7. What is the Deed of Management
The Deed of Management sets out the services and amenities arranged by the Management Company and provides for the payment of the Service Charge by residents in this respect.
8. How much are the service charges?
The service charge varies according to the type of property.
For the current financial year (1st October 2017 to 30th September 2018) the current charges are:
Band A £4,980 per year
Band B £5,508 per year
Band C £5,828 per year
Band D £6,256 per year
In addition there is a charge of £300.00 per annum for a second person living in the property, the current charges for double occupancy are:
Band A £5,280 per year
Band B £5,808 per year
Band C £6,128 per year
Band D £6,556 per year
These charges are reviewed in July each year and any changes to the Service Charge will take effect from the 1st October. The service charge is payable quarterly in advance or monthly by Direct Debit.
There is also a Ground Rent of up to £350 per annum (depending on lease) that is payable.
9. What do the service charges pay for?
- Salaries and National Insurance:
- Administration – A team including the Village Manager who are responsible for the supervision and control of the complete on-site management of the village.
- Maintenance – Employed or contracted staff are responsible primarily of the upkeep of the communal grounds, buildings and equipment in the village. They will also carry out minor repairs to individual properties that have arisen from structural damage, and there is an appropriate arrangement for property emergencies outside normal working hours. Where residents require further assistance i.e. electricians, plumbers etc. they will be required to pay for this separately.
- Domestic – Each property is entitled to have one hour of domestic assistance and to have up to eight pieces of linen laundered in our central facilities each week.
- Emergency Response – 24 hour emergency cover provided by suitably trained and qualified staff.
- Maintenance Reserve Fund (Sinking Fund)
There is 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.
- Communal Rates
The business rates for the office accommodation, restaurant, shop/kiosk and all other central facilities.
A block policy is in place to cover the buildings insurance on each property and on all communal buildings. Furnishings in communal areas and equipment used in maintaining the village are also covered, together with employers and public liability. You will need to arrange your own contents insurance cover.
- 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 office and associated services.
- Repairs and Maintenance
- The external maintenance: decoration and repair of the majority of properties on the estate including the structure, roofs and foundations. There are some exceptions where this does not apply.
- Internal maintenance: repair and decoration of the clubhouse and other common parts of the estate, but not internal redecoration of the individual properties which is your responsibility.
- The provision of a refuse collection service.
- 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.
- Accountancy / Legal
The annual independent Audit and the associated costs for the provision of Certified Accounts plus any other fees payable in relation to the operation of the Management Company.
- 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.
- Cleaning Materials, Window Cleaning, Garden Supplies, Uniforms, Interest, Bank Charges and Recruitment Advertisements
10. Are there any other additional charges
There are some additional Management Fee charges which may apply from time to time. Details of these can be found within the Leaseholders Handbook.
11. By how much are the service charges likely to go up?
The Service Charge is variable and operates on a strictly “not for profit” basis, in accordance with the Housing Acts and therefore any future increases will only reflect any actual increased cost in providing the services. We will give at least 28 days’ advance notice of any change.
12. Who is responsible for the redecoration of my property?
External redecoration is the responsibility of the Management Company within a planned maintenance cycle. This is paid for from the service charges. Internal redecoration is the responsibility of the tenant at least every 5 years.
13. Can I make alterations to my property?
Subject to obtaining prior consent from the Landlord, minor internal alterations and improvements can be made,
However, when the lease is assigned, the Landlord reserves the right to restore the property to its original condition at the expense of the outgoing tenant. An administration fee of £90 inclusive of VAT is chargeable for approval and final inspection of the works.
14. Can visitors stay?
Within the terms of the Lease guests may stay with you in your property for 28 days maximum at any one time.
En-suite guest rooms are also available within the Village at extremely reasonable prices.
15. What about parking?
Car parking is available within the Village on a “first come, first served” basis.
There are also a number of garages available to lease for a term of 21 years. The cost lease premium for a garage is £12,000 plus a Ground Rent of £20 per annum.
The garage lease is not assignable, but can be surrendered to the Landlord for 50% of the full price paid originally.
16. Are pets allowed?
Yes they are. However, for obvious reasons it is essential that they are well trained and controlled.
17. Am I allowed to sub-let my apartment?
As per the terms of the lease, residents are not permitted to sub-let their apartments.
18. Is there a selection policy for prospective purchasers?
Retirement Villages does not discriminate on the grounds of age, marital status, sex, sexual orientation or disability and is committed to a policy of equal opportunities and diversity.
Our retirement villages are designed to provide an enjoyable and supported environment for older people living independently. So far as we are able, we will endeavour to accommodate residents in line with our diversity policy.
Prospective purchasers will be asked to confirm that they are generally in good health. Purchasers who have specific health problems may be required to provide further information via their G.P.
19. What care or medical cover is there?
A suitably trained and qualified Nurse is on duty 24 hours per day 7 days per week to provide an emergency call out support service within the Village. This strictly covers emergency first response only.
During the day there is also someone on duty who can provide advice on health matters, liaise with GPs, families etc. and generally to look after the well-being of residents.
Other care services can be provided at an additional cost.
20. What happens if I become unable to look after myself or my partner?
The concept of the village is ‘Independence in retirement’. However, the Company is able to assist in arranging care packages through an external provider when necessary on a private basis, at an additional cost. Residents can, of course, make their own arrangements with Social Services.
Where 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 alternative living 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 can 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.
21. Are there any social activities / facilities?
At Cedars Village there is a restaurant which open every day for lunch, a conservatory, bar, library with an internet enabled computer, snooker room, shop (open Monday to Friday 09.15am to 12 noon; Saturdays 09:30 to 12:30pm and Sundays between 09.30am and 10.30am), function room and a launderette.
The Village Residents’ Association also organises social events and outings for residents to join in if they wish. Some of the activities already in existence at the Village are as follows: art classes, keep fit, theatre trips, poetry, music and bridge.
There are also coffee mornings, a luncheon club with guest speakers and events such as concerts in the Ballroom. The residents also run an annual “Cedars in Bloom” competition.
22. Does the Management Company consult tenants?
We encourage residents to form their own Residents’ Association and the Village Manager is available to attend the Residents Association Committee Meetings by invitation.
Under the terms of the Deed of Management, the Management Company provides each resident with a written estimated budget of the Service Charges for the coming year.
Prior to this being issued, the Village Manager meets with a Finance Monitoring Group appointed by the Residents’ Association, to discuss the proposed new budget and as far as possible to obtain agreement to it, having made available all the relevant figures and supporting information.
The Management Company will also provide to each resident, as soon as possible after the end of the financial year, a copy of the statement of accounts of the village, duly certified by a Chartered Accountant.