major works consultation

Under section 20 of the Landlord and Tenant Act (1985) we must consult you about any piece of work costing you more than £250.

• 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 (RTA) which represent them.

The letters we must send you about these matters are all called section 20 notices.  For major works there are usually three section 20 notices:

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.

How you can take part in the consultation

• The section 20 notices contain information about what we plan to do and they give you the opportunity to take part in the consultation.
• You have the right to send us your written comments about the proposals. We must carefully consider any observations we receive during the consultation period.
• Generally, you also have the right to nominate a contractor to tender for the work.
• Where major work is planned, the project manager will usually organise a residents’ meeting to give you the opportunity to ask questions and express your views.

For further information you can download a copy of the ‘Consulting Leaseholders and Section 20’ booklet.  

Additional information can also be found in the ‘Bills for Major Works – a guide for leaseholders 2006’ booklet.

Borough wide contracts

Under section 20 of the Landlord and Tenant Act (1985) we must consult you about any long-term agreements (of more than 12 months) regarding works or services for the borough.  

We aim to ensure that you are involved:

• When the agreement is first planned
• Before the agreement is put out for tender
• Whilst the agreement is in the tender progress
• When the agreement is signed.

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 to any Recognised Tenants’ Associations (RTA) which represent them.

The letters we must send you about these matters are all called section 20 notices.

For further information you can download a copy of the ‘Consulting Leaseholders and Section 20’ booklet.  Additional information can also be found in the ‘Bills for Major Works – a guide for leaseholders' booklet.

Consultation notices

Section 20 notices served for Long Term Agreements	First	Second	Third
Borough wide contract for provision of responsive general day to day repairs	26 January 2004	6 August 2004	23 February 2005
Provision of specialist roofing repairs and maintenance	26 January 2004	6 August 2004	23 February 2005
Estate improvement works	5 November 2004
Door entry/concierge systems. Repairs/maintenance and new installations	3 May 2005	9 June 2006
Housing capital works programme and the Decent Homes Policy (constructor partners)	21 July 2006	6 April 2007 (published in local press) Proposal and observations
Housing capital works programme and the Decent Homes Policy (compliance team)	21 July 2006	6 April 2007 (published in local press) Proposal and observations
Planned preventative maintenance programme	14 August 2006
Day to day responsive repairs and maintenance	9 October 2006	23 November 2007
Engagement of independent specialist consultancy services for construction works	22 October 2007	7 July 2008 Proposal and observations
Appointment of a consultant for construction works	22 October 2007	7 July 2008 Proposal and observations
Building insurance for leaseholders of flats sold by the Council under the Right to Buy	21 December 2007	28 February 2008
Digital Television	30 June 2008