Notice of Intention to Enter into a Qualifying Long-Term Agreement for which public notice is required under Schedule 2 of the Service Charges (Consultation Requirements)(England) Regulations 2003.
Repairs Framework - Summary of Observations from the letter dated 17 December 2025
The following shows the written observations raised by leaseholders or shared owners followed by our response.
1. Who has this letter been sent to?
This has been sent to all of Oxford City Council’s residential leaseholders and shared owners.
2. Does it affect all properties where Oxford City Council holds the freehold?
Yes, the consultation affects all of Oxford City Council’s residential leaseholders and shared owners where Oxford City Council is the freeholder(owner of the block).
3. What is it designed to achieve?
Oxford City Council has developed a Capital Works programme for its housing.
This consultation is to enter into a Qualifying Long Term Agreement’ for a period of 4 years for a framework to enable us to deliver the capital works programme
Section 20 of the Landlord and Tenant Act 1985 sets out how Oxford City Council as a landlord must consult with its leaseholders, where we intend to carry out ‘Major Works’, or enter into a ‘Qualifying Long Term Agreement’ above a threshold.
A ‘Qualifying Long Term Agreement’ or QLTA, is an agreement entered into by the landlord with a wholly independent organisation or contractor for a period of more than 12 months. Landlords must consult where the amount payable by any one contributing leaseholder exceeds £100 in any one year.
4. Is this something I have to sign up to?
You do not have to sign up to this.
A major works framework is a long-term agreement (usually more than 12 months) between the landlord and selected contractors to deliver large-scale repairs, maintenance, and improvement works.
The framework for capital works is set up and we then invite contractors to join the framework based upon set criteria e.g. qualifications, performance, expertise in delivering projects.
5. Can I opt out of this?
No you can’t opt out as this this is about the method by which we will deliver the capital works programme which allows us to carry out our obligations under your lease to maintain the common parts.
6. Is there a cost to leaseholders or shared owners for joining the framework?
No - there is no cost passed to leaseholders for joining the framework.
7. What effect does it have on the costs of any individual works projects?
Once the framework is in place and we are ready to carry out a particular set of works to a block we will write to the leaseholders and shared owners beforehand and carry out a further consultation with them
This consultation will inform them of which contractor we would like to select from the framework to do the specific works.
This would be statutory consultation and if any work under this agreement will result in a charge to any one leaseholder of more than £250.00, the landlord must carry out separate consultation under Schedule 3 of the 2003 service charge regulations.
The leaseholders and shared owners in that block will be able to see the tendering information and comparative costs, be informed of what your estimated contribution to the works will be, so that they have full transparency
Costs will only be applied to any capital programme works that are carried out using a contractor under the framework as per section
8. Can I opt of individual works projects?
Under the terms of the lease we are obliged to carry out maintenance to the common parts of the building.
Any capital works project for individual works carried out under this framework will be subject to further consultation with leaseholders and shared owners in that block.
When you are contacted you will have the opportunity to comment on the works and also seek free advice from the Lease Advisory Service about the works.
9. What effect does it have on the costs to me of individual projects?
This observation was answered at point 7 and 8.
10. What are the proposed works to be carried out in my block under the Capital Works Programme?
There are no works being considered for the 26/27 Capital Works Programme.
Please note that this was in response to a query raised about a specific block and the response is about that block only.
11. What are the likely costs of these likely cost of these works, including any estimated range of costs that leaseholders may be expected to contribute towards?
We are unable to inform leaseholders of the duration of the individual works or indicative costs at this stage as any works have not yet been tendered.
If you look at section 5 of the letter we sent you it states:
“Once we are ready to carry out a particular set of works to a block we will write to you beforehand and carry out a further consultation with you. This consultation will inform you of which contractor we would like to select from the framework to do the specific works. You will be able to see the tendering information and comparative costs, be informed of what your estimated contribution to the works will be, so that you have full transparency.”
Please note that we will be publishing the programme on our website and will advise all residents when this happens.
12. What is the anticipated timeframe for the works, including when they are expected to commence and, if available, the expected duration?
This observation was answered at point 11.
13. The external paintwork has not received any attention since its last repaint approximately 15 years ago
We have checked the Capital Works Programme and the internal and external decoration of the common parts is scheduled to be carried out in the new financial year. This will include the decoration/repair to the common entrance door frames
Please note that this was in response to a query raised about a specific block and the response is about that block only.
14. The back and front entrance doors and frames are rotted and ill fitting.
This observation was answered at point 13.
Please note that this was in response to a query raised about a specific block and the response is about that block only.
15. We officially completed the purchase of this property on 16 December 2024 under the Right to Buy scheme. At the time of purchase, we were advised that any major works anticipated within the first five years were required to be fully disclosed prior to completion.
Observations 15, 16, 17 and 18 are taken together - see point 18 for response.
16. No such major works were presented or notified to us before the purchase. On this basis, we are operating under the clear understanding that any proposed major works arising within this initial five-year period should not constitute a cost to us.
Observations 15, 16, 17 and 18 are taken together - see point 18 for response.
17. Furthermore, the same position applies in respect of any cladding-related works, which were not identified or disclosed as part of the sale process. Accordingly, we do not accept that liability for such costs rests with us following the completion of the purchase.
Observations 15, 16, 17 and 18 are taken together - see point 18 for response.
18. I would appreciate your written confirmation of this position and clarification on how the proposed Long Term Agreement aligns with the terms and disclosures provided at the point of sale.
You are correct in that your liability for qualifying works is capped as set out in your offer letter when you purchased under the Right to Buy, as per the Right to Buy regulations at that point.
This statutory consultation and any subsequent consultation for works under the framework does not override or vary these existing lease protections and caps.
Further to your email, no capital works are planned for your block during the current five year period.
Please note that this was in response to a query raised about a specific Right to Buy Case and block the response is about that case and block only.
19. My lease and associated correspondence confirm that my liability for qualifying works is capped. In particular, I hold written confirmation from Oxford City Council that the maximum sum recoverable from my flat in respect of such works is limited to a defined amount over a five-year period.I would be grateful for written confirmation that entry into the proposed QLTA framework does not override or vary these existing lease protections and caps.
You are correct in that your liability for qualifying works is capped as set out in your offer letter when you purchased under the Right to Buy. This statutory consultation and any subsequent consultation for works under the framework does not override or vary these existing lease protections and caps
Please note that this was in response to a query raised about a specific Right to Buy Case and block the response is about that case and block only.
20. As one of the only private leaseholder within the block, I request confirmation of how costs arising from any framework call-off works would be apportioned between the Council and leaseholders, and how this will be managed in practice to ensure compliance with lease terms
As there are 4 properties in your block then your apportionment of any works will be a quarter.
This is in line with your lease which states that a fair apportionment should be applied to any such works.
Please note that this was in response to a query raised about a block the response is about that block only.
21. Please confirm that, notwithstanding the framework arrangement, any qualifying works which would otherwise trigger further consultation or exceed applicable statutory or lease thresholds will be subject to appropriate notification and transparency in accordance with the Service Charges (Consultation Requirements) (England) Regulations 2003 and the terms of my lease.
The framework does not replace or reduce the requirement for project specific section 20 consultation.
As per section 5 of the letter which we sent, we stated that further consultation would be carried out once we were ready to carry a particular set of works to a block.
This would be statutory consultation and if any work under this agreement will result in a charge to any one leaseholder of more than £250.00, the landlord must carry out separate consultation under Schedule 3 of the 2003 service charge regulations.
22. If available at this stage, I would welcome an indication of whether any works are currently anticipated for my block within the proposed framework period, noting that this consultation is not approval of specific works
Windows replacements are provisionally included for 2029, but there is nothing being considered for the 26/27 Capital Works Programme.
Please note that this was in response to a query raised about a specific block and the response is about that block only.
23. Whether the proposed QLTA framework will replace or reduce the requirement for project-specific Section 20 consultation where leaseholder contributions exceed £250.00
The framework does not replace or reduce the requirement for project specific section 20 consultation.
As per section 5 of the letter which we sent, we stated that further consultation would be carried out once we were ready to carry a particular set of works to a block.
This would be statutory consultation and if any work under this agreement will result in a charge to any one leaseholder of more than £250, the landlord must carry out separate consultation under Schedule 3 of the 2003 service charge regulations.
24. How financial transparency will be ensured, including indicative costs, block-level forecasting, and service charge impact
Subject to the Qualifying Long Term Agreement and statutory consultation, indicative costs provided by eligible contractors who would be part of the framework would be sent to you and other leaseholders for your consideration.
This process is separate from service charges which pertains to the management costs of a block.
25. What safeguards are in place to prevent duplication of previously completed or partially completed works
The Capital Works Programme has been developed as a consequence of the stock condition survey.
Any proposed works carried out under the Capital Works Programme would first be subject to validation.
The statutory consultation would describe the works to be carried out, the Landlord’s reasons for considering it necessary to carry out the proposed work, provide the opportunity for leaseholders to inspect the tender documents and give leaseholders the opportunity to comment on the works themselves.
26. How contractor performance, quality, and accountability will be monitored and enforced
The Qualifying Long Term Agreement, stipulates the contract management process to ensure there is effective contractor performance with high quality standards being met at all times.
In addition, the Qualifying Long Term Agreement, includes provisions which ensures the full accountability of the services which would be provided by the contractor.
27. What specific works are proposed to be delivered from 2026 under this framework
The works being considered are windows for individual properties, common parts windows and communal doors, all of which is subject to validation.
Please note that this was in response to a query raised about a specific block and the response is about that block only.
28. How unfinished works from earlier programmes will be managed
If you have a query about unfinished works, please provide details to us.
29. How leaseholders will receive clear, timely, and certified actual cost breakdowns for works affecting their properties
Subject to the Qualifying Long Term Agreement, statutory consultation, costs breakdowns would be provided by the successful contractor who would be part of the framework would be sent to you and other leaseholders for your consideration.
This process is separate from service charges which pertains to the management costs of a block.
In addition, any proposed works carried out under the Capital Works Programme would first be subject to validation and the statutory consultation would describe the works to be carried out, the Landlord’s reasons for considering it necessary to carry out the proposed work, provide the opportunity for leaseholders to inspect the tender documents and give leaseholders the opportunity to comment on the works themselves.
30. The rationale for changing the current delivery model for capital works and whether external providers are being introduced
Please refer to section 7 of our letter which sets out the rationale.
As per section 4 of our letter, we will be inviting external contractors subject to them meeting the contractor criteria requirements.
31. Please can you send me a full copy of the proposed four year framework agreement
You can download the copy of the framework by clicking this link - Download the Qualified Long Term Agreement.
32. Are you also able to tell me at this point when and how long the work will affect my block and will there be scaffolding on the building.
I refer you back to sections 4 and 5 of the letter which we sent to you, which explained about the framework and then about any works which would take place after the framework is established.
We will be publishing the Capital Works Programme following the completion of this statutory consultation on the Council’s website. We will inform you when the programme is published.
33. Whilst I will have further comments on the work, I will empathise at this point I have a low income and already find service charges to be a large expense. It would therefore be my incredibly strong preference that additional costs are kept to an absolute minimum.
I refer you to section 8 of the letter which we sent to you which refers to the repayment options.
34. Scope of Charges: Are leaseholders expected to pay both the increased monthly service charge and additional invoices for capital works under the QLTA? If so, how are these costs differentiated and justified?
The Qualifying Long Term Agreement relates to potential capital works programme costs and is distinct from the day to day (normal)service charge. The Leasehold Advisory Service describes service charges as “a share of the costs that the landlord pays to maintain and manage your building, according to the terms of your lease”. Further details are here - Service Charges - The Leasehold Advisory Service.
35. Annual Cap: Your consultation materials state that leaseholder contributions under the Qualifying Long Term Agreement (QLTA) are capped at £250 per year. Please confirm whether this cap applies in addition to the monthly service charge, or whether it includes all contributions toward capital works.
If there is not a Section 20 consultation process, leaseholder contributions would be capped at £250.00 for works carried out under the Qualifying Long Term Agreement (QLTA).
The Qualifying Long Term Agreement (QLTA) is part of the Section 20 consultation process and therefore, subject to the Section 20 consultation, this cap would not apply. Further details from the Leasehold Advisory Service are here - Section 20 - The Leasehold Advisory Service.
36. Legal Compliance: Under Section 20 of the Landlord and Tenant Act 1985 and the Service Charges (Consultation Requirements) (England) Regulations 2003, leaseholders must be consulted on qualifying works and agreements where contributions exceed £250. We seek assurance that all relevant works have been properly consulted on and that no duplication of charges will occur
The consultation on the Qualifying Long Term Agreement (QLTA) is part of this Section 20 consultation. We can provide assurances that all relevant works will be fully consulted on with all leaseholders and that no duplication will occur with the capital works programme.
Further to your request and our recent letter, please see here the Qualifying Long Term Agreement (QLTA) for your consideration - Download the Qualified Long Term Agreement.
37. I am writing to you formally to oppose the proposal
We noted this comment but could not respond further as a reason was not provided
38. Could you please send me the survey paper for the work you proposed to do?
The document being consulted on is this one
Download the Qualified Long Term Agreement.
39. The exact location of the work? And how many leaseholder like me are part of this consultation? When was the last time this type of capital work has been done in the same area?
This has been sent to all of Oxford City Council’s residential leaseholders and shared owners.
40. Could you please kindly let me know exact how many leaseholders like me in the block my property is located where you have proposed capital works.
Your block contains 18 properties of which 2 are leaseholders.
Please note that this was in response to a query raised about a specific block and the response is about that block only.
41. What are the major works? Can you give me a list please?
The works being considered are in 2029 and relates to the interior vertical or horizontal surface/lining between the window frame and the edge of the surrounding wall, essentially acting as the "inner frame" or jamb. It provides a finished transition between the wall and the window, hides structural gaps, and can be used for fixing materials.
Please note that this was in response to a query raised about a specific block and the response is about that block only.
42. Are there other areas of the Oxford City Council housing going to have the major work done?
Capital works are timetabled to be carried out on a regular basis for all blocks and properties across the housing estates based on stock condition data and other data.
