cause collapse.

No loose brickwork which is likely to collapse or cause falling debris.

No perished pointing or fractures causing dampness internally.


Cavity walls built before 1976 to be insulated unless flats.P
Windows and Doors

All opening windows and doors can be opened, closed and secured easily.

Do not leak.

Are not excessively draughty and fit their frames correctly.

Low level windows in rooms above  ground floor are fitted with restrictors to prevent falls.

Windows to have trickle vents or night latch facility.

Windows to dwellings that have electrical heating must be double glazed.

Windows to dwellings built prior to 1976 should be double glazed.

All wooden windows and doors to be in good decorative repair.


Are working correctly and are not blocked or leaking sewerage.

Septic tanks and cesspools are functioning correctly.

Garages and OutbuildingsIf garages and outbuildings are available to the tenants they must be safe, empty and accessible and there is no risk of collapse. 

Paths are in a reasonable condition, level and with no tripping hazards.

There is adequate drainage to remove surface water and prevent excessive pooling.


No unguarded retaining walls or steps where there is risk of falling and causing serious injury.

Any garden ponds or pools to be filled in or securely covered.

To be handed over in a tidy condition with lawns, shrubs and hedges to be neat and tidy.

Patios, slabs or decking to be level, safe and secure.

Fences / GatesTo be secure, safe and in good condition and to be maintained by the Owner for the duration of the lease.   
Clothes DryingProvision of a suitable clothes line or rotary dryer.P

All ceilings are sound with no risk of collapse and in good decorative repair.

There are no holes or cracks (other than settlement or drying out cracks).


Are free from penetrating and rising damp.

There are no significant holes or cracks and are in good decorative repair.


Are sound and reasonably level with no tripping hazards.

There are no loose floorboards or holes.

Non slip washable floor coverings to be provided in bathroom, kitchen and any wet area.

Carpets or other suitable floor covering in all other areas.  (The cost of repair or replacement will not be covered by NFDC or the Association.)P

Walls, floors and worktops have smooth impervious surfaces throughout which are capable of being cleaned and maintained in a hygienic condition.

The layout/design of the kitchen should be such as to prevent collisions.

There must be a sink with draining board.

There should be adequate cupboards for the size of the kitchen and the dwelling.

There must be cooker space and connections for either a gas or electric cooker that complies with the safety requirements below.

There must be worktops both sides of the cooker (unless abutting a wall, white goods, free standing cupboard or door etc) and sufficient other worktop for the preparation and cooking of food.

All worktops, sink and the draining board to have a tile (or other suitable) splashback.

There must be sufficient power points for all worktop appliances, fridge, and  washing machine to be connected without having to use extension leads or for leads to trail over worktops. 

Normally at least 4 sockets should be provided above the worktop.P

There must be space with a socket for a fridge/freezer.

There must be space with plumbing and socket for a washing machine.

There must be an openable window to the kitchen or there should be either an extractor fan or cooker hood vented to the outside.    

There must be a suitable floor covering to the kitchen area that can easily be kept clean.

There should be a door between the kitchen and rest of the dwelling.P

There should be no cupboards or shelves immediately above the cooker.

A Gas Safe inspection certificate to be provided for a cooker already fitted or to confirm the connection point for the cooker and location are safe.

A certificate from a qualified electrician to confirm any electric cooker and/or the arrangements for the connection of an electrical cooker are safe.

Clothes DryingWhere there is not a garden with the dwelling then a vented tumble drier point would be desirable. 

The bathroom must be located within the dwelling.

Walls and floors have smooth impervious surfaces throughout which are capable of being cleaned and maintained in a hygienic condition.

Must have a bath or shower with adequate supplies of hot water. 

Bath to be capable of being filled with sufficient hot water to have a bath within 10 minutes.

Correctly functioning WC.

Wash hand basin.

There must be a window which is able to be opened or there should be an extractor fan.

There must be a suitable form of fixed heating(this includes heated towel rail, fan heater etc).

There must be a door to the bathroom/WC.

Seals to baths, showers, sinks and worktops must be intact.

Where there is a separate WC compartment this must be internal and be provided with impervious surfaces throughout which are capable of being cleaned and maintained in a hygienic condition.  In additional a WC compartment must be provided with:

  •  Functioning WC
  •  Wash hand basin within the compartment or within an adjacent bathroom.

The stairs must be in good repair and fitted with at least one handrail.  Steep staircases should have handrails both sides.

Are adequately guarded by a balustrade with vertical balusters.  100mm maximum gap between balusters.

Treads and risers are uniform in depth, height and width for entire length of flight and to have no upstands or tripping hazards.  100mm maximum gap if open treads.P

There is adequate artificial lighting to the stairs.

Glazed doors at the foot of stairs to be glazed with safety glass.


Asbestos report required showing the location of all asbestos material to be made available to NFDC or the Association.

There is no exposed asbestos lagging or insulation - detailed in Report.

Any asbestos cement sheets (commonly found in dwellings as roof tiles, corrugated roof sheets, all boards and soffits) are in good repair - detailed in Report.

LightingThere is adequate natural and artificial lighting in all habitable rooms and adequate artificial lighting to all other areas within the dwelling such as circulation areas, bathrooms and kitchens. 

Each habitable room opens directly onto hallway or stairs or landing.

All habitable rooms to have windows that could be used to climb through in the event of a fire.

Fire alarms (hard wired smoke detectors preferred although battery operated are acceptable) to be fitted in the circulation areas on every floor.  Positioned near to kitchen or living area and in upstairs hallway.

Carbon monoxide detectors should be sited near any gas, oil or solid fuel heating appliance.


There must be at least one lock on each entry door.

There is a door chain fitted to the front door or a window adjacent to the front door, which enables the occupier/s to view ID.P
The property should be clearly identified by either a street number or name and have a useable letter box. 
DampnessThere are no leaking pipes within the property or rising or penetrating damp. 

All living rooms, bedrooms, and bathrooms must have adequate fixed heating.


A modern Gas Central Heating System is preferred. 

Where heating is via modern electric storage heaters in the living rooms and bedrooms, the bathroom should either have a storage heater, fixed fan heater or fixed panel heater.
The storage heater in the living area to have an on a peak boost facility. 





Owner to leave written instructions at the dwelling as to how to operate all heaters


Where a dwelling has electric heating it must also have cavity wall insulation (not flats), double glazing and where appropriate roof insulation to be at least 270mm thick.

All gas appliances are subject to a current up to date gas safety certificate issued by a GAS SAFE registered engineer every 12 months.

Tenants are to be provided with a copy of this gas safety certificate at the beginning of their tenancy and an updated certificate within 14 days of appliance testing.


There is adequate hot and cold running water to all sinks, baths and basins.

Hot water tanks (where fitted)  to be capable of heating sufficient water for a bath in two hours, have foam or jacket insulation and be fitted with a thermostat.

There is a supply of wholesome drinking water.

ElectricityA valid NICEIC electrical certificate. 

There are at least four power points in all habitable rooms.


The installation is covered by a current Periodic Inspection Report and all items listed as 1 and 2 requiring works have been carried out.

Where appliances are built-in, they must be checked for safety, proof of which is to be provided.  It is the owner's responsibility to repair, or cover the cost of repairing if necessary.  If it cannot be repaired it will be the owners responsibility to either replace or remove and make space for the tenants own appliance.


There must be at least 200mm loft insulation or equivalent to all roof ceilings.

Single skin and walls should be lined and insulated.

Cavity walls should be insulated where there is electrical heating.

Energy Efficiency

All rented properties are required to have an energy performance certificate (EPC).

We would expect lease properties to achieve at least a D Band rating - in exceptional circumstances the Council may take on properties with an EPC rating of E.

From April 2018 NFDC will not take on properties that do not meet a minimum EPC rating of 'E'

DecorationAll rooms to be decorated to an acceptable standard which should not require re-decoration throughout the period of the lease. 
GlazingAll glazing to comply with the current Building Regulations with regards to the requirement for safety glazing to the glass to all doors and windows to each side of a door and glazing below 800mm. 
Bin StorageAll dwellings to have either a dustbin or defined bin area where black sacks can be safely stored. 

2 sets of keys must be provided for each external lock, including outbuildings, stores and garages.

Keys must be provided where window locks are fitted.


Checklist - October 2016



Updated: 29 Dec 2016
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