Memorandum submitted by the National Housing
Federation
The attached memorandum has been provided by
the National Housing Federation. It relates to the specific circumstances
encountered by one of its members, a large housing association,
in managing a housing estate in South London.
MIXED TENURE
MAJOR WORKS
A good example of dealing with the challenge
of a number of mixed tenure blocks happened on an estate we have.
A major works project was planned to take place
and consultation took place with the leaseholders. The works were
going to be expensive because they included major structural repair.
They also included renewal of the windows, installation of a new
door entry system that a number of residents had requested plus
general building repairs.
We had a lot of complaints from a number of
lessees complaining about the cost of the works. This was especially
vociferous in the case of "buy to let" leaseholders.
Tenants came back to us pleased to be getting
new windows and a door entry system, which they felt were needed.
Below is an example of four blocks on the estate
which shows the differing action we took.
Block A was all tenanted so we carried out all
the planned works and the tenants were very pleased with this.
Block B was where the residents intended to
enfranchise as over 80% were leaseholders. Here on their request
the only works we carried out were the important structural works.
Block C was a mixed tenure block with 50% leaseholders
and 50% tenants. Here two out of the three leaseholders were "buy
to let" leaseholders and they did not want any works carried
out. They instigated reports to question the structural works
and the need to replace the windows. We did not waver from our
view of the need to carry out the structural repairs but agreed
only to overhaul and not replace their windows if they did not
want it. They chose the overhaul option. We replaced the windows
in our tenanted flats.
Block D was a similar make up to Block C and
initially agreed with the leaseholders in block C and objected
to all the work. When they saw the appearance of Block A which
had all the works carried out on it, they changed their mind and
agreed to have the new windows installed. These leaseholders all
lived in their flats.
We offered all the leaseholders the option of
spreading the cost of the works over four years with a small interest
charge.
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