LIVING AT HAVEN GREEN
COURT
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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.
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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:-
(a) Radio/T.V.
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.
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4. PARKING
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.
(a)
PLEASE:
(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.
5. CHILDREN
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.
Examples are:-
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,
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6. PETS
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.
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8. SECURITY
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.
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9. FIRE
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.
10.
HEATING
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
CHUTES
(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.
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(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.
13. VISITORS
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:
(i)
Emergencies.
(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.
17. COMPLAINTS
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.
18. CONCLUSION
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
AUGUST 2007