Home Improvements for Leaseholders

Transcription

1 Home Improvements for Leaseholders

2 Home Improvements for Leaseholders Information for shared owners and leaseholders who want to carry out improvement works to their home. I want to do work in my home why do I need to speak to my landlord, AmicusHorizon? Under the terms of your lease you can only carry out internal alterations or improvements to your home if you have written permission from us. This is because we have to protect the structure and safety of the building. We ll only refuse permission if we have very good reasons for doing so. Installation of new windows and exterior doors Removal of any internal walls Alterations relating to the plumbing, gas and electricity resulting in changes to internal supply pipes and circuits Changing your kitchen, bathroom or flooring. What do I need to do first? It s in your best interest to discuss any home improvement plans with us before committing to the works. Solicitors will ask for landlord consents for any alterations you ve done when you sell your leasehold property. You may also need planning permission and/or building regulations approval. Check your local council s website for further details on this. What types of work need landlord consent? These are the main types of work for which you will have to obtain our permission: Any addition or alteration to the structure of your flat Any alteration to the outside of your flat including a new vent for your boiler Installation of a satellite dish Installing new windows, patio window and external doors If you want to install your own windows and doors you must first get our permission to do so. To get our consent you will need to: Obtain planning permission for the work. Please contact your local council s planning department before you do anything Employ a FENSA certified company to do the work Be up to date with your service charges Pay an administration fee of 120 (including VAT). To find out if you can install your own windows and doors please complete the Home Improvements Application form and follow the procedure above for general consent. 2

3 Important If, under the terms of your lease, AmicusHorizon is responsible for maintaining your windows and doors for the building then you need to consider: If you re prepared to take responsibility for maintaining them If you want to install your own windows and doors when we have work planned, you can only do this if there is sufficient time for you to arrange everything in the list above before our contractors start work on site. If we agree to give you consent you ll still be expected to pay service charges for windows and doors in the rest of the building. You need to send us copies of all of the following: Completed Home Improvements Application Form available on our website: insert link Please send your application pack to: Homeownership / Consents Grosvenor House 125 High Street Croydon CR0 9XP Or, scan your documents and them to: home.owwnershipmanagement@ amicushorizon.org.uk To discuss your proposals you can call us on and ask to speak to your Home Ownership Officer. If we re able to give you consent, we ll request the application fee and send you consent in writing. This will be recorded on our housing management system so you and future purchasers of your home will know you were given consent for the works. The table at the end of this leaflet explains what types of home improvement works you need our consent and the fees we charge. Plans for what you want to do Details of any planning permission or building regulations required Explanation of how the work will be undertaken and details of your builders (you may be able to supply this later). 3 uk

4 Extending a lease where we are the freeholder Once you have decided you want to go ahead with a lease extension please complete the attached Leaseholder Intention Form and send this back to us. You ll need to have decided which valuer you are using so you can let us know which valuer we ll receive your valuation from. When we receive your valuation Once we ve received your valuation we ll write to you to let you know we can accept the proposed price. At this stage we will 1. ask you for your solicitors details 2. tell you our solicitors details 3. ask for the 210 administration fee. Getting your valuation The valuation must be from a Royal Institute of Chartered Surveyors (RICS) valuer. They will work out the cost out using a formula set by law. It s based on your lease being extended by a further 90 years with no ground rent. We have a list of valuers and solicitors on our website. We ll be happy for you to go ahead at the cost the valuer proposes provided: 1. your valuation is undertaken by a RICS valuer 2. is in line with other similar valuations, 3. your valuer can send us a copy of the valuation directly to us Paying the administration fee You can pay the administration fee by sending in a cheque made payable to AmicusHorizon Limited. Home Ownership / Lease Extension Grosvenor House 125 High Street Croydon CR0 9XP Alternatively you can also make a debit card payment over the phone by calling: The final step Once the solicitors have prepared all the necessary paperwork you will be asked to transfer the funds for the lease extension, their fees and our solicitor s fees to your solicitor. Our solicitor s fees will be around 450 plus VAT. (These will be confirmed at the end of the process) This will allow your solicitor to complete the lease extension and register it at the Land Registry. 4

5 Home improvements that need landlord permission The table below shows you for what types of home improvement works you will need to get our consent and an indication of the fee. Alteration Do you need (alphabetically) consent? Bathroom - new Yes. / replacement and moving fitting or adding new installations or service connections e.g. adding a shower. Boiler (gas) - new, change or replacement in same position no change to flue. Boiler (new flue). Carpets replaced or new. Yes - we need to have a copy of gas safety check. Yes, as above but also need to check if new opening in external wall is required. No if 100% leaseholder but if you are a shared owner and want the new carpets noted as improvement then yes. Fee for consent 60 (including Vat) to depending on the number of changes. 60 (including Vat). 60 (including Vat) if no new opening is required. if new opening is needed this is also subject to 12 (including VAT). Do you need a Deed of Variation 5

6 Alteration (alphabetically) Chimney breast - reduction/removal. Conservatory (if we agree, you also need planning permission/ building regulations consent. Doors - external (new or replacement). Doors - internal. Doorway - internal - creating new opening. Doorway - external - creating new opening - you also need planning permission. Electrics - new fittings (eg extra wall socket). Electrics - replacement fittings including replacement fusebox. Do you need consent? Fee for consent Do you need a Deed of Variation Yes - building regulations consent also required. Yes, but not generally permitted under terms of lease. Each case dealt with on its own merits. Yes - see Windows and External Door replacement below). No. Yes - building regulations consent may also be required. Yes (but not generally permitted. If it was permitted building regulations consent may also be required. Yes - NICEIEC certificate also required. Yes - NICEIEC certificate also required. this is also subject to this is also subject to this is also subject to this is also subject to 60 (including VAT). 12 (including VAT). A change may be A change may be 6

7 Alteration (alphabetically) Extension (planning permission & building regulations consent also required. Exterior - security cameras, burglar alarm boxes, external signage and lighting. Exterior brickwork. Fences see fences booklet for further advice. Fireplace - new or opening one that has been sealed. Flooring - laminate/ wood or other solid floor - either replace or install new. Do you need consent? Fee for consent Do you need a Deed of Variation Yes - but not permitted under the terms of lease. Each case dealt with on its own merits. Yes - but consent depends on nature of proposal and lease terms. No if work is maintenance (inc pointing) but yes if new openings are made. No if replacement, yes if changing type or installing new. Yes - not generally permitted. Yes may not be able to give consent. Depends on terms of the lease. If we can give consent then you must provide proof of use of suitable underlay to reduce impact noise. Initial cost of 120 (including VAT) to consider application (whether approved or not) then a further 120 (including VAT if approval given). 60 (including VAT). If needed 120 (including VAT) this is also subject to any additional charges for surveys reports and 60 (including VAT). If needed 120 (including VAT) this is also subject to any additional charges for surveys reports and 60 (including VAT). A change may be 7

8 Alteration (alphabetically) Garden - any new structure, e.g shed, greenhouse. Gas fire installation new or replacement. Heating system and air conditioning.. Kitchen replacement with changes or new. Do you need consent? Fee for consent Do you need a Deed of Variation Yes - but only if 60 (including VAT). A change may be permitted under terms of lease. Each case dealt with on its own merits. Yes - we need to have a copy of gas safety check. Yes - in case of extra radiators, re-routing of pipe work Yes. 12 (including VAT) for replacement. 60 (including VAT) for new. 60 (including VAT). 60 (including Vat) to depending on the number of changes and if the changes are just plumbing or plumbing and electrical. Loft - any change must be licensed. The loft space part of the demise example of works is boarding out. Yes - but loft must be part of the flat under the lease. Certs required for electrical. If changes to boiler or gas these charges also need to be added. 60 (including Vat). 8

9 Alteration (alphabetically) Do you need consent? Fee for consent Do you need a Deed of Variation Loft conversion - the Yes -. Each case Initial cost of 120 A change may be loft space must be part dealt with on its own (including VAT) to of the flat under terms of lease. merits and subject to individual legal position. consider application (whether approved or not) then a further 120 (including VAT if approval given). Pipe work (including yes - if re-routing 60 (including Vat. waste pipes). necessary. Plumbing - re-plumb flat or install additional sink, toilet. 60 (including Vat) (including Vat) depending on extent of Reconfiguration of flat (change in layout / increase in number of bedrooms). Redecoration of inside. No. Rewiring - electrical. Yes - NICEIEC Certificate required. Roof minor / medium Yes. changes (light, boiler vent, etc). Roof major changes (roof terrace, windows). TV aerial or satellite dish (planning permission normally also required). Window - like for like replacement of broken window glass. work / rooms. Yes. 120 (including Vat) this is also subject to Yes but only if demised roof space for flat or house- you must check the space is demised to you. Yes - permission can only be considered if property is not part of a communal aerial system. No. 60 (including Vat). 60 (including Vat). Initial cost of 120 (including VAT) to consider application (whether approved or not) then a further 120 (including VAT if approval given). 12 (including VAT) for house. 60 (including VAT)for house or maisonette. A change may be A change may be 9

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