FOR LESSEES AND TENANTS
The management company, Belsize Court Properties Ltd (which is owned by the lessees) is the freeholder and landlord of the estate. Among other things it is responsible for looking after the structural and common parts of the estate. This includes employing staff to remove the refuse from each flat, clean the communal areas and make sure they are properly lit. It is also responsible for maintenance of the communal garden.
The lessees’ responsibilities are set out in the lease. Each lessee is bound by these and, if subletting, is responsible for making sure his/her tenants are aware of these provisions and observe them. In addition the directors have the power to draw up regulations necessary to ensure that we can all enjoy the estate and ensure that its value is maintained or increased.
The purpose of these notes is to summarise some of these regulations and provisions of the lease (the relevant clauses in the lease are identified below). This does not replace the rights and obligations of lessees as they are described in the Lease.
Parking
Belsize Court residents benefit from off-street parking available at several points around the blocks. However space is limited and therefore each flat is permitted to keep only one vehicle on the estate (which should display the parking sticker provided by the porter.) Any additional car should have a Camden Residents Parking Permit and park on the road.
Visitors of residents are welcome to use the off-street parking on a limited basis and for short stay only (for example friends of residents should not use Belsize Court’s off-street parking while they are on holiday). A note should be displayed in a prominent position in the car that states the flat number being visited and the name of the resident in that flat.
Residents who have visitors are expected to be considerate and use their good judgement about how much of the limited spare parking space is taken by their visitors. Moreover, visitors can only use the parking space for the duration of their visit. Any resident can apply to Camden for Visitors parking Permits at reduced cost. Due to limited availability of parking space, priority should be given to the residents.
Commercial vehicles may use the parking space during working hours for works carried out on the premises, on the basis of one vehicle per flat and in liaison with the Porter.
Flat Maintenance and Water leaks
Lessees are responsible for keeping their flats and contents in good condition by ensuring the necessary repairs and redecorations are made at regular intervals (Clause 2(4) and (5)).
Water leaks are the most common cause of damage and insurance claims in blocks of flats. Lessees have a responsibility to keep all plumbing and sanitary fittings in good repair (Clause 2(4)) and at least once a year should get a plumber to check all water pipe connections, waste pipes, sealant around baths and showers and appliances like washing machines to make sure they are sound and no repairs are needed. Lessees and tenants need to know where the mains stopcock is in their flat and to check that they are able to turn it off if necessary. It is recommended that is always turned off if you are going away for more than 48 hours, and if you are going to be away for longer periods the managing agent or porter should be given contact details of someone who can get access to the flat if there are any water leaks while you are away. Remember that you may be liable for the cost of any damage caused by a water leak to the flat below.
Professional/Business Use
The flats and garages may not be used for any trade, profession or business (Clause 2(16)).
Subletting
All Leases contain provisions for the formal application for consent to underlet and for observance
of the Lessee’s obligations in the Lease (Clause 2(18) (a)).
All lessees contemplating under-letting their flats MUST contact the Managing Agent for their
approval and sufficient time must be allowed for such consideration.
Further information is provided in the password protected part of the website
Security
Residents should take sensible precautions to ensure that their own flats are secure and also make
sure they leave the front and back entrance doors to the blocks properly closed (Sch4 clause 2).
Ground floor flats have been particularly vulnerable in the past with intruders managing to break
into flats through mainly unlocked doors or windows, although locks will not necessarily put
burglars off. It is recommended that especially ground floor flats make their own arrangements to
improve security through good quality locks, security bars, burglar alarms, etc. From time to time,
the Managing Agent will send circulars providing useful updates or suggestions on security issues
for all Lessees and Tenants.
Residents should be cautious about letting people into the building if unsure of their identity (make
sure they are either let into one of the flats or leave the building).
Lessees / residents are responsible for insuring the contents of their own flats, including decoration
and floor covering
Noise and Disturbance
Sound from music systems, instruments, radio or televisions should not be at a level which disturbs
other occupants in the building and must not be audible outside individual flats between midnight
and 8:00am as stated by the Lease (Schedule 4 clause 5). Please also note that the hours stipulated
by the Noise Act 1996 are 11:00pm to 7:00am.
All flats have to be covered in carpet or other material, which effectively deadens sound (Clause
2(23)). When flats are undergoing refurbishment work, the Managing Agent’s guidelines on noise
levels must be adhered to. Works have to take place from 9:00am to 5:00pm from Monday to
Friday and 9:00am to 1:00pm on Saturdays subject to consent of the residents of the same block.
Alterations / Renovations
Any alterations to the flats or structural work need the consent of the Landlord (Belsize Court
Properties Limited). Lessees have to contact the Managing Agent in the first instance, who can
guide them through the process.
Further information is provided in the password protected part of the website
Fire Hazards
Residents need to ensure that nothing is done that creates a safety risk eg blocking fire exits
(including kitchen doors in individual flats), or leaving items on the communal passageways and
staircases which might catch fire or prevent a quick exit in case of fire (such as push chairs,
bicycles, etc). This has been picked on by the safety experts.
The blocks are covered by a building insurance policy against fire (cost is covered by the service
charges) but any of the above actions might make this policy void.
External Appearance of Flats / Blocks
The Lease prohibits the fixing of any placard, notice, or sign on the premises in any part of the
building or windows. (Schedule 4 Clause 9)
TV Aerials
All flats may already have connection to cable. Lessees may install their
own TV aerials on the roof of their block only after getting the consent of the landlord (contact
the Managing Agent). Installing satellite dishes or TV aerials to the exterior of the flats is not
permitted. Also, no more satellite dishes will be allowed on the roofs.
Pets
Pets are not allowed to be kept in the flats without the prior written consent of the company.
(Schedule 4 Clause 11) It is the company’s policy not to give such consent.
Refuse/Recycling
There is a bin room next to the end Garage, No 13. This contains one large bin for mixed recycling
and other bins for waste that cannot be recycled.
Each resident is responsible for providing their own bins and sacks for collecting refuse. The porter
collects all refuse (recyclable and non recyclable) in the residents’ bags or sacks from outside each
flat on a daily basis from Monday to Friday. He will put all of this in the non- recycling bins unless
the rubbish to go in the recycling bin is clearly identified as such.
There is no provision for the recycling of food waste but there are two compost bins – one about
half way along the path running between the lawn and the southern boundary wall and the other in
the flower bed to the right of garage No 13. These should not be used for cooked food, meat or fish.
Garden
The gardens are there to be enjoyed by all residents so it obviously makes sense for everyone to
have consideration for others when using them. It is shared space. If you have visitors, or employ a
nanny to take care of your children, please ensure they understand the following points.
It is a garden maintained by professional gardeners. Please don't allow children or visitors to climb
trees or pick flowers or play games that have the potential to cause damage to the garden or flats. It
is forbidden for anyone other than the head gardener (Paul Longden), to lop or prune the shrubs and
trees. Children should be supervised by a responsible adult particularly as the garden is not enclosed
and younger children can easily wander off into the road.
If a visitor has brought a dog with them please don't allow the dog into the garden.
If you want to have a party in the garden please request permission in advance from the Managing
Agent. This ensures numbers are kept to an appropriate level and that two residents don't
inadvertently plan events on the same day.
Do ensure all personal items are taken away after using the garden. The gardeners/porter are not
responsible for tidying up the garden space.
Remember that flats overlook the gardens and noise carries. Please keep noise to a minimum so as
not to cause unnecessary disturbance to others. In particular please avoid having phone or other
conversations close to residents’ windows.
Storage
Each flat has access to one indoor cupboard (under the stairs) and one outdoor cupboard – both
shared with other residents.