ELECTRICAL SAFETY — Queenswood Gardens was built over 50 yeas ago, and it's possible that the electrical systems in your flat might be out of date if they haven't been renewed in, say, the past 20-odd years. We would encourage you to get your fusebox and wiring checked to see if it's up to the job. We've added a few thoughts on this, and EICRs (electrical installation condition reports), to our FAQ page - please take a look at it (it's at the bottom of the page).
ANNUAL ACCOUNTS — The annual accounts for both Queenswood Gardens Ltd and Queenswood Management Association Ltd covering the 2022-2023 financial year are now available on the website. You can read them online, or download a copy by selecting the relevant company on the About Us page, and clicking on the Accounts link on the selected company’s page.
HIGH-SPEED BROADBAND - UPDATE — Hyperoptic were unable to finish all of the external work on the block walls in the week before the Christmas break. What with Christmas, New Year and the recent bad weather, this is still ongoing. It will be completed as expeditiously as possible. Our apologies for any inconvenience to residents.
HIGH-SPEED BROADBAND — We're pleased to announce that high-speed fibre optic Internet services are coming to Queenswood Gardens through an agreement with Hyperoptic Ltd. Hyperoptic have already begun the initial work of installing their network cables to each block.
This week (18th - 22nd December) they should be completing drilling work on the external block wall
enabling cables to be connected to individual flats. Starting soon after, they
will be doing some excavation work to instal ducts under some of the pavements
for the network cable connections. All of
this work is being carried out to give residents the opportunity to have access
to high-speed full-fibre broadband.
The choice of whether to subscribe to Hyperoptic’s service is up to individual residents. The external cabling will only be connected to an individual flat if the resident wants it; no one will be signed up for these services unless they request it. There is no cost to residents, or to Queenswood Gardens Ltd or Queenswood Management Association Ltd, for the work Hyperoptic are currently doing, and there will be no impact on service charges. If you have any queries regarding this please contact Francesca at Hull & Company on 01277 500550 or at francesca.barrable@hullco.co.uk.
MORE FIRE SAFETY MEASURES — Fire safety continues to be a priority for us. We are implementing further measures to remove hazards in the common areas of all blocks.
Firstly, we are cracking down on items that are left in the corridors. In the past, we have been somewhat lenient in allowing residents to place plants and other items in positions where they do not actually obstruct the corridors.
In future, to meet our obligations under fire safety legislation, and in accordance with the requirements of our most recent Fire Risk Assessment, plants and other items will no longer be allowed in the corridors. We will remove any items that are left in the common areas — such as bicycles, buggies, push-chairs, boots & shoes, plant pots, shelf units, household appliances & miscellaneous items, and bags of rubbish — without notice as and when they are found.
Secondly, a number of doormats that were originally provided by Queenswood Management Association Ltd when new carpets were fitted have shown signs of wear. In particular, they are beginning to curl at the edges. This presents a trip hazard in the event of fire or smoke. We will be removing those doormats that have become a problem. We will not be replacing them; if you wish to replace your doormat, you will have to provide it yourself.
ELECTRICAL WORK AT THE FIRS — UK Power Networks have advised us that they will be carrying out work by The Firs - block F - from 22 February 2023 to 1 March 2023. They say that there should be no impact on electricty supplies to flats in block F, but there will inevitably be some noise. There is more information from UK Power Networks here.
ACCOUNTS FOR 2021-2022 — The companies' accounts for the 2021-2022 financial year are now available on this website. The Queenswood Gardens Ltd accounts can be found at: www.queenswoodgardens.com/qgl-accounts; the Queenswood Management Association Ltd accounts are at: www.queenswoodgardens.com/qmal-accounts.
FIRE SAFETY — The terrible fire at Grenfell Tower five years ago remided everybody at Queenswood Gardens about fire safety. In addition to publishing the joint Queenswood Gardens Ltd/Queenswood Management Association Ltd Fire Safety Strategy document, we have adopted the Local Government Association's document on fire safety standards for purpose-built blocks of flats as our guidelines. You can find links to the strategy paper and the LGA's document here.
It is especially important that you should note the recommendations covering front doors to flats. To address adequate fire safety, QMAL and QGL require that any newly-fitted front door must meet the FD60S standard. It must also have an automatic door closer, be fitted with intumescent strips, and have suitable smoke seals to protect letter boxes.
ANNUAL GENERAL MEETINGS AND ANNUAL ACCOUNTS — As the Covid pandemic continues to disrupt daily life, the directors have taken the decisionn that it is still not safe to convene annual general meetings (AGMs) for either Queenswoood Gardens Ltd or Queenswood Management Association Ltd. A number of members of our small community, including some of the directors, are classed as clinically extrmely vulnerable, and it would not be right to hold AGMs that they are unable to attend because of Covid. We will continue to monitor the situation so that we can hold AGMs as soon as practical.
It is important that shareholders in the two companies should have access to financial information about each of them. It has been our practice in the past to circulate copies of the audited accounts with the AGM papers, and ask for them to be formally adopted at the AGMs. This is not required under the current Companies Act, and we have therefore decided that in the interests of timely disclosure - and to save the cost and environmental impact of printing hundreds of copies of multi-page documents - that in future, accounts for each company will be published on this website. Of course, we will continue to provide printed copies of specific accounts at their request for shareholders without Internet access.
Accounts for both companies are now available for you to read online, or download as a PDF file to your PC, tablet or phone. You can find the Queenswood Gardens Ltd accounts at www.queenswoodgardens.com/qgl-accounts and the Queenswood Management Association Ltd accounts at www.queenswoodgardens.com/qmal-accounts. Click on the releveant link to see that financial year's accounts.
LEN KERRIDGE — It is with great sadness that we must report the passing of our dear friend and fellow director Len Kerridge on 21st February 2022 at the age of 92, after a relatively short period of ill-health. Len was a long-term member of our little community - in fact he'd lived here virtually since the day Queenswood Gardens was built. He was our longest serving director, having been elected to the board in February 2002, and he was subsequently re-elected six times since then. He always had the interests of all lessees at heart, and was a staunch supporter of Queenswood Management Association Ltd, Queenswood Gadens Ltd, Hull & Co and his fellow directors. We will all miss his cheery nature, his presence at our board meetings, and seing him bustling around the estate.
SERVICE CHARGES — Since the service chage was increased with effect from 1st Jamuary 2022, we have had a few queries about our reasoning behind the increase. In response, we have prepared a brief paper setting out how the service charge is calculated, based on the budget for each financial year. You can read the paper here.
LEAKS — We've had a couple of instances recently when there have been major leaks from one flat into another. If you have a leak in your flat, it is your responsibility to get it repaired. If there is a leak into your flat from another, then please report it without delay to Hull & Co on 01277 500550 so that they can deal with it. If the leak occurs outside office hours, then we have an arrangement with C & M Cleaning and Maintenance Services under which you can call them out to fix the problem, with QMAL paying their charges and recovering them from the responsible owner once the leak has been dealt with. You can contact C & M on 020 8506 2014 or 07956 297312. See more details about leaks here.
Steve led the team at Hull & Co looking after Queenswood Gardens for over 15 years. He was extremely professional in all of his dealings across the board, but more importantly he was a thoroughly decent and friendly man in his approach to directors, owners and residents.
He was always willing to go the extra mile for us; his work in helping establish Queenswood Gardens Ltd and purchasing the freehold of the estate was very much appreciated by all of those involved. He could always be relied upon for clear, impartial advice, and his influence in keeping things running so smoothly at Queenswood Gardens cannot be overstated.
The boards of both Queenswood Management Association Ltd and Queenswood Gardens Ltd will miss him immensely. Our thoughts are with his family and his colleagues at Hull & Co.
MEET THE MILKMAN — Did you know that you can get fresh milk delivered to your doorstep, along with a range of other groceries? Parker Dairies deliver three times a week to Queenswood Gardens - Monday, Wednesday & Friday. Milk comes in reusable glass bottles, which cut down on single-use plastic bottles. You will find their contact details on the Useful Links/Numbers page of the website.
FIRE SAFETY — We have added a new page to the website on fire safety. You can find it via the FAQ page (scroll down to the bottom of the page). If you are renting out your property, you will find resources here on your responsibilities to your tenants - in particular, take a look at Fire Safety in Rented Accommodation.
WANSTEAD - BEST PLACE TO LIVE — There has been quite a lot of coverage in the press recently about Wanstead. The Evening Standard voted Wanstead as one of the top ten places to live in London. Metro also has high marks for Wanstead, and the Sunday Times considers Wanstead as one of the top places to live in the whole of the United Kingdom.
VANDALISM (2) — The Wanstead Safer Neighbourhood Team ("SNT") from the Metropolitan Police have been patrolling Queenswood Gardens in response to complaints to them from a number of residents, and from Queenswood Managment Association Ltd, about vandalism and anti-social behaviour ("ASB"). The SNT have already met with residents of Block A to discuss vandalism and ASB (including theft of parcels, shoes and lightbulbs, and the use of drugs) in the block. They will be holding meetings across the estate, block-by-block, to discuss vandalism, anti-social behaviourm and other issues with residents over the coming weeks. They have assured us that the police will do whatever it takes to have the vandals apprehended sooner or later.
VANDALISM — There have been a number of incidents of vandalism & anti-social behaviour recently across Queenswood Gardens. A small group of youths (believed to be four or five boys and one girl) have been getting into blocks and damaging fixtures and fittings. They have also left cigarette burns on the new carpets. It appears that they are being "buzzed in" by one or more residents (possibly children). Please DO NOT "buzz in" anybody whose identity you do not know.
CYCLE RACK — In response to a number of requests, a cycle rack has been installed for the general use of all residents. It is located between the rear of block B ("The Beeches") and the front of block A ("The Acorns"). A second bike rack has been installed by block F; we are actively looking for a site for a third rack.
DISPUTES BETWEEN NEIGHBOURS — We have revised how we deal with disputes between neighbours, to make sure our procedures treat all parties in an even-handed way. All residents, and all those lessees who do not live at Queenswood Gardens, should have received a circular letter explaining how the system works. You can see a copy of the letter here, and find a copy of the form you'll need to complete if you want us to take up your case here.
COMPANY INFORMATION — We have expanded the information about both Queenswood Gardens Ltd and Queenswood Management Association Ltd that is available through this website. The information available now includes historical company accounts and minutes of annual general meetings. You can find this information by going to the specific company under the "About Us" tab, then clicking the links to "AGM Minutes" or "Accounts".
HULL & CO CONTRACT — From time to time, we get asked "What are we paying you for?". As far as the directors of QGL and QMAL are concerned, they get no payment, other than reimbursement for itemised expenses. As far as Hull & Co are concerned, they manage Queenswood Gardens under a contract based on the standard RICS (Royal Institution of Chartered Surveyors) contract. The contract spells out what services we get in return for the fees that they earn. Not everything they do is covered by the flat fee; some services are charged at additional, specified, rates. In addition, some services that they provide are charged to individual lessees directly. We have prepared an overview of the services Hull & Co provide and which of them is included in the contract for your information.
FREE BULKY WASTE DISPOSAL — If you have bulky items that you want to get rid of, Redbridge Council now offers a free bulky waste disposal service. Previously, free disposal was only available to those who were disabled, over the age of 60 or receiving Job Seeker's Allowance. Now it is free to all residents of the borough. Free collection is based on a points system - full details of how this works can be found at www2.redbridge.gov.uk/cms/parking_rubbish_and_streets/rubbish_and_recycling/bulky_waste.aspx.
If you make use of this service, any items you leave out for disposal should only be put out on the day that they are to be collected, and clearly labelled so that we know they have not just been dumped.
reviously free bulky waste collections were available to residents who were disabled, over the age of 60, or in receipt of Job Seekers Allowance. The scheme has now been extended to all Redbridge residents.
Free collections are based on a points value system and the maximum point value per free collection is 6 points.
- See more at: http://www2.redbridge.gov.uk/cms/parking_rubbish_and_streets/rubbish_and_recycling/bulky_waste.aspx#sthash.2DpzRskm.dpufPreviously free bulky waste collections were available to residents who were disabled, over the age of 60, or in receipt of Job Seekers Allowance. The scheme has now been extended to all Redbridge residents.
Free collections are based on a points value
system and the maximum point value per free
collection is 6 points.
Please see our points value table on this page.
Collection Arrangements
- Collections are made on the day after the doorstep refuse and recycling collection in your area.
- Items left out for collection must be in the front of the property (or in the communal bin shed in the case of blocks of flats) by 7am on the agreed day of collection and the crew responsible for the pickup will only collect the items on their work sheet, as arranged at the time of booking
- If you are using a communal rubbish area to leave the items for collection, please advise us if there are special arrangements to gain entry.
Booking a free bulky waste collection
Free collection bookings can be made by calling our Customer Contact Centre on 020 8554 5000.
- See more at: http://www2.redbridge.gov.uk/cms/parking_rubbish_and_streets/rubbish_and_recycling/bulky_waste.aspx#sthash.2DpzRskm.dpufFree bulky waste collections
Previously free bulky waste collections were available to residents who were disabled, over the age of 60, or in receipt of Job Seekers Allowance. The scheme has now been extended to all Redbridge residents.
Free collections are based on a points value
system and the maximum point value per free
collection is 6 points.
Please see our points value table on this page.
Collection Arrangements
- Collections are made on the day after the doorstep refuse and recycling collection in your area.
- Items left out for collection must be in the front of the property (or in the communal bin shed in the case of blocks of flats) by 7am on the agreed day of collection and the crew responsible for the pickup will only collect the items on their work sheet, as arranged at the time of booking
- If you are using a communal rubbish area to leave the items for collection, please advise us if there are special arrangements to gain entry.
Booking a free bulky waste collection
Free collection bookings can be made by calling our Customer Contact Centre on 020 8554 5000.
- See more at: http://www2.redbridge.gov.uk/cms/parking_rubbish_and_streets/rubbish_and_recycling/bulky_waste.aspx#sthash.2DpzRskm.dpufLAUNDRY DRYING AREAS — Storing bicycles and other items in the laundry drying areas is not permitted. Any bicycles or other items that are left in the drying areas may be removed and disposed of without further notice. Residents who use locking devices to attach bicycles to the fencing round the drying areas that cause any damage – including during their removal – will be charged the cost of repairs and a £25.00 administration fee.
PARKING CONTROL — Our new parking managers, UK Parking Control Ltd, have settled in after a few teething troubles and seem to be on top of the job. One point to make a note of is that if you park your car so that it straddles any of the lines that mark out the individual bays, you may well get a parking penalty notice. Please make sure that you know the rules regarding parking in the bays — they are listed on the UKPC notices that are dotted around Queenswood Gardens.
NEW FRONT DOORS — The new front doors fitted to all blocks, together with new back doors for blocks B, D and E, are working well, according to the feedback we have received from residents. Please note that fobs are flat-specific and have a unique code. If you need an additional fob or a replacement, please contact our contractor, Keith Dougall, on 07734 749882 - there is a charge for new fobs, and an additional charge if you want them delivered to an off-site address. Should a fob be lost or not returned to a landlord by a departing tenant, it will be deactivated.
NOTICEBOARDS — If you have a notice that you would like to be posted on the noticeboard in your block, please drop it into the director responsible for your block for consideration. Directors are: Block A - Mike Thompson (flat 73); Block B - Gerry Cox (flat 97); Block C - Griff Griffith (flat 105); Block D - Bob Haswell (flat 19); Block E - Pauline Thurman (flat 137); Block F - Len Kerridge (flat 135). If you have any queries call the company secretary (Griff Griffith) on 0845 456 8215.
REPLACEMENT WINDOWS — Following representations from lessees, the Queenswood Gardens Ltd board has reviewed its policy regarding an outright ban on fitting replacement windows supplied by Anglian Home Improvements and Crystal Windows. Whilst we still do not recommend them because of previous problems, the ban has been lifted. However, lessees who choose to fit windows supplied by either of these two firms should note that QGL does not endorse them. You can read the revised guidance on replacement windows here.
ACCESS TO UTILITY CUPBOARDS — On a couple of occasions recently, residents have arranged for their energy companies to do work — changing a meter, for example — that has required access to the utility cupboard in the common hallway. However, they failed to check that access would be available, resulting in a wasted visit by the energy company. Remember that if you think you will need access to the cupboard in your block, you should contact Bob Haswell (flat 19) or Len Kerridge (flat 135), giving them at least two full working days notice of the impending work. That means, for example, that if work is schedule to be carried out on a Thursday, you need to contact Bob or Len on the previous Monday at the latest. If work is scheduled for a Monday, then you need to contact one of them on the previous Wednesday. If you don't contact either Bob or Len with enough notice, then access to the cupboard will not be available.
DAMAGE TO CARS — Sadly, vandalism is almost an everyday part of life. Observant residents will have noticed that from time to time, cars at Queenswood Gardens have been damaged — sometimes being scratched but often having windows broken. If you leave valuables in your car — especially at night — that are in full view, then this is a temptation to the opportunist thief. Please make sure that you don't leave valuables on view and if at all possible, if you have a garage, keep your car in it overnight. And don't forget to be vigilant — a few weeks ago, a resident alerted a board member to a couple of unsavoury characters hanging around the estate late one Sunday night; one was riding his bike around, potentially looking for chances to steal and the other was in a car — both were discovered hiding at the far end of blocks of garages. If you see anything suspicious, don't hesitate to alert the police.
PARKING PERMITS — A small number of residents have been abusing the parking permit system by partially obscuring part of a permit so that it appears to be valid for their vehicle. Please note that any vehicle that is parked with a partially-obscured — or altered — permit will be liable for a parking charge ticket.
SERVICE CHARGE ARREARS — As we notified everyone in a circular letter, the new policy of suspending parking permits for lessees who are in arrears with their service charges and who fail to do anything to rectify the situation has now been introduced. This is in line with the provisions of the lease, and is necessary if we are to keep service charges down to a level that is fair to all those lessees who do pay their service charges promptly.
A complete set of newsletters published over the past few years can be found in our Newsletter Archive section. Although these are in general historic, and many issues are no longer current, they do shed a light on what's been happening at Queenswood Gardens for newcomers, and might help refresh the memories of longer-term residents.
(You'll need Adobe's free Acrobat Reader or similar software to read the archived newsletters. Acrobat Reader can be downloaded from here: http://get.adobe.com/uk/reader)