RULES & rEGULATIONS

Greenacres (Hendon Lane) Management Ltd

In accordance with the decision of the Directors of Greenacres(Hendon Lane)  Management Limited in April 2023, the following Rules shall apply pursuant to the Third Schedule clause 3(8) of the Lease. The Lease of the 71 flats forming part of Greenacres, 75/93, Hendon Lane, Finchley, London, N3 3SF.

All Greenacres flats together with their designated garages where applicable form one single registered title at HM Land Registry. On no account whatsoever must any garage part of that combined title be sold off separately from the flat. The combined use of both the flat and its garage are for residential purposes only and neither must be used in any part or whole for any form of business, or sublet to anyone, or for the use of any person other than the owner or a tenant of the flat. Any infringement of this rule could invalidate the owner’s leasehold interest.

1. Music, musical instruments and other audio equipment should not be played to cause disturbance to others at any time whatsoever and MUST be turned down between 10.30 p.m. and 8 am.  All sounds must be confined to the individual flat. This applies to ALL areas including specifically the buildings’ common parts, gardens, and all parking and drive areas. Music/ musical instruments/radios, etcetera, may not be played in the gardens at any time and noise must be always kept to a minimum. 

2.Not to carry on loud conversation or permit any excessive noise or allow the same to be done in the flat to cause nuisance or annoyance to the occupiers of any other part of the building.

3.Children must not play or cycle in the hallways, stairs, landings, or entrance lobbies.

4. Aerials and /or satellite dishes may not be affixed outside any flat window, wall or roof. Any such requirements must be referred to the Managing Agents for approval in advance.

5. Where window coverings are required to obscure vision from the outside, venetian or other similar binds, vertically or horizontally, vertical drapes, or net curtains may be hung neatly on the inside of windows for this purpose.
Where curtains or net curtains are used, they must not be knotted in the middle and must hang vertically. All windows must be kept clean internally; this is an obligation of the owner/occupier.

6. No washing or laundry is to be hung out or placed on balconies or anywhere visible from outside the building.

7.No dogs, pets or other animals are allowed to reside within any flat. Only visitors with an accompanying animal may come on site, but the owner must be responsible for the animal to ensure that the animal does not foul any part of estate. Animals must be removed if demanded by the caretaker. 

8. No barbecues or fires are permitted within the boundaries of Greenacres.

9. All common parts must be kept clear of any personal items (e.g., umbrellas, shoes, prams, wheelchairs, and bicycles). The Caretaker is instructed to remove all such items daily.

10. No bicycles are permitted inside any of the Blocks, including the halls, stairs, landings, entrance lobbies, and balconies at any time whatsoever. There is a bicycle rack provided at the rear of Block 5.

11. All flat entrance doors must conform to the original style and door furniture. No fittings, notices or alterations are allowed to be added or made to the outside of flat entrance doors.

12. No personal door mats are permitted without the express consent of the Managing Agents. 

13. No plants or planters are allowed outside flat front doors, without the express consent of the Managing Agents.

 14. No workmen’s supplies, tools or equipment, are to be left in the Common parts including the halls, stairs, landings or entrance lobbies. It is the responsibility of contractors to remove all materials, tools and rubbish from the site in their own bags or containers, and not to use any of Greenacres refuse bins, which are for the sole use of residents. (See also separate Rules for all Contractors.)

15. No washing machine or drier, or machinery making a similar noise or vibration which can be heard or felt by others outside the flat, can be operated after 10 p.m. or before 8.30 a.m. 

16. The lifts may only be used for removal of furniture and appliances with the express agreement and prior arrangement with the Caretaker (or the Managing Agent if the caretaker is not available). Residents will be responsible for ensuring that no damage occurs to lift interiors and will be liable for any damage caused. The protective linings must be hung on all three internal walls and covering to the floors of the lift. Dust sheets are also required to cover the carpeting from the lift to the flat’s front door.

17. No eating or drinking is permitted in the lifts, or the common parts within the buildings. No cans or other such rubbish is to be deposited around the estate.

18. Children under the age of 12 must always be accompanied in the lifts.

19. (a). Leaseholders or their Agents must provide the Managing Agents, within 5 working days of taking possession, details of all the names, email addresses and contact numbers of any tenants and /or occupiers of their flat.  This can be done as part of the sub-let license process set out below.

19 (b) Any sub let is subject to a license process. No sub let may be agreed without a license being in place. Details of the process may be obtained from Halil at Maunder Taylor (email: halil.enver@maundertaylor.co.uk)

Sub-let application will require:

Confirmation of the tenants’ legal right to stay in the UK.

Copy of Tenants Identification

Copy of the Tenancy agreement

Copy of the references obtained in respect of the prospective tenants

19 (c) In any event, no license will be granted to a limited company as tenant nor for any AST which has a break clause which could result in the tenancy term being for less than six months.

19 (d) Under no circumstances can the flat be let on a short stay basis i.e. Airbnb

On no account is any Leaseholder or Tenant allowed to further sublet any room, rooms or any part of a flat or garage.

19 (e) All costs are the responsibility of the lessee. Please note a sub let license carries a cost of £150 + vat payable to Maunder Taylor.

19 (f). On any occasion when a flat is to be left unoccupied for any period exceeding 28 days, then the caretaker must be advised, and the following special measures must be strictly applied: -

1. Turning off water, gas and electricity supplies

2. De-commissioning the heating system.

3. Arranging and recording weekly or periodic inspections of the property.

20.Tenants have the same obligations as the owner of the flat and have to abide by all Greenacres House Rules in full compliance with the terms of the Owner’s Lease, and any breach is deemed a fundamental breach of the Lessee’s obligations under the terms of the Lease.

21.The Gardens are for the enjoyment of residents and their guests only. 

22.  Children must not be allowed to run through or near the flower beds. The cost of any repair or replacement of damage caused to plants and or the water sprinkling system shall be borne by the leaseholder or tenant. No person may cut or pick any of the flowers or prune any of the plants or trees or remove the pebbles from the foot of the trees.

23. In the event of damage occurring to the benches, private property, grounds, buildings or other parts of Greenacres by the Lessees, their visitors, their families, or their occupants, they shall be liable for the cost of any necessary repairs or replacement.

24. All personal effects/items and litter must be removed when residents or their guests leave the gardens. No items are to be left in the gardens overnight, except for garden furniture only with the prior approval of the Managing Agents.

25. Any major works required to be carried out on a flat or works which may affect the common parts (regardless of whether Local Authority approval is required) must have prior written consent of the Managing Agents and/or the Freeholders. Approval is required in writing from the Managing Agents prior to any works being carried out inside the Flats in particular any works whatsoever in relation to the structure, mains water supply, stopcocks, and tanking. 

26.All works must be notified in advance to the Managing Agents, and to the caretaker prior to the date of commencement.

27. If wooden or other hard floors are to be fitted to any part of the flat, a high-quality acoustic underlay must be installed. Information on this must be obtained in advance from the Managing Agents. 

28. Macerator type toilets (also known as Saniflows) are not permitted in flats.

29..The Caretaker must be notified of the name and contact details of appointed contractors/ tradesmen.

30. Contractors can only operate between the hours of 9:00 a.m. and 5.00 p.m. Monday to Friday. On Saturday contractors may only carry out quiet internal work from 9a.m. to 1p.m. Noisy works are only permitted on weekdays from 9 am to 5.00 p.m.  No noisy works are permitted on a Saturday.

No works permitted on Sunday.

No materials or rubbish whatsoever are to be left in the hallway, stairs, landings or entrances. Appropriate dust sheets must be used to cover all carpets and walls up to and including the entrance doors to the flats. 

31.   Skips are permitted on the Premises subject only to the prior written approval of the Managing Agents as to positioning. All rubbish is to be bagged up daily and removed the same day by the contractors.

32.The lessees must accept responsibility and liability for all contractors employed by them. It is the responsibility of the Lessee to advise the contractors of the Greenacres House Rules that may be relevant to them whilst they are working on site.

33. All problems and any damage must be reported to the Caretaker or the Managing Agents at the time they happen.

34. There is strictly limited parking for contractors. Contractors must NOT park on the front driveway but ONLY on the rear driveway. All contractors must register their vehicles with the managing agent/Parking control. Contractor vehicles will only be allowed to park at the rear during the hours of 9:00am-5pm. Clear information must be visible in the windscreen of their vehicles as to their flat number or whereabouts in Greenacres, leaving a contact mobile telephone number.

35. If owners/tenants experience problems with pests i.e. bed bugs, mice, cockroaches, or any form of infestation, they must notify the Caretaker or Managing Agents immediately.

36.Should any owner have to leave the flat unoccupied for 21 days or more or should anyone outside the immediate owner’s family be staying in the flat, notice must be given to the Caretaker in advance of their departure. All occupants’ mobile numbers must be held by the caretaker for contact in emergencies.

37.All parked cars must always display a valid Greenacres parking permit. Parking permits must be prominently displayed on the vehicle’s windscreen, and must not be altered in any way, which will invalidate the permit. 

38. Tenants renting flats must provide a copy of their rental, or tenancy agreement to the Managing Agents, before obtaining a parking permit.

39. The Managing Agents, through the parking control agents, have the legal right to apply fines for any contravention of the Greenacres parking regulations. Vehicles are parked solely at the owner’s risk, and no responsibility whatsoever is accepted for any loss or damage to vehicles in using the car parking areas. 

40.Under no circumstances can chalk, or similar materials be used on the surfaces of any front or rear driveways, walls, halls, or any of the Common Areas internally or externally within the Greenacres estate. Defacing any surface area is strictly forbidden. 

41.If a new Central Heating system is required, then all replacement pipe work must be installed at skirting level. The existing pipe work in the concrete flooring must not be used under any circumstances.

42. No smoking whatsoever is permitted in the entrance lobbies, lifts, stairs, landings or hallways. Anyone smoking externally around the Greenacres estate, must remove all cigarette or cigar ends immediately from the garden and drive areas.

43. Electric Scooters and Bicycles are NOT permitted to be kept anywhere in the building, whether being charged or not. 

44. Further changes may be made to these Rules from time to time by the Directors.

 April 2023

ALL CONTRACTORS MUST REPORT TO THE CARETAKER.

1. No works are to be carried out at Greenacres without the permission in writing of Greenacres (Hendon Lane) Management Ltd obtained through the Managing Agent (other than decoration). An estimated time frame for the work to be provided.

2. Plans and specifications and professional calculations where appropriate must also be provided and approved by the managing agents where major alterations are to be undertaken.

3. Any works carried out on the fabric of the building must be in keeping with the rest of the building and approved by Greenacres (Hendon Lane) Management Ltd.

4. All workmen to act in a manner so not to offend or disturb other residents unnecessarily.

5. Not to carry out any work, which disturbs other residents, outside the hours of 9.00 am to 5.00 pm Monday to Friday or to enter the premises before 8.00 a.m., except in an emergency.

6. It is not permitted for the loud playing of music whilst building or decorating work is undertaken at any time.

7. Workmen should contact the caretaker when wanting to transport materials to upper floors so that the caretaker can put down protective covers to protect the lifts.

8. Protective covers must be placed on all communal area carpets prior to the works commencing.

9. Any damage caused by the said workmen in any of the common areas is to be made good or Greenacres (Hendon Lane) Management Ltd will repair and charge the leaseholder who employed the workmen.

10. No gas bottles are to be left on site. They are to be removed each day.

11. Any dirt of dust in the common parts caused by the workmen is to be cleaned up each day.

12. Any builders’ debris is to be removed from site as soon as practical. Any refuse is to be taken away by the workmen at the end of each day.

13. If contractors lay hard floors, they must be instructed that under the hard flooring adequate sound proofing/deadening measures are taken to eliminate the noise resulting from hard floors.

14. Front and rear doors are to remain secure and always closed when not in use.

15. Contractors may only park their vehicle at the rear of the property in marked bays once the vehicle has been registered with the Managing Agents. Failure to do so will result in a Parking fine. The caretaker must also be informed. Contractor’s parking is only permitted during working hours. Monday to Friday 9:00 to 5:00pm.

16. All contractors and workmen should register with the caretaker when arriving on site.

17. Any electrical works must either be undertaken by, or certified by, a NICEIC qualified electrician.

18. Before any new gas appliances are installed, written permission must be obtained from Greenacres (Hendon Lane) Management Ltd via Managing Agents. The work must be carried out by a Gas Safe registered plumber or engineer and must conform to current gas regulations. An appropriate certificate should be issued by the contractor on completion of the works.

19. Proposed structural alterations must be supported by a structural engineer’s report.

20. Under no circumstances are supplies of electricity or hot or cold water to be interrupted without the consent of the caretaker and any residents affected by any interruption must be given advance warning of any interruption to their supplies.

21. All fees that may arise from the freeholders, or Greenacres (Hendon Lane) Management Limited's surveyors, lawyers and/or the managing agents in respect of the grant of approval, inspections, correspondence, and reporting are the responsibility of the lessee where the works are being undertaken.

22. The freeholder, Greenacres (Hendon Lane) Management Limited and their agents are to be fully indemnified for any damages that may occur as a result of work undertaken in any flat. Where faulty works cause damage in another flat or the common parts of the building and result in an insurance claim the lessee where the faulty works took place shall be responsible for any excess the insurer may impose.

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Link Parking Ltd are responsible for monitoring parking around the estate.

Please see contact details below (also displayed on the notices around the estate):

Link Parking Ltd

Unit 47 William Sparrow Works, Bower Hinton, Martock, Somerset. TA12 6LG

Tel: 0844 0066110 – Email: info@linkparking.co.uk

Failure to adhere to the any of the rules below will incur a Parking Charge Notice

RESIDENTS

1. Only 1 permit will be issued per flat. Should a replacement permit be requested, the existing permit(s) will become void, and the use of the old permit(s) will be treated as having NO permit at all.

2. Non-Commercial vehicles with a permit can park in any marked bay on the estate.

3. No Parking is allowed on the estate where there is no marked bay. 

4. Cars will be allowed to park for a maximum of 10 mins at the front of each block to allow for offload/pick up residents. Parking beyond 10 mins will incur a PCN.

5. All permits must be passed back to Managing Agent on vacating the flat, so that it can be forwarded to the next resident. Failure to do so will incur a charge.

6. The parking wardens will patrol the estate during the day and at night.

CONTRACTORS

1. Lessees/Contractors MUST first register their vehicle with the parking control company and thereafter ONLY park at the rear of the estate, in marked bays only. Time restrictions will apply.

          Strict security rules apply to all owner/residents and tenants as follows:

1.  Not to allow anyone to enter Greenacres at any time, unless they are known and ensure that they proceed to the owner's or tenant's flat and are not left to wander around the block on their own.
2. If any public utility employee wishes to gain entry, identification musty be provided and every endeavour must be made to ensure that they are genuine.
3. The main entry door is never to be left open to anyone, nor is any person allowed entry following an owner/tenant entering or leaving the block.
4. If any front door is found left open by a tradesperson or anyone else, it must be closed immediately.
5. All activated alarm installations should be notified to the caretaker for any necessary contact in cases of emergency.

All tenants must comply with the rules and regulations of the Greenacres estate.

Landlords must provide a copy of the tenancy contract and contact details to the managing agents prior to tenants moving into the property.

Under no circumstances can the tenant be from DSS/local authority. Our building insurance stipulates this requirement. 

SUB-TENANCIES

Under no circumstances are lessees allowed to sub-let part of their flat to individuals.