Section 20 Landlord and Tenant Act 1985
Notice of Proposal
To the Leaseholder of «LBS_Address_1»«LBS_Address_2»18th September 2015
«Address1»«Address2»Reference:cwg-14/132T65
«Address3»Contact:Tabitha Cox
«Address4»Tel:020 7525 4324
«Address5»Fax:020 8929 9387
«Address6»LBS Property:«LBS_Address_1»«LBS_Address_2»
«Address7»Property Ref:«iWorld_Ref»
Leathermarket JMB Heating Repairs Contract
The Council, in partnership with Leathermarket JMB, are responsible for maintaining your estate and are proposing to invite tenders for a long term agreement with a contractor to maintain and repair the heating systems and some associated facilities over the next 3 to 5 years.
A Notice of Intention was previously served on 12th September 2014, describing the contract and explaining why it is necessary. I am now writing to you, prior to awarding the contract, to consult with you on the estimates that were received.
Statement of proposed works and leaseholder observations
Below is a general outline of the proposed works contained in this contract:
- Maintenance and repair of individual heating systems to tenanted properties which are not rechargeable to leaseholders
- Gas safety checks for tenants and not rechargeable to leaseholders
- Maintenance and repair of communal heating systems
- Maintenance and repair of communal water tanks which are generally secondary water supplies to bathrooms
- Maintenance and repair of secondary water supply in tower blocks
- Maintenance and repair of mechanical ventilation systems in tower blocks
- Maintenance and repair of Hamilton square sewerage system
You might not be affected by all of the services listed in this contract and will only be charged if the service is provided to your block. This is a responsive repair contract and therefore work will be carried out as required.
The duration of this contract is 3 years with an option to extend for a further 2 periods of 12 months, at the discretion of the JMB and subject to satisfactory performance.
Leaseholders and Recognised Tenants Associations were invited to make written observations regarding the proposed works in the Notice of Intention
Below is a summary of received observations, and the council’s replies:
Some freeholders and leaseholders queried why they had received a letter when they were not connected to the heating system. They were advised that letters were sent to all JMB managed properties because it was not easy to determine which other facilities each benefitted from. However charges would only be levied for work carried out that affected individual properties.
One leaseholder wanted assurance that charges would not be made for services that benefitted only tenanted properties, and this assurance was given.
One leaseholder asked about nominating a contractor to tender. He was advised that the tender process was open to any organisation throughout the European Union.
Statement of estimate cost
This contract is intended to respond to repair issues as they arise, therefore we are unable to estimate your contribution, or the total cost of the contract in advance. The cost for this contract is tendered on unit rates that are applicable to the work required, and the tendered rates are available for you to inspect. They were analysed alongside quality measures, with scoring on price from a maximum of 40 points and scoring on cost from a maximum of 60 points.
A summary of the analysis of the scoring for both cost and quality is as follows:
Organisation / Quality Score (out of 40) / Price Score(out of 60) / Total Score / Rank
OCO Heating / 23 / 60 / 83 / 1
Smith & Byford / 7 / 24 / 31 / 2
BSW Heating Ltd / 9 / 36 / 45 / 3
K&T Heating Ltd / 16 / 48 / 64 / 4
TBrowns Group / 16 / 12 / 28 / 5
There is no connection between these contractors and the council. Subject to this consultation exercise, the council plans to appoint OCO as the contractor. They scored highest on quality criteria, and also on cost criteria, which means that they offered the cheapest prices of the tenderers.
The detailed tenders and the rates for this contract are available for inspection at the Leathermarket JMB office, 26 Leathermarket, London, SE1 3HN, Monday to Friday between the hours of 10am and 4pm.Upon written request a photocopy of the contractors estimate can be posted to you. This may incur an administration fee and you should contact the JMB for further information on this if you are requesting photocopies.
Service charges
Your lease is a legally binding agreement between the council and you. It sets out all the rights and obligations of both parties relating to your property and the building or estate in which it is situated. The costs associated with this contract are service chargeable to you under the terms of your lease and will be included in your annual service charges.
How do leaseholders make legal observations
Section 20 requires the council to allow leaseholders and any RTA to submit written observations regarding the estimated costs of the proposed works in this contract, within 30 days from the date of this notice.
If you would like to make such observations, they should be addressed to:
Mrs T Cox
Capital Works Team
Home Ownership Services
153-159 Abbeyfield Road
Rotherhithe
London SE16 2BS
Observations must reach the Capital Works Team by18th October 2015 . For your convenience an observation form is attached to this notice. Observations do not have to be made using this form.
If you have any further questions regarding the contents of this notice, please contact me at your earliest convenience.
Yours sincerely
Capital Works Group
Home Ownership Services
Tel:0207 5257252
If 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.
s20 schedule 2
page1
Section 20 – Notice of Proposal
14/132T65 :Leathermarket Heating Repairs Contract
Leaseholder Observation Form
This form has been included to help you make observations regarding the tenders for the contract outlined in the Notice of Proposal. You do not have to use this form, however please include the information in the grey-box in your reply.
I have the following comments regarding the estimates for the proposed contract.
Name (print) / Contract / 14/132T65LBS add / «LBS_Address_1»«LBS_Address_2»
Address / «Address1»«Address2» / LBS ref / «iWorld_Ref»
«Address3»
«Address4» / Return to / Tabitha Cox
«Address5» / Capital Works Team
«Address6» / Home Ownership Services
«Address7» / 153-159 Abbeyfield Road
Signature / Rotherhithe
London SE16 2BS
Date
Due by / 18th October 2015
S20 schedule 1
Page 1