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Mixed use schemes: Sharing say a Caretaker or Maintenance Engineer on a larger scheme with
leasehold and social housing sectors can keep standards up and enable the build to rent sector to be
manned part time.

8.2 Threat #2: - Plant: The second largest threat to the gross to net is installed plant; tech brings benefits
but also adds to maintenance costs, so in design meetings we spend considerable time looking at the
implications and necessity of key plant items. There are also decisions to make such as do you service
an HIU (Heat Interface Unit) at say £30 per unit per annum? Or, leave them un-serviced and you may
get a 10-12 year life span?

Another example is include heat recovery and ventilation systems (HRVs), whilst nitrogen filters may be
necessary to elevations adjoining a busy road due to nitrogen dioxide pollutants, but probably will not
be necessary dwellings higher up or facing a different elevation. Typically there would be 3 nitrogen
filters per dwelling and whilst guaranteed to last 2 years, filters could last up to 5 years. The impact on
gross to net could be: over-anticipate and replace all every 2 years at a cost of circa £85 per filter plus
fitting (3 x £85 = £255), or, train Site Staff to use a N02 air quality tester thereby saving £85 per filter
and achieving maximum life span. Note: nitrogen filters are controlled waste.

8.3 Threat #3 - Method of maintenance: The third largest threat to the gross to net is the method of
maintenance:
 for window cleaning the cost of cleaning by cradles can be 50% more than window cleaning by
abseiling,
 window blinds within flats can be dusted and washed in a bath, curtains need to be dry cleaned,
 window coverings need to be provided in bedrooms, but can be omitted in living rooms.

8.4 Threat #4 – Poor design or specification: this covers everything from protection of high impact points,
strategic positioning of CCTV cameras, materials selection, fit-out to avoid people needing to drill into
walls, furniture lifts, adequate furniture stores and accommodation ancillary to front of house.

8.5 Threat #5 – Lack of spares: we have developed spares lists of around 70 items which should become
part of the deliverables of the main contractor (scalable according to the size of the development).

8.6 Threat #6 – Lack of accountability: initial response times and defects and snagging rectification periods
must to be negotiated with the main contractor. Ringley have developed a 70 point checklist on the
most commonly reoccurring defects and snags.

8.7 Threat #7 – Lack of building information: Whether you are going full BIM (Building Information
Management) or not, there is a baseline of minimal information needed to facilitate good decision
making. We have developed a list of critical ‘building management plans’ as well as ‘stacking plans’ and
‘services plans’ that need to be developed and interfaced into systems. Similarly, asset registers and
appliance care guides are critical. In setting up IT we would be looking to import en-mass such building
information, so that Site Staff really can show the problem and explain their diagnosis to residents.

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