Cyclical redecorations process

Cyclical works are normally carried out every six years. If your building is in the program for the next financial year, we will usually write to you in September to tell you that a surveyor will soon be inspecting your property to determine whether any works are needed.

We will give you the appointment date and the surveyor's contact details, so you can contact the surveyor if you would like to be at the inspection.

Once the surveyor has produced the schedule of works, we will begin a three-stage consultation process before starting the works.

Stage 1: Notice of intent

We will send you a notice of intent, which will include the draft schedule of works prepared by the surveyor.

You then have 30 days to comment on the proposed works. You can also nominate a contractor who you would like us to ask for an estimate. Your nominated contractor must be able to prove their ability to carry out the works.

Notting Hill Housing will nominate three contractors from its approved list. Our approved suppliers have undertaken similar satisfactory works for us in the past.

Stage 2: Statement of estimates

We issue the schedule of works to contractors and ask them to submit a tender. Our consultants produce a report that assesses each tender that we receive. We will send you a statement of estimates which lists all of the tenders that were received.

This is the first point at which we will have an indication of what the final cost of the works will be. We compare this cost to the amount that is held in your building's cyclical maintenance fund. If we think there won't be enough money, we'll develop a plan and let you know. You have 30 days to provide feedback on the plan.

Stage 3: Notice of reason

If Notting Hill Housing decides not to use either the cheapest contractor or the contractor nominated by a leaseholder, we will let you know why (by issuing a notice of reason).This notice lets you know which contractor we have chose and why, as well as reporting back on comments received from the Stage 2 consultation.

Starting the works

The next step is to confirm the proposed start date of the works. We will also confirm full details of the contractor and the anticipated timeframe. Throughout the contract period we will update you on the progress of the works. We will also give you a point of contact should you have any concerns during the works.

Completion of works

Works of this nature usually have a 12 month defect period. This means that if any of the works are found to be unsatisfactory within one year of completion, the contractor is obliged to promptly fix them. To make sure the contractor honours this, Notting Hill Home Ownership retains a percentage of the contractor's fees. The full contract sum is only paid to the contractor once you and the surveyor are satisfied the works have been completed according to the specification.

More information

If you would like more information about any of this, please speak to your Property Management Officer. If you do not know who your Property Management Officer is, or do not have their contact details, you can find out instantly by typing your postcode into the simple form on the Property Management Officer finder page.