It is our obligation to carry out remedial works to the structure of your property to ensure replacement is undertaken prior to the expiry of a components’ life. This can include work such as; painting, guttering, fascias, soffits and roofing works. We call this work our Planned Works Programme[xlsx] 74KB and endeavour to let you know about this work during the initial stages of planning, so that all leaseholders are aware of our intentions.
We will also provide an estimate of the cost of the work and will allow 30 days for written comments. We will respond to these within 21 days and prior to contracting the work.
Please note as a leaseholder you may be obliged under the terms of your lease to pay a proportion of the cost of this type of work.
Depending on when the work is carried out and the type of lease you hold, the work will normally be recharged within your next service charge invoice which is issued in September each year.
We would like to reassure you that Cross Keys Homes will do all that we can to arrange a payment plan to help spread the cost of this work over a longer period. For further details regarding this option please call: 01733 385037.
Our Planned Works Programme[xlsx] 74KB will help you to identify whether your property is in need of any work and the type of work that is required. This is updated frequently for your information and letters about our planned works are sent out to all leaseholders at an early stage.
We also ensure that you are given every opportunity to express your views on matters including our planned works programme and a special leaseholders' forum has been set-up to give leaseholders a chance to raise concerns and debate issues. This forum channels issues and new ideas to Cross Keys Homes' management board.
Our FAQs [pdf] 100KB has an archive of all questions and answers regarding this type of work which leaseholders have asked about in the past. However, if you have any further questions which you would like clarifying, call: 01733 385037.
Major works and maintenance or long-term agreements
The Landlord and Tenant Act 1985 and the Commonhold and Leasehold Reform Act 2002 require us to consult you before we carry out any major works, maintenance of repairs for which you have to pay a share and which will cost any leaseholder more than £250.
We must also consult you on long-term agreements or contracts longer than 12 months, which we intent to enter into and will cost you more than £100 a year.
Examples of long-term agreements are:
- Lift maintenance
- Maintenance of communal boilers
- Maintenance of door-entry systems
- Ground maintenance
- Energy contract for communal lighting
- Cleaning of windows and communal areas
How we will consult you
We will write to you individually. If you are a member of a recognised residents’ association, we will also consult with you through your association. The consultation process varies slightly according to the type of work that we propose to do.
We will send you a notice of intention detailing the work we propose to carry out and say when and where you can see details of it. It will explain why the work is needed and allow 30 days for written comments. You will also be given the opportunity to nominate a contractor of your choice.
We will take into account any comments we receive and will obtain two estimates from contractors including the most nominated contractor, if applicable. We will then send you a second notice with a summary and allow 30 days for written comments.
We aim to procure services and repairs which provide good quality in a cost effective way.
The Leasehold Valuation Tribunal (LVT) can allow work to go ahead without us consulting you, if they think it is reasonable not to follow the usual procedures. This may apply in cases of very urgent work needed to protect health and safety, or for specialised work where it is difficult to get more than one estimate.