Alterations - Terms & Conditions

Chapters

  1. APPLICATION FORM
  2. TECHNICAL ADVICE
  3. DECISION  
  4. DECISION – OUR RIGHT TO WITHDRAW PERMISSION
  5. OUR RIGHT TO PUT RIGHT AND RECHARGE
  6. TENANT CONSULTATION
  7. GROUNDS MAINTENANCE
  8. COMPETENT TRADES PERSON
  9. INTRODUCTORY TENANCY
  10. AUTOMATIC REFUSAL
  11. CCTV
  12. CCTV -IMPORTANT INFORMATION
  13. ELECTRICAL
  14. GAS INSTALLATIONS AND INSTALLATION OF TENANTS OWN APPLIANCE(S)
  15. COMPLIANCE WITH BUILDING REGULATIONS AND PLANNING PERMISSION
  16. VEHICULAR HARD STANDINGS
  17. LAMINATED FLOORING
  18. CHANGES TO GARDEN AREAS/SHEDS & OUT BUILDINGS
  19. SATELLITE DISHES/ AERIALS

 

APPLICATION FORM

Please ensure you complete the Alteration request form fully, providing details of the work to be carried out including any exisiting items to be removed. Drawings with measurements must be supplied where necessary and full details of any contractors you are planning to use to carry out the works must also be provided including registration numbers where needed. If you feel you require an alteration for personal circumstances please enure you include full details within the application.  Do not carry out any work until you have received approval to do so. 

TECHNICAL ADVICE

Alteration request forms are reviewed by Technical Advisors. Should we feel technical advice is required you will be contacted using the details provided on your application form and a pre-approval inspection may be required. Please note technical advice will not be given if an alteration request form has not been submitted.

DECISION  

You will receive a decision within 20 working days of receipt of the form. The decision will be made based on the information you provide within the application form. You may be contacted during the decision period for further information and in some cases a visit to the property may be warranted. In certain circumstances and dependent upon the request a decision may exceed 20 working days, you will be notified at the ealiest opportunity. A letter will be posted to you which will detail the decision and any special conditions you will need to adhere to when carrying out the alteration. Please retain the letter as this is your confirmation of the improved alteration/improvement.

DECISION – OUR RIGHT TO WITHDRAW PERMISSION

We have the right to withdraw permission in the following circumstances

  • If you do not adhere to the special conditions noted in your decision correspondence
  • If the alteration causes a nuisance
  • If there are concerns with health and safety of the alteration
  • If there are concerns regarding building control/planning

OUR RIGHT TO PUT RIGHT AND RECHARGE

If you make an alteration or improvement to the property without our permission or if the alteration/s are not to a suitable standard we may ask you

  • to apply for retrospective permission (there is not guarantee that this will be approved)
  • to make safe the alteration/improvement at your own cost
  • to remove the alteration/improvement and put right at your own cost
  • to make ammendments to the alteration at your own cost

We have the right to recharge you

  • If the alteration/improvement causes damage to a neighbouring property
  • If you do not comply with the special conditions in the decision letter we have the right to remove the alteration and make good. The cost of the service will be recharged to you.

TENANT CONSULTATION

We have the right to carry out an estate consultation should your alteration request have an impact on your estate and/or neighbouring properties. The results of the consultation will contribute to the decision.

GROUNDS MAINTENANCE

Permission will not be considered for alteration requests to all areas across the Borough that are maintained by grounds maintenance. These are open plan areas which are not part of the property you rent from us and which all tenants can use.    

COMPETENT TRADES PERSON

It is the responsibility of the tenant/ leaseholder to ensure that all work is carried out by a competent person/s and any remedial works caused by the alteration are put right by a competent person/s. Any future maintenance of the alteration, unless otherwise stated in your decision letter will be your responsibility.

INTRODUCTORY TENANCY

Please refer to page 10 of your tenancy agreement

An introductory tenancy is a weekly tenancy which lasts for a trial period of one year. During this period you are unable to make alterations or improvements to the property.

AUTOMATIC REFUSAL

The right to appeal does not apply to automatic refusals.

The below alteration request/s will not be considered throughout the borough. Applications received for automatic refusals will not receive a response.

  • If you do not pay your rent and have rent arrears
  • Loft conversions including boarding/lighting and storage. Please note tenants are not permitted to utilise or enter the loft space.
  • Open fires inc. log/coal burners
  • Pond/s
  • Conservatories
  • Build or remove extensions/partition walls/load bearing walls
  • CCTV in communal areas
  • Fencing/hedging/storage to communal gardens
  • Vehicle storage inc. mobility scooters/motorbike/mopeds/scooters/bicycle in communal areas/gardens.
  • Laminate flooring in flats excluding ground floor
  • Alterations to shared and communal areas - The parts of a building which all tenants can use, for example, halls, stairways, entrances, landing, shared gardens and landscaped areas

CCTV

Six Town Housing will consider permission for a maximum of two CCTV cameras to be fitted to a property. The cameras can either be fitted to the rear or front of the property and must not record/capture images/sound outside of the boundary of the property. An additional doorbell camera may be considered.

CCTV – IMPORTANT INFORMATION

We do not give permission to record outside the curtilage of the property. If you inadvertently record/capture images outside of the curtilage of the property you will be considered a data logger and you must comply with your legal obligations under the Data Protection Laws. If we receive notification that you have been recording/capturing images outside of the boundary of the property this is a breach of the special conditions of the permission/s granted and you will be asked to remove the camera/s.

ELECTRICAL

Any electrical work must be carried out by a qualified electrician and be registered under the governments ‘Domestic Part P’ installer scheme. You will be asked to provide certification that the work is compliant with regulations.

GAS INSTALLATIONS AND INSTALLATION OF TENANTS OWN APPLIANCE(S)

Please note under the Gas Safety (Installation and use) Regulations 1998, Bury Council as a landlord must ensure that all proposed work relating to gas appliances or gas pipe work within their properties is carried out in accordance with current standards and legislation. Prior to permission being granted, a gas safety inspector will need to visit the property to inspect the suitability of the new installation.

You will be responsible for all future costs incurred for the maintenance of the new appliance or fitting. This will include (in accordance with the current Gas Safety Regulations) the annual service of the gas appliance, to be carried out by a Gas Safe registered engineer within a time period not exceeding every 12 (twelve) months. You must ensure that a copy of the Gas Safety Certificate issued by the Gas Safe registered engineer is available for inspection by the nominated gas contractors during their annual gas safety check of the property.

Prior to vacating the property you will be responsible for re-fitting the original council appliance, this must be installed to its original specification by a Gas Safe registered engineer who must issue a Gas Safety Certificate for the re-installation of the original appliance. Failure to re-fit the original appliance will result in the cost of re-fitting the appliance being levied to you. It is therefore recommended that the original council gas appliance is safety stored, undamaged and in a dry place.

The authority reserves the right to isolate any tenant owned appliance that does not hold a valid landlords safety check carried out by the a Gas Safe registered engineer.

The above excludes the fitting of gas fires. We no longer allow fitting of new or replacement gas fires. There is no right to appeal this decision. 

WE WOULD ADVISE THAT YOU DO NOT PURCHASE ANY NEW APPLIANCES UNTIL YOUR PROPERTY HAS BEEN INSPECTED BY US AND PERMISSION HAS BEEN GRANTED

Compliance with BUILDING REGULATIONS AND PLANNING PERMISSION

It is part of this agreement that there is strict adherence to Building Regulations and that where necessary the appropriate Planning Permission is sought. Failure to comply with this will be in breach of this agreement and any other Local Authority regulations. All necessary costs are your responsibility. Such information must, if necessary to the project, be sought prior to seeking approval. Information regarding Building Regulations and Planning Permission can be obtained from:

  • 3 Knowsley Place (address below)
  • Access through Bury Metropolitan Borough Councils home page on the internet www.bury.gov.uk
  • Or write to:

The Department of Environment and Development Services, 3 Knowsley Place, Angouleme Way, Bury, BL9 0EL

Planning/ Building Control approval where appropriate is in addition to any consent given to this application and is likely to apply to the following (for example):

VEHICULAR HARD STANDINGS

Off road parking/ hard standings in gardens must be constructed to a suitable specification (25mm (1”) of grit sand on sub-base of at least 150-200mm (6-8”) of compacted stone or brick hardcore) so as to withstand the weight of a vehicle without sinking or movement.  If in any doubt please contact the Sustainability & Investment Team at Six Town Housing for advice on 0161 686 8000.

Separate permission will be required from Bury Council Highways Department (253 5353) to construct pavement crossings.  Permission for hard standing will be subject to the applicant obtaining approval for the kerb crossing and payment of any costs necessary to carry out the work. You must apply for this work yourself and ensure the kerb has been lowered before crossing the footpath with a vehicle.

LAMINATED FLOORING

When installing laminate flooring over existing wooden floors it is possible that any future maintenance may require the floor to be lifted in whole or part. If we need to lift flooring for any necessary maintenance we will not take responsibility for relaying the laminate floor. The landlord will not accept responsibility for any damages or loss occurring as a result of such maintenance/ modernisation work. When a property is void we will remove laminate flooring unless you request at sign up that the flooring is left in situ. If you request to keep the flooring, you assume responsibility for it and the above applies.   

CHANGES TO GARDEN AREAS/SHEDS & OUT BUILDINGS

It is part of this agreement that there is a strict adherence to the following:

  1. Work to gardens must be carried out to a good standard using suitable materials for the intended location.
  2. Fences or hedges must not exceed a height of one metre at the front of the dwelling and must not exceed two metres at the rear of the dwelling.
  3. Fencing must not deviate from the original boundary lines and must be erected to a  good standard from materials of an acceptable appearance and quality.
  4. Note: Building of brick/block walls to garden perimeters (where none previously exist) or similarly constructed ‘sheds’ will not be permitted.
  5. Where pavings are to be laid as hard standing to provide a patio area etc., these must be laid on 50mm(2”) of ash on sub-base of at least 100mm(4”) of compacted stone or brick hardcore. 

Sheds should be placed in a position within the rear garden where they will not interfere with the maintenance of the boundary fencing. The erection of ‘permanent’ sheds (e.g. made from concrete block/ brick) will not be approved. 

Sheds measurements should not exceed (LxWxH) 8ft x 6ft x 6ft 8in (to apex)

SATELLITE DISHES/ AERIALS

Aerials or satellite dishes must not be fitted until written permission is received from Six Town Housing.

Planning permission has to be obtained before fitting of aerial/ satellite dishes, if necessary. This permission is in addition to any permission granted by Six Town Housing. (Please see guidance notes at the end of this document)

Aerial/ satellite dishes are not to be located to the front elevation of the dwelling, unless there is no suitable alternative fixing location. No advertising is to be visible on the dish.

Dishes should be no larger than needed for good reception, within specified size or volume limits for your area and property and blend into the background as far as is reasonably possible. The aerial/ satellite dish shall not interfere with the reception of television or radio signals to any surrounding properties and shall not infringe any radio or telecommunications act.

Aerial/ satellite dishes are to be installed by competent person who are members of the CAI (Confederation of aerial Installers) or an RDI (Registered Digital Installer), equipment should not be fitted by tenants/ leaseholders.

Aerial/ satellite dishes are to be fitted to the brickwork of the property or to a separate structure, such as a strong pole set in the ground in concrete. On no account must the aerial or satellite dish be fitted to a window frame, gutter, fascia board, barge board or chimney pot.

You will be responsible for the whole cost of the installation, including any associated fees and for the making good of any damage caused by or through the fitting of the aerial or satellite dish.

You are required to maintain the aerial/ satellite dish in a good and safe order and will be responsible for the cost of this work.

Bury Council will not be held responsible for any hire purchase or other charges that may be incurred due to the installation of the aerial/ satellite dish, if you terminate your tenancy before hire purchase payments are completed you will still be responsible for any outstanding payments.

Insurance cover is required to indemnify the Council from and against any actions, proceedings, costs, claims and damages arising out of the provision, installation and maintenance of the aerial/ satellite dish and any associated equipment. Certificates of insurance should be available for inspection at any time.

Should it be necessary to remove the aerial/ dish to carry out maintenance to the property you may be asked to arrange removal and re-fixture at your own expense.

It is the responsibility of the tenant/ leaseholder to remove the aerial/ satellite dish either within seven days of receipt of a letter from Six Town Housing or Bury Council and upon termination of tenancy.  Failure to do so will result in removal by us and any costs will be recharged of such work (Including any administration fees).

You are bound by any other special conditions as stated in the permission letter from Six Town Housing.    

Notes

If you live in a property that is connected to a communal satellite dish or TV aerial you will not be granted permission to erect a new aerial or satellite dish. However if the dish does not provide the signal you need then an application will be considered.

The following information is given to provide you with some guidelines, however as planning regulations are updated and amended on a regular basis you should check any proposed installation with the planning department.

Planning permission can be sought from

Planning and Economic Development, 3 Knowsley Place, Angouleme Way, Bury, BL9 0EL

Telephone 0161 253 5353

Generally planning permission is not required for a satellite dish providing:

The dish (excluding any projecting element) when measured in any direction would not exceed:

45cm if fitted to a chimney stack

90cm if fitted to the brickwork of the dwelling

70cm if fitted in any other position

If fitted to the chimney stack the dish does not project above the highest part of the stack or if fitted to the dwelling it does not project higher than the ridge of the roof.

There is no other satellite dish fitted to the dwelling or within its boundary.

If you live in a block of flats and another resident has fitted a satellite dish to the building you must check with Planning Department if it would permissible to erect another dish.

Planning permission is usually required if a C.B. aerial is attached to a dwelling and projects 3 metres or more above the ridge.