Your Tenancy

We are pleased that you have chosen to live in one of our properties and we hope that you will enjoy your new home.

 

Rent charges explained

Do you have questions regarding your rent charges and ways to pay? Know your rent charges, how they are calculated and who to contact if you have a query.

 

How are rent and service charges set?

We estimate what we expect to be billed for your scheme each year, because we do not know in advance the exact amount it will cost us to provide repairs and services. Linc estimates the cost of the service charge for the coming year by looking at previous costs and changes to the services provided to residents. Changes to the cost of contracts provided by the suppliers of services to Linc and expected changes in inflation over the coming year are also included. An estimated service charge is prepared before the start of the financial year and sent to you around January. You will receive advice of any rent increase at the same time. The amounts you pay during the year are based upon this estimated service charge plus your rent.

 

Help with further information on your rent

 

Frequently Asked Questions

 

What is a service charge?

A service charge is a payment made by a resident towards the cost of services and repairs in communal areas. For example, if the resident lives in a block of flats with a communal garden, the cost of maintaining that garden is covered by a service charge because it is available to all residents as a communal service and it is outside of their flats. Examples of service charges:

■ Cleaning communal areas, including cleaning windows and removing dumped rubbish

■ Cutting communal grassed areas, looking after planted areas and tree cutting

■ Repairs to communal facilities such as door entry systems, television aerials and lighting

■ Providing and repairing lifts, including the cost of maintenance contracts and lift insurance

■ Providing firefighting equipment, including repairing and testing emergency lighting and smoke alarms

■ Providing water, electricity, and gas supplies to communal areas

 

Is the service charge separate from my rent?

Yes, residents pay their service charge in addition to their rent. The cost of repairs to your individual home and buildings insurance for the whole scheme are not included in the service charge but are included in the rental charge.

 

What is a service charge budget?

The service charge budget is included within the letter and is sent to residents each year around January detailing how much Linc estimates residents will need to pay for communal services the following year. The amounts you pay during the year are based upon this estimated service charge. Your service charge estimate for 2025/26 is enclosed.

 

What is a service charge Annual Statement?

A service charge statement is a final summary which sets out the actual costs compared to the money collected for your home as set out in the service charge budget. Statements are sent from Linc to you every year. The service charge statement for 2024/25 will be sent to residents in autumn 2025. Service charge Annual Statements are only sent to residents who pay a variable service charge. This excludes residents of Abbeyfield Wales.

 

How do we calculate your service charge budget?

Firstly, we estimate what we expect to be billed for your scheme each year, because we do not know in advance the exact amount it will cost us to provide repairs and services. Linc estimates the cost of the service charge for the coming year by looking at previous costs and changes to the services provided to residents. Changes to the cost of contracts provided by the suppliers of services to Linc and expected changes in inflation over the coming year are also included. An estimated service charge is prepared before the start of the financial year and sent to you around January. You will receive advice of any rent increase at the same time. The amounts you pay during the year are based upon this estimated service charge plus your rent.

 

What is a scheme?

These are a group of apartments or homes that share the same services and repairs.

 

What is an estate?

An estate is a group of schemes or homes, which share the same costs. For example, the grounds maintenance charges may cover a group of schemes within an area.

 

How do you calculate how much I will be charged?

Linc calculates the charges you pay by dividing the costs between the homes that make up the scheme or estate.

 

What is a variable service charge?

Most Linc residents are charged a variable service charge. At the beginning of the year a service charge estimate is sent out to all residents paying a service charge. Residents then make payments towards those charges during the year. At the end of the year the charges included in the service charge statement are the actual costs of providing repairs and services. The Statement will show whether the scheme has under or overspent.

 

What is a contract holder?

A contract holder refers to a customer who has entered a contract to live in one of our properties.  Previously we referred to tenants. Contract holders are required to contribute towards the costs of some services as well as their rent.

 

Worried about paying your rent?

If you are having difficulty paying your rent it is important that you contact us as soon as possible. You can do that via by emailing info@linc-cymru.co.uk or calling us on 0800 072 0966

 

How do I pay my rent digitally?

Managing your relationship with Linc digitally means you can access key information about your account whenever suits you. It really will help you take control of things like paying your rent, raising repairs, and getting in touch with us more quickly. Download the Home X app to access and manage your home information with ease.

 

Can’t find the answer to your rent question?

We are here to help you. If you can’t find the answer to your rent question or require further advice, contact us directly. info@linc-cymru.co.uk

 

 

Explanation of Terms

The following explanations include information about service charge headings used by Linc.  Where you live may not benefit from all the following, but the budget headings that relate to you can be found on your Service Charge Budget and/ or on the Annual Statement.

 

Alarm Link Monitor

Where there is an emergency alarm call system, the equipment is monitored for emergency calls from residents.

 

Catering

The costs of provision of catering are broken down to the following headings so that it is clear how the costs are made up and includes: Food, Training, Cleaning, Uniforms, Other Costs

 

Catering Sales

The costs of provision of catering may include: Food, Training, Cleaning, Uniforms, Other Costs.  Catering services are only provided at Extra Care properties.

 

CCTV Costs

Where there is CCTV monitoring, footage is stored securely on the cloud (this is via the internet), and the budget allows for connection to a broadband line and any needed repairs costs if such arise.

 

Cleaning

At some extra care services/ Abbeyfields schemes, an external cleaning contractor may be engaged to clean the communal areas to ensure that the building is clean and protect the wellbeing of all residents.  At others staff may be employed to undertake this service.

 

Communal Rubbish Collection

A contract may be held with the Council/ the Councils waste provider to empty the bins and recycling.  Usually, bins at extra care services are emptied on a weekly basis.  If residents have bulky items to dispose of, these cannot usually be left in the bin area, but the Council can collect them for a small fee.  Alternatively, we would encourage residents to take such items to the local waste recycling centre. 

 

Depreciation

This is where we spread the cost of something over several years (usually its expected lifespan), to ensure that the cost of needed equipment remains affordable.

 

Door Entry System

A door entry system may form part of an apartment block’s security.  As such, a sum may be budgeted to allow for necessary repairs and maintenance, and / or carry out health checks to ensure the equipment operates optimally.

 

Electricity

The electricity budget allows for the supply of electricity to communal equipment including (where applicable) communal lights, door entry system, fire alarm panel & protective equipment and lift.

 

Engineering Insurance

Engineering Insurance is required where there are lifts, and not only provides coverage for the equipment but also enables statutory testing.

 

Fire Precautions

Fire precautions may include emergency lighting, fire detection, sprinklers, and fire alarm panels.  The budget allows for the required annual testing to ensure equipment is well maintained.  There is usually a separate budget heading for Fire Equipment Repairs which allows for repairs, call outs and replacement parts where needed.

 

Gas

A budget for gas allows for the supply of gas to operate communal heating systems (where applicable).

 

General Repairs

This budget allows for unscheduled repairs in the communal area which arise during the year.

 

Grounds Maintenance

There may be an annual contract in place, instructed to a Gardening Contractor.  The contract may allow for things such as grass cutting, litter picking and weed management according to the needs of each scheme.

 

Hairdresser Income

The hairdresser who visits your scheme pays a sum of her income for use of the in-house salon and this budget heading shows the income from this.

 

Laundry Repairs

This budget heading allows for calls outs and replacement parts where needed if the washers or dryers fail.

 

Lift Maintenance

A contract is instructed to a Contractor to undertake regular servicing, maintenance and repairs of passenger lifts.  The contract also includes monitoring of the emergency alarm and ensures that in the event of a trapping, rescue will take place in a timely fashion. 

 

Lift Repairs

Lift repairs are undertaken as needed either when identified as necessary following a service, following legally required safety testing or in the event of breakdown.

 

Other Costs

The budget heading “Other Costs” allows for miscellaneous minor costs that don’t have their own budget.  This may include pest control, supply of rock salt, or the supply of signage.

 

Service Manager Telephone

The Service Manager has a telephone to make it easy for residents, contractors, and other visitors to be able to remain in contact.

 

Scheme Management Costs

This charge contributes to the management and administrative staff who are available to help and support residents of manned schemes (such as Extra Care schemes).

 

Telephone Link

A telephone link sends data/ signals via telephone lines from one location to another.  It may be provided to deliver services such as CCTV systems, Alarm Call systems, Lift Call buttons or in some cases Fire Equipment monitoring.  In some cases, there can be many telephone links operating at a scheme.

 

TV License

Where there is a TV in the communal lounge, a license fee is payable which may be discounted if there are residents over 75 in your building.

 

Water Tank Screening

Where water is stored in a communal tank, a contract is in place to ensure that the hygiene of the water is monitored, and the tank is cleaned periodically. 

 

Window Cleaning

The communal windows may be cleaned periodically subject to the needs of the scheme.

 

The Legal Part

Section 21B Landlord and Tenant Act 1985

Service Charges (Summary of Rights and Obligations, and Transitional Provisions) (Wales) Regulations 2007 (SI 2007/3160)

Service Charges Summary of Tenants’ Rights and Obligations

1. This summary, which briefly sets out your rights and obligations in relation to variable service charges, must by law accompany a demand for service charges. Unless a summary is sent to you with a demand, you may withhold the service charge. The summary does not give a full interpretation of the law and if you are in any doubt about your rights and obligations you should seek independent advice.
2. Your lease sets out your obligations to pay service charges to your landlord in addition to your rent. Service charges are amounts payable for services, repairs, maintenance, improvements, insurance or the landlord's costs of management, to the extent that the costs have been reasonably incurred.
3. You have the right to ask a leasehold valuation tribunal to determine whether you are liable to pay service charges for services, repairs, maintenance, improvements, insurance or management. You may make a request before or after you have paid the service charge. If the tribunal determines that the service charge is payable, the tribunal may also determine--

(a)     who should pay the service charge and to whom it should be paid to;

(b)     the amount;

(c)     the date it should be paid by; and

(d)     how it should be paid.

4. However, you do not have the rights in paragraph (3) where--

(a)    a matter has been agreed or admitted by you;

(b)    a matter has already been, or is to be, referred to arbitration or has been determined by arbitration and you agreed to go to arbitration after the disagreement about the service charge or costs arose; or

(c)     a matter has been decided by a court.

5. If your lease allows your landlord to recover costs incurred or that may be incurred in legal proceedings as service charges, you may ask the court or tribunal, before which those proceedings were brought, to rule that your landlord may not do so.
6. Where you seek a determination from a leasehold valuation tribunal, you will have to pay an application fee and, where the matter proceeds to a hearing, a hearing fee, unless you qualify for a waiver or reduction. The total fees payable will not exceed £500, but making an application may incur additional costs, such as professional fees, which you may also have to pay.
7. A leasehold valuation tribunal has the power to award costs, not exceeding £500, against a party to any proceedings where--

(a)     it dismisses a matter because it is frivolous, vexatious or an abuse of process; or

(b)     it considers a party has acted frivolously, vexatiously, abusively, disruptively or unreasonably.

    The Lands Tribunal has similar powers when hearing an appeal against a decision of a leasehold valuation tribunal.

8. If your landlord--

    (a)     proposes works on a building or any other premises that will cost you or any other tenant more than £250, or

    (b)   proposes to enter into an agreement for works or services which will last for more than 12 months and will cost you or any other tenant more than £100 in any 12 month accounting period,

    your contribution will be limited to these amounts unless your landlord has properly consulted on the proposed works or agreement or a leasehold valuation tribunal has agreed that consultation is not required.

9. You have the right to apply to a leasehold valuation tribunal to ask it to determine whether your lease should be varied on the grounds that it does not make satisfactory provision in respect of the calculation of a service charge payable under the lease.
10. You have the right to write to your landlord to request a written summary of the costs which make up the service charges. The summary must--

    (a)    cover the last 12 month period used for making up the accounts relating to the service charge ending no later than the date of your request, where the accounts are made up for 12 month periods; or

    (b)    cover the 12 month period ending with the date of your request, where the accounts are not made up for 12 month periods.

    The summary must be given to you within 1 month of your request or 6 months of the end of the period to which the summary relates whichever is the later.

11. You have the right, within 6 months of receiving a written summary of costs, to require the landlord to provide you with reasonable facilities to inspect the accounts, receipts and other documents supporting the summary and for taking copies or extracts from them.
12. You have the right to ask an accountant or surveyor to carry out an audit of the financial management of the premises containing your dwelling, to establish the obligations of your landlord and the extent to which the service charges you pay are being used efficiently. It will depend on your circumstances whether you can exercise this right alone or only with the support of others living in the premises. You are strongly advised to seek independent advice before exercising this right.
13. Your lease may give your landlord a right of re-entry or forfeiture where you have failed to pay charges which are properly due under the lease. However, to exercise this right, the landlord must meet all the legal requirements and obtain a court order. A court order will only be granted if you have admitted you are liable to pay the amount or it is finally determined by a court, tribunal or by arbitration that the amount is due. The court has a wide discretion in granting such an order and it will take into account all the circumstances of the case."

 

Taliadau Gwasanaeth--Crynodeb o hawliau a rhwymedigaethau tenantiaid

1     Rhaid yn ôl y gyfraith i'r crynodeb hwn, sy'n gosod yn gryno eich hawliau a'ch rhwymedigaethau mewn cysylltiad â thaliadau sy'n amrywio am wasanaeth, fynd gyda galwad am daliadau gwasanaeth. Oni fydd crynodeb yn cael ei anfon atoch gyda'r alwad i dalu, gellwch ddal y taliad gwasanaeth yn ôl. Nid yw'r crynodeb yn rhoi dehongliad llawn o'r gyfraith ac os ydych mewn unrhyw amheuaeth ynglyn â'ch hawliau a'ch rhwymedigaethau dylech geisio cyngor annibynnol.

2     Mae'ch les yn gosod eich rhwymedigaethau i dalu taliadau gwasanaeth i'ch landlord yn ychwanegol at eich rhent. Taliadau gwasanaeth yw symiau sy'n daladwy am wasanaethau, atgyweiriadau, cynnal a chadw, gwelliannau, yswiriant neu gostau'r landlord o ran rheolaeth, i'r graddau y mae'r costau hynny wedi'u dwyn yn rhesymol.

3     Mae gennych hawl i ofyn i dribiwnlys prisio lesddaliadau benderfynu a ydych yn atebol i dalu taliadau gwasanaeth am wasanaethau, atgyweiriadau, cynnal a chadw, gwelliannau, yswiriant neu gostau'r landlord o ran rheolaeth. Gellwch ofyn naill ai cyn neu ar ôl i chi dalu'r tâl gwasanaeth. Os yw'r tribiwnlys yn penderfynu fod y tâl gwasanaeth yn daladwy fe all y bydd y tribiwnlys hefyd yn penderfynu--

(a)     pwy ddylai dalu'r tâl gwasanaeth ac i bwy y dylid ei dalu;

(b)     y swm;

(c)     y dyddiad y daw'n daladwy; ac

(ch)     sut y dylid ei dalu.

4     Nid oes gennych yr hawliau ym mharagraff (3) fodd bynnag--

(a)     pan fyddwch wedi cytuno ar fater neu wedi cyfaddef iddo;

(b)     pan fydd mater wedi cael ei gyfeirio i gymrodedd, neu y bydd yn cael ei gyfeirio felly, neu pan fydd wedi cael ei benderfynu drwy gymrodedd a chwithau wedi cytuno i fynd i gymrodedd ar ôl i'r anghytundeb ynglyn â'r tâl gweinyddol godi; neu

(c)     pan fydd llys wedi penderfynu ar fater.

5     Os yw'ch les yn gadael i'ch landlord adennill costau a dducpwyd mewn achos cyfreithiol neu y dichon y bydd yn eu dwyn felly fel taliadau gwasanaeth, gellwch ofyn i'r llys neu'r tribiwnlys y ducpwyd yr achos hwnnw ger ei fron i ddatgan na chaiff eich landlord wneud hynny.

6     Pan fyddwch yn ceisio penderfyniad gan dribiwnlys prisio lesddaliadau bydd rhaid i chi dalu ffi ar gyfer gwneud cais, ac os bydd y mater yn mynd ymlaen am wrandawiad, ffi gwrandawiad, oni fyddwch yn gymwys i gael hepgor neu ostwng y ffi. Ni fydd cyfanswm y ffioedd taladwy i'r tribiwnlys yn fwy na £500, ond gall costau ychwanegol, megis ffioedd proffesiynol, ddeillio o wneud cais, a dichon mai chi fydd raid eu talu.

7     Mae gan dribiwnlys prisio lesddaliadau y pwer i ddyfarnu costau, heb fod yn uwch na £500, yn erbyn parti mewn unrhyw achos--

(a)     pan fydd yn gwrthod mater oherwydd ei fod yn wacsaw, yn flinderus neu'n gamddefnydd o'r broses gyfreithiol; neu

(b)     pan fydd o'r farn fod parti wedi gweithredu'n wacsaw, yn flinderus, yn ddifrïol, yn stwrllyd neu'n afresymol.

Mae gan y Tribiwnlys Tiroedd bwerau cyffelyb pan fydd yn clywed apêl yn erbyn penderfyniad gan dribiwnlys prisio lesddaliadau.

8     Os yw'ch landlord--

(a)     yn bwriadu gwneud gwaith ar adeilad neu unrhyw fangre arall a fydd yn costio mwy na £250 i chi neu i unrhyw denant arall; neu

(b)     yn bwriadu gwneud cytundeb am waith neu wasanaeth a fydd yn para yn hwy na 12 mis ac a fydd yn costio mwy na £100 mewn unrhyw gyfnod cyfrifo o 12 mis i chi neu unrhyw denant arall,

bydd eich cyfraniad wedi'i gyfyngu i'r symiau hyn oni fydd eich landlord wedi ymgynghori'n briodol ar y gwaith a fwriedir neu ar y cytundeb neu bod tribiwnlys prisio lesddaliadau wedi cytuno nad oes angen ymgynghoriad.

9     Mae gennych hawl i wneud cais i dribiwnlys prisio lesddaliadau i ofyn i'r tribiwnlys benderfynu a ddylid amrywio eich les ar y sail nad yw'n darparu'n foddhaol ar gyfer cyfrifo tâl gwasanaeth sy'n daladwy o dan y les.

10    Mae gennych hawl i ysgrifennu at eich landlord i ofyn am grynodeb ysgrifenedig o'r costau sy'n ffurfio'r taliadau gwasanaeth. Rhaid fod y crynodeb yn--

(a)     cwmpasu'r cyfnod diwethaf o 12 mis a ddefnyddwyd i wneud y cyfrifon sy'n ymwneud â'r tâl gwasanaeth sy'n dod i ben dim hwyrach na dyddiad eich cais, pan fo'r cyfrifon wedi'u gwneud am gyfnodau o 12 mis; neu

(b)     cwmpasu'r cyfnod o 12 mis sy'n dod i ben ar ddyddiad eich cais, pan na fo'r cyfrifon wedi'i gwneud am gyfnodau o 12 mis.

Rhaid i'r crynodeb gael ei roi i chi o fewn mis i'ch cais neu o fewn 6 mis i ddiwedd y cyfnod y mae'r crynodeb yn ymwneud ag ef, p'run bynnag yw'r diweddaraf.

11     Mae gennych hawl, o fewn 6 mis o gael crynodeb ysgrifenedig o'r costau, i'w gwneud yn  ofynnol i'r landlord ddarparu i chi gyfleusterau rhesymol i edrych ar y cyfrifon, y derbynebau a dogfennau eraill sy'n cefnogi'r crynodeb ac i wneud copiau neu ddetholiadau ohonynt.

12    Mae gennych hawl i ofyn i gyfrifydd neu syrfëwr i wneud archwiliad o reolaeth ariannol y fangre sy'n cynnwys eich annedd er mwyn sefydlu rhwymedigaethau eich landlord, ac i ba raddau y mae'r taliadau gwasanaeth a delir gennych yn cael eu defnyddio'n effeithiol. Bydd a ellwch arfer yr hawl hwn ar eich pen eich hun neu'n unig gyda chefnogaeth eraill sy'n byw yn y fangre yn dibynnu ar eich amgylchiadau. Fe'ch cynghorir yn gryf i geisio cyngor annibynnol cyn arfer yr hawl hwn.

13        Efallai bod eich les yn rhoi hawl i'ch landlord gael ail-fynediad neu gymryd yn fforffed os ydych wedi methu talu taliadau sy'n briodol ddyledus o dan y les. I arfer yr hawl hwn fodd bynnag rhaid i'r landlord gwrdd â'r holl ofynion cyfreithiol a sicrhau gorchymyn llys. Dim ond os byddwch wedi cyfaddef eich bod yn atebol i dalu'r swm, neu os bydd llys, tribiwnlys, neu broses gymrodeddu wedi dyfarnu'n derfynol fod y swm yn ddyledus y rhoddir gorchymyn llys. Mae gan y llys ddisgresiwn eang wrth roi gorchymyn o'r fath a bydd yn cymryd ystyriaeth o holl amgylchiadau'r achos.