Planned Works framework

Cyclical works are regular repeated maintenance activities performed on fixed schedules regardless of condition including external painting and decoration typically every 5-7 years, communal area decoration, gutter cleaning, servicing programmes, and routine inspections. Cyclical works differ from component replacement programmes by maintaining existing elements rather than replacing them, following time-based rather than condition-based schedules, and preventing deterioration through regular attention. Our framework’s Lot 12 (Cyclical Painting and Decoration Works) provides national coverage for cyclical decoration programmes including external painting, communal areas, pre-paint repairs, and brickwork maintenance. Cyclical works support asset preservation, maintain property appearance, demonstrate active management, and prevent costly repairs through preventative maintenance approaches.

Planned works are scheduled maintenance and improvement programmes replacing building components based on lifecycle planning, condition surveys, and investment strategies rather than waiting for failure. Types covered include component replacements (kitchens, bathrooms, windows, doors, roofing), whole house refurbishments combining multiple works, electrical rewiring programmes, cyclical decoration, heating system upgrades, structural works, surrounding works, and decarbonisation initiatives. Planned works enable housing associations to maintain Decent Homes Standard compliance, prevent costly failures, coordinate resident disruption, achieve economies of scale, and plan budgets effectively. Our framework provides 19 lots covering comprehensive planned works requirements from individual components through materials supply to complete refurbishment programmes with flexible procurement through direct awards or mini-competitions.

Our framework ensures quality through competitive evaluation assessing 40% quality and 60% price with rigorous supplier assessment covering account management, social impact, health and safety, added value, mobilisation capability, contract delivery, and service excellence. All suppliers undergo financial stability checks, insurance verification, and accreditation validation including FENSA/CERTASS for windows, NICEIC for electrical works, Gas Safe registration, and ISO9001:2015 quality assurance plus ISO14001:2015 environmental standards. Quality assurance continues through ongoing contract management, performance monitoring, management information reporting, and continuous improvement processes. Housing associations benefit from pre-vetted suppliers, transparent pricing, dedicated account management, and procurement support ensuring planned works deliver quality outcomes meeting Decent Homes Standards and regulatory requirements.

Decarbonisation works included in our whole house works lots encompass measures reducing carbon emissions from housing stock including external wall insulation, cavity wall insulation upgrades, loft insulation improvements, high-performance window and door replacements, heating system replacements with heat pumps or low-carbon alternatives, solar panel installations, ventilation system upgrades, and fabric-first improvements. Works align with net zero carbon targets, support Energy Performance Certificate improvements, reduce tenant fuel costs, and meet evolving Building Regulations including Future Homes Standard. Framework suppliers provide decarbonisation expertise, M3NHF Net Zero schedule of rates pricing, grant funding application support, and whole-house approach coordination ensuring effective carbon reduction whilst maintaining building performance, resident comfort, and cost-effectiveness.

Surrounding works (Lot 19) cover external property improvements and maintenance including hard landscaping, gates and fencing installation, drainage works, driveways, pathways, external walls, boundary treatments, and associated external works. These works improve property appearance, security, accessibility, and functionality whilst addressing external maintenance requirements often overlooked in component-focused programmes. Surrounding works support estate improvement initiatives, accessibility enhancements, security upgrades, and environmental improvements. Our dedicated surrounding works lot provides national coverage with specialist contractors experienced in external works, civil engineering, landscaping, and drainage, enabling housing associations to procure comprehensive external improvements alongside internal property maintenance through coordinated programmes or standalone projects.

Our framework actively supports SME contractors through regional lot structure enabling local suppliers to compete without national coverage requirements, value bands allowing smaller contractors to tender for appropriate work sizes, and selection of 47 SMEs from 71 total suppliers representing 66% SME participation. Regional structure across 12 areas fosters local competition, supports local economies through employment opportunities, enables relationship building between housing associations and local contractors, and delivers social value through community investment. SME involvement provides housing associations with responsive local contractors, specialist regional knowledge, community connections, and supply chain diversity. Framework procurement eliminated SME barriers whilst maintaining quality standards, financial stability requirements, and insurance levels ensuring capable contractor appointments.

A schedule of rates is a pre-priced list of construction work items used for property maintenance procurement, providing unit rates for materials, labour, and activities enabling rapid cost estimation and transparent pricing. Schedules list items like “replace UPVC window 1200x1200mm” or “install kitchen base unit 500mm” with rates per unit, allowing housing associations to measure requirements and calculate costs without detailed tender processes. Benefits include pricing certainty, simplified procurement through direct awards, benchmark comparison between suppliers, and efficient contract administration. Our framework suppliers provide comprehensive schedule of rates based on M3NHF standards plus bespoke rates for materials and installations, enabling housing associations to procure planned works efficiently whilst maintaining competitive pricing and quality standards.

The M3NHF (Model Maintenance Measured Term Contract) schedule of rates is the industry-standard pricing framework developed by the National Housing Federation providing detailed specifications and rates for housing maintenance works. The schedule includes thousands of measured items covering all property maintenance activities with standardised descriptions, units of measurement, and pricing structures. Housing associations use M3NHF schedule of rates for cost estimation, direct award pricing, benchmark comparison, and contract management. Our framework integrates the latest V8 M3NHF schedule including Net Zero specifications, with suppliers providing pricing against standard items enabling transparent cost comparison, rapid quotations, and simplified procurement through direct awards for schedule-based works.

Whole house works involve comprehensive refurbishment of properties addressing multiple components simultaneously including kitchens, bathrooms, windows, doors, roofing, electrical rewiring, heating upgrades, decoration, and building works in coordinated programmes. This approach suits properties requiring significant investment, empty properties being refurbished before relet, estate regeneration programmes, or decarbonisation initiatives combining multiple improvements. Benefits include reduced disruption through single contractor coordination, economies of scale, consistent quality, shortened overall timescales, and simplified contract management. Our framework provides whole house works through three value bands: £0-£1m (Lot 16), £1m-£3m (Lot 17), and £3m+ (Lot 18) with regional suppliers capable of complex programme coordination.

Our framework covers comprehensive roofing works including pitch roof repairs and replacements, flat roof renewals, roofline replacement (fascias, soffits, bargeboards), rainwater goods installation, chimney pointing, porch repairs, and canopy installations. Roofing works are structured through Lot 13 (roofing materials supply), Lot 14 (roofing works £0-£1m), and Lot 15 (roofing works £1m+) with regional suppliers ensuring local coverage and competitive pricing. Roofing works include surveys, removal and disposal of existing materials, installation of new roof coverings, insulation upgrades meeting Building Regulations, ventilation, making good internal ceilings and decoration, and waste disposal. Framework suppliers provide both repair and full replacement solutions supporting housing associations’ planned roofing programmes and emergency works.

Kitchen replacement involves complete removal of existing kitchens and installation of new units, worktops, appliances, and associated works meeting Decent Homes Standard requirements for kitchens less than 20 years old. Kitchen replacement includes removal and disposal of existing kitchens, installation of new kitchen units and worktops, sinks and taps, tiling, electrical works for appliances and lighting, plumbing alterations, plastering and decoration, flooring, and connection of appliances. Our framework provides kitchen replacement through two supply models: direct factory delivery from leading manufacturers (Lot 1) or branch network supply offering flexibility (Lot 2), plus comprehensive kitchen and bathroom supply and install lots with value bands enabling complete programme delivery with coordinated bathroom upgrades.

Window replacement involves removing existing windows and installing new energy-efficient windows meeting current Building Regulations thermal performance standards, typically achieving U-values of 1.4 W/m²K or better. Our framework provides window replacement options including UPVC windows (supply only or supply and install), timber windows (supply only or supply and install), aluminium windows (supply and install), and composite windows (supply and install). Window replacement includes frames, glazing, hardware, installation, making good surrounding brickwork and plaster, decoration, and disposal of old windows. Housing associations can select appropriate materials based on planning requirements, property type, thermal performance needs, and budget with M3NHF schedule of rates pricing enabling cost comparison and direct awards.

Bathroom refurbishment involves complete replacement of bathroom suites, sanitaryware, plumbing, tiling, and associated works bringing bathrooms to modern standards. Typical bathroom refurbishment includes removal of existing suite, installation of new bath or shower enclosure, toilet, basin, taps and fittings, plumbing and pipe replacement, wall and floor tiling, ventilation installation, electrical works for lighting and showers, plastering and decoration, and flooring. Social housing bathroom refurbishment must meet accessibility standards where required, water efficiency requirements, and Decent Homes Standard specifications. Our framework provides bathroom refurbishment through dedicated kitchen and bathroom lots with value bands £0-£2m and £2m+ enabling housing associations to procure complete refurbishment programmes competitively.

The Decent Homes Standard is the UK government’s minimum quality standard for social housing requiring homes to be warm, weatherproof, and have reasonably modern facilities including kitchens less than 20 years old and bathrooms less than 30 years old. Properties must meet current statutory minimum standards for housing, be in reasonable repair, have reasonably modern facilities and services, and provide reasonable thermal comfort. Social housing providers must maintain properties to Decent Homes Standard through planned maintenance programmes replacing kitchens, bathrooms, windows, doors, roofing, heating systems, and electrical installations before failure. Our framework supports Decent Homes compliance through comprehensive component replacement lots, schedule of rates pricing, and suppliers experienced in social housing standards.

Property maintenance for social housing organisations encompasses all works required to maintain, repair, and improve housing stock including planned maintenance programmes, component replacements, refurbishments, and upgrades. This includes kitchen and bathroom replacements, window and door installations, roofing works, electrical rewiring, heating upgrades, cyclical decoration, and building works ensuring properties meet regulatory standards. Social housing property maintenance differs from private sector through Decent Homes Standard compliance, Right to Repair obligations, tenant consultation requirements, and social value commitments. Our Planned Works Framework provides 19 lots covering comprehensive property maintenance requirements with 71 suppliers including 47 SMEs delivering works across England, Wales, Scotland, and Northern Ireland.