LIVING AT HAVEN GREEN COURT
1. GOOD NEIGHBOURS
Haven Green Court is a pleasant place to live in. The purpose of this document is to help to keep it that way.
Generally, problems between neighbours are caused by misunderstandings, especially if there are no recognized guidelines to which all can readily subscribe.
We are a wide cross section of the community in age, interests, nationality and traditional ways of life. Therefore, to live in harmony each of us may be required to adjust our personal attitudes in some respects and to show tolerance to others at all times.
This document has been prepared to give guidance on what is considered necessary in order to meet with general acceptance.
2. THE LEASES
The new Leases and the few existing old Leases impose on all of us the acceptance of the covenants contained in the Leases. Each flat is a single, self-contained, private residential unit for one family or household only. The Lease permits subletting for a period of one year on an Assured Shorthold Tenancy.
BEFORE the tenancy can be granted a licence from the Freeholder MUST be obtained. In addition the Tenancy Agreement MUST contain provisions preventing subtenants causing a nuisance to other occupiers. If you are proposing to sublet please make sure that your Agent is aware of this and the one family or household only condition. It must be emphasised that the responsibility for obtaining the Licence and ensuring the Tenancy Agreement complies is the responsibility of the Lessee. This provision is to reinforce the covenants in the Leases and any regulations which the Freeholder may make to continue to ensure that Haven Green Court is a pleasant place in which to live.
The covenants and the regulations are in place to provide mutual support and protection to all residents and in appropriate cases the Freeholder will enforce performance of the covenants for the collective benefit of all residents and Lessees. The following notes are intended to assist residents and occupiers.
3. NOISE and ALTERATIONS
The flats are not soundproof and the form of construction of the Building is conducive to sound transmission. Most residents and occupiers accept that there must be some noise transmission. Tolerance to particular noises varies enormously. For this reason it is not possible to specify precisely what can be permitted. The following guidelines have applied to Haven Green Court for many years and have on the whole proved satisfactory.
Here are some further guidelines:-
We are under obligation to our leases to ensure that our radio, TV, Hi-Fi etc, cannot be heard outside our own flat. We regard this as reasonable, and indeed the only possible interpretation. It helps to check with ones neighbours the volume at which the noise becomes audible outside, and then keep it below that intensity.
Open windows increase external audibility, while causing an apparent reduction inside. The volume ought not to be turned up to compensate.
While everyone sympathizes with the problems of the hard - of - hearing, it is not reasonable that neighbours should be expected to tolerate increased noise levels from their radios, etc.
If you have cause to inform a neighbour that noise from his flat has become externally audible, please bear in mind, in your approach, that noise transmission varies from flat to flat and it is genuinely difficult to gauge the level at which it becomes a nuisance.
(b) Kitchen Noise
Some kitchen equipment such as mixers, grinders, waste disposers, spin dryers etc, can be rather noisy, and it is considered unreasonable to operate them after 10pm if they are audible in neighbouring flats. Remember that kitchen noise can often be transmitted through piping etc.
(c) Do - it - yourself noise
When new residents move in, a certain amount of hammering and some power tool noise is inevitable, but such work should be confined to 9:00am to 5:00pm and, provided no nuisance is caused, to the early evening for minor occasional work. However neighbouring residents are entitled to the quiet enjoyment of their flats at all times and the onus for this rests with the originator of the noise. Hobbies, which involve the use of power tools or repetitive hammering, are not suitable for blocks of flats and are therefore actively discouraged.
(d) Approved alteration and decorating work
Building alterations and decorating work carried out by resident’s contractors should be confined to normal working i.e. 9.00am to 5.00pm. No work is to be carried out on Saturdays, Sundays or Bank Holidays except for genuine emergency repairs. For further information please make prior contact with the Estate Manager, since written permission is required from both the Ealing Council and Haven Green Court Ltd. before alterations are undertaken to the internal structure, heating, plumbing and electrical systems in each flat. It must be noted that the occupier will be held responsible for any damage caused by workmen to lifts, stairs, entrances, carpets, gardens in the communal parts of the Court and its environments.
(e) Portable Noise
The entrances, lobbies, the forecourt, gardens and rear access road, are extensions of our homes; it is therefore an intrusion to play portable radios etc, in them.
(f) General noise
Unfortunately parquet flooring is a severe transmitter of noise to the flat immediately below. All floors therefore, excluding for this purpose the bathroom and kitchen floors, shall be covered with carpets and, all pianofortes or similar instruments shall be placed upon rubber insulators.
The flats are for private residential use only. The teaching of music or the frequent practicing by professional musicians is precluded and if such activity causes a nuisance it should cease on request. If you are going to hold a party (adult or children’s), advising ones immediate neighbours usually engenders tolerance for the particular occasion.
Probably, the parking of cars in the forecourt arouses more protests from the residents than any other difficulty. There are 80 flats but a limited number of parking spaces in the forecourt. It is therefore obvious that the maximum co-operation is required to contain this problem.
(i) Observe the “NO PARKING” signs and yellow hatched ‘no go’ areas at all times. Any vehicle parked in these areas WILL be clamped. This is to facilitate access to fire engines and\or ambulances in an emergency.
(ii) Inform the Estate Manager or staff if you see any unauthorised person parking a car. They are, after all, taking up your space!
(iii) Ensure that your visitors park carefully and correctly.
(iv) If, by mischance, you touch and damage another car when maneuvering in the forecourt, advise the car owner or the Estate Manager immediately.
(v) Park ‘front in’ to avoid damage to the plants and bushes by exhaust gas and objectionable fumes to ground floor flat residents, but not so far in that the bonnet or bumper damages the plants.
(b) PLEASE DO NOT:
(i) Wash or repair your car in the forecourt; use the side or rear areas.
(ii Allow relatives or friends to park anywhere on Court property while they go shopping etc.
(iii) Park vans or motor caravans in the forecourt. The occupants of the ground floor flats should not have their view blocked by such vehicles.
(iv) Run the car engine for more than a minute or two when the car is stationary in the forecourt.
(c) DO NOT LEAVE YOUR CAR IN THE FORECOURT:
(i) When away from home for more than two or three days.
(ii) When it is not roadworthy or it is not licensed or if it is awaiting repair or sale.
(iii) If oil is dripping from the sump or gearbox, etc.
Arrangements for long term parking in the foregoing circumstances should be discussed with the Estate Manager.
(d) Will garage and underground car park owners kindly help by, where possible, using their garage/underground parking instead of parking in the forecourt.
(e) Cars may be washed near the garage entrance on the west side of the Court where there is a water point and hose connection.
(f) It is requested that “For Sale” should not be displayed on cars standing in the forecourt.
(g) Please display a “Haven Green Court Resident” sticker inside one of the windows of your car to assist the porters and the clamping Company in identifying illegally parked vehicles. These stickers, which must be displayed only on cars owned by residents, are available each December for the next calendar year. Your visitors should display the temporary pass in a conspicuous position in order to ensure they are not clamped.
We would like our own and visiting children to have the happiest memories of Haven Green Court. We therefore request all residents to be especially tolerant of the exuberance and vitality they bring to our lives. They have, and should be freely accorded, all the rights of any resident. However, it cannot be expected that they will all have achieved adult discretion in the exercise of rights. If they should intrude unreasonably on the enjoyment of others, parents should not be aggrieved at reasonable remonstrance.
The monopolising of common facilities, playing ball games against walls of occupied property (which many people find unendurable), trampling on gardens in which we all take pride, or causing damage especially to the forecourt,
Not everyone appreciates the keeping of pets and all are entitled to protection against any form of intrusion or annoyance they may cause. Residents are required to obtain permission to keep a pet; we strongly support this system and insist on its observance.
It is unlikely that there would be collective opposition to one well -behaved and inoffensive domestic pet or to the usual children’s pets. Tolerance would not extend to any pet of uncertain temperament and, which could give offence by causing anxiety, health hazard, noise, smell or nuisance whether while captive or if escaped, or any whose breeding does not allow it to be controlled. Having obtained permission, it remains the owners responsibility to retain collective approval by ensuring that the pet creates no nuisance, It is open to any resident to raise objection to a particular pet which is causing annoyance.
7. THE “COMMON AREAS”
We all pay, through our Service Charges, for the maintenance of the lobbies, staircase, lifts, courtyard, paths and gardens and it is in our interest to ensure that they are treated with respect. Moreover, they are the environs of our homes and set the tone of them. There is a regrettable tendency by outsiders and sometimes visitors to treat such things as public places, without considering them as a part of our homes. It is difficult to keep them up to standard but we can at least set the example ourselves and be vigilant for others.
Top priority must always be given to safety. Lobbies, lifts and staircases must be completely unobstructed and residents are entitled to remove anything left in the way of an emergency exit or anything which could hinder old people or children. It is in your own interest to check emergency equipment, and to be sure you know the emergency procedure for people trapped in lifts - both as victim and rescuer! Be alert to trouble in flats left temporarily vacant; and, when going away for more than a day, consider leaving your keys with someone reliable both for your own properties’ and other residents protection.
Wet umbrellas should not be left out in the hall to drip dry as this will ultimately damage the carpets.
During the winter months please keep the entrance swing doors closed in order to preserve the heat (for which we all pay) inside.
There are clear signs on each lift, in each block, with regard to their use. It is dangerous to exceed the stated limits.
Unfortunately our blocks of flats have received unwelcome visitors over the years and residents have suffered loss from theft as well as damage to doors, windows etc.
Most break-ins are opportunist and it is important that residents (on the lower floors especially) take care not to leave windows or doors open which will allow easy access for thieves.
Also, never permit access through your block entrance to callers unknown to you especially after dark and never wedge the main doors, unattended, in the open position for ventilation or any other purpose.
If you see unexpected loiterers especially in or around temporarily unoccupied flats, please inform the staff; or if you are suspicious, advise the police.
The following instructions have been recommended by the Fire Protection Dept of the London Borough of Ealing.
In case of fire :-
(a) Dial 999.
(b) Tell the operator your telephone number and ask for “Fire”
(c) When the Fire Brigade replies give the following message distinctly:-
“Fire at Haven Green Court, Haven Green, Ealing, W5 and give an indication of the observed location”.
(d) Do not replace the receiver until the address has been correctly repeated by the Fire Brigade. then :-
(e) Leave the Building immediately by the nearest available exit.
(f) Do not use the lifts.
(g) Do not stop to collect personal belongings.
(h) Do not re-enter building.
(i) Report any missing person immediately to the Fire Brigade Officers.
Please note that the central heating system is for background heating only. Previously, each flat had an open fireplace but open fires were made illegal by the Clean Air Act of the l950's therefore, at times, additional heating may be necessary. Heaters using oil, paraffin or gas are not permitted by the flat leases.
No alterations to the central heating system such as the installation of larger and/or additional whole radiators can be permitted, since the balance of the whole system would be affected. Where advice is needed please contact the Estate Manager.
11. RUBBISH DISPOSAL
(a) Chutes should be used only for small quantities of dry rubbish contained in secured strong plastic bags of a size which will not jam in the small aperture of the chute. Absolutely no loose or heavy rubbish, bottles or other glassware, detergent boxes or large plastic containers, should be thrown down the chutes.
DUMB WAITERS (SERVICE LIFTS)
(b) All rubbish, except clean newspapers, cardboard and bottles should be in secured plastic bags. Do not overload (25lb or 10kg max).
(c) Any large or difficult refuse, unwanted domestic appliances etc, should not be dumped by residents on Court property; assistance should be sought from the porters if the firm delivering a replacement item does not agree to remove the original one.
(d) Do not dispose of spaghetti or similar type foods down the sink waste pipe, unless a waste disposal unit is fitted. Such practice frequently causes blocked drains, with resultant flooding and damage to kitchens in flats below,
12. THE GARDENS
The appearance of our gardens is the result of much time, effort, money and devoted care. Some would have them kept attractive and protected from use; others believe that gardens ought to be there for the use and enjoyment of the residents. Without wishing to deny their use, it is suggested lawns may be used for quiet enjoyment, but not for games, parties or picnics.
Children have the same right of quiet usage but can only be permitted to play if accompanied by a responsible adult.
Pets should not be allowed to foul paths and lawns nor be permitted on flower beds.
Flowers and plants are communal property and may not be cut for private use.
The small patios are part of the ground floor flats, and their privacy, freedom of access and from intrusion by noise or nuisance, must be respected.
It is to be hoped that all visitors will enjoy their stay. Our rules should be explained to visitors who intend making a prolonged visit, and they should make themselves known to the Estate Manager and neighbours.
14. SUB-LETTING AND HIRING
If you intend to be absent for an extended period, there is a procedure detailed in your lease for sub-letting. This embodies the safeguards to our common interests and enables the sub-lessees to be recognized as residents.
It is essential that the new occupiers are advised of the existence of the leaseholder’s restrictive covenants, of the contents of this booklet, and of the necessity to comply with them.
Any other form of letting or hiring is not permitted and is directly contrary to the interests of residents. There are dangers of overcrowding, squalor, disregard of covenants, breach of security, nuisances by noise, animals, inconsiderate use of car spaces, and otherwise cavalier treatment of the common parts and to a number of facilities to the cost of which we all subscribe. Such a practice would diminish both the quality of our homes and their actual value. It would be met with the resolute, corporate opposition of all residents.
15. THE STAFF
The priorities for the Estate Manager and his staff are:
(ii Routine duties for the maintenance of the common areas and facilities.
(iii) Minor services to individual residents in whatever time remains.
Your discretion in calling for their services under (iii) is requested to avoid putting them in the position of having to refuse to undertake work for you.
16. TEMPORARY ABSENCE
Please ensure that the Estate Manager, a Board member or a neighbour knows how to contact you in an emergency when you are away, Without intruding on your privacy, your neighbour is more likely to observe any irregularities if told of your absence. In cases of absences of longer than a week it may be advisable to turn off stop cocks.
One of the objectives of this document is to reduce the number of complaints from residents. However, if you have a complaint please speak to the Estate Manager first, and then advise him of the circumstances in writing, in order that the Board of Directors may also be informed.
Please help us all by reading these Notes carefully and drawing the attention of all members of your household to the contents.
KINDLY KEEP THE DOCUMENT IN A HANDY PLACE FOR REFERENCE
It is essential that new occupiers are advised of the contents of the leaseholder’s restrictive covenants, the contents of this document and of the necessity to comply with them.
HAVEN GREEN COURT LIMITED