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Essential Living
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Visitors

November 17th, 2016

As detailed in your Assured Shorthold Tenancy Agreement “W8.4”

So that we are able to maintain building security, should any resident have a visitor that is staying and would like to have a fob/key for their apartment, they would complete a Visitor access form, this should be done for anyone who would like to be issued a access fob/key or is staying more than 7 days.

The Visitors access form can be obtained from the residents’ team.

Anti-social behaviour

November 17th, 2016

As detailed in your Assured Shorthold Tenancy Agreement “W8.3”

 

Being a good neighbour

How you get on with your neighbours can be one of the most important factors in determining whether you are happy in your home. We must remind you that any nuisance in or around your home, caused by yourself, family members or visitors, is a breach of your tenancy agreement.

We do not tolerate nuisance, annoyance or harassment to us, our customers, or visitors to the building and complaints of this nature will be formally investigated and action taken.

You must respect your neighbours and not do anything in your home or the building which causes a nuisance or annoyance to us or your neighbours or visitors to the building. In particular, you must not play any music, TV or computer games which can be heard outside your home between 10pm & 8.30am.

 

Anti-social behaviour FAQs

What is anti-social behaviour?

Anti-social behavior (ASB) can be anything from noise or nuisance to incidents of violence or intimidation. Examples are:

  • Noise – playing loud music; frequent parties; very loud television
  • Lifestyle clashes
  • Racial harassment
  • Criminal behaviour
  • Violence and domestic abuse
  • Dogs barking for long periods of time

When is noise anti-social behaviour?

Nuisance caused by noise is a big cause of problems between neighbours. Excessive noise by loud music, revving engines or DIY work can disturb everyone. You should be considerate to your neighbours at all times and keep noise to a minimum.

What can I do to stop my noise from disturbing other people?

Noise between properties, particularly flats, can be reduced by:

  • Placing TV, radios and stereos away from shared walls.
  • Always keep the volume down to reasonable levels particularly late at night & early in the morning.
  • Carrying out household activities such as using the vacuum cleaner/washing machine at reasonable times of the day.

What should I do if I think I am a victim of anti-social behaviour?

Contact the Residents’ Team as soon as possible after the incident and tell us what happened, record details of any further incidents using the incident log we will give you, and encourage any other witnesses to contact us.

Why do I have to complete incident diary? I have told you about the problem, can you just go & deal with it?

Incident diaries are absolutely invaluable to us because they describe what has happened, who is involved, how it affects you and whether anybody else has seen the incident. If you write your diary as soon as you can after the incident has happened it is fresh in your mind and you are writing it in your own words. The best evidence for us is from the witnesses who have actually seen or been subjected to the anti-social behaviour.

If we decide to challenge the perpetrator we will look at the information in the incident diary to use this to reinforce our case. If you have written things down soon after the incident we can be confident that we have the right details to challenge the perpetrator. If the case ever went to legal action, diary sheets are direct evidence that we can use.

Please note that your identity will be known by the resident’s team only and your information will never be released to the person of whom you are making a complaint about.

Utility fair usage policy

November 17th, 2016

As detailed in your Assured Shorthold Tenancy Agreement “Y3.2, W3.1 and W3.3”

In all our accommodation, you are provided with an apportioned sum for utilities within your Rent which means you only have one accommodation bill to worry about. We believe this approach provides an easier, hassle free environment and it’s particularly helpful for you and your financial planning.

Your utilities (domestic cold water, electricity, heat and hot water) are included within your rent and tenancy agreement. Therefore we request you use these facilities with consideration to ensure ‘fair use’ and sustainability is maintained to ensure we as a community can reduce our impact on the environment.

All utilities provided to the apartments across the development, are individually metered and monitored on a periodic basis so that we are able to proactively work with residents to minimise the energy use within the apartment, should they exceed the average consumption for the specific apartment type.

The purpose of this policy is to bring about awareness of usage of utilities and to encourage residents to be considerate and careful in their use of these services and to encourage them to make ‘greener’ choices.

The utilities and services subject to this policy are:

  • Domestic cold water
  • Electricity
  • Heating
  • Hot water

Throughout the apartments and the property, the infrastructures supporting these services have been design to be as efficient and economic as possible. To assist residents additional feature have been installed such as the’ Kill switch’ which isolates all the ceiling lights and can be operated when departing the apartment, also the energy display which forms part of your access control system and has been fitted to display your energy usage.

You are entitled to use the utilities limited to an average expenditure, aligned to the type of accommodation you live in. This figure represents an amount that is considered to be fair and reasonable (based on the average usage of utilities across the whole of the property, this has been estimated this year, however would be by historic consumption once these figures are available).

 

Fair usage policy

The following is an explanation of our Fair Usage Policy:

Residents’ Team:

Pre-arrival and new residents:

  • Prior to your arrival in the apartment the onsite Residents’ team will have carried out a thorough review to ensure all services are operating efficiently.
  • On arrival the Residents’ team will carry out an induction with you of the services and assist in explaining how these work within the apartment.

Your rights:

We will periodically provide you with evidence of your usage of the utilities and services used for consideration. We will invite you to discuss with us any measures that you feel will be supportive in helping you to reduce your future usage to a level that is fair and reasonable.

Your responsibilities:

  • To make sensible use of energy, of your electrical equipment and services within the apartment so that you can assist the community within the development to reduce its overall carbon footprint.
  • This may include reviewing your energy consumption, ensuring everyone is clear of their responsibility to use utilities fairly and to make greener choices whenever possible.
  • To read available hints, tips and advice on best practice to support energy efficiency.
  • To bring to our attention any situations which may be causing you concern regarding the minimum use of utilities, so that we have a timely opportunity to offer support.
  • To be clear that ultimately if there is no changed behaviour following a range of supportive measures and interventions, then an additional over use charge would be levied.

Our responsibilities:

  • We will monitor consumption apartment by apartment via the building management system and utility meter readings on a periodic basis and report to you your usage levels.
  • During your stay the Residents’ team will offer continued support through providing helpful tips, and sharing successful good practise approaches to reduce use.
  • We will notify you and any other residents, if the usage is 10% or more over the considered fair and reasonable figure.
  • If your energy use is considered to be unacceptably excessive, we would notify you that additional charges will be levied and at the same time we would assist in making recommendation on how to reduce your consumption.

Additional services:

In addition, several complimentary services have been included within your rental. These are:

  • Y.3.3 – Free access to the building wide Wi-Fi system (up to a download speed of 45mb), should you wish a faster service this would be available at an additional charge.
    The additional charge would be for broadband access via a router in the apartment and would be charged at an additional £10.00 including Vat per month.
  • Y.6.2 – Contents insurance included up to £5,000 (per apartment) worth of personal contents insurance cover for residents personal belongings.
    Essential Living are working in partnership with Endsleigh to provide you with a basic level of Contents insurance, already included within your booking. It is important for you to check this cover to ensure that you fully understand the protection provided.
    You may find that you need to increase your insurance to protect all of your possessions both inside and outside of your apartment.
  • Essential Living are working in partnership with Zipcar to offer Club car facilities to their residents, for those that are eligible we have arranged a 1 year complementary membership per apartment to Zipcar.

Resident sign up process for Zipcar

  • Email/welcome letter sent by Essential to residents moving into the unit detailing offer and link to landing page
  • Landing page will educate member about the offer and car sharing concept
  • Resident will “join” through specific links on landing page. This will create an application on Zipcar’s system and once they have completed this our new members’ team will give them a call to complete the sign up. The resident needs to have their license details and payment card on them.
  • Sign up generally takes 20-30 minutes and once this is completed, residents with UK driving licenses can use the vehicles immediately

Driver eligibility:

  • All drivers must have a valid driving licence that they have held for at least 12 months.
  • Have no more than 1 accident in the last 3 years (where a claim with their insurer was made)
  • All drivers may not have more than 6 points on their licence (drivers under 25 may not have more than 3 points on their licence)
  • All drivers must have their own payment card (unless being added as a driver) on the account.
  • All international licence holders will be required to send additional documentation before they can use the service

Rent

November 17th, 2016

Your rent is a calendar monthly charge for the property you live in, and reflects the size and type of property you have. (Y.3.1.)

Included in your rent is an allowance for domestic cold water, electricity, heat and hot water. These individual allowance sums are documented on the AST according to the size of the property.
This amount may alter during the term of your tenancy in line with our Fair Usage Policy or notified price increases, you will periodically be provided with a statement of consumption for Your information.

The calendar month rental payment is calculated in the following way:

Quoted weekly rent is £750.00. This figure is then multiplied by 52 and divided by 12.

For example: £750 x 52 = £39,000. Divided by 12 = £3,250 per calendar month.

Vantage Point Management Limited want to ensure that all rental payments (direct debits) are received on the 1st day of each month after the initial month so dependent on what date your tenancy commences the initial rental payment would be calculated in one of the following two ways.

 

Method 1

Arrival before the 15th day of the month (inclusive). For example, 11th September. This resident would pay from the 10-30th September (inclusive) = 20 days.

As the tenancy starts before the 16th of the month, the time required to setup the direct debit (takes 8-10 working days) is possible, so that the 2nd months’ rent is received on the 1st of the month.

So this would be calculated by: Annual rental £39,000 divided by 365 days = £106.85 times the number of rental days (11th September to the 30th September inclusive) 20 = £2137.00 less the booking fee (£1,000.00) = £1,137.00 rent payable plus the deposit amount.

 

Method 2

Arrival after the 16th of the month (inclusive). For example, 27th September. This resident would pay from the 27th September to the 31st October (inclusive) = 35 days.

So this would be calculated by: Annual rental £39,000 divided by 365 days = £106.85 times the number of rental days (27th September to the 30th September inclusive) 4 = £427.40 plus the full next calendar month’s rent of £3,250. Total rental payment = £427.40 + £3,250 = £3,677.40 less the booking fee = £2,677.40 rent payable plus deposit. Direct debit would then be ready for the future months.

 

Additional services included in the rent

As detailed on your Assured Shorthold Tenancy (AST), we have arranged several centrally contracted utility services; these have been arranged so we are able to negotiate supply contracts on behalf of all our residents removing some of the necessary administration that you would usually have to undertake personally.

These services are domestic cold water, electricity, heating and hot water, as Vantage Point is a new building we have no historic data so an estimated consumption calculation has been provided in conjunction with our metering company until consumption data is available, after this a periodic review would be carried out and if necessary the monthly sum amended accordingly.

We will periodically supply you with a statement of consumption for each service on the residents’ portal for you to be able to view.

Personal identity

November 17th, 2016

AS DETAILED IN YOUR ASSURED SHORTHOLD TENANCY AGREEMENT general terms 3.4

 

Right to Rent

It is a legal duty for Landlords to check that every tenant has the right to live in the United Kingdom.

To do this, we need to take copies of your original documentation proving your nationality and that you have the legal Right to Rent a property here.

The information provided helps us confirm your legal status and will not be used to discriminate against you because of your nationality.

Essential Living will need to photocopy your original documents such as passport, driving license, ID etc. and submit this to Keysafe (our referencing company) for visual and data checks to confirm they are genuine.

Essential Living are not permitted to rent to you if you do not have the necessary documentation that is currently valid, additional checks would be required for those on time limited visa’s.
We would then refer residents’ to the website: www.keysafetv.com/tenant-referencing

Internet (Vantage Point)

November 1st, 2016

There are 2 internet packages that you can have:

 

Building Wi-Fi

This is included in your rental. Speeds are up to 45Mbps download and 5Mbps upload. 20 active devices allowed online at any time.

 

Apartment Switch Upgrade

This is charged at £10 per month. Speeds are up to 100Mbps download and 100Mbps upload. 40 active devices allowed online at any time. The network switch and ports within the apartment are also activated.

 

Each apartment runs in its own virtual network (VLAN). This separates all network traffic so only devices within their own network can see each other, making it secure while allowing access to other internal devices including printers and storage devices. This network can be accessed from anywhere within the building, each resident is provided with a username and password to authenticate onto their network.

Wireless devices like smart phones and laptops can log onto the portal and authenticate, however devices such as Apple TVs, Games console, Sky boxes, Printers and storage devices cannot authenticate. To connect these devices, the residents’ team will contact out Wi-Fi provider, Curve IT, who will require the device’s unique identifier, a MAC address once supplied and loaded the device will work.

Should any wireless devices need to be added that can’t be authenticated the Resident’s team will require the following information:

  • Apartment number
  • The tier package that the resident is on
  • MAC address of the device(s) needing to be added

If the resident has upgraded to the higher tier any devices which the client plugs into their apartment wall ports will be automatically authenticated. We always recommend plugging in games consoles, printers and TV’s into the apartment wall ports where the device allows this as the speed and consistency of connection is improved.

If the resident has continued network issues after adding the MAC address(es) we would need to go through some troubleshooting steps:

  • What is the problem?
  • Have they rebooted their device?
  • Can they see the Wi-Fi network and connect to it?
  • Have they tried accessing elsewhere in the building as a test?
  • Have they tried authenticating with their username and password on the portal page if they can access it at: https://vantagepoint.curve.support/portal/vantage_point
  • Have they tried a different internet browser
  • If the device has a network port and a updated package can they try plugging into a network port in the apartment to test it

If you still have a problem, the residents’ team would request permission to forward your contact details to CurveIT so that CurveIT could call you. They would also require the following information:

  • What is the nature of the issue?
  • What is the device make and model?
  • What is their MAC address and IP address of the device?
  • Is the device plugged into the wall data port?

Any further communication would only be via the residents’ team and not directly to you unless pre-authorised.

Headlease

October 13th, 2016

As detailed in your Assured Shorthold Tenancy Agreement “W.17.1”

As part of our obligations to the Freeholder we are required to ensure that you are aware and abide by certain clauses that are contained in the Headlease.

Please find below the full details with regards to clause 24.1 and Clause 24.3 as mentioned on the Assured Shorthold Tenancy Agreement. A full copy of the London Underground Lease is available on request.

 

Clause 24.1 provides as follows:

Notwithstanding any other provision of this Lease:

(a) The Tenant is not entitled to raise any objection in respect of the operation of the Railway Undertaking or the Railway Assets and Premises or the carrying out of any matters referred to in clause 24.3 on the Railway Assets and Premises in connection with the operation of the Railway Undertaking or the Railway Assets and Premises (save to the extent the same is in breach of an express covenant on the Landlord’s part in this Lease).

(b) The Landlord is not responsible to the Tenant or to anyone enjoying the benefit of the Premises for any nuisance, disturbance, annoyance or inconvenience (howsoever caused) arising in consequence of or in relation to the operation of the Railway Undertaking or the Railway Assets and Premises.

(c) The Landlord is not responsible to the Tenant or to anyone enjoying the benefits of the Premises for:

(i) any act, neglect, default or misfeasance of any employee or agent of the Landlord or of any other person entering upon or using the Railway Assets and Premises or works in breach, neglect or non-performance of his or her duties;

(ii) Liabilities arising from the construction, repair, alteration, working or use of the Railway Assets and Premises in connection with the operation of the Railway Undertaking or the Railway Assets and Premises; or

(iii) by reason of any terrorist event explosion or other emergency.

(d) The Tenant shall not be entitled to make any objection or complaint in respect of any noise vibration or discharge or any electronic interface from the Railway Assets and Premises.

 

Clause 24.3 provides as follows:

Subject to the rights granted to the Tenant and all other provisions of this Lease, the Landlord shall have the right at any time to execute or permit or suffer the Works, excavation works, the right to including the right to build on or into any boundary wall of the Premises and make use of any column or support thereof and to erect scaffolding or gantries in front of or around the Premises and to alter, add to, vary, pull down or re-erect all or any erections, repairs or alterations on under or to any part of the Railway Assets and Premises including part of the  buildings/structures, alterations, gantries, scaffoldings, additions or re-erections or otherwise deal with the Railway Assets and Premises as it may deem fit without obtaining any consent from or making any compensation to the Tenant.

Deposit

October 6th, 2016

As detailed in your Assured Shorthold Tenancy Agreement clause 2.6 and “Y15.1” and “W15.1”

Tenancy deposits for assured shorthold tenancies must be protected in a Government-authorised scheme within the statutory timescale and otherwise in accordance with the relevant scheme rules.

We have considered the amount of deposit based on what is fair in relation to the potential liability the tenant has in relation to the property. Essential Living have decided that 4 weeks’ of the property rental is the sum to be requested as deposit.

Our tenancy agreement has made provision for the holding of the deposit, specifying:

  • The amount required
  • How the deposit is to be held
  • Who the deposit will be registered with

 

10 Things to Help “US” Get it Right When Managing “Your” Deposit

1) Make sure we give the tenant a detailed check-in inventory and schedule of condition at check-in and check-out.

2) We must register the deposit on a new tenancy within 30 days of receiving it, or within 30 days of the tenancy becoming an Assured Shorthold Tenancy, if this occurs after you receive the deposit. If we don’t meet the deposit protection requirements, then from 31 days after paying the deposit a tenant will be able to make a claim through the courts for the full deposit  AND a penalty of between one and three times the deposit.

For more information please see the TDS website guidance document some frequently asked questions on the changes introduced by the Localism Act 2011.

3) Give the tenant the prescribed information within 30 days of receiving the deposit – or within 30 days of the tenancy becoming an Assured Shorthold Tenancy, if this occurs after you receive the deposit.

4)We will provide a copy of the Tenancy Deposit Protection Certificate and place it on the residents’ portal for you.

5) Give the prescribed information to the tenant, getting them to sign it if possible. If you don’t give the tenant the prescribed information in time, they may start court action for compensation as outlined in 2 above.

6) If there are any changes during the tenancy, update all records and documents including the tenancy agreement. To notify us of changes in ownership or management, please phone our residents team 0207 272 9246.

7) When the tenancy finishes, end it on the TDS deposits database. If there is no dispute, release the deposit within 10 working days. If the tenancy is renewed, please put that on the database too.

8) If there is a dispute, try to negotiate a settlement before submitting it to TDS scheme.

9) If there is a dispute, both parties need to send all the evidence they want to TDS scheme operator to consider. They will adjudicate based on information sent to them and do not ask for more. Make sure to include the check-in inventory and schedule of condition report and the check-out report.

If the landlord is claiming for rent arrears, they must ensure they send a schedule of what’s been paid and what hasn’t – along with details of the dates the rent was due for.

Without these documents, they may not be able to show that any property damage or rent arrears are the tenant’s responsibility. Remember, they will need to see written reports as well as photos. For photos to be useful as evidence, they should be dated and of reasonable quality.

10) They need to be sent the total amount in dispute. If they make an award to the tenant, the landlord would need to pay immediately less any agreed deductions to the tenant.

If they award to the landlord and only part of the disputed amount is being held, they will advise the landlord to contact the tenant about any shortfall and request payment.

Repairs and maintenance

September 30th, 2016

How to report a repair

You can report a maintenance fault through your residents’ portal or by email, telephone or via the onsite residents’ team.

We want to get things right the first time; therefore filling in the online repair form correctly, and with as much information as possible, will improve our chances of getting the repair done quickly and effectively. If you prefer to report the fault with the onsite team they will hand you a Maintenance Request Form to complete.

 

Turnaround times

Once you have reported a repair we will tell you if it is an emergency, urgent or routine or planned repair. The type of repair will determine how long we have to respond and complete the repair.

You will be contacted to agree a time which is suitable for us to carry out the repair. You can request a time which allows you to be present for the works or request that our residents’ team are made available to provide access to your apartment (unless it is an emergency).

 

Accessing your home

Once a repair has been reported, quite often we will need to be inside your home to carry out the necessary repairs. Your assistance in agreeing suitable access times would be appreciated. If suitable access cannot be arranged for us to carry out repairs, we may decide to exercise our rights as a landlord to gain entry to your home to carry out the repair. This will depend on the nature of the repair, considering Health and Safety matters and the risk of further damage being caused to your home and adjoining properties.

You must allow us or our employees or contractors into your home if we have given you 48 hours’ notice (or less in an emergency) to:

  • Inspect the condition of your home
  • Carry out periodic maintenance checks and servicing
  • Carry out repairs or alterations to your home, or the property next door, above or below
  • During the last two months of your tenancy to show potential new occupiers the property
  • Carry out any other reasonable activity, including selling the property, building work or survey the property, or to carry out our legal responsibilities as your landlord

 

Right to repair

If you do not report a repair to us but do the work yourself or employ somebody to do it, you will normally not be entitled to have your costs reimbursed by us. However, in some cases you do have the right to arrange to carry out the repair yourself. This only applies if we have failed to carry out our repair responsibility or the repair is not to an acceptable standard. We hope you do not need to use this right as our policy is to ensure that all repairs are carried out to a high standard within the period stated.

 

Repairing deliberate or accidental damage

You are responsible for the repair or replacement of damage caused to your property by you, your family, visitors or your pet. These repairs should be made using suitable materials and should be carried out to a standard, matching the original condition. We may carry out this repair for you, but you will be charged for this service.

Zipcar

September 13th, 2016

We have negotiated that you will receive one year’s free membership per apartment (subject to qualification criteria) from the date you move in to the building.

To reserve a vehicle you will need to book directly via the Zipcar website/App and pay the hire charges following the normal Zipcar procedure.