Examples include replacing windows or roofing
works.
Qualifying Works are works to the structure and exterior of the
flat and the building and to any other premises that your lease
grants you the right to use - for example, the common areas of the
building and estate.
You will be consulted before any work takes place. To find out more
about how we do that, look at a
map of the Major Works consultation process
and our
Leaseholder's guide to the Investment
Programme.
As a leaseholder, you will be asked to contribute to the cost of
work that the Council carries out on your block or estate. For
payment options for resident leaseholders click
here.
To find out if any works are planned for your building or estate
click here
What does Major Works cover?
The Council will carry out any necessary repairs to your block
and estate.
Block: This is the building that your property
forms a part of.
Works to your block might include:
- Roofing
- Window frames but not glass
- Refuse bin areas
- External walls
- Rainwater gutters and pipes
- Communal doors and entry phones
- Lifts
- Communal boilers
- Decoration of external and internal communal parts.
Estate: This is the building, out buildings,
grounds, gardens, neighbouring buildings and land that are managed
as one unit.
Major Works to your estate might include:
- Landscaping
- Boundary fences and gates
- Refuse bin areas
- Play areas
- Gardens (excluding private gardens)
What isn't covered?
Major Works do not cover any work to the inside of your
home.
As a leaseholder, you are responsible for maintaining the inside of
your property yourself.
This may include, among other things:
- Front entrance doors to individual flats
- Kitchen
- Bathroom
- Internal decoration
- Individual heating system
- Pipes, water tanks and cisterns
What is Leaseholder Consultation?
We will consult you before we carry out any qualifying work that
will cost you more than £250.
We will also consult you about any qualifying long-term works or
agreements that will go on for more than 12 months and cost you
more than £100 per year.
The consultation process is often called Section 20
consultation.
Definitions:
"Qualifying Works"
Are repairs, maintenance or improvement works to a building or
other premises
"Qualifying Long-Term Agreement"
(QLTA) is an agreement with a contractor to provide goods or
services which runs for more than 12 months and which will result
in leaseholders incurring an individual charge of at least £100 per
year. This can include carrying out major works or supplying
services such as Buildings Insurance cover.
"Public Notice"
Means notice published in the Official Journal of the European
Union. This is currently required where the value of a QLTA reaches
the level of £3.8 million for works and £150,000 for services. When
these thresholds are reached we have to comply with the European
Union rules for advertising and letting contracts.
"Proposal"
Means the intended plan of action
"Recognised Tenants Association"
This is a residents association which we must by law consult
with.
How will I be consulted?
Consultation for works - services under a new QLTA
There are at least two stages of consultation for a new QLTA and
sometimes a third. Depending on the total cost of the contract,
Public Notice may or may not have to be given
Stage 1: We give a written notice to each leaseholder and RTA
that
- Describes what the long term agreement is for (i.e. what goods
or services are to be provided or what works are to be carried out
under the agreement) or specifies where details can be
inspected
- States our reasons for wishing to enter into the agreement and,
if works are involved under the agreement, why they are
necessary
- Invites written observations within 30 days of the date of the
Notice which have to be considered.
- Invites leaseholders and RTA's to nominate a contractor
unless Public Notice has to be given in which case the
notice will state that we are not inviting nominations.
We must have regard to any observations we receive in writing in
the 30-day period and write back with a response within 21
days.
Stage 2:
- For agreements where Public Notice does not apply we must
endeavour to obtain an estimate from the contractor receiving the
most nominations from leaseholders and also any nominated by the
RTA's if different.
- Any nominated contractors who are not on our approved list must
be invited to make an application and be given guidance to enable
them to potentially qualify.
- We seek estimates (For agreements where the Public Notice
procedure applies if we have not already done so such notice will
be given at this stage).
- For agreements where Public Notice applies we must prepare one
proposal and for agreements where Public Notice does not apply at
least two proposals must be prepared based on estimates
received.
- At least one estimate must be from a person unconnected with
us.
- Each proposal must contain a description of works/services
under the agreement.
- The name of the contractor and any connection with us must be
provided and for agreements where Public Notice applies the name of
the proposed parties to the agreement and any connection they have
with us must be given.
- The length of the agreement and any provision for variation of
costs must be given.
- We must give you an estimate of your contribution.
- If we have received observations the proposal must contain a
summary of them and our response to them.
- We must give all leaseholders and RTA's a notice that we have
prepared the proposal and either attach the proposal or advise them
where it can be inspected. The notice must invite written
observations on the proposal within 30 days.
- We must consider any observations and must respond in writing
within 21 days of receipt.
Stage 3:
Where Public Notice does not apply, if the contractor with whom
the agreement is made was not nominated or did not submit the
lowest estimate we will within 21 days of the date of the
agreement:
- Give reasons to leaseholders and RTA's or state where the
information can be inspected.
- State both the reasons for choosing the particular contractor
and
- If any observations were received, provide a summary of them
and our response to them
Consultation for works where a QLTA is in place
As the contractor has already been chosen, as a
leaseholder you cannot propose an alternative contractor, but can
comment on the proposed works or the likely cost.
We will send a Notice of Intention to each leaseholder or
Recognised Tenants' Association, which
- Gives a general description of the proposed works
- Says why the works are necessary
- Gives an estimate of how much the works will cost the
landlord
- Gives a period of 30 days to make comments in writing about the
proposed works or the estimates
We must have regard to any observations we receive in writing in
the 30-day period and write back with a response within 21
days.
Consultation for works where there is no QLTA
There are at least two stages, and sometimes a
third.
Stage 1: We give a written notice to each leaseholder and
recognised tenants' association, which
- Gives a general description of the proposed works and says why
the works are necessary
- Invites nominations of a contractor from whom the landlord
should try to get an estimate
- Gives 30 days to send any observations to us in
writing
We must have regard to any written observations we receive in
the 30-day period
Stage 2: We give each leaseholder or recognised tenants'
associations a written notice, which
- Includes at least two estimates for carrying out the proposed
works
- Gives a summary and response to any observations received
- Gives 30 days to send observations in writing on the
estimates
Where we've obtained an estimate from a nominated contractor,
their estimate must be one of the ones given. Special rules apply
where more than one nomination is received. Again, we must have
regard to any written observations we receive in the 30-day
period.
Stage 3: After the end of the 30-day period in Stage 2, we can
enter into a contract for the works. But if the contract is not
awarded to a nominated contractor, or one who gave the lowest
estimate, then we must write to you saying why it was awarded and
giving a summary of any observations and our
response.