Repairs and maintenance are fundamental to the delivery of safe, secure and decent homes for social housing residents. For social landlords, the challenge is not simply to complete repairs, but to do so efficiently, consistently and in line with increasingly demanding regulatory and legislative requirements. Having the right tools in place is essential, and an up-to-date, compliant schedule of rates is a critical part of that process.
For social housing professionals, the value of a schedule stretches well beyond pricing repairs consistently. It is a vital tool for managing contracts, controlling costs, monitoring performance and driving accountability. In an increasingly complex regulatory landscape, a fit-for-purpose schedule helps landlords and contractors navigate changing requirements, support better decision-making, and ultimately, deliver safer, better-maintained homes. Its role is therefore far more significant than simply providing a framework for day-to-day repairs. It must be current, credible and equipped to support the wider responsibilities facing the sector.
Preparing for a changing legislative landscape
The Procurement Act 2023 has brought significant changes to public procurement, placing greater emphasis on transparency, accountability and value for money. Social landlords need to ensure their procurement arrangements, contracts and supporting documentation are aligned with these requirements.
At the same time, Awaab’s Law continues to reshape the approach to repairs. From 30 November, Phase 2 extends the requirements to additional hazards, including excess cold, excess heat, falls and structural collapse, where they present a significant risk of harm.
These changes reinforce the need for robust processes to identify, prioritise and deliver repairs. Landlords must be able to respond within prescribed timescales, address underlying causes and demonstrate that appropriate action has been taken.
An outdated schedule of rates risks creating inconsistencies, pricing gaps and uncertainty around the scope of works. A current, reliable schedule, by contrast, provides a foundation for effective contract management and helps social landlords meet their obligations.
Version 8.1: built for today's challenges
The latest M3NHF Schedule of Rates, Version 8.1, launched this autumn to help social landlords meet these evolving demands.
The update includes 51 new Responsive Repairs and Voids items, reflecting the practical requirements of day-to-day housing maintenance. The updated M3NHF Form of Contract also supports social landlords in aligning their contractual arrangements with current procurement requirements.
Importantly, Version 8.1with its associated documentation, including its form of contract is fully compliant with the Procurement Act 2023 and incorporates the latest requirements of Phase 2 of Awaab’s Law. Enhanced building safety and defects content further strengthens the Schedule, recognising the importance of identifying and addressing issues that could affect residents' safety and the quality of their homes.
These are more than technical updates. They provide social landlords and contractors with a consistent, relevant and reliable framework, supporting clearer expectations, better communication and more effective delivery.
Putting residents at the centre
Ultimately, repairs and maintenance are about people. Delays, unclear scopes of work and inadequate responses to hazards can have a direct impact on residents’ health, safety and wellbeing.
An up-to-date schedule of rates is an important part of ensuring repairs are properly specified, fairly priced and delivered in line with current expectations. It also helps provide the framework within which landlords and contractors can understand and fulfil their responsibilities.
With Phase 2 of Awaab’s Law coming into force at the end of November, now is the time for landlords to review their arrangements. Having the right processes, contractual framework and resources in place is essential to managing these changes effectively. Ultimately, preparation is about more than regulatory compliance. It is about ensuring landlords can respond consistently, meet their obligations, and most importantly, protect the residents who depend on them.
M3NHF Schedule of Rates Version 8.1 – What’s New?
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Chris Patient | Head of Consultancy, Rand Associates
Chris joined Rand Associates as a Stock Condition Surveyor when he left college in 1999.
He then went on to gain further experience of the sector whilst working for several Local Authorities and Housing Associations fulfilling roles within property services teams ranging from Senior Surveyor, Property Services Manager and Asset Manager. During this time Chris managed large refurbishment projects, maintenance contracts and cyclical maintenance and compliance programmes.
Chris Re-joined Rand Associates in 2019 as a consultant where he now supports users of the M3NHF Schedule of Rates. Chris provides training on the best use of the schedule, assists clients who are migrating away from alternative cost models to adopt the schedule and carries out value for money reviews.
