Our Ref: KTBlkb
12 February 2010
To: All Long Leaseholders Sussex Heights, St Margarets Place, Brighton.
SECTION 20 LANDLORD & TENANT ACT 1985 (AS AMENDED) NOTICE OF INTENTION TO CARRY OUT WORK
It is the intention of Sussex Heights (Btn) Limited to enter into an Agreement to carry out works in respect of which they are required to consult Leaseholders. (See Note 1)
The works to be carried out under the Agreement are as follows:
Major repair works to the roof and surrounding areas
We consider that the works are necessary because these works have been identified as necessary by the report carried out by Stuart Radley Associates
We invite you to make written observations in relation to the proposed works by sending them to Countrywide Managing Agents, 20/22 Gloucester Place, Brighton BNl 4AA. Observations must be made within the consultation period of 30 days from the date of this Notice.
The consultation will expire on Friday 19th March
We also invite you to propose, within 30 days from the date of this Notice, the name of a person from whom we should try and obtain an estimate for the carrying out of the proposed works described in paragraph two above. The person nominated to carry out these works must be competent to complete the contract within a reasonable timescale and to a satisfactory standard and to have adequate insurance cover in place for the protection of the Client and third parties. (Optional) (See Note 4).
Yours faithfully
Countrywide Managing Agents
Duly Authorised Agent of: Sussex Heights (Btn) Limited
Address: Countrywide Managing Agents, 20/22 Gloucester Place, Brighton BNl 4AA.
Date: 12 February 2010
NOTES TO ACCOMPANY THE NOTICE OF INTENTION TO CARRY OUT WORK
Section 20 of the Landlord and Tenant Act 1985 (as amended) (the 1985 Act) provides that a landlord (as defined by Section 30 of the 1985 Act) must consult leaseholders who are required under the terms of their leases to contribute (by payment of service charges) to costs incurred under qualifying works, where the contribution of anyone leaseholder will exceed £250. ‘Qualifying works’ are defined by Section 20ZA of the 1985 Act.
2. Where a notice specifies a place and hours for inspection:
(a) the place and hours so specified must be reasonable; and
(b) a description of the proposed works must be available for inspection, free of charge, at that place and during those hours. If facilities to enable copies to be taken are not made available at the times at which the description may be inspected, the landlord shall provide to any leaseholder, on request and free of charge, a copy of the description.
The landlord has a duty to have regard to written observations made within the consultation period by any leaseholder or recognised tenants’ association. ‘Recognised tenants’ association’ is defined by Section 29 of the 1985 Act.
(1) Where a single nomination is made by a recognised tenants’ association (whether or not a nomination is made by any leaseholder, the landlord shall try to obtain an estimate from the nominated person.
(2) Where a single nomination is made by only one leaseholder (whether or not a nomination is made by a recognised tenants’ association), the landlord shall try to obtain an estimate from the nominated person.
(3) Where a single nomination is made by more than one leaseholder (whether or not a nomination is made by a recognised tenants’ association), the landlord shall try to obtain an estimate:
(a) from the person who received the most nominations; or
(b) if there is no such person, but two (or more) persons received the same number of nominations, being a number in excess of the nominations received by any other person, from one of those two (or more) persons; or
(c) in any other case, from any nominated person.
(4) Where more than one nomination is made by any leaseholder and more than one nomination is made by a recognised tenants’ association, the landlord shall try to obtain an estimate.
(a) from at least one person nominated by a leaseholder; and
(b) from at least one person nominated by the association, other than a person from whom an estimate is sought as mentioned in paragraph (a).