When do you need permission to carry out repairs?
You can decorate and replace fittings within your property, but you must not carry out any structural works without getting written permission first.
Works that need our permission include building extensions, removing walls, and fitting new windows or any structural alteration. You may also need planning or building regulation consent from the Council. You must check this with Home Ownership Services before any work is started.
To obtain our permission, email leasehold_services@sandwell.gov.uk or write to us at: Home Ownership Services, Sandwell Council House, PO Box 2374, Oldbury, B69 3DE giving as many details as possible about the work you would like to carry out.
In most cases, this will not be refused unless the work is likely to affect the safety of the building or cause a nuisance to neighbours.
In some circumstances, the Council may attach conditions to its permission - for example, we will insist that a competent contractor must carry out the work to a satisfactory standard. In general terms, Sandwell MBC undertakes the repair of everything connected with the structure, fabric, exterior and internal common areas of your home.
You are responsible for all items within your own home.
We are responsible for all common areas (both internal and external) and all the services and ancillary equipment, but not those within individual homes. You will be charged for this work as detailed below.
You are responsible for all other items.
Repairs
Repairs and improvements are split between day-to-day maintenance and capital or major repair and improvement.
The following section identifies who is responsible for carrying out certain types of repairs, whether it is Sandwell MBC or the residents, and how to go about requesting repairs.
The cost of routine repairs is raised as the Repairs element of your service charge.
Day-to-day repairs
Who is responsible for repairs?
| Type of repair | Sandwell | Leaseholder |
|---|---|---|
| Plumbing | ||
| Rewasher mains stopcock; to block | x | |
| Rewasher mains stopcock; to dwelling | x | |
| Repair burst or leaking water pipe up to and including main stopcock | x | |
| Repair burst or leaking water pipe beyond dwelling stopcock | x | |
| Repair burst or leaking water pipe beyond dwelling stopcock | x | |
| Repair/replace water storage tank; communal | x | |
| Repair/replace water storage tank; individual | x | |
| Repair/replace bath, sinks, taps, WC | x | |
| Repair leaking internal waste pipe, trap, fittings, etc including branches up to the soil stack | x | |
| Clear blockage or repair leak to main soil stack, rainwater pipes and gutters | x | |
| Carpentry | ||
| Staircase repairs (communal) | x | |
| Staircase repairs (within property) | x | |
| External window frames | x | |
| Reglazing windows to property | x | |
| Communal window frames | x | |
| Glazing (communal windows) | x | |
| Ironmongery (as fitted to doors & windows) | x | |
| Electrical (inside property) | ||
| Repairs to all fuses - exc. Mains | x | |
| Renewal of consumer unit (fuse board) | x | |
| Renewal/repairs of fittings | x | |
| Electrical (communal) | x | |
| Rewiring | x | |
| Renewal/repairs of fittings | x | |
| Repair to communal door entry system including equipment within properties | x | |
| Miscellaneous | ||
| Plaster (communal) | x | |
| Plaster within property | x | |
| Decorating (communal) | x | |
| Servicing gas appliances within your home | x | |
| Communal TV reception equipment including internal cabling and sockets | x |
For further information contact https://www.gassaferegister.co.uk/help-and-advice/. Copies of certification should be sent to Home Ownership Services.
Gas - If you suspect a gas leak or fumes from appliances this must be reported to the National Gas Emergencies Number - 0800 111 999.
You are responsible for:
- Keeping your home clean and in a "good decorative order"
- Replacing light bulbs, fuses and electrical plugs
- Plumbing in your own washing machine or dishwasher, ensuring that this is carried out professionally to minimise the risk of leaks and flooding
- Adjusting doors to fit new carpets
- Maintaining any fittings or appliances within your property
- Fitting extra locks or security devices
- Changing locks or replacing lost keys. If your keys have been stolen, you should report this to the Police
- Sink and bath plugs