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This is calculated by the government’s ‘rent formula’  It uses the number of bedrooms, property value, and local wages to keep rents fair and consistent.

Is set at a maximum of 80% of the local private market rent. It includes any service charges within the rent amount.

This typically applies to tenancies that started before 1989.  The maximum rent that can be charged is set by the government’s Valuation Office Agency’s Rent Officer.

These rents are charged closer to private sector rents and are relevant to a small number of Brighter Places customers who live at LaunchPad.

• cleaning: cleaning communal areas such as corridors, entrance halls & staircases. 
• communal fixtures & equipment: charges to provide communal equipment (e.g. fire panels and smoke detectors) carpets, furnishings, curtains etc
• communal lifts: the cost to service and maintain communal lifts.  
• communal maintenance: charges for the upkeep of some supported units, shared owners and leaseholders. 
• grounds maintenance: cost to maintain any communal landscaped areas (not individual gardens) including the upkeep of private roads, footpaths, parking areas. 
• Health & Safety compliance: the cost of statutory safety checks, tests, repairs, servicing and replacements, including (where applicable) fire safety assessments, tests, repairs and replacements, asbestos or legionella checks and electrical safety work in communal areas. 
• managing company costs: the cost for services and repairs provided to the block or estate by a third party management company. 
• security costs: for any CCTV, door entry systems or security barriers. 
• telecoms & wifi: the cost for any electronic communications equipment provided for communal use (including aerials). 
• utilities: the cost of electricity, gas or water provided for communal use (including external taps). 
• waste clearance: any costs not met by the council to remove bulk items and waste from bin stores and communal areas, including fly tipping.  
• administration cost: Brighter Places’ costs for administering the services provided. This includes arranging and paying for your services, accounting and paying for contracts, calculating financial information, replying to any related queries, any related contract and health and safety compliance oversight. 
• building insurance: The cost of building insurance (for shared owners and leaseholders)
• ground rent: Payments legally required for the land on which the property is built
• lifts and hoists: costs to service and maintain individual stair lifts and hoists. 
• personal charges: charges for any services in your own home that we pay on your behalf (for example, TV licences, water or heating) (other residents pay these charges directly to suppliers). 
• adjustment: Any change to your service charges agreed by Brighter Places.

Your September service charge statement letter shows the balance of service charges delivered across your neighbourhood, not just your home.  It is not a demand for payment.

Details about your service charge are in the table on the letter.

The example letter below shows we estimated services would cost £2,100.60 to deliver. They actually cost £1,491.42  so there is a difference of £708.18.  When there is a difference the amount may be allocated to the customers who pay for that service next year.  So, in this case, it would reduce their service charge because the service cost £708.18 less than we estimated.

If the actual cost was more than the estimated cost the statement will show a minus figure.  This deficit may be collected the next financial year by adding it to the service charges of customers who pay for that service.

Your letter also includes a full breakdown of all the service charges in your neighbourhood. It shows the estimated cost, the actual cost and the difference between these figures. See example below.

Customers who pay service charges get two statements each year – one with the estimated service charges and another with final, actual costs.

Service charges change in April each year.  It can take a long time to calculate how much we spent on service charges in the previous financial year (April-March) and audit our calculations to make sure they are correct.  This means we usually confirm your costs a few months after the previous financial year ended.

We understand the service charge process is a little complicated so hopefully this diagram of how it works will help:

In some Brighter Places neighbourhoods an external management company is responsible for maintaining shared spaces in the neighbourhood.  They are also know as managing agents or ManCo’s.

Why do we use management companies?

Due to planning law for new build communities,  (often called a ‘section 106 agreement’), the site developer has to maintain shared areas so the local council does not pay these costs.

What does a management company do?

They usually maintain shared areas and amenities, such as footpaths, steps and grounds maintenance.

In some neighbourhoods management companies also maintain play areas, drainage systems or roads that have not been adopted by the local authority.

What does this mean for Brighter Places customers?

Each year, Brighter Places receives an invoice from management companies that maintain shared areas in customer blocks and neighbourhoods.

Every household in these neighbourhoods contribute to the cost of any maintenance works.  We pass these costs to customers by a service charge. If you live in a home or block managed by a management company it will appear on your service charge statement as ‘Managing company costs’.

How much does it cost?

Management company charges depend on the size of the neighbourhood and the number and types of services that it provides. Costs can also vary from year to year depending on whether any additional repairs need to be carried out and there is usually an inflationary increase.

How do I contact my management company?

If you are a Brighter Places customer and have an issue with the maintenance of your neighbourhood by the management company, please call us on 0117 942 4600 or by email info@brighterplaces.co.uk

We will work with the management company to address your concerns and put things right.

If you are a Shared Ownership customer that has staircased to full ownership or own your home outright, you will need to contact the management company directly.