Opinion Flat Living whAt thEExpErts think


Bob Smytherman


Looks at the Equality Act and itsimpactoncommon partsofflats


Despite a change of Government, little progress hasbeenmade on implementing Section36 ‘reasonable adjustments’ to ‘the Leaseholdand commonhold premisesand common parts’ sectionofthe Equality Act 2010. Before theActwaspassed, the


Federation of PrivateResidents’ Associations (FPRA) advisedthe Office forDisability Issues of our concerns about proposals to legislate fordisability-relatedimprovements to common partsoflet residential premises. Whilewelcoming theextension


of the rights of disabled people, the FPRAhas identifiedanumberof potentialdifficultiesassociatedwith introducingthislegislation. Theseinclude:


nconflictingdemands fromvarious disabled residentswithdifferent disability needs(forexample, altering thecommonpartsto facilitate disabled accessmaymake themless safe forthosewhoare blind


or visually-impaired); nthe need to comply with fire safety andother regulationswhich applyto


common parts; ncontrolmatters such asemergency exit routes (RegulatoryReform(Fire


Safety)Order 2005); and ntheactualpracticalities of installing andmaintainingany disability-related alteration. With each of thesepotential


difficulties there are also potential liability issuesfor landlords/ managers andthisneedstobe recognised, as do thefinancial impacts. Forexample,the introduction of apparatusonto stairwaysmayimpact on insurance costsfor landlordsbothintermsof occupier’s liability andfire safety risk.


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CoStStothe DiSABleD PeRSon


It also follows that the disabled person requestingthe alteration must be required tomeet all reason- able additionalcoststowhich the landlord/manager will be subjected as aresultofthe alteration.The removalofthe alteration and/or any making good to thecommonparts also needs to be explicitly included in the regulations as being required by the landlord/manager. At present only reasonable


maintenancecostsarementioned in additiontothe actual cost of thealterationitself. In addition, therecould also be insurancecosts, consequential additional health and safety costs, cleaning costs, energy costs and so on. Landlords/managers must be able to recoverthese costs fromtheleaseholderorthe tenant requestingthe alteration,sothat they do notfallonother leaseholders viatheir servicecharge. In anycase, recovery of such costs will probably not be allowed in the lease.


owneRShiPoF


the AlteRAtion The Office for Disability Issues states that the landlord and tenant should be able to negotiatewhether or notanalterationshouldbe treated as a tenant’s fixture.Weare very concerned about this state- ment and hope that it does not form part of any final proposal in respect of common parts. The landlord/ managerneedstotal controlover the common parts because of all of theobligationsand liabilities that existinrespectofthose areas imposed either through other legis- lation or under the lease. Of course, therewould be nothingtostop a


Landlords/ managers must be able to recover thesecosts fromthe leaseholder or thetenant requesting the alteration so that they do notfall on other leaseholders viatheir service charge


FPRA: hoping for


extensiveconsultation with stakeholders


landlord/manager offering back the alteration (such as a stair lift) to a ten- antwho is leavingthe propertywhere appropriate or practicallypossible. TheOfficefor Disability Issues have


advisedthatthere is an intention of theEquality andHuman Rights CommissiontoproduceaCodeof Practice on premisesand will issue guidance on section36beforethisis made law. Wehope therewillbeextensive


consultation by theCommissionon the draft Code and an opportunity for our organisation and others to influence thelegislation before itmakesitonto thestatute book. At this timeSection 36 is still being


considered forimplementationbythe Government.Followthe link below to theGovernmentEqualities Office website for further details of the part of theActwhichhavealready come into force, thosethatare duetocome into forceand thosetheyare still considering. http://www.equalities.gov.uk/ equality_bill.aspx●


Bobsmytherman Chairman,TheFederationofPrivateResidents AssociationsLtd emailbob@fpra.org.uk Gotowww.fpra.org.ukto find out more about theFPRAand itslegal advice service whichis free tomembers.


issue 13, winter Flat Living


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