5. Major repairs and improvements
What is the difference between general and major repairs?
A general repair is one that costs under £250 for each leaseholder. A major repair will cost the individual leaseholder £250 or more and requires us to carry out a consultation process before starting the work.
Major repairs or works are repairs or improvements that will cost an individual leaseholder £250 or more and are normally carried out to communal areas. This includes, for example, redecorating the outside of the building, repairing or replacing the roof or drains and in some cases, redecorating the communal hallways (if you live in a block with a particularly large communal area).
Who will carry out the work?
In order to comply with our procedures, we only use buildings and maintenance companies from our list of approved contractors. To be included on the list, these contractors have to meet certain standards in health and safety procedures, customer care, financial performance and past performance in responding to problems.
We will write to you and advise you of who is in charge of the contract when we consult with you before the work starts. If you are unhappy with the work that is being carried out to your property, please let us know and we will take up any reasonable complaints with the contractors.
The consultation procedure
Under the Commonhold and Leasehold Reform Act 2002 the landlord (Council) must consult with you when we are planning repairs/works and improvements that will cost each leaseholder £250 or more.
The process can take a long time and is usually started several months in advance of the work being carried out. We will write and inform you that we are carrying out the repairs or works. The letter will tell you what work we want to carry out and why we are doing it. You are then given 30 days to make any written comments or observations about the work.
Sometime after the 30 days have ended we will send you a second notice (statement of estimates in relation to proposed works). This will give you details of the 2 lowest estimates for the work and the names of the contractors who have supplied them. You will have the opportunity to come to our office to inspect the estimates if you wish.
This notice will also tell you the details of any written comments or observations we have received. You will be given another 30 days to make any written comments or observations on the estimates or contractors. After 30 days have expired we will send you one final notice (notice of reasons for awarding a contract to carry out works). This notice will tell you the name of the successful contractor who will be carrying out the work.
Works under a long-term agreement
If we plan to carry out any works under a long-term agreement with a contractor, and it is likely to cost each leaseholder £250 or more, we must consult with you first.
We will write to you and explain what we plan to do and why we think it is necessary. This is known as the 'notice of intention'. We will also provide you with an estimate of the cost and let you know what your contribution is likely to be. You will then have 30 days in which to give your comments.
We do not have to consult you if the work carried out is an emergency or if the courts would think that is was reasonable not to consult you.