Section 20 Landlord and Tenant Act 1985

Notice of Intention

To the chairperson of Leathermarket JMB18th September 2014

Andy Bates

26 Leathermarket StreetReference:cwg-14/144

LondonContact:Daniella Benjamin

SE1 3HNTel:020 752 53635

Fax:020 89299387

Whites Grounds Estate Door Entry Installation

The Council, in partnership with Leathermarket JMB are responsible for maintaining your block and are proposing to invite tenders for door entry installation. The cost of the work would be service chargeable to you.

We will write to you later with details of the tenders and the amount that will be service charged.

Why we are writing to you?

I am writing to you to explain what work we propose to do, why we believe that it is necessary, and to allow you to put forward a contractor to tender for the work if you wish.

Section 20 of the Landlord and Tenant Act 1985 requires leaseholders to be consulted before the council carries out any works. The Commonhold and Leasehold Reform Act 2002 has introduced new requirements for this statutory consultation. This Notice of Intention is the first stage in the consultation process the council is required by these acts to consult leaseholders on works where their contribution towards the works will amount to £250 or more. This is called Section 20 consultation. This notice has been sent both to individual leaseholders and to any relevant recognised tenants' association (RTA).

What works are planned?

Below is a general outline of the proposed works contained in this contract;

  • The installation of a main entry door to each staircase, including screens to blank off side access.
  • The installation of an audio visual door entry panel
  • The installation of audio visual handsets to all upper floor dwellings.

Schedule 4 part 2 Notice of Intention Page 1

Why is the council proposing this work?

Your lease is a legal agreement between you, the leaseholder, and the council, the freeholder. It sets out your rights and responsibilities as leaseholder and those of the council as your landlord. Generally, as a leaseholder you will be responsible for the area within the flat. The freeholder will be responsible for the exterior of the building including windows, and the land on which the property is situated. The council is therefore responsible for the repair, maintenance and renewal of the building and services.

Leaseholders will not pay towards the cost of internal works to rented homes andif you are in the process of selling your property please pass a copy of this notice to your solicitor or telephone 020 752 51417 for more information.

The council believes that the works outlined above are necessary because:

  • As the 2 blocks are adjacent to the well used ball court on the Estate, the staircases are frequently used by youths congregating and causing anti-social behaviour.
  • The JMB wrote to all residents to ask if they would like a door entry system. The ballot resulted in a majority voting for the door entry system
  • The blocks were surveyed and found to be suitable for effective door entry systems
  • The JMB major works subgroup approved the scheme and confirmed that funding is available

How do leaseholders make legal observations

Section 20 requires the council to allow leaseholders and RTA, 30 days from the date of this notice, to submit written observations regarding the proposed works and, if they wish, to nominate a contractor to be invited to price these works. The law requires the council to invite the most-nominated contractor to tender for this contract in addition to any RTA nominated contractor.

The works included in the final contract are subject to observations made at this stage in the consultation process.

If you would like to make such observations, they should be addressed to:

Daniella Benjamin

Capital Works Team

Home Ownership Services

153-159 Abbeyfield Road

Rotherhithe

London

SE16 2BS

OrEmail:

Observation must reach the capital works team by 20th October 2014. For your convenience an observation form is attached to this notice. Observations do not have to be made using this form.

If this contract proceeds you will receive a further Section 20 notice. It will contain a summary of leaseholder observations provided at this Notice of Intention stage and at least two independent quotes for the works. Your estimated contribution will also be included. Leaseholders and any RTA will be given a further 30 days to comment on the estimates. The council’s decision to enter into contract is subject to leaseholder observations made at this time.

Further information:

Attached to this notice is a collection of frequently asked questions and answers. If you have any queries that are not discussed there, if you would like to make an appointment to discuss the specification documents, or if you have any further questions regarding the contents of this notice, please contact me at your earliest convenience.

Yours sincerely

Daniella Benjamin

Capital works team

Home ownership services

Email:

Tel: 020 7525 3635

.

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Schedule 4 Part 2 Notice of Intentionpage 1

Section 20 – Landlord and Tenant Act 1985

Schedule 4 Part 2

Notice of Intention

14/114: Whites Grounds Estate Door Entry Installation

RTA Observation and Contractor Nomination Form

This form has been included to help you make observations regarding the proposed works outlined in the Notice of Intention. You may also wish to nominate a contractor to be invited to price the works.

You do not have to use this form, if not, please include the information in the grey-box in your reply.

 I have the following comments regarding the proposed works

The contact details of the contractor(s) I am nominating to be invited to price these works are

Name (print) / Andy Bates / Contract / 14/144
LBS add
Address / 26 Leathermarket Street / LBS ref
London
SE1 3HN / Return to / Daniella Benjamin
Capital Works Team
Home Ownership Services
Signature / 153-159 Abbeyfield Road
Rotherhithe, London
Date / SE16 2BS
Due by / 20th October 2014