Major Works

Major works are usually large ‘one-off’ projects designed to extend and improve the life of your building and could include the replacement of old windows or the replacement of a broken lift and are payable under the terms of your lease. We refer to large ‘one-off’ projects as major works but technically they are also a service charge which are subject to a more rigorous form of consultation.

The way in which we have to consult you is set out in law, and is referred to as Section 20 consultation.

Section 20 of the landlord and tenant act 1985 tells us we must formally consult with you if we wish to re-charge you more than £250 for major work to your block and/or estate.

What documentation will I receive?

Before we begin any work to your block you will receive:

  • Notice of Intention
  • Notice of proposal

Once the contractors are on site you will receive an estimated invoice for the work. Once the work is complete you will receive an invoice.

Notice of Intention

This notice sets out:

  • the work we intend to carry out to your block
  • why we need to do them
  • An invite to nominate a contractor from whom Stevenage Borough Council can obtain a quote. Where a contract is to be advertised in the European Union, homeowners are not able to nominate a contractor.

European Union

Contracts have to be advertised in the European Union if they are over a certain value. Full details can be found here: www.ojec.com/

Notice of Proposal

After we have had a chance to consider your feedback, a minimum of 30 days, we tender the work. You will receive a notice of proposal that lists the details of at least two of the tenders received. It also lists the details of the work included in the tender price and the details of your estimated charge where possible. You will then be given a 30 day period to make observations.

At the end of the 30 day observation period, if we have proposed the lowest tender, we will then go on to appoint a contractor. If the contractor we have proposed is not the lowest tender, we will send you a further notice explaining the reasons why.

Once the work is complete we will calculate the actual cost and issue you with an actual invoice; the same way we would with your service charge.

What is a qualifying long term agreement?

A qualifying long term agreement (QLTA) is an agreement with a contractor to provide goods or services, which runs more than 12 months and which results in leaseholders incurring an individual charge of at least £100 per year. QLTA’s could include carrying out agreements such as grounds maintenance or supplying services such as Buildings Insurance cover. We enter into QLTA’s to try and get a better deal on our major repairs costs.

When we enter into a QLTA with a contractor it means that one specific contractor will provide a certain type of works for us at a pre-agreed price for the length of the contract. For example, we could have a QLTA with a contractor to fit all our door entry system for the next 3 years.

What happens if the major works are listed on my section 125 notice?

If we carry out work within the first 5 years (approximately) of your lease, your charge is limited to the amount shown on your S125 notice, plus an inflation allowance. If we carry out work listed on your S125 after the first 5 years (approximately) of your lease, you will be recharged the full apportioned sum - even if the amount itemised on your S125 notice is less.

What happens if the major works are not listed on my section 125 notice?

If we carry out work within the first 5 years (approximately) of your lease, it is considered an un-itemised repair if it is not listed on your s125 notice and will be included in your annual block repair estimate limit, plus inflation.

That is, if you have already been charged the maximum allowed for your block repairs (estimate plus inflation) you will not be charged any extra for the major work. 

Major Works Payment Options

Tell us if you are finding it difficult to pay your bill. We are here to give you the help and support you need to manage your payments. We can help you work out which one of our payment methods is best for you. For full details of our Leaseholder Payment options, please use the link below:

Contact

Rebekah Brydon - Major Works Officer
Stevenage Borough Council
Daneshill House
Stevenage
SG1 1HN

01438 242666
MajorWorks@stevenage.gov.uk