A guide for leaseholders who live in flats

We regularly check the condition of the homes we own. This includes flats where you are the leaseholder but we are responsible for the external structure of the building and communal areas. This section explains how we plan for long-term maintenance to these areas.

Repairs that are your responsibility

Your lease will list the repairs that are your responsibility but these are likely to include:

• interior wall finishes such as plastering, tiling and decoration
• electrical systems
• plumbing systems
• heating systems
• floor surfaces
• internal joinery
• kitchen and bathroom fittings

Repairs that are our responsibility

Your lease will list the repairs that are our responsibility and are likely to include:

• window glass
• communal halls, staircases and landings
• communal services such as door entry phones, warden call systems and lifts
• roofs
• foundations
• external and structural walls
• guttering and external drainage
• exterior doors and ironmongery

There are a number of different leases. Check your lease for details.

How we plan for long-term maintenance

We regularly check the condition of communal areas and draw up plans to repair or improve different parts of the building over a number of years. For example, we may plan to repaint external woodwork and internal woodwork in communal areas every five years or to replace window frames after approximately 35 years.

We then estimate the cost of these works.

When we have drawn up our plan we will consult you about what we propose and the timetable. We review these plans every five years and will consult you on any changes we make and the effect on the sinking fund you contribute to as part of your service charge.

The sinking fund is money that is built up from your monthly contributions to pay for long term planned maintenance.

When we are about to do a specific work programme

In the months before we intend to do a particular work programme we will:

• warn you in advance
• consult you about how the work will be done, and when it will start
• give you a copy of the contactors cost estimate for the work when it is above the limits set in the Landlord and Tenant Act 1985. Currently these are £50 on an individual property or £1,000 for a group of properties, whichever is the higher
• explain how we have split the costs among the leaseholders
• explain how the work will be paid for, including how much will come from the sinking fund
• give you at least a month to comment on the information we've provided

If your scheme has a residents group

We will provide the group with a specification of the work

What to do if you are not happy with the work

If you are unhappy with what is proposed or the standard of the work once it has been done, you can:

• use our complaints procedure.
• contact the Independent Housing Ombudsman.
  
  Norman House
  105-109 Strand
  London
  WC2R 0AA
  020 7836 3630
  
  The Ombudsman will not deal with your complaint until you have gone through our complaints procedure.
  
  
• Contact the Leasehold Valuation Tribunal.
  
  Symons House
  Belgrave Street
  Leeds LS2
  0113 243 9744
  
  
• Contact your Housing Management Officer for a copy of the long-term maintenance plan for your home.