Leaseholder consultation and major works

When we carry out major works to your building or estate, you may be required to contribute to the costs under your lease. 

These may include work on:
•    Roofs
•    Lifts
•    Cyclical decorations
•    Windows
•    Heating systems
•    Refuse bin areas
•    Estate roads and footpaths
•    Guttering and pipes.

Major repairs also cover essential fire safety improvements, such as:
•    Installing or upgrading fire doors
•    Fitting smoke alarms
•    Installing sprinkler systems.

If your estimated contribution will be more than £250, we must consult you before going ahead.

You’ll receive a Section 20 notice of intention, which will include a description of the proposed works (in general terms), the reason for the works, and an estimate of what you will be charged. You then have 30 days to send us your feedback in writing.

We’ll make the final decision about whether to carry out the works, but we must take your observations into account before deciding.

If you’d like to share your feedback (legally referred to as observations), please email qlta@southernhousing.org.uk within 30 days of receiving your notice.

Alternatively, you can write to us at Section 20 Consultation Team, Southern Housing, Fleet House, 59-61 Clerkenwell Road, London EC1M 5LA

When we enter into long-term contracts or plan major works on your building or estate, the law requires us to consult with you. This consultation gives you the chance to:

• Understand what we’re proposing
• Ask questions or raise concerns
• Suggest contractors or alternatives (where regulations allow)
• Give written feedback before we make a decision.

A reserve fund is a savings account your landlord or managing agent holds on behalf of leaseholders. It’s set up to collect money over time to cover the cost of major works or large repairs in the future; such as roof replacements, external decorations or lift renewals. All money in the reserve fund is ring-fenced for your building and can only be used for eligible repairs or improvements covered by your lease. 

Major works costs are a part of your service charges as defined in your lease and failure to pay service charges are a breach of your lease agreement.

You can normally expect to receive a final invoice within 18 months of the start of works, which is based on the final, actual costs. We understand it can be unsettling to receive a large bill for works to your building, especially when there’s no reserve funds to partially or fully cover the cost.

If you contribute towards a reserve fund, we'll recover the costs from the fund. There will be no additional payment required if the reserve fund covers the full amount. If it doesn't, you'll be asked to pay the remaining balance.

A qualifying long-term agreement (QLTA) is a contract we make with a contractor or supplier that lasts for more than 12 months and costs more than £100 for a service or £250 for works in any accounting year.

These agreements usually cover services or works we provide to your block or estate, such as cleaning, grounds maintenance and repairs.

Because the costs are shared through your service charges, the law requires us to consult you before we commit to these contracts.

This gives you the opportunity to provide feedback on the service, suggest contractors and raise any concerns.

If you’d like to share your feedback (legally referred to as observations), please email qlta@southernhousing.org.uk within 30 days of receiving your notice.

Alternatively, you can write to us at Section 20 Consultation Team, Southern Housing, Fleet House, 59-61 Clerkenwell Road, London EC1M 5LA

You're unable to opt out of the contract we're looking to procure. Under the Landlord and Tenant Act 1985, these agreements are arranged by us on behalf of everyone who benefits from the services or works. The law gives you the right to be consulted before the agreement is in place.

The first stage is a “Notice of Intention,” where we explain what works we intend to carry out and why. You can send us your observations during a 30-day period.

The second stage is a “Notice of Proposal,” where we tell you who we intend to appoint to carry out the service. Again, you have 30 days to send us your observations.

You don't have to submit an observation if you don’t wish to. Making an observation is entirely optional. 

If you choose to make an observation, please ensure it relates directly to the consultation. We can only consider and respond to comments that are relevant to the Section 20 consultation.

During the second stage consultation known as ‘Notice of Proposal’, we'll provide a summary of written observations received during the consultation period of the Notice of Intention and a summary of our responses.

Not at this point. The consultation is only about us entering into an agreement for works or services to be carried out. No invoices or requests for money will be sent at this stage.

Charges vary depending on the works required for your property. When works are due to be carried out at your building, we’ll send you another Section 20 notice with more detail, which is known as a one stage notice which will inform you of what works are being carried out under our long-term contract. You’ll also have the opportunity to provide observations on those proposed works.