Major works are contracts that address many repairs and improvement issues all at once. You might find items such as repairing faulty guttering along with improvement items such as replacing windows with ones of a higher specification. Additionally, we may also replace items that, whilst not defective, would be less cost effective to maintain in the long term.
Work such as replacing flat roofs with pitched roofs and replacing cast iron guttering with PVCu guttering are examples of items that may be identified as necessary to reduce or eliminate future maintenance costs to both ourselves and the leaseholder.
You should remember that we review these programmes as necessary due to changing priorities and the availability of finance e.g. where a block roof deteriorates sooner than expected the work may be brought forward and other programmes put back.
Consultation on qualifying works
The Council is required to consult you regarding major works to comply with current leasehold legislation. The exact consultation arrangements will depend on the type of and scope of the work. The procedure is generally referred to as 'Section 20 consultation'. The term comes from Section 20 of the Landlord and Tenant Act 1985 (as amended).
Where the Council works in partnership with contractors you will be consulted on the partnership - a process that involves the issue of at least 2 notices (in which you may or may not be invited to nominate a contractor depending on the applicable legislation) for the selection of contractors followed by consultation on the actual works and costs. At each stage, you will be advised that you may make comments on what is proposed and the period in which they should be received.
Sandwell MBC is bound to take note of your comments and may not proceed with the works, unless they are urgent, until the end of the consultation period. In the case of urgent works such as a leaking roof, Sandwell MBC may proceed with the repairs without giving you notice and may still be able to charge you for the works. In these cases, we will endeavour to follow the consultation process as far as possible.
If Sandwell MBC does not follow the consultation process, then the maximum amount chargeable to leaseholders is capped to a statutory maximum (£100 or £250 depending on what stage of the consultation is failed).
Can I be charged for works carried out years ago?
There is a time limit of 18 months from when the works were carried out to the date when a charge can be levied. If you were notified in writing during this period, then you are required to contribute for the works or services.