Landlord Granted Urgent Repairs Dispensation Without Conditions

OUTCOME: Allowed

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FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case reference : LON/00AY/LDC/2021/0126 HMCTS code (paper, video, audio) : P: PAPER REMOTE Property : [ADDRESS], [POSTCODE] Applicant : [redacted] : [APPELLANT] (Solicitors) Respondents :

[redacted] to the [NAME] of [NAME] : Dispensation with Consultation Requirements under section 20ZA Landlord and Tenant Act 1985 Tribunal members :

Judge Robert Latham Richard Waterhouse MA LLM FRICS

Venue : 10 [ADDRESS] [POSTCODE] Date of decision : 14 July 2021

DECISION

The Tribunal grants this [NAME] to dispense with the consultation requirements imposed by section 20 of the Landlord and Tenant Act 1985 without condition in respect of the removal and replacement of the structural joists due to dry rot discovered during remodelling. The works include removing joists and alterations to the roof.

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Covid-19 pandemic: description of hearing This has been a remote hearing which has not been objected to by the parties. The form of remote hearing was P:PAPER REMOTE. The Directions provided for the [NAME] to be determined on the papers unless any party requested a hearing. No party has requested a hearing. The applicant has filed a bundle in in support of the [NAME]. The [NAME]

1. The Tribunal has received an [NAME] from [APPELLANT] (“the applicant”), dated 5 May 2021, seeking dispensation from the consultation requirements of section 20 of the Landlord and Tenant Act 1985 (“the Act”). The [NAME] relates to the purpose built block of flats [ADDRESS] [POSTCODE] (“the Building). The Building consists of 40 flats with 20 garages.

2. On 15 March 2021, the applicant obtained a report [APPELLANT] of [NAME], who are consulting engineers. Mr [NAME] visited Flat 34 to inspect the existing floor joists. He found that the bathroom had a long term leak which had caused the floor joists to decay due to rot. He recommended that the decayed joists are cut back at least 500mm past the last sign of rot or decay and that new 225 x 63 C24 joists should be spliced to each existing joist. The existing celling in the flat below will require temporary support during the works and subsequent reconnection to the new floor joists. Temporary protection will also be required to allow the resident below continued use of their bathroom during the works. Following installation of the new joists the floor should be replaced including the pugging or a similar acoustic treatment.

3. On 5 May, the applicant also served a Stage 1 Notice of Intention on the respondents. This outlined the works that are proposed. The respondents were invited to make written observations on the proposed works by 9 June. They were also asked to nominate a person from whom an estimate should be obtained for the works. The respondents were informed that the works would be funded from the [NAME]. No respondent has responded to this Notice. 4. 26 May, the Tribunal issued Directions. The Tribunal stated that it would determine the [NAME] on the papers, unless any party requested an oral hearing. No party has done so.

5. By 4 June, the applicant was directed to send to each of the leaseholders by email, hand delivery or first-class post, copies of the [NAME] form (excluding any list of respondents’ names and addresses) and a copy of the directions. The applicant was further

3 directed to display a copy of both in a prominent place in the common parts of the Block.

6. On 2 June, the applicant confirmed that on 2 June, it had emailed a copy of the [NAME] to all the leaseholders, save for one to whom it had been posted.

7. By 18 June, any leaseholder who opposed the [NAME] was directed to complete a Reply Form which was attached to the Directions and email it both to the Tribunal and to the applicant. The leaseholder was further directed to send the applicant a statement in response to the [NAME]. No leaseholder has returned a completed Reply Form.

8. On 8 July, the applicant emailed the tribunal a bundle of documents in support of their [NAME]. The bundle includes a copy of the lease for Flat 38 and the report from Mr [APPELLANT]. The applicant has not provided any estimates or indicate the cost of the works. The applicant is under a duty to secure best value.

9. Section 20ZA (1) of the Act provides: “Where an [NAME] is made to the appropriate tribunal for a determination to dispense with all or any of the consultation requirements in relation to any qualifying works or qualifying long term agreement, the tribunal may make the determination if satisfied that it is reasonable to dispense with the requirements.”

10. The only issue which this Tribunal has been required to determine is whether or not it is reasonable to dispense with the statutory consultation requirements. This [NAME] does not concern the issue of whether any service charge costs will be reasonable or payable.

11. The Tribunal is satisfied that it is reasonable to grant dispensation from the statutory consultation requirements. This is justified by the urgent need for the works. There is no suggestion that any prejudice has arisen. In the circumstances, it is appropriate to grant dispensation without any conditions.

12. The Directions made provision for the service of the Tribunal’s decision. The Tribunal will send, by email, a copy of its decision to the applicant. The Tribunal directs the applicant to send a copy to the leaseholders.

Judge Robert Latham 14 July 2021

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Rights of appeal By rule 36(2) of the Tribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, the tribunal is required to notify the parties about any right of appeal they may have. If a party wishes to appeal this decision to the Upper Tribunal (Lands Chamber), then a written [NAME] for permission must be made by e-mail to the First-tier Tribunal at the regional office which has been dealing with the case. The [NAME] for permission to appeal must arrive at the regional office within 28 days after the tribunal sends written reasons for the decision to the [NAME]. If the [NAME] is not made within the 28 day time limit, such [NAME] must include a request for an extension of time and the reason for not complying with the 28 day time limit; the tribunal will then look at such reason(s) and decide whether to allow the [NAME] for permission to appeal to proceed, despite not being within the time limit. The [NAME] for permission to appeal must identify the decision of the tribunal to which it relates (i.e. give the date, the property and the case number), state the grounds of appeal and state the result the party [NAME] the [NAME] is seeking. If the tribunal refuses to grant permission to appeal, a further [NAME] for permission may be made to the Upper Tribunal (Lands Chamber).