Planned and capital works
Cyclical and external decoration for social landlords
External painting and repairs on a cycle, protecting timber, render and metalwork before they fail.
Cyclical decoration is the routine repainting and associated repair of external timber, render, metalwork and communal internal areas, typically every few years, to protect the building fabric. The pre-paint repairs are often more valuable than the paint itself.
How do we approach cyclical decoration?
We survey before we paint: rotten timber, failed putty, loose render and rusting metalwork are repaired first, then prepared and decorated. Where scaffold is needed, we look at gutters and roofs at the same time.
What is included?
- Pre-paint survey and repairs to timber, render and metalwork
- External decoration of windows, doors, fascias, soffits and render
- Communal internal decoration of halls, stairs and landings
- Metal railings, balustrades and gates
- Gutter clearance during access
- Resident notices and protection
What do we hand over at the end?
- Pre-paint survey with repair items
- Completion photographs
- Paint system specification
Who is this service for?
- Landlords with cyclical maintenance cycles
- Leasehold blocks where costs are recharged
- Estate teams
Process
How does each job run?
Pre-paint survey
Each block or house is inspected and repairs are priced before decoration.
Repairs
Timber, render and metal repairs completed first.
Decoration
Prepared and painted to your specification and colour scheme.
Sign-off
Completion photos and a note of defects outside scope.
Rules by nation
Which rules shape cyclical decoration in each UK nation?
The legal duties sit with the landlord. These are the rules that set the timescales and standards we work to, as checked on 31 October 2026.
Social landlords are commercial clients under the Construction (Design and Management) Regulations 2015, so the full client duties apply. Where there is more than one contractor, the client appoints a principal designer and a principal contractor. A project must be notified to HSE if it lasts more than 30 working days with more than 20 workers on site at once, or exceeds 500 person-days.
Where costs are recharged to leaseholders, landlords in England and Wales may need to consult under section 20 of the Landlord and Tenant Act 1985 before qualifying works start. We provide itemised costs per block to support that.
Decent Homes Standard (England)Social landlords are commercial clients under the Construction (Design and Management) Regulations 2015, so the full client duties apply. Where there is more than one contractor, the client appoints a principal designer and a principal contractor. A project must be notified to HSE if it lasts more than 30 working days with more than 20 workers on site at once, or exceeds 500 person-days.
Where costs are recharged to leaseholders, section 20 consultation may be needed before qualifying works start. We provide itemised costs per block to support that.
WHQS 2023 (Wales)Social landlords are commercial clients under the Construction (Design and Management) Regulations 2015, so the full client duties apply. Where there is more than one contractor, the client appoints a principal designer and a principal contractor. A project must be notified to HSE if it lasts more than 30 working days with more than 20 workers on site at once, or exceeds 500 person-days.
Owners in mixed-tenure blocks share common repair costs under their title deeds and the Tenement Management Scheme. We provide itemised costs per block.
SHQS (Scotland)Northern Ireland has its own construction safety rules, the Construction (Design and Management) Regulations (Northern Ireland) 2016, enforced by HSENI. Social landlords carrying out works are commercial clients with duties under them.
Where owners in a block share costs, their leases or deeds set the process. We provide itemised costs per block.
Decent Homes Standard (NI)Guide prices
What does cyclical decoration cost?
Rounded planning figures with their sources and VAT basis. Your price depends on the survey, your specification and the region. Use our programme budget tool for a regional estimate.
| Item | Unit | Guide range | Basis |
|---|---|---|---|
| External redecoration | per house | £800–£3,600 | Published figure: Consumer guide: terraced £800–£1,600, semi-detached £1,800–£3,600 (Checkatrade, 2025–26). No social housing programme rate was found. VAT basis: unclear. |
Prices checked 31 October 2026. See all guide prices and regional factors.
Questions
Cyclical and external decoration: common questions
How often should cyclical decoration happen?
Most landlords work on a cycle of roughly five to seven years for external work, but it depends on exposure and materials. Your stock condition data should set the cycle.
Do you repair before painting?
Always. Painting over rot or failed render hides the problem for a year and makes it worse.
Can costs be recharged to leaseholders?
Your leases decide that. We provide itemised costs per block to support any consultation you need to carry out.
Related
Which services often go with cyclical decoration?
Communal area refurbishment
Entrances, stairs and landings refurbished: flooring, lighting, decoration, door entry and fire safety items.
Learn more
Brickwork, pointing and render repairs
Repointing, brick replacement, render repairs, lintels and cavity tie work on houses and low-rise blocks.
Learn more
Roofing and rainwater goods
Roof repairs and renewals, fascias, soffits, gutters and downpipes on houses and low-rise blocks.
Learn more