5. Major repairs and improvements
What is the difference between general and major repairs?
Under the terms of your lease, repairs are classed as either general or major, depending on the cost to each leaseholder.
- General repairs are works that cost less than £250 per leaseholder.
- Major repairs or improvements are works that cost £250 or more per leaseholder.
Major works are usually carried out to communal or structural parts of the building and may include:
- redecorating the outside of the building
- repairing or replacing roofs, drains or other structural elements
- redecorating communal hallways, particularly in larger blocks
Where works meet the threshold for major repairs, we are required by law under the Commonhold and Leasehold Reform Act 2002 to consult with leaseholders before the work starts.
Who carries out the work?
All repairs and improvement works are carried out by contractors from our approved contractor list.
To be included on this list, contractors must meet set standards covering:
- health and safety
- customer care
- financial stability
- quality and reliability of previous work
When we consult with you about major works, we will tell you who is managing the contract. If you have concerns about the work being carried out, you should contact us so we can raise any reasonable issues directly with the contractor.
The consultation procedure
Under the Commonhold and Leasehold Reform Act 2002, we must consult leaseholders before carrying out works or improvements that will cost £250 or more per leaseholder.
The consultation process can take several months and normally begins well before work starts.
Stage 1 – Notice of intention
We will write to you explaining:
- what work we propose to carry out
- why the work is necessary
You will have 30 days to submit written comments or observations.
Stage 2 – Statement of estimates
After the initial consultation period, we will send a second notice showing:
- the two lowest estimates received
- the names of the contractors who submitted them
You will be given another 30 days to comment on the estimates or contractors. You may also inspect the estimates at our offices if you wish.
Stage 3 – Notice of reasons
Once the consultation period has ended, we will issue a final notice confirming:
- which contractor has been awarded the contract
- the reasons for the decision
Works under a long-term agreement
If we plan to carry out works under a long-term agreement with a contractor, and the cost to each leaseholder is likely to be £250 or more, we must still consult with you.
We will write to you with a notice of intention explaining:
- the work proposed
- why it is needed
- the estimated cost and your likely contribution
You will have 30 days to provide comments.
When consultation is not required
We do not have to consult leaseholders if:
- the work is required urgently to deal with an emergency, or
- it would be unreasonable to consult, and a court would agree
In these situations, we will still aim to keep you informed wherever possible.