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0800 137 111 or 020 7605 6464

homeownership@kctmo.org.uk

kctmo.org.uk

@kctmo

Unit A, 292 Kensal Road, London W10 5BE

CONTACT US

Delivering excellent services through

resident-led management1996 - 2014

You may recall from the June newsletter that we have been reviewing our management fees, for both service charges and major works. After consultation with the Homeowner Panel and the Council this detailed review has now been concluded and signed off.

The resulting changes outlined below are based on a full analysis of TMO staff time and the elements that are rechargeable to you under the terms and conditions of your lease.

Management fees latest

HOMEOWNER NEWSIssue 12 | Winter 2015

The biannual newsletter from the TMO

The existing management fees, based on the previous review in 2009, are: • Service charges: £172 per flat – this is then apportioned

over the block, so you may find that the current management fee is greater or lower than £172, depending on where you live.

• Major works: £50 annual standing fee plus 7% on any major work projects.

From April 2016 the new management fees will be:• Service charges: £220.58 per flat. This is then

apportioned over the block, so you may find that the current management fee is greater or lower than £223, depending on where you live.

• The new management fee for service charges will be reflected in your 2016-17 service charge estimates, which will be issued in early March 2016.

• Major works: the £50 annual standing fee, charged through your service charge account, has been removed; the management fee for major works projects has been reduced from 7% to 5.5%.

• The revised management fee for major works will be applied to all capital projects from 2016 onwards.

Before After

Formal consultation updateWe recently consulted all homeowners about the two services that impact on most homeowners: insurance and cleaning.

The Council, which is the landlord, is obliged to insure all buildings in accordance with the terms of the lease; the current insurance contract expires on 31 March 2016. The Council has therefore gone out to tender for the renewal of this contract; we’ll be issuing the second formal notice in the new year to notify you of the new insurance contract.

If you live on an estate or in a large block with communal areas, the TMO probably provides cleaning services that

you contribute towards through your day-to-day service charges. The current contract with OCS is also coming to the end of its term next year. A tendering exercise will take place in the new year and we’ll be writing to you again once this has been concluded.

We’re also in the process of consulting a number of leaseholders in buildings where there is a lift. We have sent the first formal notice and will be communicating further with those leaseholders in the new year.

If you have any queries relating to these notices please contact the Home Ownership Team.

Further information020 7605 6464

homeownership@kctmo.org.uk

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Window safety

Do not remove window restrictors (unless the window is being cleaned) and never leave an open and unrestricted window unattended if there are children in your home. Once cleaning has been done re-engage the restrictor immediately. Keep keys for windows and window restrictors out of children’s reach. Be careful how furniture is arranged in relation to windows, patio doors and on balconies ensuring it does not create a risk because children could use it to climb.

Fire safety

Keep electric fires, gas fires and portable heaters guarded. Ensure your child’s nightwear is fully flame retardant.

Safety at home

Electrical safety

Protect children from electrical risks by fitting childproof covers over accessibleelectrical sockets.Unplug electrical equipment when not in use. Never use in the wet and keep in good repair. Fitting an RCD (residual current device) could save a life.

Cooking and kitchen safety

Ensure all sharp kitchen implements are kept out of reach and sight of children at all times. When cooking keep saucepans and their handles out of reach of young children. Take care to avoid trailing leads from kettles, coffee makers, deep fat fryers, irons etc.

Avoiding slips and trips

If you have small children and there is a staircase in your home, you should fit stairgates. Keep hallways and staircases free from clutter.

Care with chemicals and poisons in the home

Ensure all potentially dangerous liquids, such as bleach and detergents, are kept out of reach – preferably in a locked container or cupboard. Ensure that medicines are kept out of reach of children preferably in a locked cabinet and keep pills in containers with child-resistant tops.

Safety in your block

Please ensure that the area outside your home is kept clear of obstructions and, in particular, flammable items. You should not store anything in this area, as it is your primary means of escape in the event of a fire or emergency and if obstructed this could delay your safe evacuation form the building.Please do not prop open fire doors. They are there to hold back smoke and flames in the event of fire for a smoke free and safe escape.Ensure that all rubbish is safely disposed of in a timely manner; put it down the refuse chute or taken to the refuse chamber.Report any defects or repairs that you find so that they can be seen to as soon as possible.

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We carry out regular fire risk assessments in the communal areas of all residential bocks. These are required by fire safety legislation and are needed to ensure that blocks are safe for residents and that any fire safety risks are highlighted and addressed.

In accordance with your lease, your flat entrance door is demised to you and therefore it is your responsibility. As part of the fire risk assessment the assessor highlights all potentially non-compliant flat entrance doors in the block.

Where a door is potentially non-compliant we will write to you, first seeking documentation confirming the door is compliant with fire safety regulations. If you’re unable to provide this documentation we can arrange for the assessor to visit the your home, assess the door and produce a report confirming whether it’s compliant and, if not, what action is required by you. If the assessor confirms that action is required it’s essential that this is treated with priority.

Additionally, confirmation that the work has been carried out, with documentation and photographs showing the completed

work, should be sent to our Health & Safety Team; this means they can address any subsequent questions from the London Fire Brigade. You will appreciate the importance of fire safety, particularly in blocks of flats; fire safety and the wellbeing not only of you and your family but also of all of the residents in the entire block, as well as visitors and workers, must be maintained. Compliant flat entrance doors are essential to protect the means of escape from the building in an emergency for a safe evacuation. This is especially important in enclosed communal lobbies and walkways.

If you require detailed information on the required fire safety standards or you have any queries in relation to your flat entrance door or fire safety generally please contact the TMO’s Health & Safety Team.

Fire safety

Further information

TMO’s Health & Safety Team

020 7605 6344

As well as paying for your service charges by direct debit you can now pay for your major work this way also. If you do not

already pay by direct debit and wish to do so please contact the homeownership team on 020 7605 6464 or via email homeownership@kctmo.org.uk and we will be happy to assist.

Direct debit benefits

It spreads the costsPaying your bills by direct debit allows you to spread costs over an agreed period.

It’s guaranteedDirect debit payments come with a guarantee so you’re automatically protected by three important safeguards:• an immediate money back guarantee from your bank in the

event of an error in the payment of your direct debit

• advance notice if the date or amount changes• the right to cancel at any time.

It gives you peace of mindDirect debit is one of the safest and most reassuring ways of paying your bills:• payments are made automatically, so bills are never

forgotten, lost in the post or delayed by postal problems• organisations using the direct debit scheme have to pass

a careful vetting process, and are closely monitored by the banking industry

• the direct debit guarantee protects you and your money. It’s offered by all banks and building societies that take part in the scheme.

It saves you timeModern life is hectic – but direct debit helps. It takes away much of the hassle associated with paying bills, and puts an end to queuing at the bank and filling out cheques. You’ll find it easier to stay on top of your bills, and you’ll know exactly how much money is going out each month.

Direct debits – major works

Service charge and major work estimatesService chargesIn March 2016 you will receive your service charge estimate for 2016-17 and if you have any queries regarding these you can contact a member of the Home Ownership Team who will be happy to assist.

In order to assist you please note that the quarter dates for the majority of leases during 2016-17 are as follows:

Major worksIf any major work is planned for your building during 2016-17 then you will be receiving a major works estimate in March 2016. If no work is planned you will not receive this document. For any work planned for 2016-17 your estimate will be followed by further formal consultation.

If you wish to discuss payments on any of the above or have any queries, then please contact the Home Ownership Team.

25 March 201624 June 2016

29 September 201625 December 2016

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Network HubUnit A, 292 Kensal RoadLondon W10 5BEOpen weekdays 9am-5pm

World’s End Estate OfficeBlantyre StreetLondon SW10 0DSOpen weekdays 9am-5pm

Lancaster West Estate Office 3 Grenfell RoadLondon W11 1TGOpen Monday to Thursday 8.30am-12pm & 1pm-4.30pmFriday 8.30am-1pm

The Home Ownership Team

is based at the Word’s End

Estate office

YOUR HOUSING OFFICES

Framework agreements

Cyclical decorations programme

In September 2013 we started a consultation with you on our proposal to enter into framework agreements for major work projects over the next four years. In December 2014 you received a further consultation notice setting out in detail the exact nature of the proposals; there had been no definitive decision from the Tribunal Service as to whether framework agreements were legally compliant with the current leasehold legislation.

The TMO and the Council decided to seek a determination from the Upper Tribunal on this point and the hearing took place at the end of June this year.

As you may have read in the current Link, a landmark

determination has confirmed that the framework agreements are compliant and we have now entered into these framework agreements.

If your block is due to have work carried under the framework, then you will receive a further notice detailing the estimated costs and your contributions where you will have a further opportunity to make observations and comments.

Work under the frameworks will start in 2016. We will endeavour to keep those affected informed about what work will be carried out and when, making sure that everything is done to the best possible customer service standards.

Contractor Wates Living Space

Consultant Baily Garner

TMO Project Manager Umesh Kataria

TMO Resident Liaison Officer

Steph Perkin

We have now drawn up a programme for the forthcoming cyclical redecorations under the framework agreements.

Consultants are scoping the work needed for individual blocks and our contractors Keepmoat and Wates are pricing these. As part of this process we’ll be having informal meetings with affected residents for them to have an input into the process. Those homeowners at the front of the programme will start to receive their Section 20 Schedule 3 notices early in the new year.

What the work involves: repainting inside and out, any necessary repairs externally or in communal areas, the replacement of some roofs and windows.

Where: boroughwide, but split into two contracts, North and South

Consultation and choice

Contractor Keepmoat Regeneration

Consultant John Rowan and Partners

TMO Project Manager Simon Girling

TMO Resident Liaison Officer

Lorna Cunningham

North contract South contract

All residents have or will be invited to meet the contractor events for individual blocks or estates prior to work starting, when information will be provided on the scope of work and colour choices at the meeting. We anticipate most residents will have had an opportunity to attend a consultation event prior to the

end of January 2016 and before any relevant formal consultation is issued regarding the work and its cost.

If you have questions regarding the frameworks or programmes of works, then please contact the Home Ownership Team.