Residents’ Obligations and Covenants as required by the Lease
The owners of property at Campbell Heights have all signed a common Lease and are all bound by that Lease which includes these Obligations (Covenants) that all residents must comply with.
Non-compliance may result in the Breach of Lease process being initiated. If a property is sub-let/rented, then the Tenant of that property must also agree to meet these Obligations. The Tenant should be asked to sign a sub-let rider to their tenancy agreement that includes this commitment.
Residents are also required to ensure that their Visitors meet these Obligations as far as possible.
These Obligations may be varied by CHMC – formal notice of any such changes will be provided at the CHMC annual general meeting, or by written communication.
A single-page laminated copy of these rules is available from the managing agent. This should be posted in a prominent position in all sub-let properties.
The text below in italics is repeated on the laminated rules sheet and the numbers in brackets (x.y.z) refer to the relevant section of the Lease.
1. Restrictions on use of the property (4.6.1+2)
a. Properties are to be used as private residence only.
b. No business and no immoral or illegal activities are permitted.
2. Cars and car parking (sch 3.3+4+5)
Each 4 bed house has a garage and a parking space in front of their garage.
The 3 bed houses and apartments have personally-owned parkings spaces which are either in the undercroft beneath the secure block or in the courtyard.
There are a few unallocated spaces in the courtyard and there is ample parking on the road outside the developments and in the nearby public parking.
Please do not use the spare parking spaces in the courtyard for long term parking of vehicles that are rarely used. This is unnecessary and unfair on other residents.
Please note the section of the Residents’ Obligations below that points out that vehicles must not obstruct access for emergency vehicles. Ambulances and fire engines, for example, require 3 metres of clear space on a straight and 4 metres on a curve, in which to manoeuvre. Waste disposal vans require similar amounts of space to be able to access and empty the rubbish bins.
a. No car repairs on any part of the premises except in an emergency.
b. No commercial vehicles, caravans, boats or trailers are to be parked on the premises.
c. Common areas must be able to be accessed by Emergency Services. Do not block access by parking or by leaving any obstruction. Any resident who causes an obstruction in these areas will have to pay for its removal.
d. Apart from the parking space(s) assigned to the property, combined resident and visitor use is restricted to one parking space around the development with any additional vehicles to be parked on the public highway.
3. Communal parts of the property (4.15)
(including car parks, rubbish bins, courtyards, landscaped areas, stairwells, access balconies, gates and doors.)
These areas are maintained by CHMC and are subject to UK laws with regard to public areas.
a. To comply with the law, smoking is not permitted in any of the communal areas.
b. Rubbish bins must not be over-filled - the lid must be closed after use. If a bin is full, please use one of the other bins provided close by.
c. To comply with safety legislation please do not use courtyards/undercrofts as play areas.
d. To comply with Fire Regulations all common areas must be kept clear at all times – this includes no bins, no furniture or furnishings, no bicycles or toys.
e. Fire doors in common parts must always be closed and locked after use.
4. Property exterior (4.17 and sch 3.1+6)
CHMC regularly monitor the property exteriors to ensure everything is working as necessary and that standards are maintained.
a. Owners and residents have a responsibility to maintain their back gardens and property front areas to a high standard. This includes removing weeds and clutter and ensuring that rubbish is put outside only on days when it is due to be collected.
b. Nothing fixed to external walls, placed in gardens or on balconies should be visible to passers-by. This includes washing or washing lines, flower boxes, aerials or satellite dishes, offensive signage.
5. Noise nuisance (4.16)
Residents must not disturb their neighbours right to live peacefully at all times.
All our properties have adjoining walls that we share with at least one neighbour. These walls are not very effective at masking sound and to live peaceably in this type of property, we all have to be aware of this and try not to disturb our neighbours. For example, please try not to slam doors, please keep music and TV systems at a reasonable level, and please keep noise down at night.
If you are disturbed regularly by noise from a neighbour and you cannot resolve it between yourselves, you may wish to bring this to the attention of the Board of Directors.
6. Pets (sch 3.2)
Written Management Company approval is required if a resident wants to keep one or more pets. Pet owners are responsible for ensuring that their pets do not disturb their neighbours and do not foul any part of Campbell Heights and are responsible for removing any such fouling responsibly.
Details on how to apply for this type of permission can be obtained from the managing agent.
7. Alterations to property and premises (3.5 and 4.6.5)
a. No alterations are to be made without the consent of Management Company (such consent not to be unreasonably withheld).
b. Trees in common parts must not be felled or trimmed.
8. Right of Entry (3.3 and 3.6)
The resident must permit entry to the Management Company, its agents or appointed workmen to make inspections and repairs. Reasonable notice will be given of such visits.
9. Buildings insurance (4.7)
No petrol or inflammables or excessive loads to be stored on the premises, or any other items that might invalidate the buildings insurance.
CHMC provides buildings insurance annually for all the properties and communal areas of Campbell Heights. If you want details of this insurance, contact Keyholder Lettings.
The insurance covers us for all standard issues including terrorist activities, given our proximity to Central Milton Keynes. There are certain insurance requirements with regard to sub-letting.
The insurer may make changes to the terms and conditions at each renewal so please seek confirmation of any point that may affect you.
Unoccupied properties
It is a condition of the insurance policy that within 20 days of the property being unoccupied, untenanted or not being actively used, that all services are turned off at the mains except for electric required for a fire or intruder alarm system. The water and heating systems must be drained. The premises are to be adequately secured and weekly inspections must be made by you or a responsible person acting on your behalf. Any accumulation of combustible items like junk mail and free newspapers must be removed at each inspection.
If this is to extend beyond 30 days of first being unoccupied then the insurer must be notified and there is no cover if this does not take place.
Please note insurers do change their conditions so if your home is to be unoccupied please check with the managing agent and they will confirm the most up to date requirements of our insurer.
10. Disputes and complaints (4.14 and sch 3.8)
a. These should be referred to the Management Company whose decision will be binding.
b. Costs incurred by CHMC and their agents in such matters will be passed on.
c. CHMC has the right to take back the lease if any part of the lease agreement is breached.
If you have a complaint about a neighbour and are unable to resolve it between yourselves, you can refer the matter to a relevant external agency and/or to the Board of Directors.
The Board, with the assistance of our managing agent, will try to help resolve the issue and, if an acceptable resolution cannot be achieved, will consider whether there has been a breach of the Lease. If there has been a breach, the breach of lease process will be implemented.
You may find it useful to keep a record of what has happened and when. This can be a valuable reference base for discussions and, should the matter have to go further, this helps to underpin your complaints and can act as evidence. Such a record is essential if the matter is to be escalated to the Board.