Maintenance, alterations and insurance - new model

As the leaseholder, you're responsible for:

• - keeping your home in good condition. You can paint, decorate and refurbish your home as you wish. For new-build homes, it's better to not decorate for the first year though. This gives building materials like timber and plaster time to dry out and settle.
• - the cost of repairs and maintenance of your home. For information on help from the association with the cost of essential repairs in the first 10 years of the lease, please read the section ‘Initial repair period’.

Structural changes and home improvements

• - If you want to make any structural changes to your home, you'll need our consent. Please refer to your lease for further restrictions and information, as in most cases structural alterations are not permitted.
• - You'll need to check us what counts as a home improvement and get permission before you carry out any works.
• - Home improvements may increase or decrease the market value of your home. How this affects you is covered in more detail in ‘Buying more shares’.

In the initial repair period, we're responsible for the cost of essential repairs to:

• the external fabric of the building
• structural repairs to walls, floors, ceiling and stairs inside the home.

These are limited to repairs NOT covered by the building warranty or any other guarantee. You must let us know that the repair is required before any work begins. Please see information below about new build defect periods and building warranties.

After the initial 10-year period you are responsible of all repairs and maintenance.

You are responsible for arranging and paying for a boiler service every year. The service must be carried out by an engineer on the Gas Safe Register.

If there's a reserve fund for your scheme (also known as ‘sinking fund’), you'll need to pay into the fund.

• - The fund covers major works, like repairing unadopted roads.
• - There are rules about how landlords must manage these funds.
• - You will not usually be able to get back any money you pay into them. For example, if you move home.
• - Repairs which are the association's responsibility during the initial repair period will not be paid for using the reserve fund.
• - The ‘Summary of costs’ document you were given when you bought your home will let you know if there's a reserve fund payment.

Homes purchased under the new Shared Ownership model benefit from an 'internal repairs allowance' of up to £500 a year for the first 10 years of the property’s life.

This is to help you with unplanned costs which aren’t covered by any warranties associated with your new home.

This starts from the lease start date, which applies while you own less than a 100% share in the home.

Full details of the allowance are explained in your lease, but below is a summary of how it works.

In the initial repair period, you'll be able to claim costs up to £500 a year from the association to help with essential repairs or replacement (if faulty) of:

• - installations in the home for the supply of water, gas and electricity, including:
  • - basins and sinks
  • - baths and showers
  • - toilets, pipes and drainage
• installations in the home for space heating and water heating, including:
  • - repairs for pre-installed appliances to heat your home and water, such as boilers and air source heating systems

Any work that is covered by a warranty or guarantee must be claimed through the policy by the policyholder.

Not included in the internal repairs allowance

The internal repairs allowance can only be used towards costs incurred for qualifying repairs, and cannot be used for any other purpose.

• - It does not cover fixtures, fittings and appliances for making use of the supply of water, gas or electricity. So not:
  • - ovens or washing machines
  • - radiators
  • - taps
  • - light-fittings.
• - It does not cover regular maintenance (e.g. a boiler service)
• - It does not cover deliberate or avoidable damage
• - It does not cover repairs covered by an existing warranty, guarantee or insurance policy (such as your boiler’s initial warranty or your NHBC warranty)

The amount you can claim each year and the number of years remaining in the initial repair period will have been provided in the ‘Key information about the home’ document.

Repairs and maintenance costs over the allowance amount stated in the ‘Key information about the home’ document, or after the initial repair period ends, are your responsibility.

If you do not claim the full repairs allowance in one year, a maximum of one year's allowance will roll over to the following year.

The following example shows how the repairs allowance works if you claim in years two and three.

In the initial repair period, we are responsible for the cost of essential repairs to:

• - the external fabric of the building
• - structural repairs to walls, floors, ceiling and stairs inside the home.

These are limited to repairs NOT covered by the building warranty or any other guarantee.

If any external or structural repairs are needed, you must notify us that the repair is required before any work begins.

Repairs which are the association's responsibility during the initial repair period will not be recharged through the service charge.

The quickest way to claim the repairs allowance is to complete our online form (at the bottom of this page).

We're responsible for deciding whether repairs are essential. We have the right to inspect your home when making this decision.

When you claim for the cost of essential repairs, we will approve or reject claims in a fair and consistent manner.

If we decline a claim, we must:

• -tell you why in writing within seven days of receiving your information supporting the claim
• -advise you of your right to dispute the decision
• -set out the complaints handling process.

If we agree to a claim, you must:

• -must use a Trustmark approved tradesperson or professionals approved by us. Find a local tradesperson on the Trustmark website.
  
  

Transferring the allowance to a new owner

The repairs allowance will transfer to a new owner if you sell your home.
However, if the new owner buys a 100% share, the repairs allowance will not transfer to them.

If you wish to make improvements, alterations or additions to your home, you must obtain our written permission before starting the work.

You will be responsible for the works, all associated costs and any future repair obligations and costs.

You'll also need our permission, and for some homes planning permission, to install a satellite dish.

Send us an alterations request >

We won't refuse permission without a good reason, but we may grant permission that includes special conditions attached regarding the standard of the work.

We reserve the right to visit the property to assess the work being undertaken.

The work may also be subject to local authority planning and building regulation consent. It’s your responsibility to ensure that these are obtained.

Why do I need your permission?

This is mainly to ensure the work you're about to undertake is safe, does not cause a nuisance and meets building standards. Also, if you sell your home, if any improvements/alterations haven’t been approved, we may ask you to change it back to how it was at your expense.

What if I'm behind on my rent payments?

If your rent account is in arrears, you'll need to pay the arrears first before we'll consider your request for any improvements or alterations.

Are there any other improvement restrictions?

Some developers may apply restrictive covenants on a scheme regarding making improvements (such as a conservatory or shed) and an administration fee may be charged by them to process an application. Always contact us in the first instance before making any alterations to your property.

We do not carry out disabled adaptations on shared ownership properties.

Can I decorate without requesting permission?

Yes, you're free to do any cosmetic decoration, without our consent (in accordance with your lease).

Send us an alterations request >

We arrange the buildings insurance on your shared ownership home.

The buildings insurance covers the structure of the property against:

1. Fire, smoke, lightning, explosion or earthquake
2. Storm and flood
3. Escape of water or oil from fixed systems
4. Riot and civil commotion
5. Malicious damage
6. Theft or attempted theft
7. Subsidence, heave or landslip
8. Impact
9. Falling trees or aerials
10. Accidental damage
11. Terrorism – Insured via Ark Underwriting Syndicate 4020

There are some specific circumstances that are covered which are worth being aware of (although excess will apply):

• Changing or repairing locks and keys to the doors of the building, if keys are lost.
• Accidental breakage of fixed glass and sanitary earthenware (exclusions do apply, such as damage caused by pets).
• Reasonable costs and expenses necessarily incurred in felling, lopping and removing trees which the insured are legally responsible for and which are an immediate threat to the safety of life or the property.
• Removal of nests - the cost of removing wasps or bees’ nests and vermin from buildings up to an amount of £1,000 is included, but excluding nests or infestations already present before this insurance started.

As with all insurance policies there are many exclusions, please take a look at the policy document for full details. Some of the exclusions to be aware of are:

• Damage caused by corrosion, rust, wet or dry rot, shrinkage, wear & tear
• Loss or damage caused by pets, insects or vermin
• Damage or loss caused by faulty or defective workmanship, materials or design or the cost of replacing faulty materials
• Damage caused by the deliberate act of the policyholder or household
• Storm or flood excludes damage:
  a. attributable solely to a change in the water table level
  b. caused by frost, subsidence, ground heave or landslip
  c. to any fences and gates

Policy documents

The buildings policy number is: RL1388624

The policy runs from 01 October 2024 to 30 September 2025.

Download a summary of the buildings insurance cover

The full terms and conditions are contained within the policy wording document. If you would like a copy, please get in touch with us.

You'll need to arrange contents insurance

The insurance policy does NOT cover damage or loss to the contents of your home, you’ll need to arrange your own contents insurance.

The excesses on this policy are:

• the first £250 of each and every claim, except for:
• subsidence which is £1,000 excess
• escape of water which is £350 excess

Please check the policy summary for further details.

If you're planning to claim against the building insurance, please get in touch with us first, as we may be able to offer advice.

If you need to make a claim, please contact the claims department at Arthur J. Gallagher on 01245 341 200.

Our building policy number is: RL1388624

Report as soon as you can

Insurance policies contain time limitations within which claims must be reported to insurers. To avoid the possibility of insurers repudiating a claim on the grounds of late notification, please report a claim as soon as you can.

In an emergency, you should take whatever action is necessary to prevent further damage to your home. This could be switching off the gas, water or electricity.

It's your responsibility to organise your own contents insurance.

Home contents insurance covers the cost of replacing your belongings in your home if they are damaged, destroyed or stolen.  'Contents' generally means the items you would take with if you moved home, such as furniture, kitchenware, electricals and also carpets and curtains.

You can find out more about contents insurance on the Money Advice Service website or the Which? website.

A new build property has a 12-month defects period. For our new builds, this starts from the day you move in.

A defect is a building flaw or failure that's the builders responsibility to put right. The defects cover may differ with each development, but may include:

• Problems with light fittings or switches
• Plug sockets with no power
• Faulty taps, leaking or no water
• Issues with electric shower
• Doors not shutting properly

Please let us know of any defects as some as you become aware of them, don’t leave it to the final inspection.

What if I have an emergency defect repair?

For emergency repairs, where there's immediate danger to your health or the public’s safety, or a security issue that may lead to serious damage to the property, please call us on 0300 1234 009. If you call out of office hours, you'll be transferred to our out of hours service.

What happens at the end of the 12-month period?

At the end of the 12-month period, we’ll arrange a property inspection to identify any outstanding defects with your property and have them rectified accordingly. 

Once the defects period has ended, the shared owner is responsible for all repairs and maintenance on your home.

Report a defect

All brand new homes require a period to settle in.

This includes allowing it to completely dry out and takes around nine months to a year.

During this time, you may notice minor cracks in walls and gaps in joinery. These are normal signs of shrinkage which happens when timbers and other materials contract as they dry out and should not alarm you.

A building warranty is essentially an insurance policy for newly built homes. The warranty is taken out by the builder or developer, but is in place to protect you, the buyer.

For most homes this is provided by the National House-Building Council (NHBC) or Local Authority Building Control (LABC).

The warranty typically lasts for 10 years and is split into two periods – the defects insurance period, which covers the first two years, and the structural insurance period which covers years three to 10.

During the structural insurance period, the builder is only responsible for major problems with the structure of the house. This includes foundations, the external render, roofs, ceilings, chimneys and load-bearing parts of the floors. It doesn’t include natural wear and tear, weather damage or any problems resulting from you not maintaining the property adequately.

Certificate and policy booklet

Your solicitor will give you a certificate detailing your new home warranty when you move in. This will include details of how to make a claim.

If your home has an NHBC warranty, you can download your policy booklet on the NHBC website – you’ll need your policy number from your certificate.

If your home has a LABC warranty, you can download a homeowners handbook on the LABC website.

Get in touch with us

If you're planning to claim against your building warranty, get in touch with us first, as we may be able to offer advice.

Before you submit your claim, please check if you could be covered elsewhere:

• If it's within the first year of you signing your lease, you can report repairs as a defect. Please let us know and we will report this for you.
• If the repair is structural, it might be covered by your NHBC Guarantee – this was given to you when you purchased your home. Their cover is provided for 10 years.
• It could be covered by our building insurance (see buildings insurance section above)
• It may be covered by a component warranty/guarantee, these were given to your when you purchased your home to registered.

If you need any help, please contact us on 0300 1234 009 or at MaintenanceEnquiries@midlandsrural.org.uk