Works to Your Home - Major Works Consultation

In accordance with legislation, all leaseholders must be consulted before:

• Major repairs to external and communal areas are carried out in their building where the individual cost to each leaseholder will be over £250

or

• Long term management or maintenance agreements are entered in to where the cost to each individual leaseholder will be over £100 including VAT, per annum.

If the works are urgent and cannot be delayed we may have to carry them out without consulting with the residents beforehand.

When consulting you we aim to ensure that you are involved:

• When the works are first planned
• Before the works start
• Whilst the works are in progress
• When the works are over.

We must follow the consultation procedures which are set out in section 151 of the Commonhold and Leasehold Reform Act 2002. We must send letters to all leaseholders who will have to pay towards the work or services and to any recognised tenants’ associations which represent them.

The letters we must send you about these matters are all called Section 20 notices. The Section 20 notice will give details of the planned work and estimated costs. It also gives you a chance to tell us your views on the planned work. The notice is called Section 20 because the legal process and requirements are set out in section 20 of the Landlord and Tenant act 1985.

For major works there are usually three section 20 notices which we must provide you with prior to any works commencing:

1. A notice telling you about the proposed work. It will describe the nature of the work, explain your right to suggest a contractor to do the work, invite your comments, and tell you that you have 30 days to respond.
2. A notice giving at least two estimates from two contractors with another 30 days for your comments.
3. Finally, we will send you a notice to tell you who has been chosen to do the work. If we do not choose the lowest contract, we must give you reasons.