The council is responsible for the upkeep, maintenance, repair and improvement of your building and estate as a whole, but as a leaseholder you are responsible for paying your share of these costs through your service charges.
We carry out regular maintenance to all our estates but every building requires major work during its life. This can include renewing key components of the building such as the roof, installing new facilities such as entry phones, or carrying out improvements to bring your estate up to modern day standards. We also use the term major works to include external decorations and associated repairs which are carried out on a cyclical basis.
Leaseholder consultation on major works schemes
We are committed to consulting all residents, including leaseholders, at all stages of a major works project. The type of consultation we will employ on a major works scheme will depend on the works we are planning to carry out. For example, if we are planning a lot of work with major changes that affect you, we will organise more meetings and give more information to residents than if we are doing regular external decorations to your building.
Where work is going to cost more than £250 per leasehold flat, you have a legal right to be consulted about the work before the work begins (Section 151 of the Commonhold and Leasehold Reform Act 2002). You will receive a 'Notice of Intention' which you have 30 days to respond to and you can comment on the scope of the works and/or nominate a contractor in some circumstances.
If we still propose to continue with the work following this period of consultation, a further notification, referred to as a 'Section 20' notice, is sent containing details of the work and the estimated costs (in addition we will also provide you with an itemised breakdown of the estimated costs for your block). You will then have 30 days to give us your comments. We will listen carefully to your comments, but please note that you cannot refuse permission for the works to go ahead. As the landlord of the building, we have a responsibility under the lease to repair and maintain the building.
How to contact your major works officer
If you need to speak to an officer about a major works scheme or invoice, please contact the major works officer whose name appears at the top of your correspondence.
You can contact the major works team on (020) 8825 7515
Quality of works
Ealing Council monitors all works and will ensure that they are carried out to a good standard through our project managers, clerk of works and resident officers. At the start of any larger projects, you will be provided with contact details for the contractor’s resident liaison officer who you should contact in the first instance if you have any issues to report. Alternatively, you can use the feedback form enclosed with your consultation notice and return it to your major works officer. It may be helpful to explain your issue further by supplying evidence, for example, notes, dates and photographs.
Please do not wait to raise any issues until you receive an invoice as it may be more difficult to resolve any problems once the contractors have left the site.
Defects liability period
Upon completion of any major works project there will be a “defects liability period” of 12 months. During this period our contractors (and/or their partners) have a contractual obligation to make good any defects which have been identified with, or as a consequence of, the work.
It is important to report any issues with the works within the defects liability period. On larger projects, the contractors will write to you near the end of the 12 months to give you the opportunity to report any defects you may have found.
The relevant Ealing Council project manager, with the consultants (when applicable), will also carry out an end of defects inspection.
The contractors will make good any defects reported to them, either by residents or Ealing Council, within four to six weeks. Once all defects have been rectified a 'certificate of making good defects' will be issued.
Guarantees are issued by the contractor directly and solely to Ealing Council and are therefore the council’s property. It is not our policy to provide copies of such guarantees. However, should the need arise the council will use the guarantee in question for any works that it covers.
Windows and flat roofs
Window frames are guaranteed for a period of 10 years. The standard window guarantee will cover the integrity of the frames but not the locks/handles or mechanisms which are only covered for 12 months upon completion of works.
New flat roofs are usually covered by a 20 year warranty, from completion of works, against material and workmanship failure. This warranty does not cover regular maintenance which may be required once the initial 12 months defects period has expired.