Information for Leaseholders

Below is some information which may be of use to you if you are a Council Leaseholder

Leasehold Management Officer

In January 2009, the Council recruited its first Leasehold Management Officer whose main task is to act as a focal point for leaseholder's problems and to make sure that the Council is fulfilling its duties. Part of the Council's role is to provide leaseholders with information on items of interest such as service charges and improvement works.

One of the ways we can provide you with information is through the new Leaseholder's Handbook (376 Kb) PDF Iconwhich provides a wealth of information. The handbook covers articles such as service charges and cyclical repairs, your lease, refuse and recycling, disabled facilities grants, home improvement loans and practical help for leaseholders.

Many of the telephone calls we receive are on topics covered in this handbook so it may be an idea to look there first before contacting us. You will also find details about nuisance and anti-social behaviour and how you can get actively involved in leaseholder's issues.

If you have any comments, complaints or questions, please contact the Leasehold Management Officer on 01329 824499 or e-mail leaseholdmanager@fareham.gov.uk.

Leaseholder Group Meetings

There are regular leaseholder group meetings, held every 3 months at the Civic Offices. This is your chance to put your questions face to face with officers of the Council and suggest ways in which we can improve our service to you.

Please see the minutes of previous meetings below.

If you have something which you think should be included in the plan, please let us know by getting in touch with the Leasehold Management Officer. Tel: 01329 824499

The next meetings are Tuesday 28 February 2012 at 4.00pm and Thursday 24 May 2012 at 2.00pm. Both will be held at the Civic Offices Fareham. If you can make these dates, we would be pleased to see you. We have changed the day and time of the meetings to include as many leaseholders as possible, but if you can only attend evening meetings because of work commitments etc, please let the Leasehold management Officer know. If we get enought support, we will consider changing the times to evenings.

Leaseholder Newsletter

As from January 2011, the Leaseholder's Newsletter will be merging with the Tenants and Sheltered Housing Newsletters to provide you with a wider range of issues and also the chance to enter competitions. There will still be a section devoted to leasehold matters and also items relevant to both leaseholders and tenants such as estate inspections. It will be published twice a year and be called Tenants' Voice. Please let us know what you think. 

Your Lease

The new Leaseholder's Handbook (376 Kb) pdf iconcontains details of your lease, without the legal jargon. If you have any questions about your lease, please contact the Leasehold Management Officer in the first instance.

For further information about leases, please visit the Leasehold Advisory Service website at: www.lease-advice.org/newintro.htm (this is an external hyperlink)

or write to:

70-74 City Road

London EC1Y 2BJ

or telephone 020 7374 5380

Methods of Payment

We offer a choice of payment methods for you to pay your service charge:

  • By post with a cheque or postal order
  • In person at the Civic Officers by cash, cheque, debit or credit card
  • By standing order
  • By phone - credit or debit card
  • Internet - credit or debit card

You can pay monthly, quarterly or yearly, as you wish.

Please quote your account number if you contact us.

If you have problems in paying your service charges, please let us know so we can come to some arrangement with you. You must also tell us if you are awaiting the outcome of a benefit claim so we can put your account on hold. Please remember that if you do not pay your service charge, legal action can be taken against you.

Repairs to Leasehold Properties

The Council will normally repair and maintain the structure and exterior of the building such as the roof, walls, foundations, gutters and drains. We will also look after communal areas and door entry systems. This is paid through your service charge.

Of course, not all repairs can wait until the next scheduled maintenance for your block or communal area.

In such instances, please contact the Council's Customer Service Centre on 01329 236100 or e-mail customerservices@fareham.gov.uk

Our emergency out of hours telephone number is 0800 374485.

As a leaseholder, you are responsible for the repair and maintenance inside your home, such as internal walls, floors, ceilings, doors, glazing to your property and fixtures and fittings such as pipes, cisterns and hot water systems (this is not a complete list).

You must arrange for any repairs and maintenance works to the inside of your home to be carried out and pay the full cost of this work yourself.

What happens if I do not carry out repairs to the inside of my property?

The Council has the right under the terms of the lease to gain entry to your flat if you do not carry out a repair which affects or results in structural damage to the building. Legal action may be taken if you do not carry out repairs. In an emergency, we may obtain without notice, an order to enter the property and repair the fault, recovering the cost from you. An example might be that a leaking bath waste pipe in a first floor flat may without proper repair, affect the ceiling and possibly electrical supply in the flat below.

The Leasehold Valuation Tribunal (LVT)

Did you know that you may be able to get your service charge reduced? The LVT is where semi-formal hearings take place and are independent and impartial. Evidence is not given on oath and they are simpler and quicker option to court proceedings. There is a cost involved in submitting an application.

The LVT has jurisdiction for the following issues:

  • Whether costs incurred for services, maintenance, repairs, insurance or management were reasonable
  • If an amount payable before costs are incurred is reasonable
  • If works or services for which costs were incurred are of reasonable standard

If works or services are proposed in the future, the LVT can decide if:

  • The costs of the proposed works or services are reasonable
  • The works or services to be provided are of a reasonable standard
  • The size of advance payments are reasonable

Further details can be obtained by calling 0845 600 3178 or by visiting the Residual Property Tribunal Service website at: www.rpts.gov.uk/index.htm (this is an external hyperlink)

Interested in buying the freehold of your property?

If so, read on!

The process of buying the freehold of your building is known as enfranchisement and is carried out with other leaseholders in a block, provided you and they qualify under the terms of the legislation. This can be done even if the freeholder does not want to sell it.

Once bought, the leaseholders can decide how to manage their block and take over other responsibilities such as maintenance and cleaning of the block and service areas.

In order to proceed, a purchaser who represents at least half of the flats in the building should be appointed. At least two thirds of the flats must be sold to long leaseholders who have more than 21 years remaining on their lease. No more than 25% of the internal floor area can be, or intended to be, in non-residential use, for example a shop.

The enfranchisement process is complex and involves a great deal of work. If you are interested, the Leasehold Advisory Service can assist you. Their contact details are:

Tel: 020 2082 3025 or check out their website:

www.lease-advice.org (this is an external hyperlink)

Alternatively, a booklet entitled Commonhold and Leasehold Reform Act 2002 can be obtained from the Department of Communities and Local Government at: ODPM Free Literature, PO Box 236, Wetherby.

Tel: 0870 1226 236

or visit the web site at http://www.opsi.gov.uk/ (this is an external hyperlink)

or e-mail odpm@twoten.press.net

Choosing an Electrician

The thought of having electrical work carried out within your home can be daunting, especially if you have to put your trust in an electrician you have never used before.

Finding an Electrician

There are a number of ways to find electricians, including looking 'Yellow Pages' or online at sites such as www.competentperson.co.uk (this is an external hyperlink)

It's a good idea to get the details of at least 3 electricians and arrange for them to quote for the work. Be clear about what you require and ask for a written specification and quote. Ask for references; a good electrician will not hesitate to provide them.

Compliance with the Building Regulations in England and Wales is governed by CLG (Communities and Local Government).

Ensure compliance by using certified, competent persons that are registered to carry out electrical work in schemes run by the following providers:

  • BREC-ECA

          BRE Certification Limited and the Electrical Contractors' Association

  • BSI

          British Standards Institution

          01442 278577

  • ELECSA

          Elecsa Limited

          0845 634 9043

  • NAPIT

          Napit Registration Ltd

          0870 4441392 or 01623 811483

  • NICIEC

          NICIEC Group Ltd

          0870 013 0382

 

If you are a homeowner or own a rental property, you are responsible for compliance with legally binding Building Regulations.

The Building Regulations apply to building work in England and Wales and set standards for the design and construction of buildings to ensure the health and safety of people in or around those buildings.

The regulations also include requirements to ensure that fuel and power is conserved and facilities are provided for people, including those with disabilities, to access and move around inside buildings.

The regulations include requirements to ensure that fuel and power is conserved and facilities are provided for people, including those with disabilities, to access and move around inside buildings.

If you would like further information about Building Regulations compliance in England and Wales please visit:

  • The Department of Communities and Local Government (CLG) website: www.communities.gov.uk
  • The Planning Portal, the UK Government's online planning and Building Regulations resource: www.planningportal.gov.uk

Are you suffering from any of the following?

  • Noise
  • Harassment
  • Criminal Behaviour
  • Damage to Property
  • Graffiti/Vandalism
  • Nuisance from Vehicles
  • Rubbish/Misuse of Communal Areas
  • Unruly pets and animals
  • Drug/Alcohol and/or solvent abuse nuisance
  • Unkempt gardens
  • Any behaviour causing distress to yourself/family affecting enjoyment of your home and surrounding area

Talk to Your Neighbour

This method is often the simplest way to resolve problems. Most people can be reasonable if approached in purpose.

People are sometimes unaware that they are causing you a nuisance. For example, having the TV on too loud or slamming doors.

When approaching your neighbour you should:

  • Think about what you want to say and how you should say it
  • Be clear with what you are saying and how it affects you
  • Do not stray from the main issue
  • Think beforehand what the outcome is likely to be
  • Try to choose a good moment
  • Listen to what they say. For example, the TV may be on too loud because they are hard of hearing
  • Stay calm and friendly; being aggressive is not going to help
  • Remain calm, even if your neighbour does not! Try to stay in control and not be abusive
  • Try not to bring up incidents from the past, especially if they are not relevant to the present dispute. Instead look to the future and how you want things to change
  • If your neighbour is unreasonable, leave the discussion

If you are still affected by anti-social behaviour please contact your local Housing Officer, the Leasehold Management Officer or Customer Services. We will investigate the problem and inform you of what action can be taken, including any investigation. During the investigation you will kept informed of progress on a regular basis. You will also be notified when the case is closed. There is a range of measures that are used to combat anti-social behaviour, including mediation, Acceptable Behaviour Contracts, injunctions, Anti-Social Behaviour Orders and, as a final resort, forfeiture of the Lease.

We are committed to actively dealing with anti-social behaviour on behalf of leaseholders to improve your quality of life.

Please do not suffer in silence, contact us on 01329 236100 or 01329 824499

Questionnaires

From time to time we will send out questionnaires to Leaseholders about our service to you and ways it can be improved. Please help us to help you by sparing a few minutes to fill it in and return it to us as it gives an idea of how we are doing and areas in which we need to improve. Please don't assume that we know about a particular issue or that someone else will bring it to our attention.

Comments, Complaints and Compliments

Our aim is to provide customers with the highest quality service and welcome any comment, complaint or compliment you may have as a positive step towards achieving this aim.

'Act Now' cards give you the opportunity to pass on your views about our service and are available at most public libraries and the Civic Offices. The cost of postage is pre-paid.

These forms can also be returned to us via our website at www.fareham.gov.uk

Once we receive your Act now card we will normally respond to your enquiry within 5 working days.

Comments or complaints can also be made in writing to the Customer Services Manager at the Civic Offices or via e-mail to customerservices@fareham.gov.uk.  You can also contact your ward Councillor.

If you are still unhappy with your complaint, please contact Customer Services or look at our website on how to take your complaint further.

Our procedures are designed to be acted on promptly and confidentially and to provide a speedy and fair investigation and resolution within defined timescales. Anonymous complaints will be pursued, if considered appropriate, along the same lines as our Corporate Complaints Procedure.

The procedure makes provision for progress monitoring and feedback to the departments concerned on the nature of complaints received and any resulting action. Feedback is used for quality control purposes and as a source of information for policy development and service quality review.

 

Satellite Dishes

Satellite Dishes must not be fitted to your property without the written consent of the Council's housing team. Although permission will not be unreasonably withheld, it should be noted that it is the policy of the Council not to grant permission to residents living in a number of its blocks.

Please do not erect a satellite dish before you have our written permission because we may ask you to remove it.

Further details can be obtained from the Leasehold Management Officer.

Digital Switchover

Have you heard about the switchover to digital television which is taking place around the country? Between now and 2012 the old analogue signal will be switched off and replaced by a digital signal.

Digital television offers more channels, new features such as on-screen listings, interactivity, subtitles and options for premium channels. It also provides a sharper picture.

There are various ways you can receive digital TV if you are a leaseholder:

  • Freeview
  • Cable TV
  • Other suppliers, such as BT

Whilst Sky and Freesat are available via a satellite dish, please note, we do not normally allow satellite dishes to be erected on any of our buildings (please see article above)

When is it happening in Fareham? How much will it cost?

The Fareham Borough is covered by Meridian TV whose area is due to switch to digital in 2012. If, by then, you have not converted to digital by purchasing a set top box, subscribed to cable or purchased an integrated digital TV you won't be able to receive any television programmes on TV. You can buy a set top box for a one-off payment from as little as £20 which plugs in to your existing television. Once set up, you can receive up to 40 television channels as well as 20 radio stations. A subscription service is also available on some set top boxes.

All our leasehold properties are wired up to receive cable TV. If you wish to have this service, you should contact the supplier direct. A monthly subscription is payable.

If you have more than one television then these will also need to be converted if you want to watch live TV. Any video or DVD recorders will still play back and record, but most won't be able to record once channel whilst you watch another.

You do not have to wait until 2012 in order to get digital TV as you can subscribe to cable now. You may also be able to receive Freeview, but you will need to check if you can recieve it by either telephoning 08456 50 50 50 or visiting digital TV at http://www.digital.co.uk (this is an external hyperlink)

They will also be able to provide advice about the switchover.

Report a repair

You should tell us without delay, any faults which the Council has a duty to repair. For example, leaking gutters or roofs, faulty communal lighting or door entry system,

There are several ways to contact us:

By telephone on: 01329 236100

By e-mail to: customerservices@fareham.gov.uk

Improvements and Alterations

Leaseholders have a right to carry out improvements and make alternations to their home, but in a number of cases, permission will need to be obtained from the Housing Department. Leaseholders are responsible for the repair and maintenance of all improvements and alterations which they carry out.

Planning/Building regulation Consent

It may be a requirement that you first obtain planning and/or building regulation approval if you wish to carry out alterations to your home.

There are some examples of such alterations:

  • Building an extension
  • Partitioning of rooms
  • Removing walls and chimney breasts
  • Adding a garage or parking space

The following list provides examples of home improvements which do NOT need Council approval:

  • Installing a shower or central heating
  • Fitting double glazing
  • Fitting gas or electric fires
  • Plumbing in of washing machines

Before making any improvements or alterations to your home, please contact your housing officer or Leasehold Management Officer to get further advice.

Permission

You do not require permission for minor improvements such as fitting shelves and cupboards or installing secondary glazing.

You must, however, obtain permission before carrying out other improvements or alterations. We can only refuse permission if we have a good reason and this will be put in writing to you.

Sub-letting

You must provide the Council with a contact address if you sub-let the property. If you have a mortgage you should check with your lender that your mortgage conditions allow you to rent out the property. Similarly, you should notify your home contents insurer, otherwise you may find that any claim you make is null and void.

  • You should be aware that the obligations in your lease will still apply to you, even whilst you are not living at your property. Should there be a breach of the lease conditions the Council will take action against you, not your sub-tenant. This also applies to behaviour.
  • You remain responsible for the payment of service charges and ground rent. If payments are not made we would take proceedings against you and not your sub-tenant.

Parking of Vehicles

With more and more vehicles on our roads, pressure has increased in finding adequate space in which to park. There are no allocated parking spaces for any of our properties, but when finding somewhere to park, please observe the following on our estate roads:

  • You, or any person living in or visiting your home, must only park in areas specifically set aside for parking.
  • You, or any person who lives in or visits your home, must not allow vehicles to be parked anywhere that would obstruct emergency services or prevent us or our contractors from carrying out our work.
  • You, or any person who lives in or visits your home, must not park and un-roadworthy or untaxed vehicle anywhere on Council land. We may remove and destroy any illegally parked, abandoned, dangerous or un-roadworthy vehicle and charge the owner for our costs.
  • You, or any person who lives in or visits your home, must not carry our motor vehicle repairs if they are likely to cause a nuisance to or annoy other people or carry out vehicle servicing repairs for payment.
  • You, or any person who lives in or visits your home, must not park any commercial vehicle that is licensed to carry loads above 7.5 tonnes or is longer than 5 metres on an estate road without written permission from us.

We know that vehicles can cause many problems and we hope the conditions above will reduce these problems as far as possible.

If you have any difficulties involving vehicles, please contact the Leasehold Management Officer in the first instance on 01329 824499.

If there are only a limited number of parking spaces available, please be reasonable and consider your neighbours.

Please note that you must get written permission from us if you want to create a parking area in your front garden. You may also require planning permission from Fareham Borough Council and consent from the County for a dropped curb.

Housing Contact Details

Tenancy Services Manager

Tel: 01329 236100 X4540

Senior Housing Management Officer

Tel:01329 236100 X4483

Area Housing Estates Officer (Stubbington and South East Fareham)

Tel: 01329 236100 X4464

Area Housing Estates Officer (North Fareham)

Tel: 01329 236100 X4463

Area Housing Estates Officer (Western Wards)

Tel: 01329 236100 X4458

Area Housing Estates Officer (Fareham South West and Portchester)

Tel: 01329 236100 X4484

Building Services Responsive Maintenance Team

Tel: 01329 236100 X4829

Building Services Planned Maintenance Team

Tel: 01329 236100 X4825

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How to get here

Fareham Borough Council, Civic Offices, Civic Way, Hampshire, PO16 7AZ

Tel: +44 (0)1329 236100 | Mobile Text/Photo: 07876 131415 | Fax: +44 (0)1329 821770