LLL - Frequently Asked Questions (FAQs)

  1. How much is the LLL programme worth?
  2. How long will it take to deliver the LLL?
  3. When will I know if and when my home will benefit from works?
  4. Will I have any say over what work is carried out in my home?
  5. If I am not happy about any element of the works, how do I make my views known?
  6. How much disruption will the work cause to my day-to-day life?
  7. I’m a leaseholder, what happens to my share of the costs if I pay and then sell-up before the work is complete. Will I be refunded costs?
  8. This is a five year programme – what happens if Government changes and the funding is pulled (like BSF) is there a funding ‘plan B’?
  9. Why are homes on the neighbouring block getting works, and mine isn’t?
  10. Why is my home and estate one of the last to get works done/not on the list of homes to be repaired this year?
  11. Shouldn’t the types of repairs being scheduled under this programme already be carried out by law?
  12. As a leaseholder, I think my contribution is excessive. What recourse do I have to challenge the costs?
  13. My block isn’t scheduled for any works. Why not, my bathroom badly needs replacing?
  14. As a leaseholder, how much say do I have in the works, cost of the works and the contractors used?
  15. When are contractors expected on site to carry out the first contracts?
  16. What happens if the project ‘slips’ into six or more years – will that jeopardise the scheme?
  17. Will my rent go up to pay for the works?
  18. I’m a leaseholder, when can I expect an estimate for my contribution to the project?
  19. Why is this project taking five years to complete?
  20. Are you sure you will be able to deliver on this project over the entire five years? We’ve heard it all before!
  21. Where will the funding for this project come from?
  22. Will this project impact any repairs I may need to my home?

 

1. How much is the LLL programme worth?

The Lambeth Housing Standard is a £450 million project and will make sure that all council homes in Lambeth are warm, dry and safe, to improve not only the physical quality of homes, but also to improve residents quality of life.

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2. How long will it take to deliver the LLL?

It is a five year programme of works with detailed year by year plans to ensure work is completed on time.

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3. When will I know if and when my home will benefit from works?

We already have plans for the delivering the LLL over the next five years. But it is a complex project and it is likely that elements will change over the course of the programme.

We are currently working to develop a search function which will allow residents to search by post code to find out when survey works to their homes will be completed. Improvements works to estates and street properties will begin shortly after surveys are done on individual homes.

We will publish information on the current year's programme by the end of June 2023 and aim to have the post code searching working by the end of autumn.

In the meantime questions about improvements can be sent to the relevant area teams either by email or by phone. 

At this point we can tell you which year we are intending to survey your home, but we won't be able to tell you the exact improvements you will  be receiving until the surveys have been carried out.

North Area: LLLNorth@lambethliving.org.uk

Central Area: LLLCentral@lambethliving.org.uk

South Area: LLLSouth@lambethliving.org.uk

We will also regularly update the website with dates, times and locations of consultation meetings (see the Events Calendar) and keeping you up to date with the programme via our quarterly magazine Living standard which is distributed with the quarterly Living Local newsletter.

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4. Will I have any say over what work is carried out in my home?

Extensive consultation was carried out with residents who co-produced the LLL so we knew what people's priorities were. The improvements we will be carrying out under the LLL were agreed with residents following the end of the consultation process.

We will hold meetings with residents before starting internal or external improvements so everyone will know what works will be carried out. Residents will be able to meet Lambeth London Living staff, and our consultant and contractor partners at these meetings and have any questions or concerns answered.

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5. If I am not happy about any element of the works, how do I make my views known?

You should contact the contractor's Resident Liaison Officer. If they cannot resolve the issue then contact our Customer Liaison Officer.

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6. How much disruption will the work cause to my day-to-day life?

The level of disruption will differ on a project by project basis. All residents will be advised before work starts in their homes about the level of disruption they can expect.

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7. I’m a leaseholder, what happens to my share of the costs if I pay and then sell-up before the work is complete. Will I be refunded costs?

No. Refurbishment works will add to the value of the property and therefore should be reflected in the sale price.

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8. This is a five year programme – what happens if Government changes and the funding is pulled (like BSF) is there a funding ‘plan B’?

Only a portion of the funding is from central government so we don’t anticipate the scheme being ‘at risk’ if there is a change of government.

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9. Why are homes on the neighbouring block getting works, and mine isn’t?

All homes will benefit from the LLL in some way. The LLL will make sure all homes are above the Decent Homes Standard (DHS), and nearly half of our homes already meet that standard. Individual homes that already meet that standard may benefit from works, subject to survey, such as a painting and planned maintenance programme for external communal areas.

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10. Why is my home and estate one of the last to get works done/not on the list of homes to be repaired this year?

The LLL is scheduled so the most urgent works are carried out first. Homes that are scheduled to benefit from the LLL later on are areas where the works are less urgent.

All estates will be reviewed and assessed through the lifetime of the programme. Residents have told us in the consultation project, what their top priorities are, and that is what we are focusing on.

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11. Shouldn’t the types of repairs being scheduled under this programme already be carried out by law?

Major improvements are needed in a range of areas, and bringing those together with parts of the programme that would form part of our legal obligations, allows us to deliver a ‘joined-up’ and effective value for money programme.

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12. As a leaseholder, I think my contribution is excessive. What recourse do I have to challenge the costs?

Leaseholders have a right to challenge the costs. We send a copy of the government advice “Leaseholders rights and responsibilities” to leaseholders and this sets out your rights and how to challenge costs.

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13. My block isn’t scheduled for any works. Why not, my bathroom badly needs replacing?

We have created an improvement programme that prioritises the most urgent work that needs to be done. The programme concentrates on bringing homes up to a standard that means they will be warm, dry, and safe.

The LLL is based on, and driven by, the responses we had to our consultation with residents. Improvement works will be based on existing condition and need and will be confirmed after individual surveys of homes have taken place.

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14. As a leaseholder, how much say do I have in the works, cost of the works and the contractors used?             

We will hold meetings with residents before carrying out LLL improvements. We also have a statutory duty to issue section 20 notices to all leaseholders before works start.  The notice contains details of the works, reasons for the work, details of the contractor, an estimate of the cost and the opportunity to make observations and raise any concerns you may have.

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15. When are contractors expected on site to carry out the first contracts?

We started work in 2012/13 with three pilot estates, one in each area:

  • Hemans and Wyvil in the North
  • Lilford in the Central
  • Deronda in the South

and we are nearing the end of internal improvements to homes on these estates.  External improvements such as work to communal areas and window and roof replacements, is just about to begin.

We have also started rolling the programme out to other estates and street properties.

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16. What happens if the project ‘slips’ into six or more years – will that jeopardise the scheme?

No in the event that some work has to be carried out in later years the funds needed to complete any contractually committed works will be rolled forward with.

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17.  Will my rent go up to pay for the works?

Part of your rent already goes towards financing major repairs as they become due. However the large backlog of major repairs needs to be funded through new housing financial regimes launched by the government and by government grant.

There are no plans to increase your rent to help pay for the backlog of major repairs.

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18. I’m a leaseholder, when can I expect an estimate for my contribution to the project?

We will be providing estimates to leaseholders at the beginning of each service charge period.  In any cases where we don’t have costs at the beginning of the year we will provide an estimate when works start on site.

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19. Why is this project taking five years to complete?

This is a huge programme, and we will be improving thousands of estates and street properties. A scheme of this size and complexity will take some time to complete.

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20. Are you sure you will be able to deliver on this project over the entire five years? We’ve heard it all before!

For the first time Lambeth has been able to match its improvement aspirations with a funding package to support it. This has been made possible by a political commitment to deliver this as well as changes at a national level which has allowed us to access finance in a different way.

All elements of the scheme, regardless of when work will be carried out, will be completed to the same high standard.

Part of the Lambeth Housing Standard programme is funded from a government grant. If this grant is reduced we would need to find alternative funding.

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21. Where will the funding for this project come from?

This project will be funded through a mixture of available funds for borrowing and other funding streams including the Government Decent Homes funding and Lambeth London Living and Lambeth Council funding.

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22. Will this project impact any repairs I may need to my home?

If you are not in the programme, your repairs will be carried out as normal.

If your home is in the LLL programme, we will do any basic repair work that is required, but leave more significant jobs and replacements until the major works are being done.

It is not a question of whether we will do any replacement, but when.

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