We draw up annual programmes for repairs and maintenance taking into consideration the condition of the block, what there is to do and how much budget there is.
How we will consult you
We will consult you when the works to the block will cost more than £250 per flat.
The consultation procedure is set out by law (Landlord and Tenant Act 1985 (as amended)). Red Kite must firstly inform leaseholders about the proposed works and allow 30 days for comments to be made. In some situations residents may be able to nominate a contractor they would like Red Kite to seek a quote from.
Once Red Kite has considered the comments received we must obtain at least two estimates for the work, depending on the value of the contract, and at least one must be a company with no connection to us.
A notice (under Section 20 of the Landlord and Tenant Act 1985) will then be sent to all leaseholders in the block. The Section 20 notice will:
- Include copies of the estimates
- Invite comments from you and inform you who to send them to
- Allow you 30 days to respond
- Provide you with an estimate of your proportion of the cost of the work
We must consider your comments before the contract is awarded and the works go ahead. If the work is urgent we can proceed with the contract without giving you 30 days notice for your comments but you will be kept fully informed.
Once works are completed we will confirm your actual proportion of the cost of the work and when this will be included in your service charge. We must charge you for any such work within 18 months of actually incurring the cost, unless advised of any delay.
Please note that if your lease is less than five years old you will be charged no more than detailed in your offer letter plus inflation.
Long term agreements
Red Kite will also consult all tenants and leaseholders on any long term arrangements (longer than 12 months) that it proposes to enter into, where your individual contributions are likely to be more than £100 per year, for example on grounds maintenance or cleaning charges. The purpose of this is to help you plan for future costs
When we will need to enter your property
At times it is essential for our staff to enter your home to inspect the property and carry out any repairs or improvements. We will give you notice of this and we will try to call at a time that is convenient for you. The following are examples of when we may need to enter your home:
- To repair a door entry phone
- To repair or replace windows
- To investigate a water leak
In an emergency, for example a bad water leak, we may need to get into your property without giving you written notice. If this happens we will try to contact you. In exceptional circumstances, if we are unable to contact you, we may need to break in, but if so we will make the property safe before we leave.