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leasehold services

the definition of major works and improvements

Cyclical and programme works
Where a regular visit is made to homes every 6 – 7 years to carry out pre-painting repairs, external redecoration, communal redecoration (stairways and entrance hall areas and landings, sheds and garages etc), surveys and repairs of roofs, walls, paths, drying areas and other surfaces, fencing, health and safety works, water management (water tanks, pipes etc).

Major works
Replacement of major components such as: roofs, windows, door entry upgrades and replacements, lifts, communal boilers, kitchens and bathrooms (upgrades and replacements), (NB kitchens and bathrooms not applicable to leaseholders), cavity wall and loft insulation.

Improvements
Providing new items – door entry phone systems, provision of recycling areas, upgrading/providing new refuse areas, landscaping, play areas, communal lighting, fire alarm and smoke detector systems, security and safety provisions, extending individual partial heating systems (heating not applicable to leaseholders).

Plus any other works that may be required to satisfy any future legislation or statutory requirements.

Consultation for Major Works and Repairs
Where repair or improvement work is going to cost more than £250.00 for any one flat in a block or estate, you will be consulted about the work before it begins. If the work is of an urgent nature we may need to contact the Leasehold Valuation Tribunal for dispensation to set aside the consultation period. This would enable us to remedy the repair quickly.

You will get formal notices in stages about our proposals.

The first will be a “notice of intention” which will describe the scope of works to be carried out to your block and / or estate. At this stage you have the opportunity to comment on the works for which we will take due regard and nominate a contractor. This stage will run for 30 days.

The second stage of the consultation will be a “statement of estimates” which will give you the estimated costs of the work from at least two contractors. You will again be given an opportunity to comment on these for which we will take due regard. We will normally appoint the contractor who quotes the lowest price however we may choose another contractor if there are very good reasons to do so. This stage will also run for 30 days.

If we do not choose the cheapest estimate then you will receive a third stage consultation document informing you of who the chosen contractor is and the reasons why.

We will look to talk to you informally and will look to hold local meetings during the consultation period to enable you to discuss with Broomleigh the proposed works and payment options.

Major Works Partnering
It is the intention from our financial year 2006/07 to introduce major works partnering. Consultation began on this on 30 December 2004.

Our proposals for partnering are:

  • To aim to appoint up to a maximum of four contractors as our Partners for Major, cyclical and programmed works as well as improvements. Using an ‘open book’ approach with independent audit and benchmarking of cost.
  • The duration of the partnership is recommended to be 4 years but we would be able to terminate the contract if the expected benefits were not delivered. The contractor would also have right to terminate.
  • At least one of the contractors should have the capability and capacity to undertake responsive repairs.
  • The partners will work with Broomleigh’s surveyors in developing the annual programme's of work, drawing up specifications and schedules of work.
  • The Partners will assist in identifying essential work programme's to enable consultation to start with residents before work being carried out. The intention is to work towards letting residents know at least 12 months in advance.
  • The Partners will have a set of specific key performance indicators (targets) that will measure their performance. These are aimed at achieving a good quality service and continuous improvement. A number of these indicators will have an impact on the Partners level of profit for each project.

The consultation for this is not complete and the next stage is due to take place later in the year.

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