FREQUENTLY ASKED QUESTIONS
Parking
A major source of neighbour disputes in a block of flats, or small estate is parking. Most leases allocate a parking space (or sometimes two spaces) to each flat and these are shown on the lease plan. Residents should ensure that they only park in their allocated space, leaving any other car outside of the parking area. Second cars should not be regularly parked on the visitor’s spaces.
Where a lease does not allocate spaces, parking is on a “first come, first served” basis but again it will be for only one or two cars only. Visitor spaces are for visitor’s vehicles only and leases state that they are available for visitors “short term” parking. This is interpreted as meaning not more than a day or night.
As the management company we cannot protect a resident’s individual space if any vehicle parks upon it the only person who can take action is the leaseholder who owns the space.
Where there is abuse of the visitors parking spaces we would take action against the abuser or, if it has no road tax, or is an abandoned car we would locate the owner via the DVLA – although this process can take up to a month from the notification of the registration number. We cannot deal with abandoned cars on a resident’s space.
Noise and Nuisance
Noise from TV’s, stereos, parties, guests leaving, even walking on hard wood floors etc. can be very annoying – particularly late at night. Persistent noise nuisance is best dealt with by your local Environmental Health Department who have the necessary powers to deal with this and whose involvement usually provides a speedy resolution.
Nuisance can be caused by undertaking activities which do not accord with the community spirit. Carrying out major car repairs in your parking space, leaving derelict car in the parking court, abuse of visitor’s parking spaces, not taking correct control of your pets and erecting satellite dishes are all examples and are matters about which we regularly receive complaints.
We do not wish to become involved in inter-neighbour disputes unless this is unavoidable. A time may however arise where you feel we have to become involved. In those instances we would require the complaint in writing and it should be verified by at least one, or preferably two other flat owners. Initially we will write to the lessee concerned advising them of the complaint – but not the complainant – and requesting that the activity ceases. If not successful we may ask for Landlords to serve notice on their tenants. As a final resort solicitors would have to become involved. We would then ask for security for their costs as provided for within the lease. This would normally be an initial sum of approximately £200 (plus vat) but would increase if the matter had to go to court. You and other flat owners affected must be prepared to give evidence in court to substantiate the nuisance claim.
Satellite Dishes
Most leases carry a prohibition against any form of receiving equipment except communal receivers. Indeed planning restrictions prohibit more than one dish per building. Should residents collectively wish to have a satellite service they should make their wishes known to us in writing. At no time should individual dishes be affixed to the building or placed in the grounds.
Pets in Flats
Some leases have an absolute ban on any pets or certain pets. Other leases allow pets provided consent is obtained beforehand. In these cases a written consent is required. We are not concerned about fish, small caged birds, etc. Where you wish to have a cat or dog, please write to us for consent. Firstly written consent will depend on suitability of the pet i.e. a Great Dane is not particularly suited to a one bedroom flat, and secondly consent is given subject to what are termed “good neighbour” conditions as follows:
Any breach of these conditions can result in the permission being withdrawn.
Sub-Letting Your Flat
You may or may not be allowed to sublet your apartment. Please refer to your lease. If you wish to sublet your flat, please write to the Managing Agents, who act for the Management Company of the development, to obtain consent which may be required under the terms and conditions of your lease.
As your managing Agents, we advise it is essential you use a reputable Letting Agency and commence the tenancy on a ‘Six month Assured Short hold Tenancy.’ This is for the protection of you the lessee and other residents in the building. References will be required by the Letting Agency who will also carry out a credit check which will provide you with the knowledge that the proposed tenant has the means to pay the rent. Please note that as the lessee of the property, the obligation, covenants and conditions remain your responsibility. An administration fee is charged by the Managing Agents for handling the matter and upon application to JMB Block Management an information letter will be forwarded to you.
Out of Hours Emergencies
In common with other managing agents, our office is Open Monday to Friday during normal business hours. Outside of these hours, we have an answer phone, e-mail and a fax machine for you to leave a message. When the office is closed, if an emergency should arise you should make arrangements as below and/or as may be indicated on the Management Notice Board within your block and advise PMC UK when we re-open.
Blocked Drains
Call Dyno-Rod or similar local emergency plumbing service. They will usually require you to pay their account on the spot but we will arrange to re-imburse you, where it is the communal drain that is blocked.
Electrical failure to Common Parts
This is normally due to a circuit breaker operating. If you know its location you can reset it. Unless this is an emergency, please notify PMC UK who will arrange an appropriate contractor to attend site.
Door Entry Breakdown/TV Aerial Failure
These can normally be left until we re-open. A message on our answer phone will ensure that a work order is placed with the appropriate contractors.
Lift Breakdown
If persons are trapped in the lift, there are help buttons fitted within the lift which directly call the lift company to request assistance. In an emergency, call the fire brigade on 999. Where an emergency number is displayed on site for the lift engineers, also call them. If the lift engineers are called out outside normal working hours, their call out charges (Payable to you and your fellow residents through the service charge fund) are very high. Unless it is an emergency it is often better to wait until we open and report the failure to us so that we can issue instructions.
Water Leak
Call the emergency number for a local plumber. They will usually require you to pay their account on the spot however you may be able to claim reimbursement should the fault not stem from your property.
