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Property Performance Framework™ Report
23 Beech Avenue, Salford
M21 8QT•House•4 bed•Social Rent•Built 1952
Asset Score
28/100
HHSRS Risk
High Risk
Condition
D
EPC Rating
F
HEM Score
32/100
Assessments
4
2026 Compliance Tracker
Progress towards full regulatory compliance
13%
3 gaps
Est. remediation: £72,100Closest gap: 0-3 months (urgent)
HHSRS2 Safety
0%
HHSRS2 Safety
Target: Zero Cat 1 hazards
Est. cost£12,100
Timeline0-3 months (urgent)
Blocking items
Damp and mould growthExcess coldFire and explosionsFalling on stairs etc.+1 more
Decent Homes
20%
Decent Homes
Target: Rating A or B
Est. cost£32,000
Timeline0-6 months
Blocking items
Roof covering (C)Roof structure (D)Chimneys (D)Rainwater goods (C)+15 more
Energy Efficiency
20%
Energy Efficiency
Target: EPC A–C
Est. cost£28,000
Timeline12-24 months
Gap
Current: EPC FTarget: EPC C
Financial Summary
Investment and carbon impact projections
Total Investment
£153,050
Remediation Works
£119,850
19 components flagged
Retrofit Investment
£33,200
5 measures
CO₂ Savings Potential
8.2t
Annual reduction
Cost per Tonne CO₂
£4049
Retrofit efficiency
10-Year Capital Expenditure Forecast
10-yr total:£125,200
£33k
Retrofit
£92k
26
27
28
29
30
31
32
33
34
35
2026£92,000
Roof covering!
Roof structure!
Chimneys!
Rainwater goods!
External walls!
External doors!
Windows!
Render!
Internal walls!
Internal doors!
Floors!
Ceilings!
Kitchens!
Bathrooms!
Heating system!
Hot water system!
Electrical system!
Plumbing!
Drainage!
Retrofit£33,200
Loft insulation
External wall insulation
Double/triple glazing
+2 more
Lifecycle Investment Timeline
Capital replacement costs phased by intervention window
Total Programme Cost
£125,200
Immediate
£92,000
Short-term
—
Medium-term
—
Long-term
—
Immediate (0-1 yrs)(19 components)
£92,000Roof covering£8,000· 2026Roof structure£15,000· 2026Chimneys£3,000· 2026Rainwater goods£1,500· 2026External walls£20,000· 2026External doors£800· 2026Windows£4,000· 2026Render£5,000· 2026Internal walls£3,000· 2026Internal doors£1,200· 2026Floors£5,000· 2026Ceilings£2,000· 2026Kitchens£5,000· 2026Bathrooms£3,500· 2026Heating system£4,500· 2026Hot water system£1,500· 2026Electrical system£3,500· 2026Plumbing£2,500· 2026Drainage£3,000· 2026
Replacement Schedule
Roof coveringOverdue
0 yrs remaining2026£8,000
Roof structureOverdue
0 yrs remaining2026£15,000
ChimneysOverdue
0 yrs remaining2026£3,000
Rainwater goodsOverdue
0 yrs remaining2026£1,500
External wallsOverdue
0 yrs remaining2026£20,000
External doorsOverdue
0 yrs remaining2026£800
WindowsOverdue
0 yrs remaining2026£4,000
RenderOverdue
0 yrs remaining2026£5,000
Internal wallsOverdue
0 yrs remaining2026£3,000
Internal doorsOverdue
0 yrs remaining2026£1,200
FloorsOverdue
0 yrs remaining2026£5,000
CeilingsOverdue
0 yrs remaining2026£2,000
KitchensOverdue
0 yrs remaining2026£5,000
BathroomsOverdue
0 yrs remaining2026£3,500
Heating systemOverdue
0 yrs remaining2026£4,500
Hot water systemOverdue
0 yrs remaining2026£1,500
Electrical systemOverdue
0 yrs remaining2026£3,500
PlumbingOverdue
0 yrs remaining2026£2,500
DrainageOverdue
0 yrs remaining2026£3,000
Retrofit & Decarbonisation Programme(5 measures)
£33,200Loft insulation£1,200External wall insulation£12,000Double/triple glazing£4,000Air source heat pump£10,000Solar PV£6,000
Assessment History
Chronological record of property assessments
HEM Energy ModelCompleted5 Mar 2026
Assessor: Sarah Patel
HHSRSCompleted28 Feb 2026
Assessor: James Carter
3 Cat 12 Cat 2
Stock ConditionCompleted28 Feb 2026
Assessor: James Carter
Rating D£32,000
RetrofitCompleted28 Feb 2026
Assessor: James Carter
EPC F£28,000
Property Performance Framework™
HHSRS — Flagged Hazards (3 Cat 1, 2 Cat 2)
View full report →| Hazard | Score | Category |
|---|---|---|
| Damp and mould growth | 1000 | Category 1 |
| Excess cold | 1000 | Category 1 |
| Fire and explosions | 1000 | Category 1 |
| Falling on stairs etc. | 1000 | Category 1 |
| Falls on the level | 1000 | Category 1 |
Stock Condition — Component Ratings
View full report →Roof coveringC
Roof structureD
ChimneysD
Rainwater goodsC
External wallsD
External doorsD
WindowsC
RenderD
Internal wallsD
Internal doorsC
FloorsD
CeilingsD
KitchensC
BathroomsD
Heating systemD
Hot water systemC
Electrical systemD
PlumbingD
DrainageC
Retrofit — Recommended Measures
View full report →| Measure | Cost | CO₂ Saved |
|---|---|---|
| Loft insulation | £1,200 | 0.8t |
| External wall insulation | £12,000 | 2.5t |
| Double/triple glazing | £4,000 | 0.7t |
| Air source heat pump | £10,000 | 3.0t |
| Solar PV | £6,000 | 1.2t |
HEM Energy Model — EPC Headline Metrics
View full report →EPC Band
F
SAP Score
32
CO₂ / yr
8.2t
Fuel Cost
—
Fabric Performance
F
22/100
Heating System
D
55/100
Smart Readiness
G
10/100
Energy Cost
G
15/100