The services to buildings and estates we manage are carried out by staff we employ, contractors we appoint and manage; and staff and contractors appointed and managed by the Council.
Services we supply
We supply this service to the communal areas inside a building. It includes:
- reporting damage to shared areas;
- washing shared areas;
- replacing light bulbs and covers to lights in shared areas;
- making sure that public areas in buildings are safe;
- sweeping and cleaning lifts;
- dealing with blocked rubbish chutes where possible; and
- working with the antisocial behaviour team to tackle antisocial behaviour which affects the building and estate.
Working out the service charge for caretaking and cleaning
We multiply the average number of hours spent on a building over the course of a year by the cost to us per hour. This gives us the yearly cost of supplying the service to the block. The hourly cost includes wages, equipment, materials, supervision, uniforms, phones and so on, plus the other overhead costs of running the service. We then divide the cost equally between the total number of properties in the building benefiting from the service. So, the more work that the building needs from the caretaking service, the higher the cost to the building.
This service is the day-to-day repairs and maintenance work we carry out to the structure and shared parts of your building and the estate. Although we carry out repairs with our own workforce, there are instances where we appoint specialist contractors to carry out the work. General building and estate repairs includes work to shared parts, for example:
- the roof
- shared doors
- main storage tanks etc.;
- drains and gutters, including jetting, rubbish chutes’ clearance;
repairs to shared lighting; and
estate roads and paths.
Working out the service charge for building maintenance
We divide the cost of the work, plus the overheads of running the service, by the number of properties in the building or on the estate. In some cases the repair may only be relevant to one part of an estate, in which case we take this into account in the calculation.
All leaseholders on estates and in purpose built blocks contribute towards this service. We do not charge leaseholders in street properties (houses converted into flats) as these are dealt with on an individual basis.All leaseholders pay towards this service. The cost of the service is shared equally between all the properties that we manage excluding street properties.
Leaseholders are able to use the facilities in our housing offices, including internet and access. Customer Services staff in these offices will be pleased to answer leaseholders enquiries taking advice from Leasehold Service where needed. However, we recognise that in general, leaseholders make less use of this service than tenants and this is reflected in the service charge.
Leaseholders and tenants have the opportunity to take part in the various involvement activities that are provided by Lewisham Homes, click here for more information. The leaseholders service charge for resident nvolvement is based on the cost shared equally over all of the properties that we manage.
This is the service we provide to you thorugh our leasehold caseworkers and other leasehold administration. The management charge includes a proportion of staff costs, the Service Charge Audit and Lewisham Homes’ overheads. This includes corporate tools that help us provide services, such as information technology systems, office accommodation, human resources, finance and accountancy.
Services supplied by a contractor working for us
This service maintains and repairs entry phone door systems in buildings or blocks as required.
Working out the service charge for entry phones
The cost in your service charge is for the communal (shared) parts of the system and does not cover the cost of handsets which are inside flats
If the handset inside your home needs repairing, you will have to pay the full cost of the repair. We also have to add VAT as the repair is not to a shared part of the building.
We divide the cost of the work, plus the overheads of running the service, by the number of properties in the building.
This service has been introduced in 2010 as a result of consultation through the Residents' Business Plan. The removal service takes away items of bulky household waste such as old furniture etc.
This service includes regular checks, servicing and maintenance, and call-outs to repair a broken-down lift.
Working out the service charge for lift maintenance
The lift charge includes the cost of the electricity used to run and light the lift, regular checks, servicing and maintenance, and the cost of call-outs to repair a broken-down lift.
We work out the charge for each lift and divide it equally by the number of properties in the building (but not ground-floor properties).
These include:
- water-storage tanks;
- lightning conductors;
- fire safety equipment; and
aerials.
Working out the service charge for technical services
We divide the cost of the work, plus the overheads of running the service, by the number of properties in the building or on the estate. In some cases, the repair may only be relevant to one part of an estate, in which case we take this into account when working out the charge.
In 2009/10 we introduced a window cleaning service for windows in communal (shared) areas. This work is carried out by a contractor appointed by Lewisham Homes. For more information about the this service please click here.
Working out the service charge for cleaning communal (shared) windows
The cost of providing the service for your block is divided by the number of properties in the block. Each communal (shared) window is cleaned twice per year.
This is the service provided to buildings where there are known problems with pests such as cockroaches, pharaoh ants or rats. A service charge is made where treatment of the whole block is required. If only some properties in a building need treatment the individual resident who needs the service pays for the work.
Before block treatment work is carried out, you will be notified by letter and asked to provide access to your home. This type of treatment can only be properly effective if all properties and communal (shared) areas in a building are treated. If necessary, Lewisham Homes will take enforcement action to ensure that access is gained to every property in the building.
You are charged for this service if your property is connected to a central boiler shared by a number of properties.
This service includes all shared lighting in the block, for instance in corridors and stairwells.
Working out the service charge for shared lighting
This charge is for the cost of electricity. We work out the charge for shared lighting by dividing equally the cost of electricity used to provide lighting to entrances, staircases and shared areas between all the properties that benefit. It does not include the cost of repairs as we charge for these separately. We use the bills we receive from the energy company for your building to work out the charges.
Services supplied by the Council
The Council carries out this service using their workforce. The service includes sweeping roads and estates
Working out the service charge
The Council works out the cost of providing the service to each estate or group of properties, including the cost of supervision, materials and equipment. We then divide the cost by the number of properties on the estate.
This charge is only for estate roads and paths that are not part of the highways. Where the road is a highway, you pay for this service in your Council tax.
This service is carried out by contractors appointed and managed by the Council. A 10-year contract was let in March 2010 following a competitive tendering process.
The service includes maintaining grassed areas, flower beds etc. The contract is priced for each of the grass and shrubbed areas that are maintained. As a leaseholder, we charge you for your share of the costs for those areas that benefit your estate.
Working out the service charge
We divide the total cost for the area, including the cost of managing the contract, by the number of properties benefiting from the service. In some cases the block will not be part of an estate. If this is the case, the costs will be for maintaining the green areas around the block.
