WHEN DO I RECEIVE MY REPAIRS CHARGE BILL?
The Council sends out its leaseholder repair charge reports and invoices in September each year.
HOW ARE THE CHARGES CALCULATED?
The charges will relate to your proportion of the final accounts, paid by the Council for works of general repairs and maintenance it has completed to your building or individual dwelling, that have been included in the preceding financial period ending on 31 March.
An amount for administration will be added to your "Total Recharge Value" and included in your final invoice.
However, charges for any "major works" are generally invoiced separately, shortly after the completion of the works.
IS THERE A LIMIT TO WHAT I CAN BE CHARGED?
In some cases the bill will be for less than your actual share of the total cost of works done.
During the "initial period", which is the first five years of the lease after the flat has been purchased from the Council, we can only recover an amount for repairs equivalent to the estimated repair charge plus an allowance for inflation, as outlined in the "offer notice".
The "offer notice" is:
a notice given by the Council to the person who buys the lease first.
details in the notice include estimates of general repairs, itemised repairs and major repairs or improvements that are planned or anticipated.
the Council cannot charge you more than these estimates plus an allowance for inflation for any work it carries out during the "initial period".
when the "initial period" has run out, the Council can charge you your full share of the reasonable cost of any work.
SHOULD I BE CONSULTED BEFORE WORKS ARE DONE?
We will consult and give advance notice to leaseholders before undertaking works that are likely to cost at least £250 (inc. VAT) for each sold property.
The consultation notice will give you details of the work to be carried out, along with three estimates for the cost of the work, except for specialist works. You will be given a month to make any comments on the project. We will consider your views but they may not alter the Council's decision.
If such notice is not given, the excess cost should not be taken into account in calculating service charges. In any proceedings relating to a service charge, the Court may dispense with these requirements if satisfied that the landlord acted reasonably. It may be considered reasonable in cases of emergency or when the cost of the work is likely to be significantly greater if delayed.
In an emergency this procedure generally cannot be followed but we will, if possible, advise you of the estimated cost to help you with your budgeting. In these cases you will still be charged your full share of the cost.
ARE ANY OF THE REPAIR COSTS COVERED BY THE BUILDINGS INSURANCE?
In some cases, the cost of a repair may have been partly or completely covered by the buildings insurance. This will depend upon the nature of the works and the conditions within the leaseholder's policy at the time of the works. Repairs of this nature should be reported as soon as possible. Where any repair charges have been covered in this way, you may still be required to pay an insurance excess.
UNDERSTANDING THE ACCOMPANYING INFORMATION
With your invoice you will receive a 'Detail Report of Property Recharge' and 'Report of Property Recharge'. The 'Detail Report for Property Recharge' gives details of the job number, a brief description of the item of work reported and its value. The report also identifies which properties the charges relate to (e.g. the flat or the block).
The 'Report of Property Recharge' gives details of how your charges have been apportioned. The "Total Recharge Value" on this report does not include administration costs which are added afterwards and are included in the final invoice.
METHODS OF PAYMENT
Our best advice is to budget in advance. Payment is usually required within 14 days of receipt of the invoice.
Alternatively, it may be possible to make an arrangement to pay by installments by contacting the Service Charges Officer.
Under limited circumstances, depending upon the amount of your bill, loan facilities may be available. If this applies to you, details will be included with your invoice.
HOW DO I QUERY MY CHARGES?
If you have a query about the calculation of the charges you must write to the Service Charges Officer at the Housing Department, Civic Offices, St Peter's Street, St Albans, Herts AL1 3JE.
Queries about payment and methods of payment should be made to the 'Income Section' of the Council's Finance Department, at the above offices.
WHAT IF NO WORK IS DONE?
If the Council have not undertaken any repairs to your building or individual dwelling, then you will not receive a bill. The Council does not operate a Reserve or Sinking Fund for repairs; it only raises bills to recover the actual costs incurred in meeting its repair responsibilities. However, we will still have sent you a copy of the Property Recharge Report with nil charges shown to serve as an Advice Notice relating to the particular charge period.
CAN I ALTER OR IMPROVE MY HOME?
You must not make any alterations to your home without the written permission of the landlord.
Examples of alterations that need landlord's permission include:
constructing a vehicle hardstanding
putting up a radio or television aerial or a satellite dish
building a porch or an extension
replace existing window frames or entrance doors
removal of internal walls
If you are given landlord's permission to carry out alterations it may be subjected to certain conditions. You may also need planning permission from the Highways Department before you make any changes. If you do not do this you are breaking the conditions of your lease and you may have to pay for the cost of putting things back as they were.
Applications for landlord's permission must be made in writing and give full details of the specification and plans for the proposed alterations or improvements. You should address your application to your Housing Management Officer at Housing Department,
St Albans City & District Council, Civic Offices, St Peter's Street, St Albans,
Herts AL1 3JE.