We’re all keen that residents make the most of the summer weather in the garden but please remember:
No music because even what seems like a low volume at ground level reverberates around the blocks like in a canyon.
No barbecues other than the one you can rent from Ashworth Mansions because they destroy the grass and can be smelt on the fourth floor.
No litter for… well… fairly obvious reasons.
Dear Flat Owner
Annual General Meeting
I would like to invite you to the AGM that we’re holding on Monday 30 June at 7pm in the Paddington Sports Club on Castellain Road. I’ve attached the accounts as well as an explanatory note that draws your attention to the key points.
Directors
It’s with sadness that we will be saying goodbye to Michael Elliot at the AGM. He is retiring from the board after 22 years service, having been instrumental in liberating Ashworth Mansions from the previous freeholder. Michael has been Company Secretary (at no charge to the flat owners) and his advice will be sorely missed.
We have co-opted two new directors; Renee Marais and Nick Parker. Both Renee and Nick live in Ashworth Mansions and have made significant contributions to the success of both the Heating Committee and the Neighbourhood Watch. Their election will be put to a formal vote at the AGM.
Major Works
After the hiatus in 2012 caused by the unexpected works needed to the front of block 6, we completed Phase 3 – the rear of Elgin Avenue – in 2013 on budget. We can now proceed with Phase 4 – rear of Grantully. We have tendered the work and selected a contractor.
We are optimistic that work will commence in a few weeks. The rears of the blocks tend to present fewer surprises than the frontages and we hope the scaffolding won’t be up for too long. Residents on the Grantully side will receive direct communication from the contractors in due course.
Central Heating
I’m delighted to be able to let you know that the central heating has been turned off for good. All affected flats have until October to install their own independent heating and hot water systems. The Heating Committee has sent out details of what you need to do but, if you’re still in any doubt, please get in touch with them as soon as possible: heating@ashworthmansions.com.
Lease extensions
Now we have completed the necessary changes to permit the decommissioning of the heating, we can now move to offer extended leases to flat owners. We are reviewing this with our lawyers and will probably look to modernise the wording at the same time as extending. We haven’t yet decided the price for the extensions.
Hyperoptic
We are still in discussion with Hyperoptic regarding their proposal to provide fibre broadband to the estate. We hope to revert to you shortly with news.
Security
I’d like to ask you to remain vigilant. Please don’t buzz anyone into the building without checking their bone fides and always close the doors and garden gates behind you.
If you would like to receive regular updates from the Ashworth Mansions Neighbourhood Watch, please drop an email to neighbourhoodwatch@ashworthmansions.com
Caretaking
Following discussion at last year’s AGM, we decided to move to a live-out porter, offer extended hours service and to in-source the cleaning. This will involve recruiting one full time and one part time post and KFH is sourcing candidates for us at the moment. In the meantime, I would like to thank Sean who has been acting as a part-time porter since Daron’s illness.
Daron is doing well and will be at the Garden Party.
Future Plans
With Phase 4 scheduled to be completed this year, we have begun thinking about the long-term management of the estate. We will talk about this at the AGM but I wanted to give you the context for the discussion.
We intend to use 2014/15 to finish a couple of smallish projects; notably some work to the main doors to improve security and reduce noise and to conclude (one way or the other) the necessary repairs to the vaults on the Grantully side.
We will also commission a new 10 year plan for the estate to incorporate at some stage:
We have looked at options for funding the maintenance plans and have opted to continue the existing arrangements, a regular quarterly reserve fund contribution supplemented by additional special contributions in the years in which major works take place
We are still evaluating options for managing the estate. Hiring our own estate manager remains a medium term possibility but we don’t feel that, at present, we have the resources to in-source this work. For the moment, we will continue using SHW as surveyors and will tender contracts to reputable contractors.
Party
The Annual Garden Party will be on 12 July in the afternoon. I’d like to thank KFH for sponsoring and, especially, to Pamela Knudson for organising once again.
Yours truly,
Geoffrey Barraclough
Chair, Ashworth Mansions Ltd
Website, www.ourproperty.co.uk reports that Flat 85 (ground floor, Grantully Road block) sold recently for £1.15m. This is a record for a standard sized flat in Ashworth Mansions.
Following the last AGM, we decided no longer to have a live-in caretaker. Instead, we are moving head with recruitment of a live-out head caretaker and a part-time assistant. These individuals will undertake the duties previously done by Daron Tyas and, in addition, be responsible for the cleaning of the common parts.
Here’s are the job descriptions for the head caretaker position: If you know anyone interested, please get them to apply online:
Experienced Caretaker required for an exclusive mansion block in Maida Vale, hours of work 7am to 5pm Monday to Friday. It is extremely desirable for the successful candidate to have some basic maintenance/DIY skills and experience to undertake minor maintenance such as painting and redecorating, changing locks, lightbulbs etc.
The right candidate must have previous experience of working in a similar role, ideally having previously worked in a private residential apartment block. Must have a strong proven track record and be able to provide excellent references. Must be self motivated and have initiative, common sense and have excellent English verbal and written communication skills and excellent customer service skills. As the Head Caretaker will be unsupervised day to day, candidates must display good strong initiative as well.
Duties will include:
1.Ensure the security of the site and buildings by checking that all entrance doors and garden gates lock securely and are kept locked at all times and through other tasks as may be necessary.
2.Study and become familiar with the regulations contained within the lease and otherwise set out by the residents and ensure that regulations such as use of gardens, work of contractors, keeping stairwells clear and noise restrictions, for example, are adhered to.
3.Maintain a day book and key register.
4.As requested and ensuring that residents acknowledge no liability is transferred, retain as requested spare keys for properties at the site and sign these in/out during normal working hours.
5.Maintain an up-to-date list of emergency service and contractors’ telephone numbers.
6.Act as initial point of contact for and facilitate the work of contractors appointed by residents; check that contractors appointed by residents and lessees are acting within the terms of the lease and subsidiary regulations.
7.Undertake routine maintenance as directed by the representatives of residents committee, ensuring that all tools are maintained and kept securely and that they are only used by authorised personnel.
8.Supervise the assistant caretaker in his/her role and ensure cleaning is carried out to the required standard; undertake essential tasks carried out by the assistant caretaker in his or her absence (on leave or sickness, for example)
9.Ensure that the caretaker office is kept in a clean and well-organised manner and is available as required for meetings of the residents.
10.In co-ordination with the assistant caretaker, provide a telephone contact point for residents, contractors and others during working hours
11.Carry out other duties as might be reasonably expected or required.
DAILY DUTIES
Working with the assistant caretaker, managing that person and motivating them to ensure the communal areas are in pristine condition at all times.
1.Ensure that litter is removed from around the estate.
2.Ensure that there are no obstructions in the entrance halls and keep clear all internal staircases of any rubbish.
3.Check that no prams, cycles or any other items are stored in the common parts.
4.Inspect all lights to common parts and replace bulbs etc. as necessary.
5.Check performance and productivity of contractors employed by the managing agents or residents and report any concerns to the managing agents.
6.Supervise the routine cleaning of communal areas.
WEEKLY DUTIES
1.Check operation of entry phone system and door closer mechanisms and report faults to managing agents.
2.Carry out an inspection of the entire estate to check for leaking gutters, blocked drains or damage to down pipes, steps, paths, walls, grounds generally.Report defects to the managing agents.
3.Check that adequate levels of light bulbs are held on site and order as necessary through the managing agents or as instructed.
4.Collate all delivery notes, receipts, etc. relating to the work of the residents and pass to the managing agents using the appropriate format.At the same time send a concise report on matters arising during the week, including repair and maintenance visits.
5.Report defects / incidents (either observed or reported) and take the corrective action after consultation with the Property Manager.
6.Replace light bulbs to communal or external areas when required.
DUTIES TO BE CARRIED OUT AS NECESSARY
1.Keep a supply of salt and treat roadways and paths in winter.
2.Liaise with any residents in relation to personal effects that have been left in the communal areas and ensure that disposal/removal is arranged by them.This is particularly appropriate to large bulky items such as cookers, fridges, etc.
3.Check out and deal with any matters reported by residents.
4.Notify the Managing agents where works are being carried out within individual flats which may require a Licence for Alteration.If a Licence for Alteration is issued to ensure the residents adhere to the terms of the Licence, especially restrictions on times of work.
5.All other property related duties necessary or as directed by the residents or the managing agents for the general well-being of the property and in the interest of good estate management should be carried out.
You can see the part-time position advertised here.
I’m writing to update you on the progress of the major works. The good news is that phase 3 is almost complete. It has passed off without incident and within the budget we’d set.
We can now proceed to undertake phase 4 – the refurbishment of the rear of the Grantully block – in the summer. To do this, we will be raising the fourth and final special contribution. This will be £175.000 and we will collect this in two phases, with half due with the March service charge and the balance with the July bills.
With phase four ready to invite contractor tender, we are now considering alternative options for the future running of the estate in 2015 and beyond. We will be able to discuss these further at the AGM
The outstanding questions are (1) whether to in-source building work through the hiring of an estate manager and (2) whether we want to finance all work through quarterly contributions to a reserve fund or to make irregular but possibly quite large demands as and when necessary.
Thanks to everyone who participated in the survey. The results indicated strong support for option 2 – an enhanced service provided by non-resident porters. You can view the full results with flat owner’s comments here.
We have given notice on the porter’s flat to Freshwater and begun drawing up job descriptions for one full-time Head Porter and one part-time Assistant Porter. The part-time porter will also clean the common parts. Many of you will have met Sean, who has been working for us since Daron’s illness. Sean has done an excellent job but has told us that he plans to move away from London and so doesn’t want to be considered.
We are still on track to turn off the central heating for the final time in May. After this date, flat owners will need to install their own boilers and related pipework for both warmth and hot water. According the schedule circulated by the Heating Committee you should now be in the process of finalising quotes and selecting central heating/boiler installer in preparation for submitting plans to KFH in April.
If you don’t know what you need to do, please contact the Heating Committee or Linda Foss at kfh.
We have been approached by a new broadband company with a proposal to install cabling to Ashworth Mansions for up to 1 Gigabyte connectivity, at their own expense. They are currently carrying out a survey and will make a formal proposal. Details will be circulated to residents when received.
Yours faithfully
Geoffrey Barraclough
Chair, Ashworth Mansions Ltd
Please remain very vigilant and security conscious. The greatest risk we run is as a result of our own carelessness in not closing doors properly, allowing strangers access and not being alert and reporting suspicious behaviour and activity. Due to all the contractors and activity we will have in the coming year as people change their heating systems, we please need to be extra cautious. Try and break through that reserve and get to know your neighbours and keep an eye out for their welfare!
Get to know your neighbours. Knowing who your neighbours are, when they’re away and looking out for each other is one of the most effective ways to improve security. Consider circulating e-mails and telephone numbers within a block. Daring, we know…
Please let us know of your concerns. Please e mail us if you have spotted any incident providing the time, date, a description of the incident and the people involved and any other relevant information at: neighbourhoodwatch@ashworthmansions.com. The data we receive will be turned into a log, which in turn, will be given to the police.
Please also report incidents as usual to the relevant police authorities as per the recent brochure distributed: Dial 101 for crimes that have already happened and local issues and 999 for emergencies. Logging crime and ASB on 101 assists the police in gathering intelligence and they have encouraged us to use this means of communication
We have the following of interest to report (well, we think it’s interesting!):
So, we hope we are making some difference….
Many thanks for your support!
The Ashworth Mansions Neighbourhood Watch
I’d like to update you about options for caretaking at Ashworth Mansions. We are considering a number of options and would like your views.
As you know, the estate has always benefited from a live-in caretaker. The most recent incumbent, Daron Tyas, resigned from his position on 1st May 2013. Since then, we’ve had only a part time temporary agency caretaker from 8am to 1pm each day who has been undertaking general sweeping, checking drains, collecting rubbish, issuing fobs and other general duties as and when required.
There are three main options now.
Other combinations of staffing and hours are possible but, for simplicity, I wanted to give you a sense of the costs of various options. In addition, it would probably cost £20-£30K to build an estate office. This could be funded from accumulated ground rents in Ashworth Mansions Ltd and would not be a service charge item.
Please drop me a line with your views or complete a short survey at http://svy.mk/1d7NKqw. Alternatively, you can link to it from the News page of our website. We hope to reach a consensus and move ahead with recruitment in the New Year.
Longer term, we are considering the merits of employing a full time estate manager (as at Lauderdale Mansions) which, in principle, would be more economic than relying on external surveyors. A decision on this is not required until we finish the 4th phase of the refurbishment and has minor relevance to our decision on caretaking
Yours faithfully
Geoffrey Barraclough
Chair, Ashworth Mansions Ltd
After the Ashworth Mansions AGM in June, a group of residents started discussing issues of local concern, which discussions culminated in the formation of the Ashworth Mansions Neighbourhood Watch (AMNW). We are pleased to let you know that the AMNW was registered with the Westminster Safer Neighbourhoods Policing Team in September and is supported by the Ashworth Mansions board and our local councillor, Jan Prendergast. Maida Vale is a low crime area and has a very co-operative Safer Neighbourhoods policing team. We hope to do our part in retaining this appealing aspect of our neighbourhood.
We would like to provide information on the AMNW mandate, contact details and also ask for your support in our efforts to improve our security and quality of local living.
Who is currently involved with the AMNW?
Pamela Knudsen is co-ordinating and Nick Parker, Maryam Clements, Renee Marais and Shirley Murphy have formed the core team and will fulfil the various responsibilities. We would welcome your support and information to assist us in achieving our goals and have already had some residents volunteering their services.
As a resident, we would ask you to help us log incidents of local concern by e mailing us and also reporting incidents to the Police. We’ve discovered that reporting really does help the Police by allowing them to understand patterns rather than trying to deal with issues in isolation. In return, the Police/Council are more communicative with us and we can pass on this information to residents.
The scope of the AMNW
The scope of the AMNW activities is aligned with the guidelines for neighbourhood watches as provided by Westminster Council.
We will be focusing our efforts on the streets surrounding Ashworth Mansions: Ashworth Road, Grantully Road, Elgin Avenue and Biddulph Road and the area of the Paddington Recreation Club that abuts these roads.
How do you communicate with the AMNW?
Please e mail us with any information or queries at: neighbourhoodwatch@ashworthmansions.com.
Many thanks for your support!
The Ashworth Mansions Neighbourhood Watch
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