Maintenance and improvement

• When should I contact the Helpdesk about problems with the property?
• Can I do anything to improve the property?
• What are the conditions for home improvements?
• What are the conditions for rental home improvements?
• What are the conditions for HOP home improvements?

When should I contact the Helpdesk about problems with the property?

A four-level priority system dictates our maintenance schedule, divided into critical, high, medium or low priority. This scale ensures that the most urgent problems are attended to first and fixed as quickly as possible.

We encourage tenants to report promptly to us when damage to a property occurs or they notice something which needs maintenance. We attend to problems depending on a four-level priority system - low, medium, high or critical.

Critical is for urgent problems - which are a risk to life, health or safety hazard, compromise the security of your home or cause extreme discomfort - and will be attended to as soon as is reasonably possible. Examples include exposed wires, blocked sewers, broken front door lock.

High priority takes into account major inconveniences, like blocked shower drains, burst broken water meters, or a fuse box continually tripping, or a broken air-conditioner in the summer. We get to work on these as soon as we can, depending on how busy we are attending to other matters.

Medium is for more minor matters, such as a broken latch on a flyscreen door, dripping taps, faulty pool pumps. We schedule these in line with other planned maintenance.

Low priority maintenance is something that might be a bit of a nuisance or unsightly, like lino that's peeling away from the floor at the corners, for example. These are matters we do during planned maintenance if we have the time.

Click here to bring up the Maintenance Request Forms.

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Can I do anything to improve the property?

Employees in our North West Rental scheme are encouraged to make home improvements and you may be entitled to complete and get reimbursed for certain home improvements you make during your tenancy, up to a maximum of $45,000 for any one property. Guidelines exist to ensure all improvements are done professionally. A separate scheme operates for employees still covered by the Home Ownership Plan.

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What are the conditions for home improvements?

Home improvements (renovations/additions) to dwellings that attract a buy-back by Hamersley Iron under the Home Ownership Plan, may not start without prior approval, in writing, from the Home Ownership Office of Hamersley Iron.

Any homeowner contemplating home improvements or alterations needs to comply with the following conditions:

• All work is to be of an approved tradesman-like standard and will be subject to inspection by Hamersley Iron.
• It is the homeowner's responsibility to comply with all statutory building requirements. Copies of the Shire of Ashburton Uniform Building By-Laws may be obtained from the Shire Offices.
• All plumbing work is to be carried out by a properly licensed plumber and will be subject to final inspection by the appropriate authority.
• NOTE: It is a requirement under the Sewerage By-Laws 18.13.6.1 and 18.6.3 that before patios, pergolas, paving or similar are constructed or laid:
• Relief gullies be a minimum of 150mm lower than the lowest outlet grating of fixture levels.
• The concrete floor or paving be sloped away from these gullies.
• All inspection openings be raised to the floor level of patios etc to allow access for maintenance.
• Where concrete is to be laid over household connecting lines this should be done in such a manner as to permit access to the lines by removal of a single slab.  Should any confusion exist about the location of the lines, homeowners are to contact the Facilities Management office.
• All electrical work must be performed by a properly licensed electrician and will be subject to prior approval by the Hamersley Iron Power Inspector. All approval forms are to be presented with this application.
• Homeowners must ensure that all works remain within the surveyed boundaries deemed to border their particular residential lot.  In some instances, existing fence lines have been extended to encompass service corridors. Structures of any kind should not be installed in these. Residential survey details showing service corridors and easements are available on request from the Town Administration Office.
• In the event that mechanical excavation is necessary to facilitate works, approval from the appropriate bodies (refer to table on page 2), must be obtained before starting.
• The Home Ownership Plan permits reimbursement only for approved home improvements. All invoices/receipts supporting expenditure should be kept.
• When approved improvements are completed, homeowners are to complete and submit the appropriate form provided, (listing all invoices/receipts that pertain to the improvement), together with all the original invoices/receipts which will be necessary to substantiate claims for reimbursement.
  If Shire approval was necessary then a final letter of approval from the Shire is required before finalising the value to be added onto your home improvements.
• A representative from the Town Administration Office will carry out the necessary follow-up inspection and when the home improvement has been satisfactorily completed and formally approved, a letter undertaking to repurchase the improvement will be issued to the homeowner by Hamersley Iron.
• Improvements must be properly maintained.

Further advice can be obtained from the Infrastructure Helpdesk on 1800 992 777.

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What are the conditions for rental home improvements?

New improvements
Applications for improvements that are carried out by the tenant after entering into a rental agreement must be supported by original receipts to be eligible for repurchase.  Such improvements must have both Local Shire (where applicable) and written Company approval prior to construction commencing.
 
Registration of the improvement must be made within six months of approval.  Registration will require a Company Property Officer to verify completion and must be supported with the relevant Shire Approval and Completion Certificates, together with all supporting documentation.  If the time taken to construct the improvement will exceed six months then an extension for the time to register the improvement must be sought and agreed in writing.  Any improvement that does not have prior written approval will not be reimbursed when the tenant vacates the property.

Conditions for approval of improvements
The following improvements may be accepted by the Company for purchase on termination of the rental agreement, subject to approval by the Company and local shires, sound and permanent construction and aesthetic finish.  Home improvements will be accepted for registration, provided they have prior written approval, according to the list of allowable improvements and their maximum value at the time expenditure was incurred, as evidenced by original receipts.  No retrospective adjustments will be made.

Type of improvement

Item	Maximum $ Value
Patios - Front	7,000
Patios - Rear	7,000
Garden Shed or Garage (1 per property)	8,000
Storeroom Conversion	5,000
Carport (1 per property)	5,000
External Lighting & Power Supply Addition	1,000
Additional Room	25,000
Perimeter 'Boundary' Fence	10,000
Tile Flooring (internal - heavy traffic & work areas)	5,000
Tile Flooring (lounge)	3,500
Skylight	400
Residual Current Devices (RCDs)	600
Sliding Glass door (1 per property)	2,500
Smoke Detectors - (hard wired only)	250
Security Doors (Max of 2 per property)	500 ea
Whirlybird	360
Ceiling Fans (Up to $1,200 total per property)	200 ea
Decorative Front Door	500

Maximum total approval limit for any one dwelling is $45,000. Item values are absolute upper limits for allowable improvement reimbursement.

Notes
Notes relevant to each item form part of the above table.

• Shade cloth and/or fibreglass translucent sheets are not considered permanent and hence are not recognised for home improvement values. 
• For any patio, shed, garage, carport, or path the following will apply:  a "mass pour" concrete slab (with a suitable surface treatment such as broom finish, stencil or impressed pattern) or brick pavers laid to professional standard are allowable.  Stonework, 2'x2' slabs or any finish which is not even, stable and permanent will not be recognised for home improvement value. 
• The owner's own labour, or labour provided from an unregistered business or individual, will not be recognised for valuing a Home Improvement.  Invoices and receipts from businesses of which the owner has a pecuniary interest will not be accepted for valuing a home improvement. Tools are also not recognised for valuing a home improvement, as the owner will keep the tool but hiring of tools will be allowable expenditure.  Only expenditure actually and reasonably incurred will be recognised, up to the maximum allowable for the item as shown on the above table.  Personal travel costs to transport materials will not be a recognised expenditure.
• Where applicable, the standard of construction must meet Shire specifications and especially cyclone ratings.  Shire approval is considered to be necessary evidence of proper construction.
• The total expenditure may exceed the maximum limit for an improvement, however, only the maximum limit will be registered.  The registered value may be significantly less than actual expenditure if the application proposes an overly-expensive method of achieving the benefit (eg: expensive tiles for entry foyer; high m2 rate for a patio or concrete slab; etc).
• When a home improvement application is approved by Hamersley Iron Rio Tinto, the work must be completed and registered within six months.  If the construction of the improvement will exceed six months then a written approval to extend the registration period must be sought.  Once the work is completed, all inspections and approvals should be sought promptly and the applicant's claim submitted for registration.
• Home improvement applications should be for complete projects, generally against a single line item.  Projects should not be broken into components so that the total value claimed for the project can be increased, eg a patio with lights cannot be broken into patio and external lighting to increase total value above the $7,000 limit.
• Hamersley Iron's / Rio Tinto's consent may be withheld without assigning any reason but generally Hamersley Iron Rio Tinto will advise of the added value of the property resulting from any alterations/improvements listed above provided:
• the Applicant first obtains the written consent of Hamersley Rio Tinto to the particular alteration or improvement (including agreement on the value) before work commences;
• the Applicant obtains any necessary town planning and/or local council approvals to the particular alterations or improvements; and the added value will not exceed the Applicant's actual expenditure as evidenced by original receipts.
• The tenant has primary accountability for maintenance and carries all the risk.  Where the registered value of the improvement is less than the actual cost of the work, any deduction for damage, depreciation etc will be taken from the registered value.  For example, a shed which actually cost the owner $10,000, two years ago would have a registered value of $8,000.  At termination, the Property Officer identifies $1,000 in damage and $800 in depreciation then the payment to the HOP owner is thus reduced to $6,200 for this item.

Patios
This is intended to assist the tenant to erect one front patio and one rear patio.  For each patio, the maximum value will strictly apply and the value will include all associated works and materials eg the concrete slab, paving, balustrade (particularly associated with bull-nose style patio), all electrical and lighting, drainage works, adjustment of services, painting of the structure, poles, beams, and metal deck sheeting.

All patios must be constructed to allow for a metal roof (even if only intended for shade cloth by current occupant). This will ensure the value of the construction to subsequent owners. All patios are to have minimum clearance of 2100mm from the bottom of the lowest steel structural member to the floor level. 

The top edge of roof sheeting is to be a minimum of 60mm lower than the bottom edge of the dwelling roof sheeting to allow for adequate drainage from the dwelling roof. Patios without roof sheeting are to allow an additional 60mm clearance for the future installation of roof sheeting and flashing.
 
All patio edges connected to the dwelling fascia are to be flashed with suitable colourbond or zincalume flashing.  The proprietary flashing is to be fitted such that it extends a minimum of 100mm under the bottom edge of the dwelling roof sheeting and 150mm on top of the patio roof sheeting. Edges of the flashing sealing the patio sheeting are to be neatly cut to conform to the profile of the sheeting.

All patio roof sheets that butt against the dwelling are to weathered to prevent stormwater leaking between the dwelling and the patio.

All edges of patio sheeting on the ends of the patio are to be secured with suitable colourbond or zincalume barge flashing. All dwelling roof tiles or sheets damaged during construction of the patio are to be replaced by the homeowner.

All patio member sizes are to comply to shire specifications.

Any new concrete flooring associated with the patio or connected to the dwelling is to be:

25 MPa compressive strength provided by local suppliers.

A minimum of 100mm thick with F62 reinforcing mesh.

Concrete cover of reinforcing is to be 50mm from the ground and t40mm in any other direction.

The bottom of the slab is to be sealed with 0.2mm thick plastic sheeting (forticon or the like).

Expansion joints using foam or treated fibre expansion joint are to be used on all connections to the dwelling slab for the entire length of the connection.  All construction joints are to be filled with expansion joint material and trimmed to the top edge of the finished slab level.

Control joints to restrict shrinkage cracking are to be spaced no more than 4m apart.

All new slabs and pathways are to be laid to fall away from the dwelling at a minimum grade of 1% (1cm per 1m length).

Slab finishes are to be neat and non-slip.  Broom, wood float, stamped or stencil finishes are appropriate unless prior approval has been authorised by Facilities Management.

Garden Shed or Garage
This applies to a garden shed or a garage that may be used by the homeowner as a workshop or storage area.  The maximum total value will include all associated works and materials eg the slab and associated earthworks, footings, structure, wall cladding, roof sheeting, all electrical and lighting, drainage works, adjustment of services, and painting of the structure.   All structures must comply with Shire standards, e.g. reinforcing and tie-down in cyclone prone areas.

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What are the conditions for HOP home improvements?

Applications for improvements that are carried out by the purchaser after entering into a Contract of Sale must be supported by original receipts to be eligible for repurchase.  Such improvements must have both Local Shire (where applicable) and written Company approval prior to construction commencing. 
 
Registration of the improvement must be made within six months of approval.  Registration will require a Company Customer Services Officer to verify completion, and must be supported with the relevant Shire Approval and Completion Certificates together with all supporting documentation.  If the time taken to construct the improvement will exceed six months then an extension for the time to register the improvement must be sought and agreed in writing.  Any improvement that does not have prior written approval will not be added to the surrender value of the property.
 
Conditions of approval of improvements
The following improvements may be accepted by the Company for purchase on early termination of the Contract of Sale, subject to approval by the Company and local shires, sound and permanent construction and aesthetic finish.  Home Improvements will be accepted for registration, provided they have prior written approval, according to the list of allowable improvements and their maximum value at the time expenditure was incurred, as evidenced by original receipts.  No retrospective adjustments will be made.

Type of improvement

Item	Maximum $ Value
Patios (See Notes) - Front - Rear	7,000 7,000
Garden Shed or Garage (1 per property)	8,000
Storeroom Conversion	5,000
Carport (1 per property)	5,000
External Lighting & Power Supply Additions	1,000
Low Water Garden (Houses only)	3,000
Concrete Paths or Brick Paving	4,000
Additional Room	25,000
Below Ground Swimming Pool - Concrete or fibreglass, including filters and pump equipment  (no vinyl lined pools will be accepted)	14,000
Pool Surrounds - concrete and/or brick paving	3,000
Pool Safety Fence - As per Shire Regulations	3,000
Perimeter "Boundary" Fence	10,000
Major improvements (internal) Kitchen Toilet Bathroom Laundry	10,000 1,500 8,000 2,500
Tile flooring (internal - heavy traffic & work areas) Tile flooring (Lounge)	5,000 3,500
Skylight	400
Spa - Inbuilt external spa, including filters and pump equipment - Spa surrounds and safety fencing	5,000 3,000
Residual Current Device's (RCD's)	600
Sliding glass door  (1 per property)	2,500
Smoke Detectors - (hard wired only)	250
Security Doors (Max of 2 per property)	500 ea
Whirlybird	360
Ceiling fans (Up to $1,200 total per property)	200 ea
Decorative Front Door	500
Exhaust Fan (for bathrooms only)	150 ea

Maximum total approval limit for any one dwelling is $45,000.00.
Item values are absolute upper limits for allowable improvement reimbursement.

General Notes:

1. General Notes and Explanatory Notes relevant to each item form part of the above table.
2. Shade cloth and/or fibre glass translucent sheets are not considered permanent and hence are not recognised for Home Improvement values.  
3. For any patio, shed, garage, carport , pool surrounds or path the following will apply :-  a "mass pour" concrete slab (with a suitable surface treatment such as broom finish, stencil or impressed pattern) or brick pavers laid to professional standard are allowable.  Stonework, 2'x2' slabs or any finish which is not even, stable and permanent will not be recognised for Home Improvement value.  
4. The owner's own labour, or labour provided from an unregistered business or individual, will not be recognised for valuing a Home Improvement.  Invoices and receipts from businesses of which the owner has a pecuniary interest will not be accepted for valuing a Home Improvement. Tools are also not recognised for valuing a Home Improvement as the owner will keep the tool, hiring of tools will be allowable expenditure.  Only expenditure actually and reasonably incurred will be recognised, up to the maximum allowable for the item as shown on the above table.  Personal travel costs to transport materials will not be a recognised expenditure.
5. Where applicable, the standard of construction must meet Shire specifications and especially cyclone ratings.  Shire approval is considered to be necessary evidence of proper construction.
6. A "Home Improvement" application will be rejected where the proposal is judged to reduce the flexibility of the house for future occupants (eg an internal partition wall to create a separate study or bathroom upgrade that does not include the provision of a bath).   
7. The total expenditure may exceed the maximum limit for an improvement, however, only the maximum limit will be registered.  The registered value may be significantly less than actual expenditure if the application proposes an overly expensive method of achieving the benefit (eg  expensive tiles for entry foyer; high m2 rate for a patio or concrete slab; etc). 
8. When a Home Improvement application is approved by Hamersley, the work must be completed and registered within six months.  If the construction of the improvement will exceed six months then a written approval to extend the registration period must be sought.  Once the work is completed, all inspections and approvals should be sought promptly and the applicant's claim submitted for registration as an addition to the Surrender Value.
9. Home Improvement applications should be for complete projects, generally against a single line item.  Projects should not be broken into components so that the total value claimed for the project can be increased, e.g. a patio with lights cannot be broken into patio and external lighting to increase total value above the $7,000 limit; "concrete path" is to allow all weather access and cannot be used to fund pool surrounds.
10. Hamersley's consent may be withheld without assigning any reason but generally Hamersley will amend the Surrender Value to reflect the added value of the property resulting from any alterations/improvements listed above PROVIDED:
    • the Applicant first obtains the written consent of Hamersley to the particular alteration or improvement (including agreement on the value) before work commences;
    • the Applicant obtains any necessary town planning and/or local council approvals to the particular alterations or improvements; and
    • the added value will not exceed the Applicant's actual expenditure as evidenced by original receipts.
11. At termination of the HOP Contract, improvements will be inspected and, as necessary, devalued where the condition has deteriorated beyond fair wear & tear. 
12. The HOP owner has primary accountability for maintenance and carries all the risk.  Where the registered value of the improvement is less than the actual cost of the work, any deduction for damage etc will be taken from the registered value.  For example, a shed which actually cost the owner $10,000 would have a registered value of $8,000.  At termination, the Property Officer identifies $1,000 in damage then the payment to the HOP owner is thus reduced to $7,000 for this item.

Explanatory Notes relevant to each item:

Patios:  
This is intended to assist the HOP home owner to erect one front patio and one rear patio.  For each patio, the maximum value will strictly apply and the value will include all associated works and materials eg the concrete slab, paving, balustrade (particularly associated with bull-nose style patio), all electrical and lighting, drainage works, adjustment of services, painting of the structure, poles, beams, and metal deck sheeting. All patios must be constructed to allow for a metal roof (even if only intended for shade cloth by current owner). This will ensure the value of the construction to subsequent owners. All patios are to have minimum clearance of 2100 mm from the bottom of the lowest steel structural member to the floor level.  The top edge of roof sheeting is to be a minimum of 60 mm lower than the bottom edge of the dwelling roof sheeting to allow for adequate drainage from the dwelling roof. Patios without roof sheeting are to allow an additional 60 mm clearance for the future installation of roof sheeting and flashing.

All patio edges connected to the dwelling fascia are to be flashed with suitable colourbond or zincalume flashing.  The proprietary flashing is to be fitted such that it extends a minimum of 100 mm under the bottom edge of the dwelling roof sheeting and 150 mm on top of the patio roof sheeting. Edges of the flashing sealing the patio sheeting are to be neatly cut to conform to the profile of the sheeting.

All patio roof sheets that butt against the dwelling are to weathered to prevent stormwater leaking between the dwelling and the patio.

All edges of patio sheeting on the ends of the patio are to be secured with suitable colourbond or zincalume barge flashing. All dwelling roof tiles or sheets damaged during construction of the patio are to be replaced by the homeowner.

All patio member sizes are to comply to shire specifications.

Any new concrete flooring associated with the patio or connected to the dwelling is to be:

• 25 MPa compressive strength provided by local suppliers
• A minimum of 100 mm thick with F62 reinforcing mesh
• Concrete cover over reinforcing is to be 50 mm from the ground and 40 mm in any other direction
• The bottom of the slab is to be sealed with 0.2 mm thick plastic sheeting (forticon or the like)
• Expansion joints using foam or treated fibre expansion joint are to be used on all connections to the dwelling slab for the entire length of the connection.  All construction joints are to be filled with expansion joint material and trimmed to the top edge of the finished slab level.
• Control joints to restrict shrinkage cracking are to be spaced no more than 4 m apart
• All new slabs and pathways are to be laid to fall away from the dwelling at a minimum grade of 1% (1cm per 1m length).
• Slab finishes are to be neat and non slip.  Broom, wood float, stamped or stencil finishes, are our preferred finishes, unless prior approval for alternative finishes has been authorised by Infrastructure.

Garden shed or garage: 
This is for a garden shed or a garage which may be used by the home owner as a workshop or storage area.  The maximum total value will include all associated works and materials eg the slab and associated earthworks, footings, structure, wall cladding, roof sheeting, all electrical and lighting, drainage works, adjustment of services, and painting of the structure.   All structures must comply with Shire standards, eg reinforcing and tie-down in cyclone prone areas. Concrete requirements as per patios with following exceptions:

• reinforcing mesh to be F72 as a minimum
• floor slabs are to be self draining
• raft beam reinforcing and footing design to comply to shire specifications
• control joints may be ignored if the slab is certified by a qualified engineer and the curing plan specified on the approved drawings is followed
• drainage - stormwater is to be directed away from the dwelling and the footings of the new structure.

Any connection to the dwelling is to conform to the patio flashing requirements and patio slab connection requirements

Carport: 
This is intended to assist the HOP home owner to erect one shelter for a car or Boat. The maximum total will include all associated works and materials eg the slab and associated earthworks, footings, structure, wall cladding, roof sheeting, all electrical and lighting, drainage works, adjustment of services, and painting of the structure.  All structures must comply with Shire standards. As per patio and shed/garage requirements.  Minimum size reinforcing mesh is F72 for carport floor slabs.

External lighting/power supply additions: 
This is intended to allow additional external lighting fixtures (eg security lighting) or additional external power outlets (eg. external weather proof GPO).  Any power supply additions or external lighting that comes about due to another improvement, ie patio will be included as part of that improvement and will not be accepted as a separate request under this item.  Up-grading or changing existing light fittings will not be recognised as a registered improvement. 

Low water gardens: 
This is intended to reduce maintenance and water consumption for houses/duplexes, and is not available for Home Units, Town Houses or Flats. A total of $3,000 on the property will be recognised as an improvement.  This is only available once on a property.  The installation of a Low Water Garden must reduce the traditional garden area by a total of 60%.  No allowance for Low Water Garden for Home Unit, flats or townhouses.
 
Concrete paths or brick paving: 
This is intended to assist the HOP home owner establish properly constructed paths which give durable all-weather access to the main entrance from street and from carport/garage, and from secondary entrance to service areas and clothes line. Concrete paths and/or brick pavers laid to professional standard are acceptable as they give a permanent, even, self draining non slip and stable finish.  Paths are only to be to a maximum of 1 metre in width.  Stonework and 2' x 2' concrete slabs are not acceptable.

• Concrete paths are to be laid a minimum of 100 mm deep. F62 reinforcing mesh with minimum 40-mm cover is required on all concrete paths. Minimum concrete strength is 25 Mpa standard mix. The bottom of the path to be sealed with 0.2 mm thick plastic sheeting (forticon or the like)
• Brick pavers are to be laid on a 50 mm sand bed. Pavers are to be grouted in place with a bedding sand and cement mix (8 sand:1 cement mix).  All external edges of the path or paved area are to be secured in place with a mortar edge strip (4 sand:1 cement mix) to reduce the ingress of weeds and movement of the edge pavers. Vehicle grade pavers (min 80 mm thick) are to be used in areas trafficable to vehicles such as driveways and carports. Pedestrian grade pavers (nominally 60 mm thick) are not to be used in areas trafficable by vehicles.

Additional room: 
Additional room means an increase in total living space, not internal modifications to walls/rooms or partitioning of existing internal space(s).  Any such internal modifications will not be accepted as a home improvement.  Permission to carry out internal modifications should be sought to ensure that these are acceptable to Hamersley and that these modifications will not have to be rectified before surrendering the property back to Hamersley.  Internal modifications are only allowed to remain if they do not reduce the functionality of the rooms.  The conversion of a carport to a habitable room is allowable, subject to compliance with Shire standards of construction and external appearance.  The provision of an alternative carport is essential and an application for a carport should accompany the application for a carport conversion.  An extension of the existing air-conditioner is acceptable, however, a stand alone air-conditioner will not be accepted.  Floor coverings for the carport conversion will also not be accepted.

Below ground pool: 
This is intended to assist the HOP homeowner construct a below ground pool.  Pools should be constructed to an acceptable quality (S.P.A.S.A. accredited constructors are recommended) and in accordance with Australian Standard AS2160.  Concrete or fibre glass are acceptable.  Poly pools are not acceptable. The value includes filters and pump equipment, additional power outlets, basic vacuuming equipment (automatic pool cleaners are not accepted) and the costs of relocating services (eg sewer lines).  A pool must have surrounds on all sides to a minimum width of 750mm to prevent any damage to the pool once it is installed.  All pool applications must include an application for surrounds as well, or the pool will not be approved. Pool pumping and filtering equipment must be hard wired to power supply. Pools must be laid with a minimum thickness of 100mm of screened, well draining sand (such as yellow sand) surrounding all pool surfaces.  NB:  If an external spa (Item 15) has been approved for a particular property then no pool will be allowed.

Pool surrounds: 
This refers to hard landscaping such as paving or mass pour concrete on all sides to a minimum width of 750mm.  Retaining walls may be allowed if they are necessary to protect the pool, however this still comes within the maximum limit for pool surrounds, but will not be allowed if hard landscaping is not present.  Soft landscaping (ie grass, ornamental plants, reticulation, garden lights, etc) is excluded.  Refer to General Notes.  Pool fencing is not included in this item.  Note that there is a risk to hard landscaping if earthworks have not been sufficiently consolidated.  Damage from settlement and/or ground movement would substantially, even completely, reduce the value of the improvement and an appropriate deduction should be made at termination of the HOP contract.  NB:  A pool will not be registered until the pool surrounds have been completed.

Pool safety fence: 
Pool safety fencing must be of a type recognised and approved by Shire, and constructed to Shire standards.   This item is for partition fencing necessary to isolate/enclose an approved pool within the applicant's land.  This item excludes boundary/perimeter fencing.    Note that changes to Shire regulations when a home owner is advised by the Shire of changes might impose a higher standard on a home owner.  Additional expenditure by the home owner (current or subsequent) to meet revised Shire regulations will only be accepted within the maximum expenditure for this item at the time of the application for further works.

Storeroom conversions: 
The conversion of a storeroom/shed to a habitable room is allowable, subject to compliance with Shire standards of construction.  The provision of an alternative storage shed is essential and an application for a shed must accompany the application to carry out a shed conversion, unless the property already has a Shire approved shed of suitable size on it.  The storeroom/shed conversion will not be registered until there is an alternative Shire approved shed on the property. An extension of the existing air-conditioner is acceptable, however, a stand alone air-conditioner will not be accepted.  Floor coverings for the storeroom/shed conversion will also not be accepted.

Perimeter "boundary" fence: 
Perimeter fences (generally on/near the boundary) which are constructed to Shire standard will be allowed as improvements.  Note that "Neeta Screen" style is allowable at the inland towns but cyclone rating precludes this at the coast. 

NB:  "Neeta Screen" fences installed at inland locations are to be fitted with wind bracing as per the manufacturers specifications.

Where the boundary is highly visible to the public (eg adjoins a reserve/park, street corners, etc) Shire approval would normally require that aesthetic colours are selected and a uniform face be presented (ie for post-and-rail fences, the rail should be inside the block).  Unsightly fences will not be recognised by HI as an improvement.  Inspection at termination should check the structural integrity of the fence (eg un-repaired storm damage, eroded foundations) and visual appearance from within the block and from a typical public vantage point.

Major improvements (internal): 
This type of "upgrade" is a home improvement only to the extent that functionality is increased.  Where the existing fittings have a residual value, this should be deducted from the upgrade costs (eg. the replacement of a functional stove with a wall oven and hot plate).  Upgrades to these areas have a useful life in terms of both function and fashion, whether they are installed as a HI refurbishment or occupant funded upgrade.  These areas may be depreciated to ensure consecutive occupants have an opportunity to adapt the space to modern expectations.  An up-grade is a complete project not a series of smaller changes.  For example, maintenance painting, replacements of taps and shower rose, replacement of bench tops or cupboard doors only, replacement of a trough etc will not qualify as improvements.

• Kitchen:  Upgrade costs may include cupboards, bench tops, pantry, sink, taps, tiling (wall only), electrical works, painting and range hood.  Gas stoves and "built-in" appliances reduce the flexibility and present long term maintenance problems for HI and therefore are not acceptable.  Wall ovens, cook tops, etc are only allowed when home owners choose to change the overall configuration of the kitchen and these items are integrated into these changes.  The cost of white goods is not allowable (eg. dishwasher, microwave).

• Toilet: Upgrade costs may include tiling, pan, dual flush cistern, painting and electrical work.

• Bathroom:  Removal of a function cannot be accepted as a home improvement.  For example, a normal bath does take up a lot of room and we have accepted a hip bath or square roman style under the shower as an alternative.   A house without a bath is not acceptable due to the difficulty when on-selling to an employee with young children. Upgrade costs may include tiling, shower enclosure (eg to convert from shower curtain), vanity, bath, exhaust fan, taps, electrical work and painting.  Installation of glass bricks in the outer wall will not be recognised as an improvement, but may be allowed without penalty (if properly installed).

• Laundry: Upgrade costs may include tiling, trough, taps, broom cupboard, plumbing and electrical work, and painting.  Hot Water System relocation may be allowed as a home improvement.

Tiling: 
Suitable tiles laid to professional standards are an improvement to the extent that they reduce HI's refurbishment costs for subsequent occupants.  Internal tiling to heavy traffic and work areas (eg entry, kitchen, dining and lounge) are acceptable under this item.  Tiling of bedrooms is not accepted as a home improvement.

Skylight: 
One skylight installed to professional standard may be allowed. If installed at the coast, the type and installation must meet cyclone rating standard. 

Spa: 
An external permanent spa pool is allowable as an alternative to a below ground swimming pool, and generally under the same guidelines (Refer to above comments on Below Ground Pool and surrounds).  NB:  If a pool has been approved for a particular house then no external spa will be allowed.

RCD: 
Installation of RCD's by HOP homeowners is encouraged, consistent with initiatives throughout the wider community. 

Sliding glass door: 
One sliding glass door, typically from the dining area onto an external entertaining area, is allowable as an improvement.  Professional installation to the manufacturer's specification is necessary and advice on cyclone rating is recommended for coastal areas in particular. This may include a security door if required. NOTE: no further allowance will be made for a security door on a sliding door after initial installation.

Smoke detectors: 
Installation of smoke detectors by HOP homeowners is encouraged, consistent with initiatives throughout the wider community.  Note: Battery operated smoke detectors are not considered permanent and therefore are not recognised as a home improvement.

Security doors:
Up to two security doors are allowable at a reimbursed cost of $500 each. Area W houses in Tom Price may be allowed to install a third door only if that door is a part of the original floor plan. These are to be of the lockable kind to afford added security to the occupant. Keys for this style of door must be passed back to Hamersley on termination. If the keys have been lost the door will not be repurchased by Hamersley. No allowance for a security door on a sliding door previously installed. (See note on 'sliding door'.)

Ceiling fans:
Fans can be installed to a property to give better cooling facilities when it is not warm enough for the air-conditioner to be used. Each fan cost will be reimbursed up to $200. No more than $1200 will be reimbursed per property.

Whirlybird:
Can be installed to assist with power/cooling efficiency of the property. Designed to extract hot air from roof space. Can only be installed at the coast if the unit meets "Category D Cyclone Rating".

Decorative front door:
Can be installed to personalise home entrance and to allow light to enter hall area.

Exhaust fan:
May be installed in bathrooms only and is intended to reduce damage from moisture build-up.

Retaining walls:
Not generally allowed as a Home Improvement.  However, if the HOP homeowner can demonstrate that the work is necessary to protect the building structure (not additional structures such as a shed or fence) from subsidence or flood damage then the work may be recognised and the surrender value increased by an amount determined by the Superintendent Customer Services at his/her absolute discretion. 

No allowance will be made for trellising, bird aviaries, dog kennels, ornamental pools or similar items.

HOP low water gardens and water subsidy
To encourage residents to conserve water, a low water garden may be added as a home improvement.  A water subsidy, calculated on the basis of the house having a Low Water Garden, is also provided.

Low water gardens
The low water garden should reflect the intention of reducing water consumption while still providing a garden area for the homeowner.  As such it must include a 60% reduction in the existing lawn and "traditional" garden areas, and reflect a "total low water garden" concept.  The improvement amount is limited to a maximum of $3,000.
 
The low water garden improvement item does not apply to flats and townhouses.
 
Up to a maximum of $3,000 may be included as a home improvement on the HOP Improvement Register.  This is reimbursed on settlement for the property, subject to satisfactory upkeep.
 
The home improvement item may include the cost of:
a) excavation;
b) weed matting;
c) concrete separation barriers;
d) trickle irrigation;
e) crushed rock; and
f) suitable plant types.
 
In summary the procedure is:
a) employee establishes the design and obtains quotes from contractors;
b) the Company reviews the plans and approves the work:
c) on completion of the work the employee submits all invoices and receipts to a maximum of $3,000;
d) the Company reviews the work to ensure that the work has been carried out to  a satisfactory standard;
e) recorded in the Home Improvement Register to a maximum of $3,000 ;
f) the employee maintains the standard of the garden.  Any re-establishment costs are deducted from HOP monies due on termination;
g) the preceding arrangements have no retrospective application.  The Company must be given the opportunity to review the plans before the work is carried out.

Some longer term employees will have already received a subsidy of $1,000 under a previous arrangement.  They will be able to claim for any new work undertaken subject to the criteria listed above.  The maximum amount claimable, however, will be restricted to $2,000 as a HOP improvement.
 
The subsidy applies only once to each property.  Where the full value of the subsidy has not been claimed previously, a succeeding occupant may carry out further work subject to the above application procedures and cost limits.
 
Refer to the separate document 'Low Water Gardens Guidelines and Procedures' for further detail.
 
Water subsidy
A Water Subsidy is paid to compensate for the extra watering demands of gardens in the Pilbara.  It is paid according to the table below and will be paid to all home owners through the payroll in July each year.
 


	Kls
Dampier/Karratha	300
Tom Price	350
Paraburdoo	450

The Water Subsidy is based on the requirements of a house or duplex with a Low Water Garden and is not applicable to other types of dwellings such as town houses, flats and home units.

Rebate will be calculated on a pro-rata basis for the first year for the portion of the year the employee actually occupies the house.
 
Upon termination the allowance is to be calculated on a pro-rata basis over the period of occupation and included in the HOP termination payout.  For example, if a home owner has been in the house for only 68 days of the new water year, then 68/365ths of the subsidy will be allowable. 

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