Here are some of our frequently asked questions – it’s not an exhaustive list, but it’s designed to cover many of the queries often raised. If you can’t find what you’re looking for below, please don’t hesitate to call us on 01483 411770 or email us.
An invoice will be issued by Grange Management on the first day of every quarter.
The majority of leases dealt with by Grange Management are effectively full repairing and insuring leases. This means that a tenant is responsible for the maintenance of the interior parts of the premises, with Grange Management being responsible for any communal areas. Full details are contained within each lease.
If a tenant wants to make an internal non-structural change to the premises, then in most cases they are free to do so, unless the lease specifically states that the landlords consent must be obtained.
If the alteration is structural, then the landlord’s approval must be obtained and a formal Licence to Alter entered into. Prior to making any changes to the premises please get in touch with us.
If you wish to assign the lease, and your lease allows this, please contact us first. We will refer the matter to your landlord and their solicitor.
Repairs should be reported in the first instance to Grange Management’s Commercial Assistant Property Manager, Wendy Mansfield, via email – wendy.mansfield@grangemanagement.com or via phone 0203 840 2827.
If you have a residential or retirement emergency, please contact us on 01483 411770
It is important that tenants keep a note of when your lease is due to end and open negotiations with Grange Management at least 6 months in advance of the end date. This ensures there is sufficient time to establish each party’s position, reach an agreement where possible and complete legal documentation as swiftly as possible. Negotiations can be started by contacting Grange Management’s Head of Commercial Asset Management Patrick McHale via email patrick.mchale@grangemanagement.com or 0203 840 2079.
The health and safety within the premises is the responsibility of the tenant. The landlord is responsible for the health and safety of any communal areas.
As the majority of the premises managed by Grange Management are located below residential property, copies of health and safety reports will need to be supplied to Grange Management upon request.
If you have a Residential or Retirement emergency please contact us on 01483 417333
Call us on: 01483 417333
After first calling the emergency services, please contact Grange Management via Grange Management’s Senior Commercial Property Manager Alex Hughes, via email –alex.hughes@grangemanagement.com or via phone 0203 840 0085.
If you have a Residential or Retirement emergency please contact us on 01483 417333.
Call us on: 01483 411770
Email at: info@grangemanagement.com
Grange Property Management
The Mill,
Abbey Mill Business Park,
Lower Eashing,
Surrey,
GU7 2QJ
The service charge covers provision of services dictated by the terms of the lease/transfer. If you live in a block of apartments, you will no longer need to organise the repairs and upkeep of the main building, as this will be undertaken by Grange in accordance with your lease. Similarly, if you live on a private housing development where a management company has been formed to maintain the communal grounds, a managing agent may have been employed to manage these areas on behalf of the management company.
The service charge will vary from estate to estate, block to block, but some of the things that might be included are:
A reserve fund is there to address future repairs and replacements of items such as lifts, communal windows & doors, fire alarm systems, roofs, drives and paths, car parks etc.
The amount you and your neighbours will have to contribute will be defined in your lease or transfer document. The amount will be stated as a fraction, percentage or sometimes it will simply say that you should pay a reasonable share. You may also be obliged to pay for communal facilities. This may mean that you will contribute towards the cost of the lift, even though you live on the ground floor.
A service charge budget is prepared for a 12-month period, typically from January to December, but this may vary depending on the lease or management company details.
The budget will be prepared some months in advance. As managing agents, we will obtain quotes from contractors ensuring you receive best value for money. We will also prepare the budget based on the scheme’s historical expenditure. It will be necessary to ensure any increases for VAT or RPI are taken into account. You will however receive detailed explanation notes to accompany the budget.
Unless the lease or transfer document requires a meeting to be held, we are under no obligation to meet you before the service charge budget is set. However, it is Grange’s policy to discuss draft budgets with residents at a meeting or where applicable, directly with the Resident Management Company directors or Right to Manage Company who have the authority to approve it. Once the budget is agreed, it will be issued to all residents and will be effective from the beginning of the financial year.
We use all the information available to prepare a service charge budget. Should the service cost change during the course of the year or the scheme incurs unforeseen expenditure, the actual costs may differ from those estimated at year end. If this is the case, the service charge accounts will show the overspend.
However, some services provided may also cost less than the estimated figure. In this instance, the service charge accounts will show a surplus. Both overspend and credits will be highlighted in the notes that accompany a copy of the certified accounts.
Any surplus belongs to the homeowners, but the lease or transfer documents may stipulate how the surplus is refunded. The surplus is usually refunded to residents or off-set against future bills. Some leases or transfer documents may stipulate the surplus is to be transferred into the reserve fund, but you will be notified of the specific arrangements for your scheme. Any overspend will need to be recovered from the homeowners. You will receive an invoice for your share of the overspend.
The lease or transfer document does not allow for discounts to be given during periods of non-occupation, otherwise there would not be enough money to pay the cost of the services provided.
Whilst it is lawful to keep commission earned from services purchased on behalf of the scheme or management company, Grange believes in transparency and will declare any such administration commissions to our residents up front.
Payments are due in accordance with the legally binding contract that you signed when you bought the property. As owners cannot subsidise the non-payment of others we operate a robust arrears chasing policy. A copy of this is available on request. However if you have a genuine query or payment difficulties then please contact us. We will always endeavour to assist with additional information or advice, albeit that we cannot reduce the charge for any individual.
Where you are making structural alterations to your property including changing windows, changing bathroom to a shower room or building a conservatory, you may need to apply for and receive a licence from us to undertake the works. Please contact us for further details and an application form.
The service charge covers provision of services dictated by the terms of the lease/transfer. If you live in a block of apartments, the repairs and upkeep of the main building will be undertaken by Grange in accordance with your lease/transfer. Similarly, if you live on a private housing development where a management company has been formed to maintain the communal grounds, a managing agent may have been employed to manage these areas on behalf of the management company.
The service charge will vary from estate to estate, block to block, but some of the things that might be included are:
A reserve fund is built year on year to ensure adequate funding is available to meet anticipated large, future expenditure such as cyclical decoration to the block or repairs and replacements of items such as lifts, communal windows or doors, fire alarm systems, roofs, drives and paths, car parks etc. A healthy fund will reduce the need for requesting ‘one off’ payments from residents to meet such expenditure thus easing the financial burden on residents over a period of time.
The amount you and your neighbours will have to contribute will be defined in your lease or transfer document. The amount will be stated as a fraction, percentage or sometimes it will simply say that you should pay a reasonable proportion of the costs incurred in order to meet the maintenance obligations defined within the legal documents.
An estimated service charge budget is prepared for a 12-month period, typically from January to December, but this may vary depending on the lease or management company details.
The budget will be prepared some months in advance. As managing agents, we will obtain quotes from contractors ensuring you receive best value for money. We will also prepare the budget based on the scheme’s historical expenditure. It will be necessary to ensure any increases for VAT or RPI are taken into account. You will however, receive detailed explanation notes to accompany the budget.
Unless the lease or transfer document requires a meeting to be held, we are under no obligation to meet you before the estimated annual service charge budget is set. However, draft budgets are sent to the Resident Management Company Directors or Right to Manage Company Directors for authorisation prior to circulation to all leaseholders/residents.
The draft budget is the mechanism to collect funds to meet the expected expenditure, however, final costs are not known until the draft accounts have been prepared – typically within six months of the financial year end. The legal documents will state how any deficit or surplus is to be treated. Both overspend and credits will be highlighted in the variance report notes that accompany a copy of the certified accounts.
Any surplus belonging to the homeowners is usually refunded or off-set against future service charge bills. Some leases or transfer documents may stipulate the surplus is to be transferred into the reserve fund, but you will be notified of the specific arrangements for your scheme. Any overspend will need to be recovered from the homeowners. You will receive an invoice for your share of the overspend.
The lease or transfer document does not allow for discounts to be given during periods of non-occupation, otherwise there would not be enough money to pay the cost of the services provided.
Whilst it is lawful to keep commission earned from services purchased on behalf of the scheme or management company, Grange believes in transparency and will declare any such administration commissions to our residents up front.
Payments are due in accordance with the legally binding contract that you signed when you bought the property. Owners cannot subsidise the non-payment of others and we operate a robust arrears chasing policy. Your legal documents will also determine the level of interest that can be levied for late payment. A copy of our arrears process is available on request. However if you have a genuine query or payment difficulties then please contact us. We will always endeavour to assist with additional information or advice, albeit that we cannot reduce the charge for any individual.
Where you are making structural alterations to your property including changing windows, you may need to apply for and receive a licence from either us or the freeholder to undertake the works. Your lease or transfer will advise on the requirements. Please contact us for further details and an application form.