Common Repairs Policy - Section 9
9. Necessary Repairs
9.1 Works which do not fit the criteria of emergency repairs, but which would cause a high degree of inconvenience if not attended to are classified as necessary repairs. For example, repairing a roof to prevent rainwater leaking.
9.2 Where necessary repairs are required and there is a legal obligation contained within an owner’s title deeds for the owner to pay for their share and these works are under £100 in value, the Council will write to the owner informing him/her of:
- the owner's legal obligation;
- the nature of the repair;
- an estimate of what the owner’s share of the cost will be estimated to be (provided by a quote obtained by the Housing Service); and
- the name of a designated officer to contact.
9.3 Owners will be advised that if they request a formal meeting, an opportunity will be provided to discuss the repair at an open meeting between the Council and the owners, particularly for larger repairs.
9.4 The Council will provide each owner with the opportunity to obtain two competitive quotes from tradesmen. Owners will be required to obtain quotes within two weeks. The Council will evaluate all quotes in accordance with Best Value and will ensure that they comply with Council standards, for example, health and safety.
9.5 Where the Council accepts a quotation obtained by an owner which offers Best Value, the Council will write and authorise the owner to accept the quotation and will confirm that the Council will contribute to the cost of the work when the work is completed to the Council standard.
9.6 The Council will write and advise each owner of the contractor chosen prior to work commencing on the common repair. Owners will be advised that in the event that the common repair does not meet with Council standards upon completion, the Council will rectify the repair and owners will be recharged for the cost involved.
9.7 The title deeds granted by the Council state that not only can owners be recharged, but also that the choice of materials and contractors used will be determined by the Council. Provisions of the title deed granted also ensure that owners cannot avoid or block common repairs.
9.8 Where title deeds for flatted properties are silent the Council will consult with all owners entitled to vote on the matter (each property has one vote) by either:
- arranging a meeting – owners will be given at least 48 hours notice of the meeting; or
- speaking to owners individually.
9.9 The Council will advise every owner that he/she can obtain two independent quotes from tradesmen. Owners will be required to obtain quotes within two weeks. The Council will evaluate all quotes in accordance with Best Value and will ensure that they comply with Council standards, for example, health and safety.
9.10 Where property is purchased through right to buy, the Council has the right to appoint a manager for 30 years. This manager will be the Council’s Housing Service. This right remains for 30 years or until two-thirds of the properties in a management scheme have been sold by the Council, when the owners can dismiss the management appointed by the Council.
9.11 The Council will record the outcome of the vote and will inform owners of the decision either at the meeting or by writing to individual owners within one working day. The letter will detail:
- the outcome of the decision
- the owner's legal obligation in accordance with the Tenement (Scotland) Act 2004;
- the nature of the repair;
- who the contractor completing the repair will be;
- what the owner’s share of the cost will be; and
- the name of a designated officer to contact