Leaseholder information

We are committed to giving you a first-class, accessible and efficient repairs service. As a leaseholder, you are responsible for repairs within your home. We are responsible for the structure and exterior of the building and all common areas and services. However, you have to contribute to the cost of maintenance through your service charges. 

This section is a brief guide to what repairs we are responsible for and what repairs you are responsible for. These are explained in your lease, but if you are in any doubt contact us for more advice.

What are our obligations?

We are responsible for repairing and maintaining the structure, exterior and common parts of your building, and the cost of this is paid for through your service charges. We will repair and maintain:

• Foundations
• Roofs
• Drains
• Gutters and external pipes
• Communal doors and window frames
• Chimney stacks
• Structural walls
• Footpaths
• External decorations
• Communal facilities to your block

How do I report a repair?

If you need to report a repair, you should contact the contact centre on 0345 2000 102. Or you can order a repair online at our website www.northtyneside.gov.uk which will help you order the right repair and give you advice on screen.

Please remember to give us your name and address, contact phone number, description of the repair you need and where it is. We will order the repair straight away or arrange for an inspector to check exactly what work is needed.We also provide a service for emergency repairs outside office hours on (0191) 200 7258.

What are your responsibilities?

You are responsible for keeping in good order: 

• External and internal doors
• Internatl plaster and wall coverings
• All waste and other internal pipes
• Cables and wires
• Fittings such as kitchen units
• Window glass
• All taps, baths, sinks, toilets and washbasins, cisterns, tanks
• Individual domestic heating systems
• All window an external door fittings
• Maintaining your fence.

You are also responsible for keeping your garden neat and tidy and in good repair, including all walls, gates, fences, hedges and boundaries and any outbuildings you are responsible for under the terms of your lease.  You are also responsible for organising an annual safety check of your heating system.

It is important for your health and safety that our boiler is checked every year. Every year 30–40 people in the UK die from carbon monoxide poisoning caused by gas appliances and flues that have not been properly fitted or maintained.

The early symptoms of carbon monoxide poisoning are tiredness, drowsiness, headache and pains in the chest and stomach.

Major works and improvements

What are major works and improvements?

Major works and improvements are repairs that we will carry out to your block of flats that will cost each leaseholder in that block more than £250.

We have a duty to consult with you before the start of any works to your property that involve a cost of more than £250. If we fail to do so, we are legally only allowed to charge you up to £250 or any figure that is set out by future legislation.

There are two stages to the consultation process:

1. Notice of intention

We will send a notice that we intend to carry out the works, which will include the following information:

• A description in general terms of the works proposed and a reasonable place where a description of the works may be inspected.
• The reason for carrying out these works
• State that the reason why the landlord is not inviting nominatuions in respect of alternative contractors is because a public notice is to be given.
• Invite observations in writing
• Provide the address to which the observations should be sent.
• Give the date on which the consutlation period ends (30 days).
• State that the observations must be deliveredby the due date. 

If we fail to provide a place to view the documents we will provide a copy free of charge on request. 

Duty to have regard to observations

We will consider any observations received within the 30 day consultation period.

2. Tender-stage consultation

We will prepare a statement in respect of the proposed contract under which the works will be carried out.

We will give notice of the proposed contract to each leaseholder.

The contract statement will contain the following information:

• The name and address of the proposed contractor.
• Details of any connection between the landloard and any other party (apart from the proposed agreement).
• The leaseholders estimated contribution wherever possible.
• Otherwise, the estimated cost for the block where reasonably practicable.
• Or, the current unit cost, hourly or daily rate where reasonably practicable.
• Otherwise, the reasons the cost information cannot be provided and the date when an estimate, cost or rate will be provided. When the information is available we will provide you with it within 21 days of its receipt.
• A summary of any observations received by the due date and our responses.

Duty to have regard to observations

We will consider any observations received by the due date.

Landlord’s response to observations

Where observations have been made, we will respond directly in writing to the Leaseholder within 21 days of receipt stating our response to the observation.

European Union procurement rules

Some very large contracts require public notice to be given in the Official Journal of the  European Union. While we will ask for and consider the opinions and views of leaseholders, you will not have the right to nominate a contractor for these contracts.

Consultation on long-term agreements

If we want to enter into a long-term agreement with a contractor for building or maintenance work or services, and this is going to cost more than £100 during the year, we must consult you first. This process will be the same as the major work.

When do we not have to consult you about major work?

We do not have to consult you in an emergency or in situations where we need to do urgent work on health and safety grounds. Examples of this would be the collapse of a roof or chimney, or falling masonry.

What if I am unhappy with the standard of work?

If you are unhappy with the standard of work, you should contact us while the work is going on or as soon as it has been completed.

What work can I do to my property?

You can redecorate the inside of your home and replace fittings such as baths, sinks and kitchen units.

What work do I need to get permission for?

You will need to get our written permission for any structural work or alterations to your property such as building an extension, removing walls or a chimneybreast, replacing windows and external doors.

To get our consent, contact the leasehold team and we will send you a permission form. 

Insurance

As a condition of your lease, we take out insurance cover for your building, which you pay towards through your service charge. Your mortgage lender may offer you building insurance, but you should tell them that your property is already covered by our insurance policy.

What does the insurance policy cover?

Building Insurance

Our building insurance policy insures your building for the amount it would cost to bring the building back to the condition it was in before any damage occurred. It does not insure the contents of your home. Contents insurance is your responsibility, and we strongly advise you to take out insurance to cover your personal possessions and furnishings. 

If you need to make a claim, please contact the Insurance section (0191) 643 5868.

Home contents insurance 

We offer home contents insurance. It is a simple scheme that offers value for money, with premiums payable with your leasehold service charges. You can arrange to pay this annually, monthly or weekly through the Leasehold Team.

Can I get a copy of the insurance cover?

Yes, you can get a written summary of your building insurance cover, which gives the name of our insurers and the risks covered by the policy. Each year we we will send you a statement of the building insurance cover.

What happens when I sell my home?

Your lease states that when you sell your home, the freeholder (the council) is still responsible for insuring the building with the new leaseholder paying the appropriate cost.

If you sell the property on the open market, yhe new owner will be insured under this policy once contracts have been exchanged.