Universal Contract Variation

Beacon has reviewed our Occupation Contracts in a bid to make them easier to understand and consistent across our homes. We are writing to you to let you know of changes which will ensure you are on the most up to date version. 

Changes will be slightly different depending on which Occupation Contract you currently have so please refer to your preliminary notice in with this letter. 

Some updates reflect changes in legislation and modern living. For example, we’ve included provisions relating to electric vehicles and made other improvements to ensure contracts are up to date. 

We’re also undertaking a large review of the services we provide and the service charges residents pay. Our aim is to be more transparent, consistent and clear about: 

• What services are provided in your scheme. 

• What service charges cover. 

• How service charges are managed. 

We want residents to have a greater say in some services, such as cleaning, including the level and standard of service provided. 

Some services must be provided to help keep residents safe, such as communal fire alarms and emergency lighting. 

We are updating our service charge clause as part of this variation of contract to streamline this process and we have also drafted a new service charge policy to reflect this. 

This means we will still consult with you to stop or start any services, which will affect your service charge, but we do not have to serve a legal notice to vary your contract each time. This will also mean the costs of us undertaking this process will reduce.  

The review is looking in-depth at charges across Beacon, scheme by scheme, and we want to ensure fairness and make it clear the services that are currently provided and the cost of providing that service. This means you may see some changes to what you are charged for when we write to you in January 2027 about your rent and service charge changes for 2027/28.  

It’s important to stress this will not mean a change in your rent or current home (unless you wish to make changes to occupancy). 

Some changes apply to all contracts and these are the updated elements such as being able to send legal documentation such as rent change via email, instead of first class post.  

Changes will be slightly different depending on which Occupation Contract you currently have so please refer to your preliminary notice. 

This will provide consistency of Occupation Contracts agreements across Beacon and will ensure you are on the most up to date version which includes improved clauses. 

Please fill out this form to give feedback on the details in your preliminary notice. Please note this needs to be done by 23rd October 2026. 

If you are unable to fill out the form electronically, please contact our Customer Services Team on 01792 479200 who will be happy to help you. 

We will review resident’s feedback and write to you by the 1st December 2026 with the formal notice of the change to your Occupation Contract and these changes will take effect from 1st January 2027. 

If you signed an Occupation Contract with Beacon from 9th September 2026 you will already be on the new contract and clauses.  

The majority of Beacon’s homes are on a fixed service charge. This is a set charge that residents pay, which does not change based on actual costs incurred during the year. The charge is set at the beginning of the year and remain the same throughout, regardless of whether actual costs are higher or lower. 

A variable service charge is paid by contract holders or leaseholders to cover the cost of services provided to their building or estate. At the start of the financial year, an estimate of service costs is provided in your letter.  Residents then pay in line with their lease agreement or occupation contract. At the end of the financial year there is a reconciliation. If the actual costs are higher than estimated, residents are required to pay the difference. If the actual costs are lower, residents receive a refund or credit.  A summary of accounts must be produced within 6 months of the end of the financial year and issued to every resident on a variable service charge. 

A heat network is a shared system that supplies heating and hot water to multiple homes from a single central source, rather than each property having its own heating system. This does include properties where it only heats communal areas. 

Find out more here.

A heat network is a shared system that supplies heating and hot water to multiple homes from a single central source, rather than each property having its own heating system. This does include properties where it only heats communal areas. 

SuDS (Sustainable Drainage Systems) are features designed to manage rainwater naturally and reduce the risk of flooding. Instead of surface water/ rainwater flowing directly into drains and sewers, SuDS help to slow water down, store it temporarily, or allow it to soak into the ground safely.
In Wales, SuDS have largely replaced traditional drainage approaches for new developments. Rather than moving rainwater away as quickly as possible through pipes and sewers, SuDS are designed to work with nature, helping to reduce flood risk, improve water quality, and create greener, more attractive spaces. The are important because they: 

• Help reduce local flooding 

• Protect rivers and streams from pollution 

• Support wildlife and biodiversity 

• Create attractive green spaces 

• Reduce pressure on public sewers 

Like any other infrastructure, SuDS need regular care and maintenance to work properly. Keeping inlets clear, removing litter, managing vegetation, and ensuring water can flow as intended helps prevent flooding and protects the long-term performance of the system. Without regular maintenance, SuDS may become blocked or less effective. 

As use of EVs increases we are rolling out EV charging points at a number of our schemes and the clause explains how these are managed.  

If you currently pay for a designated parking space this will no longer be included in your service charge. We will be issuing a separate rental agreement for this space which means it will be easier for you to end this at any time if you wish, as will be separate to your rent and service charge.  

Beacon reviews rent and service charges annually in line with the Welsh Government Rent Formula.  The next review will be communicated to you in January 2027 with any changes taking place from April 2027.   

Our Beacon Bus will be out and about in your communities providing opportunities to speak to our team in person about the changes. You can find out where they will be here.