Services

New Developments

If your property is on a new site, you may find that not all the services have been commenced when you move in. This is often due to the way in which the developer hands over the site for management. Upon completion of the first sale, buildings insurance is implemented. This is a legal requirement and is usually requested by the developer via his solicitor. This premium is chargeable to you from the date of completion.

New sites can also have problems relating to cleanliness, often due to continued building works. Driveways and parking spaces, for example, may be unfinished or have building materials on them leading to short-term difficulties for access and parking. We would ask your co-operation and patience in such situations which should be resolved as the development is completed.

Service Requirements

The requirements of every development are different. The services provided by HLM will vary from site to site depending on the property type, the size and location of the development, the requests of the residents and the funds available.

Most developments will have some or all of the following services provided:-

Cleaning Communal Areas

This would normally be carried out fortnightly and would cover dusting, damp wiping, vacuuming and cleaning of glass to internal doors and fire screens.

Waste Management

Bins are always provided; these are emptied either by the local council or private contractor on a regular basis. All contractors insist on all rubbish being bagged and placed in the bins provided. Rubbish not placed in the bins will not be collected. Bin stores will be cleaned as and when required.

Window Cleaning

The frequency of window cleaning is dependent on the budget, however it is most commonly carried out on a 6 – 8 weekly cycle.

Garden Maintenance

During the season (March – October) there would be attendance by the contractor every two weeks. Out of season this is reduced to once a month. The contract covers routine grass cutting and weeding of beds; hedge cutting and shrub pruning are carried out ‘as and when’ required. The contract does not cover planting or replacement of plants. These would be dealt with by a special order. Watering during drought periods or dry spells is not part of the standard contract. On some sites the residents may request a higher level of garden maintenance; this can be arranged however it must be budgeted for at the start of the financial year.

Path/Parking Court Sweeping

This would normally be carried out by the grounds staff as and when required.

Building Repairs

These would be dealt with as required and according to priority. All lessees must be aware that they are responsible for any damage caused by themselves or their tenants.

Electrical Maintenance

General lighting repairs, such as replacement bulbs and switches, are carried out as and when required.

Emergency lighting and smoke detectors are often provided and maintenance contracts are entered into.

Lift Maintenance (where fitted )

A contract is entered into for routine maintenance and emergency call-outs for breakdowns.

Door Entry System

These are not normally subject to a maintenance agreement as we find that the costs do not warrant it. They are dealt with on a call-out basis when a breakdown occurs.

Communal TV Aerial / Satellite (where fitted)

In some blocks these are subject to a rental agreement which would normally include dealing with breakdowns caused by defective components.

Please be aware that some leases prohibit the installation of personal satellite dishes and aerials. We suggest you check the details of your lease carefully.

External and Internal Decoration

This work is carried out periodically according to the decorative finish of the building. Normally, external decoration would be dealt with on a three- to four-year cycle and internal decoration on a five- to seven-year cycle. Where the current decoration is particularly poor, we would consider bringing the work forward following consultation with the residents.

Other Services

Depending on the requirements of the lease, other services may be provided on a regular basis through the service charge fund, for example, the provision and maintenance of sewerage pump stations etc. All such items would normally be shown on the service charge schedule within the estimate and accounts for a particular block.

Who is responsible for repairs?

The Lessee

You are responsible for all matters within the flat itself plus the repair of any pipe, wire or drain which may be outside the flat but which only serves the flat itself. An example of this is the waste from your kitchen sink until it meets the main waste stack or main drain serving both your flat and other flats.

It may be that your flat is damaged due to problems with another flat e.g. water leakage from the flat above. This would still be your responsibility although the costs involved may be charged to the insurance policy for the building.

The Management Company

On behalf of all the residents and at a cost to the service charge fund, we are responsible for arranging all repairs to the main structure of the building, the communal areas of the building, all communal drains and rain water gutters and pipes, the surrounds of the building and common areas such as parking, courtyards, paths, driveways, gardens etc.