What is in this News Article
This article is of interest to Leaseholders of KEW apartments. It describes how non-regular maintenance of the buildings by external contractors is implemented and controlled.
This article is about printed documents entitled “NOTICE OF INTENTION TO CARRY OUT WORK” one of which was recently mailed to Phase 1 Leaseholders. I asked Clare Baig, Property Manager, for details of how non-regular work is conducted and she has kindly sent me a copy of the Mainstay document:
“Your guide to Section 20 Consultation”
There is a copy of this attached to this article.Clare says that this is “a process over view of section 20 major works” so this should conform to the dictates of Section 20 of the Landlord & Tenant Act 1985.
However, you might find the procedure lengthy and its presentation may be too wide for some computer screens and it uses quite small print.
So, I have produced a précis which I hope will be useful for current understanding and future reference giving an overview of:
What works it can refer to, and what happens in the 6 stages.
IMPORTANT: Please note that this précis should not be regarded as definitive and is not a substitute for the Mainstay guide, merely an aid to understanding.
This is what you should expect to happen.
When is this procedure used?
For major, non-regular maintenance work – where each leaseholder has to contribute more than £250 in a year to pay for it, hopefully out of Service Charge reserves.
How is progress communicated to you?
Mainstay say “There is legislation and best practice we use to both consult and communicate major works projects with homeowners.”
There are 6 Stages:
Stage 1 – Notice of Intention
• This is the issue to you of the Notice Of Intention To Carry Out Work – the reason for and nature of the work.
• Your comments are invited.
• Estimates for the work are obtained from contractors.
Stage 2 – Statement of Estimates
• A notice will be sent to you about the estimates received plus a summary of comments received in Stage 1.
Stage 3 – Notice of Reasons
• A letter will be sent to you if the chosen contractor is not the cheapest, explaining why.
• A notice will also be sent to you should extra funds be required for the work.
• A date is given for work to start.
Stage 4 – Contractor Contact
• Work commences.
• The Contractor may contact you to help facilitate the work, eg apartment access.
• Your concerns and issues about the work are requested.
Stage 5 – Contractor Snagging
• At the completion of the work, checks are made on the quality.
• Payment for work is postponed until problems have been rectified.
• A letter will be sent to you requesting your comments on the work.
Stage 6 – Final Sign-off
• After a final review and subject to satisfactory completion the work is signed-off.
Access to Details
You can see the details of a Notice by visiting the Mainstay Worcester Offices or on-line in the “Property Section” of the Mainstay website – visit www.mainstaygroup.co.uk.
Article by Geoff Caine