Major works investment programme
Our Major Works Investment Programme (MWIP) is the industry’s largest investment programme – almost £3bn over 15 years – to improve the safety, comfort and environmental performance of resident’s homes.
What the programme covers
Our MWIP will make sure our homes are maintained to the Decent Homes Standard – a technical standard set by the government for social housing.
The programme will cover all L&Q rented homes and communal areas in buildings with leasehold and shared ownership homes.
We’ll be carrying out mechanical and engineering works, estate and environmental works, scheduled decorations, fire safety works, works to specialist L&Q Living homes, and we’ll be working towards Energy Performance Certificate (EPC) C status across all homes. This includes works such as new kitchens, bathrooms, boilers, and insulation.
In total, we'll install around 48,000 new kitchens and 42,000 new bathrooms through the programme, alongside a range of other improvements.
As well as making sure residents have modern bathrooms and kitchens, that meet their needs, the work will also help tackle rising energy costs by increasing the efficiency of homes.
To find out more about the programme, please visit our MWIP updates page.
Resident involvement
The Resident Services Board, a formal part of our governance arrangements, has been tasked by our Group Board to oversee the planning and monitoring of the programme.
They were also involved in the selection of contractors. Learn more about this in the April 2023 section on our MWIP updates page.
Planned works completed 2022/23
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Frequently asked questions about our MWIP
- What does Major Works include?There are four key areas of work included in the programme:
- internal components, like kitchens, bathrooms, electrics, heating, doors
- external components, like windows, roofs and works in communal areas
- mechanical and electrical items, like lifts, door entry and fire system
- building and fire safety works including remedial works
- How are these works being funded?The works are being funded from the income we receive from rent and service charges, which we set aside and recycle to carry out improvement works.
For energy efficiency, net zero carbon and building safety works, we may also get some funding from government grants or from developers who are responsible for cladding improvements. - I purchased my home under Right to Buy or Right to Acquire, will I benefit from the programme?If you purchased your home under a statutory scheme like Right to Buy or Right to Acquire, we'll have notified you of any planned works which are due to be carried out during the first five years of your lease.
- How is this linked to the building and fire safety programme?The contractors we appoint will carry out most, if not all, building and fire safety works in future years for us.
Where those works are extremely specialist in nature, we’ve reserved the right to seek additional specialist contractors. - Will every home receive work?No.
This programme is prioritised based on several factors. These include our commitment to maintaining the Decent Homes Standard, where previous programmes of work have been deferred or carried over and where we’ve received referrals from our maintenance teams if more substantial works need to be carried out.
We’ll also be making sure that where we're working in a particular area, we’ve checked other nearby homes to see if works are due so we can deliver improvements as efficiently as possible.
The programme focuses on L&Q rented homes and communal areas. - My home is not on the list, does that mean it will not receive work?No.
This programme will span 15 years, so we'll prioritise the works so that those homes with the highest priorities are dealt with first.
We’re hoping to publish longer-term programmes later this year, which will give you a clearer view of when works to your home are likely to be carried out.
However, this is unlikely to include the full 15-year programme, so your home may still not appear on these lists at that stage. - When and how will I find out when improvements are happening to my home?We'll write to you before any work is due to be carried out to your home, or communal areas in your building.
We'll also let you know if you need to do anything to prepare for our contractors’ arrival.
We've published a schedule of works – if your building appears on the first-year programme, it doesn’t necessarily mean the works will be carried out to your home in 2022, so please wait for a letter confirming an appointment.
View our schedule of works (PDF). - Will I be charged for the work done in my home or building?Works will be recharged through service charges.
Earlier this year we sent a 'Section 20 Notice of Intention' to leaseholders and shared owners, informing of our intention to carry out work that you'll have to pay towards.
Once we've identified what works are due to be carried out to your building, we'll send you a 'Section 20 Schedule 3 Notice', notifying you of the works and the associated cost. Works will then be recharged through your service charges. - Who is doing the work?For the first year of the programme (2022-23), we are using existing contractors. We’re currently in the process of procuring contracts for the remainder of the programme.
All of our contractors carry identification badges which should be clearly on display. - How does this impact leaseholders and shared owners?Leaseholders and shared owners will still benefit from the programme, as works will be carried out in communal areas.
In December, stage two consultation letters were sent to all variable service charge paying customers informing customers of our proposals to enter into an agreement with current and new contractors.
You can only be charged for major works in accordance with your lease agreement. - Will the work be disruptive?The criteria we’re measuring potential contractors against were set with residents and used to evaluate those who bid for the work, one criteria used is that contractors cause as little disruption to residents as possible.
We will be monitoring the contractor's work, regularly, throughout the process.