BIDDULPH MANSIONS RESIDENTS GUIDE

Transcription

1 BIDDULPH MANSIONS RESIDENTS GUIDE The board of Biddulph Mansions West has put together this residents guide to help you get the most out of the block. It tells you: how Biddulph Mansions is managed services available to residents requirements of leases contacts How Biddulph Mansions is managed Biddulph Mansions is divided into two separate blocks of flats Biddulph Mansions East (flats 1 to 29) and Biddulph Mansions West (flats 30 to 137). The management of Biddulph Mansions West is the responsibility of the board of directors. The board of directors of Biddulph Mansions West has appointed Sandrove Brahams (a specialist property management company) as managing agents to carry out the day-today management of the building. Residents vote in the board of directors of Biddulph Mansions West at the annual general meeting (AGM), to which all residents are invited. All leaseholders in Biddulph Mansions West are automatically shareholders of Biddulph Mansions (West) Ltd and may express an interest in joining the board. Leaseholders with long leases are also shareholders of Tangofleet Ltd, the company which owns the freehold of Biddulph Mansions West. The managing agents are responsible for the following tasks: repairing and maintaining the building and fixtures employing the porter (Tony Swatten) cleaning and lighting common areas maintaining the garden and plants collecting household rubbish collecting service charges providing buildings insurance registering changes of leases approving building work approving sub-letting of flats Services available to residents Porter The porter, Tony, looks after the daily upkeep of the building. Tony is responsible for collecting rubbish, cleaning, and routine repairs and maintenance. Tony works from 8.30am to 4.30pm Monday to Saturday (but Biddulph Mansions (West) Ltd (2006) 1 Biddulph Mansions (West) Ltd (2006) 2

2 not bank holidays). It is not Tony s job to accept delivery of parcels. Rubbish collection General household rubbish is collected by Tony from each block around 8am to 9am, Monday to Saturday. There is no collection on Sundays or public holidays. Please put out rubbish before 8.30am, but not the night before and do not throw away liquids or broken glass that could damage the carpets or cause injury. Do not use the blue recycling bags for ordinary rubbish. Public bins are available on Biddulph Road and Morshead Road for large items or broken glass. For disposal of large items such as furniture or fridges, please contact Westminster City Council or use a specialist firm. Please do not leave large items in the common parts of the building. Recycling There is a collection by Westminster City Council of glass, plastic, tins and paper for recycling on Mondays bags should be put out by 8.00am. Please use the blue recycling bags provided by Westminster Council and remove food from any items before putting them in the bags. There are also recycling bins on Grantully Road and Morshead Road. There is a clothes bank on the corner of Elgin Avenue and Maida Vale. Entry phone system and keys Please contact Sandrove Brahams if you need any extra keys. Please report any faults to the porter or to Sandrove Brahams. TV system The current TV system provides analogue and digital TV (Freeview) plus satellite TV (Sky). Please contact Sandrove Brahams for details of how to get Freeview or Sky in your flat. Individual TV aerials or satellite dishes are not allowed on the outside of the building. Garden The managing agents hire a gardener who is responsible for looking after the garden and plants. Keys to the garden are available from Sandrove Brahams or the porter. Children are welcome play in the garden, but should be supervised by an adult. Ball games are not allowed in the garden. Please take care not to damage the plants and trees. You are welcome to use barbecues in the garden, but not on the grass. Please do not leave food in the garden that will attract wildlife like pigeons, squirrels or foxes. Dogs are not allowed in the garden. Biddulph Mansions (West) Ltd (2006) 3 Biddulph Mansions (West) Ltd (2006) 4

3 Lastly, please make sure you lock the gates when you leave the garden. Parking Westminster City Council is responsible for street parking in Maida Vale. Restrictions apply from 8.30am to 6.30pm Monday to Friday and are strictly enforced! Residents and tradesmen s parking permits are available from Westminster City Council. Requirements of leases Leaseholders are expected to show consideration towards other residents and to contribute towards the cost of maintaining the building. The most important requirements of your lease are summarised here, but this is not a complete list. Please refer to your lease or contact the managing agents for further information. The managing agents will strictly enforce any breach of a lease including the recovery of any legal costs incurred by the management company in doing so. Security Please ensure that the entrance doors are firmly closed after entering or leaving the building. Do not leave the entrance doors fastened open or allow tradesmen to leave them open. Please report any faults with the doors or security to the porter or Sandrove Brahams. Please do not allow in unknown callers using the entry phone. Please ask all callers who you do not know (e.g. electricity or gas meter readers) for proof of identity before letting them in. If you notice any suspicious behaviour please tell the porter. Biddulph Mansions West recommends that you obtain home contents insurance. Our buildings insurance does not cover loss or damage to the contents of flats. Service charges Leaseholders are required to make payment of service charges (including a sinking fund contribution) to the management company by the due payment date, which is quarterly in advance. The service charge is for covering the annual budgeted expenditure on routine repairs and maintenance. The sinking fund is for paying the expected costs of major works on the building, such as internal or external decorating. The management company has to consult leaseholders on any proposed major works or new services for residents. Payment: service charges and sinking fund contributions are payable quarterly in advance. Expenditure: details of the annual expenditure are reported in the management company s annual financial report, which is given to all Biddulph Mansions (West) Ltd (2006) 5 Biddulph Mansions (West) Ltd (2006) 6

4 leaseholders and is presented and explained at the AGM. Communal parts of the building Please keep all entrance halls, staircases, walkways, and all other common parts of the building free from goods, bicycles, builders materials, and any other personal items. Children are not allowed to play in communal areas except for the garden. The communal areas of the building are for the benefit of all residents: please look after them. Windows and balconies Please do not hang washing in the windows of front balconies. Please do not leave builders materials, bicycles, or laundry on the balconies. Outside windows should be cleaned regularly. The only furniture allowed on front balconies is garden furniture. Barbecues are not allowed on front or back balconies, as they are a major fire risk; please use the garden if you want to have a barbecue. Repairs, maintenance and alterations The managing agents are responsible for the repair and maintenance of the building and the common parts. Please report any necessary repairs to the porter or Sandrove Brahams. Biddulph Mansions West is not responsible for repairs or maintenance to individual flats. Leaseholders are responsible for ensuring that all electrical, gas, and plumbing fittings in flats are correctly installed and maintained. Flats that are let must comply with landlords statutory regulations. Leaseholders must get permission from the management agents for all alterations and building work (with the exception of interior decorating). Leaseholders are not allowed to make any alterations to the structure or exterior of the building (including all doors and windows). Leaseholders are responsible for obtaining any necessary planning consent for proposed works. You must not start work until you have received all the necessary consents. Leaseholders are responsible for supervising contractors, for keeping entrance halls and staircases free from building materials and debris, for protecting entrance halls and staircases from damage, and for ensuring that other residents do not suffer from undue noise or other inconvenience. Building work or DIY is allowed only between 8.00am and 5.30pm Monday to Friday, and between 8.00am and 12.30pm on Saturday. Biddulph Mansions (West) Ltd (2006) 7 Biddulph Mansions (West) Ltd (2006) 8

5 Buildings insurance Biddulph Mansions West takes out buildings insurance for the whole block to cover against the cost of rebuilding or repairs due to fire, storm, flood, subsidence, or terrorism; and public and employer s liability. The buildings insurance covers water damage due to leakage from mains or waste water pipes maintained by the building. Leaseholders are responsible for ensuring that their plumbing, central heating, and appliances are properly maintained, as they may be liable for any water damage caused to other flats. You may be covered by your home contents insurance: please check your policy. The buildings insurance does not cover loss or damage to the contents of individual flats. Noise Residents must not allow noise or disturbance to cause a nuisance to other residents. Leaseholders are required to cover all floors, except in kitchens and bathrooms, with carpets (or other sound-proof material). Please do not play loud music between 11pm and 8am. If you are being disturbed by any unreasonable noise, then please ask the offender politely to quieten down. If this does not have the required effect then please inform the porter or, if necessary, contact Westminster City Council s 24-Hour Noise Team on (020) Please also let the managing agents know. Fire Residents are required to do everything they can to prevent fire hazards and not to hinder fire safety. This includes replacing old or damaged wiring or electrical equipment and not obstructing entrance halls or staircases. Leaseholders are required to install smoke alarms in individual flats and make sure they are always working. Fire extinguishers are located in the entrance hall and on each landing of each block. In the event of a fire, call the Fire Brigade on 999, close all doors behind you and tell your neighbours to leave the building immediately. Subletting Leaseholders wanting to let their flats must get written permission (a licence) from the management agents, and must provide alternative contact details and the names of all tenants each time the flat is let. This is essential in case of emergency. Landlords must comply with all statutory regulations. Leaseholders are responsible for any breach of leases caused by tenants. Biddulph Mansions (West) Ltd (2006) 9 Biddulph Mansions (West) Ltd (2006) 10

6 Pets Residents wishing to keep pets must get permission from the managing agents. Permission may be withdrawn if your pet becomes a nuisance to other residents. Dogs are not allowed in the garden at any time; please use the dog exercise areas at Paddington Recreation Ground. Contacts Porter Tony Swatten Flat 99B, Biddulph Mansions Tel: (020) Mobile: Managing agents Sandrove Brahams Grosvenor Street, London W1K 4QH Tel: (020) @sandrovebrahams.com Tim Darwall-Smith at Sandrove Brahams is responsible for the management of Biddulph Mansions West. Tim is available from 9.30am to 5.30pm, Monday to Friday. Mobile: (emergencies only) tim.darwallsmith@sandrovebrahams.com Emergencies In case of emergency, please contact: Electricity (EDF Energy) Tel Gas (National Grid Gas) Tel Hospital (St Mary s) Tel (020) Police (Paddington Green) Tel (020) Water (Thames Water) Tel Biddulph Mansions (West) Ltd (2006) 11 Biddulph Mansions (West) Ltd (2006) 12