As managing agent we have a legal duty to consult all leaseholders in accordance with Section 20 of the Landlord and Tenant Act 1985 (as amended by section 151 of ‘Common hold and Leasehold Reform Act 2002).

This involves consulting you formally about any works or servicing to your building or estate which are deemed to be either qualifying works or qualifying long term agreements and where you are likely to have to contribute more than £250 for works, or £100 per year for services. 

We will give you information about the work and the costs, and our reason for doing the works, using a procedure set out by the Section 20 regulations.

For any proposed capital works project you’ll receive two separate formal notices and in some cases three.

• Stage 1 – Notice of Intention – sets out the landlords’ proposals to enter into a partnering arrangement
• Stage 2 – Identification of proposed contractors – sets out schedules of rates or estimates of cost of work
• Award of Contract – tells you which contractor we have selected to do the work. 

At each stage you will have the right to make comments on our proposed works, which we then have to consider and respond to.

When major works are required to your block, such as lift installation, cavity wall insulation, window replacement or rewiring communal areas, we will confirm in writing:

• the details of the proposed works
• the estimated amount that you will be charged
• when the works are expected to start. 

How much will it cost me?

Your share of the costs will depend on the number of flats in your block.  For example if you live in a multi-storey block of 100 flats and a new lift is to be installed at a cost of £100,000 your share of the cost would be £1,000.

Please note that charges for major works such as lift replacements or roof renewals can be high, often several thousands of pounds.

What will Your Homes Newcastle do?

For all major works schemes Your Homes Newcastle will:

• keep you informed about major works schemes planned in your area
• consult with you about major works and proposals for changes in services, in line with regulations
• give you the opportunity to benefit from major works, at a fair price, where it wouldn’t otherwise have directly affected your property
• provide opportunities for you to tell us about your satisfaction with major works
• provide you with details about who to contact when work is being carried out in your area
• inform you about how decisions about major works are made and why
• give you information about the benefits and approximate costs for each option to enable them to make an informed decision about their investment
• advise you about what special arrangements are available when works are taking place
• advise you about your responsibilities when making improvements to your home
• advise you about your payment options and will arrange payment in advance if required
• work with you while the improvements are being done to make sure they are being carried out effectively and with minimum disruption

For more details about the Decent Homes standard please contact YHN Investment Delivery Teams on:

• East Area freephone: 0800 091 1255
• West Area freephone: 0800 091 1256
• Outer West and North Area freephone: 0800 091 1257

I want to know more about how Major Works will affect me

Visit Major works - frequently asked questions for leaseholders.  You can also Contact us for more information.

How can I pay for the work?

Visit Paying for major works for more information.