Major works will become necessary from time to time, or may be stipulated under the terms of the lease. For example, the exterior of your building and its communal areas may be scheduled for re-painting every five years.

Where the cost is likely to be more than £250 per apartment we will usually ask a surveyor to draw up a specification of works and seek tenders from approved contractors.

We will usually obtain at least two competitive quotations and send you details, as required by the Landlord and Tenants Acts 1985 and 1987. You will then have one month to comment. In the event of an emergency there may not be time to go through this consultation process but we will always act reasonably.

Please co-operate with the contractors and provide access as necessary so that the work can be carried out efficiently. We will do our best to reduce inconvenience, but some noise and dust is inevitable.

If there is any difference between the original estimate and the final price, the surveyor must certify that any additional charges are fair and reasonable before we pay the contractors.

Phasing of works

We are sometimes asked to limit service charge expenditure or defer major works, usually due to financial difficulties.

We are sympathetic to such requests, and may be able to phase the work over a period of time depending upon the circumstances and views of other lessees.

It will not be possible to defer the work if doing so might cause deterioration to the building, risk the safety of occupants, visitors or passers-by, or increase total costs excessively.

In this case, you will be expected to make the payment on the due dates, but will have had a number of months notice of the expenditure unless the works are required due to an emergency.