Tribunal Grants Dispensation for Entry Phone Works

OUTCOME: Allowed

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FIRST-TIER TRIBUNAL PROPERTY CHAMBER (RESIDENTIAL PROPERTY) Case reference : LON/00BD/LDC/2021/0240 HMCTS code : P: PAPER REMOTE Property : [ADDRESS], [POSTCODE] Applicant : [redacted] : [COMPANY] ([NAME]) Respondents : [redacted] Mr Mrs [NAME] (Flat 2); Mr [NAME] & Ms [NAME] (Flat 3); Mr [NAME] (Flat 4); and Ms [NAME] (Flat 5) Type of [NAME] : Dispensation with Consultation Requirements under section 20ZA Landlord and Tenant Act 1985 Tribunal member :

Judge Robert Latham

Venue : 10 [ADDRESS] [POSTCODE] Date of decision : 22 November 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 replacement of the entry phone system.

2 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. By an [NAME] dated 30 July 2021, [COMPANY] (“TPM”) seeks dispensation from the consultation requirements imposed by section 20 of the Landlord and Tenant Act 1985 (“the Act”). TPM are managing agents for the landlord, [RESPONDENT]. The [NAME] relates to [ADDRESS], [POSTCODE] (“the Property”). This was originally a Salvation Army Meeting Hall which was converted in 2006 to create five self-contained fats on the ground and two upper floors.

2. In September 2020, following the installation of a new entry phone system by [COMPANY] (“[NAME]”), [NAME] identified a problem of gaining access to Flat 4 which was empty at the time as a sale was pending. Additional charges were incurred as it was necessary to gain access at a later date. This apparently took the relevant contribution for one or more of the leaseholders over the £250 threshold for qualifying works. The cost of the additional works was £185 + VAT. The Applicant states that Section 20 Notices were served and that two quotes were obtained.

3. On 5 October 2021, 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.

4. By 19 October, the Applicant was directed to send to each of the leaseholders (and any residential sublessees) by email, hand delivery or first-class post: (i) copies of the [NAME] form (excluding any list of respondents’ names and addresses) unless also sent by the Applicant; (ii) if not already detailed in the [NAME] form, a brief explanation for the reasons for the [NAME] and (iii) a copy of the directions. The Applicant was also directed to display a copy in a prominent position in the common parts of the Property.

5. On 20 October, TPM confirmed that it had complied with this Direction.

6. By 2 November, any [NAME] 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 [NAME] was further directed to send the applicant a statement in response to the

3 [NAME]. No [NAME] has returned a completed Reply Form opposing the [NAME].

7. The Applicant has emailed the tribunal a bundle of documents in support of their [NAME]. The bundle includes a copy of the lease for Flat 1. It also includes two invoices from [NAME]. The first invoice (at p.48) is dated 12 October 2020 and is in the sum of £625 + VAT for the replacement of the door entry system. The second invoice (at p.46) is dated 20 November 2020 and is in the sum of £185 + VAT for the additional cost of completing the door entry handset installation. These two invoices total £972. It is not clear which lessees will be required to pay more than the threshold for qualifying works of £250.

8. 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.”

9. 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.

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

11. The Directions make provision for the service of the Tribunal’s decision. The Tribunal will email a copy of its decision to the Applicant. The Applicant is responsible for serving a copy of the Tribunal’s decision on the leaseholders. The Applicant should explain how much each of the leaseholders will be required to pay in respect of these qualifying works.

Judge Robert Latham 22 November 2021

4 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).