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Section 20 of the Landlord and Tenant Act 1985 requires us to talk with leaseholders before carrying out any major work or making changes that affect your service charges. This is designed to keep everything open and clear. It gives you the chance to learn about the planned work, ask questions, and share your views before any decisions are made.
We consult you in two scenarios
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One-off works: Before we carry out one-off works that will cost more than £250 per household
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Long-term contracts: Before we award contracts lasting more than 12 months that are likely to cost households at least £100 per year
These situations might include repairs, maintenance or improvements to your building or estate, as well as contracts for grounds maintenance, lift servicing, or communal cleaning.
Our consultation process is broken into three stages, each with a minimum 30-day observation period:
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Stage 1 – Notice of intention: We write to you with an overview of the work we are planning. This notice informs you about the proposed work or services and, in some cases, gives you the opportunity to nominate your own contractor. You will have a minimum of 30 days to send back any comments on the proposal.
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Stage 2 – Notice of proposal: Next, we send you a detailed statement showing the quotations received from the tendering process and an estimate of the likely cost of the works. You will then have a minimum of 30 days to review this information and share any comments or objections regarding the estimated costs.
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Stage 3 – Notice of award: If we decide to work with the contractor who did not offer the best value for money, or if we do not select a contractor nominated by a leaseholder, we will write to you with an explanation. At this stage, we may begin the work, and the associated costs will be reflected in your subsequent service charges.
You may notice reference in your consultation notice that the contract is for public notice or no public notice. A public notice procurement is openly advertised for all potential bidders to apply for the opportunity. However, a non-public notice advertisement is shared with a more selected group of suppliers and contractors.
We make sure our contractors offer competitive prices, even for long-term contracts lasting five years or more. Prices are agreed upfront and can only increase once a year, in line with the Consumer Price Index (CPI). If the market changes significantly, for example, due to events like Covid or global conflict – we can benchmark prices against the wider market to make sure they remain fair and reasonable.
Most of the time, the contractor offering the best value for money will be awarded the work. However, when we award a contract, it’s not just about the lowest price. We assess every bid based on quality, cost, and the positive impact it will have on our communities. We call this the most advantageous tender, it means choosing the contractor who offers the best all-round value, including social value.
If we award a contractor who doesn’t have the best price, we’ll always be transparent and explain our decision through a formal Notice of Reasons.
If you are required to contribute towards services we consult you about, your service charge will be adjusted once we’ve entered the contract to reflect the new charge. You will be notified of any changes to your service charge.
If you are consulted about works to be completed to your building, block or estate you will be expected to pay a contribution. Again, this will be set out in your consultation notice. You may already have been paying towards this by having money allocated to a sinking fund upon payment on your monthly service charge. You can check whether you pay towards a sinking fund by reviewing your latest set of service charge accounts. In most cases, the cost of the works will be covered by the sinking fund. If it isn’t, you will receive an invoice from Bromford with the remaining balance for payment.
If you don’t pay into a sinking fund, upon completion of the works, you will receive an invoice from Bromford.
We can take payment over the phone, or via bank transfer (you will find bank details within your invoice). Alternatively, if you are concerned about affording the amount shown on the invoice you can contact your Income Management Advisor to discuss an agreeable solution.
We know that legal and technical terms can sometimes be confusing. Here’s a guide to help understand the key terms used in this process:
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Section 20: The legal requirement for landlords to consult with leaseholders before undertaking major works or increasing service charges
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Long Term Qualifying Agreement (LTQA) consultation: An early-stage consultation allowing leaseholders to share their views on proposed works before plans are finalised
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Qualifying Works (QW) consultation: A formal consultation process for qualifying works that will significantly impact service charges
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Consultation Notice: The document you receive which outlines the proposed works, any estimated costings, and how you can provide feedback
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Service Charges: Fees that contribute to the maintenance, repair, and overall management of your property, which may be subject to change if major works are carried out
Use the form below to submit your observation during the consultation period.
Qualifying works
Find the latest information and updates on Section 20 projects currently underway, including details of planned works and consultation timelines.