Avonpark Q&A

A: Owners of a Retirement Villages lease are required to pay an assignment fee when their property is sold.

When a Retirement Village is developed there are very substantial capital costs involved in creating the central ‘country club’ facilities, including the restaurant, bar, kitchens, fitness centre, leisure facilities etc. The assignment fees provide the landlord company with a long term income stream which provides a return on the capital cost of that investment. At the same time, this income stream gives the landlord a common interest with the leaseholders, in ensuring that capital values of properties in the village are maintained and improved.

A common criticism of some retirement housing schemes is that ‘second hand’ properties are difficult to sell because the developer, having made his development profit, has no further interest in the investment performance of the scheme. Retirement Villages Limited develops its villages and owns them in perpetuity. We continue to invest in the up grading and refurbishment of the central facilities and individual units so as to ensure that capital values are maximised.

The level of assignment fee varies. The maximum it will be is 10% of the sale value and on some of our older leases it can vary considerably below this percentage level. In all cases, this fee includes the landlord’s solicitors’ costs.

Before proceeding we would advise you to take legal advice to ensure you are fully aware of exactly what the fee would be in respect of the specific property you are considering.

A. If buying, you will be taking a long-leasehold interest in the property. Most properties sold at Avonpark Village are sold with a 125 year lease, however some do vary. If you are buying a property which has been assigned on the open market only the balance outstanding will be assigned. In this situation, it is advisabe to check with the Retirement Villages sales team.

A. All residents pay a contribution to the running costs of each village's facilities, support services and building's maintenance. The service charge budget is compiled at the beginning of each financial year.

The service charge is divided into a number of components. These cover such items as the village manager, administrator, handyman, provision of minibus (charges for use apply), window cleaning, buildings insurance, repairs and maintenance, gardening, GP retainer, cleaning and laundry services and 24 emergency response. A breakdown of the current service charge account is available from the sales team.

The landlords will contribute the proper proportion of charges due for any unsold properties.

The current service charges at Avonpark Village range from £3,411.20 to £4,632.57.

A. Administration:

A small team including the Village Manager who is responsible for the supervision and control of the complete on-site management of the village and for arranging any additional care or domiciliary services.

24 hour cover:

There is always a member of staff on duty to respond to emergencies. 

Maintenance:

Employed or contracted staff who are responsible primarily for the upkeep of the communal grounds, buildings and equipment in the village. They will also carry out minor repairs to individual properties, and there will be appropriate arrangements for property emergencies outside normal working hours. Where residents require further assistance i.e. electricians, plumbers etc for major repairs, they will be required to pay for this separately.

Maintenance Reserve Fund/Sinking Fund:

There will be a programme for planned maintenance, together with the replacement of large items of equipment. The reserve fund is designed to allow for these expenditures as and when they occur, thereby reducing the need for large variations to service charges. The fund is also there should unforeseen maintenance items arise.

Insurance:

A block policy is in place to cover the buildings insurance on each property and on all communal buildings, together with employers and public liability.

Communal energy:

This is the cost of heating, lighting and water to all communal parts of the village. Residents pay these charges separately in respect of their own properties. 

Office supplies/telephone:

The costs of running the on-site manager’s office and associated services.

Repairs and maintenance:

The external maintenance: decoration and repair of all properties on the estate including the structure, roofs and foundations.

Internal maintenance:

Repair and decoration of all the communal parts of the estate. The maintenance or replacement where necessary of such plant, machinery, and equipment as required.

Maintenance contracts:

The payment of charges in respect of maintenance and servicing contracts for boilers, lifts, fire alarms, alarm call system and other communal equipment.

Refuse Collection:

The provision of a refuse collection service.

Cleaning materials, window cleaning, garden supplies, uniforms, interest and recruitment advertisements

Accountancy / legal:

Auditors costs for the provision of independently certified statements of accounts and any license fees payable.

Management fee

The fee payable to the Landlord’s appointed manager, RV Services Ltd, for the provision of services to the on site management company and for overall accountability of providing and monitoring the entire facility.

A. The service charge is operated on a strictly ‘not for profit’ basis, in accordance with legislation and therefore, future increases will only reflect the actual costs of providing the services It is not possible to give predictions for this but, suffice to say, the company has considerable experience, gained over 20 years of managing its villages, and is very conscious of the need to keep costs under control whilst continuing to give a quality service.

A. We insure the buildings and furnishings in the common parts; you only need to insure the contents within your own home.

A: Our assisted purchase scheme is where we act as an agent on your behalf, managing the sales process, and helping you to secure a buyer for your property.

A. Minor internal alterations and improvements can be made with the Landlord's written consent. However, when the lease is assigned, the right is reserved to restore the property to its original condition at the expense of the outgoing tenant.

A. The day to day on site running of the village will be the responsibility of the Management Company to whom the tenants pay their service charges. A representative of the Management Company will attend meetings with the Residents where any matters relating to the good management of the village can be discussed.

The Management Company will also provide every resident with a copy of the certified statement of accounts as soon as possible after the end of the financial year.

A. All rentals are undertaken for a fixed period on an Assured Shorthold Tenancy agreement, or AST, usually for a minimum period of six months. This is the most common type of tenancy in the private rented sector and is widely considered to be a well balanced document. A deposit is paid at the start of the tenancy which is paid to the Deposit Protection Service, the Government's custodial tenancy deposit protection scheme. In accordance with the scheme, the deposit is returned to you at the end of the term providing you have complied with the terms of the AST.

A. We offer a number of rental packages on both an independent living and fully serviced living basis. If you rent a property on an independent living basis, packages include property rent, service charge and ground rent. Utilities and Council Tax are payable separately by you. If you rent a property on a fully serviced basis, the rental package will include utilities and Council Tax and will also include daily meals in the restaurant. Whichever basis you rent you will have access to a wide range of facilities and services on site including the 24 hour emergency response as well as weekly apartment cleaning and a weekly laundry service.

A. We offer a variety of nutritionally balanced meals in our restaurants which, in general, are open for breakfast, lunch and evening meal. However, this may vary so please check with a member of the sales team. Meals may be taken on an every day basis by buying one of our meal packages or alternatively just when you wish. We can cater for any special dietary requirements if necessary.

A. Please contact Retirement Villages Sales team who will advise you of the process that you should follow. Retirement Villages’ own sales team can manage the sales process for you at an additional fee. Please talk to the R V Sales Team for details of the costs of this service.

A. Please ask for a copy of our current price list or see our current availability page.

A. Anyone who is over 55 (or is married to someone over 55). The services and facilities have been designed for people of his age group. Visitors are of course welcome.

A. Residents are encouraged to form their own Residents’ Association with an elected committee. From here events and planned activities will spring to life.

A. A 24-hour on-call emergency support service is in place in all villages. This is to cover emergencies only.

A. Yes they are. However for obvious reasons it is essential they are well trained and controlled.

A. Limited car parking is available on site on a ‘first come, first served’ basis.

A. Yes you can have a tailor made package to suit your needs, such as help with bathing, dressing, meals, for example. This would be priced accordingly.

A. The local RV Care Manager will be able to arrange care packages when necessary subject to payment of additional fees to cover the additional cost of the services provided.

If the situation deteriorates and independence diminishes to the point where permanent care is needed, then inevitably the resident themselves or their relatives will recognise that appropriate care arrangements need to be made.

In the very rare circumstances of this not being recognised, and bearing in mind the best interests of other residents, the staff, and the resident themselves, then there is a covenant in the lease where the Landlord may give notice. It should be stressed that this is the very last resort and it is hoped, that matters such as this, be dealt with in a sensible and sympathetic manner by all parties.

Where a couple are occupying a property and one of them becomes unable to look after themselves, there is no need for alternative arrangements to be made, as long as the other party remains able to cope, with the assistance of outside agencies.

Avonpark Village does have residential and nursing homes. It may be that a move to one of these becomes appropriate and this can be discussed, depending on availability,

A. There is a small kiosk which sells essentials and seasonal goods

A. This can be provided and a full list of all the services available, together with charges, can be provided on request.