KNIGHTS WOOD APARTMENTS INFORMATION RESOURCE
MISCELLANEOUS NEWS, COMMENT AND COMMENTARY
8mm HardiePlank fibre cement cladding on 100mm Hermalite Block. The colour of the planks is Light Mist and the vertical pieces are Artic White.
The relevant British/European standards the cladding is compliant with are primarily:
- BS EN 13501-1, which has an A2-s1 fire rating, making it suitable for a wide range of residential and commercial buildings.
- BS EN 12467 Type A Category 2, which specifies the requirements for fibre-cement weatherboards/cladding.
The Heat Recovery units do, by their very nature, require regular servicing by a suitably qualified heating engineering contractor. However, fortunately the periodic cleaning of the Fan Filters is a maintenance task that can be easily accomplished by residents. The rate at which they become dirty will vary hugely depending on the environment and the activity within the apartment. They can be cleaned either by use of a vacuum cleaner or by running tap water through them.
That said, it is recommended that filters are changed a minimum of every 12 months. They are readily available on the internet, identified by the product code 442356 and their dimensions of 256 x 184/5mm..
All companies are required to submit annual accounts to Companies House. For the Knights Wood (Apartments) Management Company (RMC) these are dormant as the company itself does not trade. Service charge contributions paid by the residents towards the company’s costs are held in trust for the residents’ benefit in accordance with Section 42 of the Landlord and Tenant Act 1987 and, as such, are not reflected in these accounts. Additionally, our RMC is required to make a Confirmation Statement (CS01) annual filing. This confirms that the information Companies House holds about our company is accurate and up-to-date. This includes details like the registered office address, directors, shareholders, and share capital.
The Directors of our RMC are responsible for making the filings which are submitted to Companies House by our Company Secretary Innovus (companysecretarial@innovus.co.uk).
WhatsApp’s Advanced Chat Privacy feature is a protective measure designed to limit how messages and media are shared or exposed outside the app. For example, it blocks others from exporting chats (e.g., forwarding or saving outside WhatsApp), prevents auto-downloading of media to devices and disables Meta AI assistant interactions within that chat. Enabling the feature reduces the likelihood of messages being accessed by any AI tools, though it does not affect the underlying encryption.
Any group member - not just admins - can activate Advanced Chat Privacy for a group chat. This is done by tapping the group name, selecting “Advanced Chat Privacy,” and toggling it on. Once enabled, the restrictions apply to all participants in that chat, regardless of who activated it.
Individual group members can disable the feature for themselves by going into the same group chat settings and toggling Advanced Chat Privacy off, even while others in the group have it on. It should be noted, however, that Advanced Chat Privacy can currently only be enabled or disabled via a mobile device, not through WhatsApp's desktop or web versions.
The Emergency Door Release (EDR) button is part of the electrically controlled access magnetic lock system. Pressing the EDR cuts power to the lock, allowing the door to open. In a power failure the magnet automatically loses power and the door unlocks by default. So typically an EDR button would only be pressed in the event of an access control system malfunction, or an exit button not working. The following video shows how to reset an EDR after it has been activated:
https://www.youtube.com/watch?v=AnI-_yPa9ps
An EDR key required to do this is kept in the Electrical Input Room (which is locked with an FB1 Key).
Whether the damage is covered under the policy depends on the cause. If the damage were to be caused by an insured peril such as escape of water, fire, flood, malicious damage etc then the policy would respond. However, if the cause of the damage is wear and tear, a defect or a gradually operating cause, this would be excluded from the policy.
The policy will pay for the reinstatement of the property to as it was before the event. This includes damage to fitted kitchens, wooden floors, fitted bathrooms and the general fabric of the building. Carpets are generally considered contents, not buildings, and therefore would need to be covered by Contents insurance which it is strongly recommended that residents have to insure their own contents and any personal liabilities
Should there be an insured event that requires the leaseholder or their tenant to move out of the property due to it being uninhabitable then insurers will also provide alternative accommodation for that period.
Note too that the Lease states that if an apartment is unoccupied for more than one week the water stopcock (situated in utility cupboard) should be turned off. Failure to do so may make the Insurance cover invalid should the supply controlled by that stopcock cause a leak.
Smoke ventilation systems are vital for safety, helping control smoke in common areas and keeping escape routes clear of smoke. At the time of construction, the requirements of Building Regulations Approved Document B were for 'Small Single stair' Buildings with blocks of no more than 4 storeys to be permitted to have a vent that was activated manually. Hence the smoke control system at both Park and Regent House comprises of windows in the common stairwell and a manual opening vent (MOV) that is operated either via the Control Panel in the 3rd floor riser cupboard or a break-glass switch by the main entrance.
What neither the Stay Put Evacuation Strategy or Fire Action! notice in the Notice Board by the main entrance say, but should, is that on exiting the block the Smoke Vent break-glass switch should be used to trigger the opening of the MOV.
The 13Jun23 Park House and Regent House Fire Risk Assessments indicate that the Fire Safety (England) Regulations 2022 state that apartment front doors in buildings taller than 11m should be fit with combined intumescent smoke seals while this is not mandatory for buildings less than 11m. The 27Jul23 Building Height Surveys found that the height of Park House and Regent House is 11.02m and 10.861m respectively.
John Lavery (JohnLavery1980@yahoo.co.uk, 07727 1134690) can be contacted for a quote which, based on work he's done for us in the past, we'd expect to be in the region of £50 for materials and labour. For those confident that their DIY skills are up to the job, the link to the appropriate Screwfix product is:
https://www.screwfix.com/p/firestop-intumescent-fire-smoke-seals-white-15mm-x-4mm-x-1050mm-5-pack/21295
- To visit the household waste recycling centre at North Farm you must book a slot in advance using the Kent County Council (KCC) booking system.
By booking a TWBC bulky or electrical item collection:
- This service can be used to book a collection of large bulky items that won't fit into your bin.
By booking a free collection by the British Heart Foundation:
- The BHF can pick up furniture and electrical items from your home for free. The items you donate are then sold in their furniture stores to help fund their lifesaving research.
By advertising the item on the Knights Wood Residents Facebook page.
The important measurement for a replacement handle is 43mm between centre screw holes. The link shows a product from Amazon (ERA make) that closely matches apartment handles. The UPVC where the handle is located should be thoroughly cleaned as the base of the replacement is very slightly smaller than that of the original. It is advisable to re-use the screws/bolts from the original handle (if not damaged) to avoid the possibility of having to cut the new ones to the required length.
https://www.amazon.co.uk/ERA-Universal-Window-Handle-Multi-Spindle/dp/B0CJ2QGHPH?ref_=ast_sto_dp&th=1
Door Handles
The important measurements for a replacement handle are PZ92mm (the distance between the door handle and door lock hole) and 215mm (the distance between the two holes that secure the handles to the door). Handles should be fully reversible (right or left adjustable fit) as not all Apartment doors open the same way. Prices, quality and designs vary as does the security rating. The lock hole on the backplate of some handles is guarded (e.g. Yale High security) which means that the locking barrel may not fit through. Again it is advisable to re-use the screws/bolts from the original handle to avoid the possibility of having to cut the new ones to the required length. The following link is an example of a replacement standard security handle.
https://www.amazon.co.uk/gp/product/B087V2SSMW/ref=ox_sc_act_title_1?smid=A288LTNRNBAE5&th=1
Barrel Locks
Many makes and security grades are available so prices vary considerably. Replacements need to fit in a hole that is 70mm long and whose locking lever centre is half way along - that is 35 mm distance from lock centre to each end as is the screw holding the lock in. Such locks are referred to as 35/35 (70). There is the option of either a thumbturn internal locking lock (which is what the Apartments have) or a key device. Each has its pros and cons and is down to personal choice.
Knights Development Ltd. (owned by Dandara) were the legal owners of the Knights Wood development site land, and as properties were completed sold off land in parcels retaining ownership of some common land, for example the green in front of Park House and the acres of woodland etc. It is believed that part of their planning permission involved Tunbridge Wells Borough Council adopting the roadways once the development was completed and any defects had been repaired. Knights Developments Ltd. also wanted to sell the land that Park and Regent House and the Bin Store occupy. In August 2022 we residents declined opportunity to purchase the Freehold and this was transferred to Adriatic Land 13 Ltd. in April 2023, at which time HomeGround Management Ltd. were contracted by the new Landlord Adriatic Land 13 Ltd to collect our Ground Rent.
Knights Wood (Apartments) Management Company Ltd. assist in the day to day management and upkeep of Park and Regent House in consultation with the Managing Agent. They are responsible (as Company Secretary) for ensuring the correct annual returns are submitted to Companies House. In August 2022 we residents declined opportunity to purchase the Freehold and this was transferred to Adriatic Land 13 Ltd. in April 2023 at which time HomeGround Management Ltd. were contracted by the new Landlord Adriatic Land 13 Ltd to collect our Ground Rent. In December 2023 the original directors resigned at a General Meeting in favour of a resident from each of Park House and Regent House, the company then becoming a Residents Management Company (RMC).
Knights Wood Management Company Ltd. have a similar role for the Knights Wood Estate, supervising and liaising with the Managing Agent regarding work, contracts etc. (including grounds maintenance) on the Estate as a whole. They are also responsible for land surrounding the apartment blocks (i.e. gardens and car park) but do not own the common land at present. Their current directors are employees/Directors of other Dandara Group companies and in due course they too will resign in favour of new Directors appointed from the residents of the Knights Wood Estate.
There have been a several of instances of this in both Houses where the problem has been found to be that the fuse in Immersion 1 has burnt out. The immersion heater may be drawing at least 10 amps and a likely reason for the burn outs is that the the switches fit by the developer's electrician are only rated 10AX (plastic units tested up to a 10 amp load). There are a couple of things residents can do to mitigate against this problem happening.
Firstly they can check their Horstmann Controller and ensure that the immersion heaters are not on for longer than necessary. There is no need for both immersion heaters to be on at the same time and programming the timer so that Immersion 1 is on for a short time at night, around midday and again in the early evening should ensure a sufficient supply of hot water all day.
Secondly they could periodically check how warm the switch is to the touch while the immersion heater is on. If it feels unduly hot they should consider preempting failure by having it replaced by a good quality 20AX switch (such as those made by MK Electric) fit with a 13 amp fuse. It is important that this be done by a qualified electrician, both for reasons of safety and legal liability.
In July 2024 Regent House Apartment 8 experienced this problem and the electrician who attended (David Kelly +44754107046) found that the switch had been incorrectly wired. He agreed with the need for a 20AX switch fitted with a 13 amp fuse to allow for more current than the 10AX was able to cope with. However, he also noted that the product was not wired correctly as per the manufacturer's fitting recommendations and that this could explain why the overloading of Immersion 1 is so common a problem.
A door closer is a mechanical device designed to close a door slowly but firmly enough to latch. It usually accomplishes this by using spring tension modulated by hydraulic oil fluid. As the user opens the door, hydraulic fluid passes from one reservoir to another. As the spring pushes the door closed again, the hydraulic fluid passes back to the previous reservoir through a series of valves that control the speed. Swing speed adjustment controls how fast the door closes from fully open to within about five degrees of closed. Latching speed adjustment controls the speed that the door is pulled close for the last couple of inches.
When the temperature drops, the hydraulic fluid can congeal and make closing slower and perhaps prevent latching. Door closers provide the means for this to be adjusted, in the case of the Park and Regent House car park door closers by the two screws pictured. Turning the screw nearest the door hinges clockwise slows the swing speed. Turning the screw furthest from the door hinges clockwise slows the last couple of inches of latching speed and hence the degree of slamming. It is important that any adjustments are made only very gradually.
Residents are requested NOT to attempt to make adjustments themselves, but rather to let their Director know when they believe they are necessary.
Of course the more important information is the actual expenditure in FY 2023, and we're not going to know that until the year end Accounts have been published later in the year.
The Knights Wood apartments are subject to a number of Defects warranties.
The Dandara warranty provides Defects cover for a period of two years from the date of completion of the first sale of the property.
For a further eight years beyond the initial period Premier Guarantee provides structural cover, specifically for damage caused to the property by a latent defect (a defect which cannot be discovered by reasonable inspection).
Regent House also has a SIG Roofing warranty that covers the Hydrostop AH-25 Liquid Waterproofing System products used in the construction of its flat roof for a period of 25 years from 21st November 2018.
In the event of an 'emergency' (i.e. an entrapment) the person concerned should call Aspect Lifts directly. The contact number on display in the lift is 0845 468 1400. Note that this is a premium rate number that some residents may have barred access to from their mobile phones. Fortunately there is an alternative contact number - 01622 808 695.
In the interests of controlling callout charges (£120 between 8am and 5pm Monday to Friday and £195 out-of-hours, both figures ex VAT) our Property Manager has instructed Aspect Lifts to only act on non-emergency callout requests from either herself, Dave Anderson or Keith Cooper. Residents are therefore requested to report non-emergency problems to either Dave or Keith who will in turn request a callout from Aspect Lifts, as appropriate.
Our Aspect Lifts account manager is responsible for invoicing FirstPort for callout charges and for ensuring that we are not charged in the event of multiple engineer visits being required to remedy the same problem.
Each apartment has an Aico Ei166e detector/sounder unit on the ceilingclose to the front door. Recently the question as to whether or not these are interlinked has arisen. They are not, they are standalone units. An interlinked system is safer as it ensures residents are alerted no matter how far their apartment is from the source of the emergency. However, a downside is that wireless products are susceptible to signal interference and thus an increased potential for false alarms and the intrusive impact of false alarms is greatly magnified with an interlinked system.
The detector/sounder units are good until July 2029. However it's recommended that they are tested regularly and the Aico Ei166e Instruction Manual describes how to do this on Pages 3 and 11. How to silence a false alarm is described on Page 5.
Residents of both Houses may now order door fobs either by contacting FirstPort Customer Service directly and making their payment over the phone or alternatively by making a payment into their FirstPort MyHome account and then raising a case online. The fob will then be posted directly to the resident.
The unit cost is £20.00 incl. VAT and unfortunately bulk orders cannot be accepted.
There have been complaints recently of residents having to move plastic waste and even loose leftover fried chicken bones from the Paper and Cardboard Recycling Bins. The latter is particularly egregious and could lead to maggot and fly infestation. Most rubbish should be bagged and it is especially important for all food waste to be disposed of in a secured plastic bag. Cardboard boxes should be broken down before disposal.
The detail of what can and can't go into which type of bin is as follows:
Recycling (glass, plastic and tins) Bins: These are for glass, plastic or tin. They are NOT for plastic bags, black plastic, flower pots, cling film or film lids from food packaging, plastic egg boxes, crisp and biscuit packets, bread bags, coat hangers, paper or cardboard, Tetra Pak cartons (juice, tomatoes and custard), any other kind of glass (pyrex, drinking glasses, window glass), cat and dog food pouches, gas canisters or cylinders.
Recycling (paper and cardboard) Bins: These are for paper and cardboard. Types of paper that are not recyclable are coated and treated paper, paper with food waste, juice and cereal boxes, paper cups, paper towels, and paper or magazine laminated with plastic.
General Refuse Bins: These are for household rubbish that can't be recycled or composted. What cannot go in the Refuse Bin is any garden waste (for example, grass cuttings, soil or turf), rubble, bricks and stones, DIY waste, paint or oil, wood, electrical items (book an electrical collection for those), cushions or pillows, mattresses or furniture (book a large item collection for those).
Unlike kitchen appliances, sanitaryware does not come with model labels and identifying the particular Villeroy & Boch toilet seat fit in the Knights Wood apartments from photographs and dimensions was both difficult and time-consuming.
A good example then of why this site's ethos is "what we learn, we share".
"Our priority will always be keeping you safe in your home, so please help us with this by keeping your personal items away from the communal areas. We politely remind you that it is against the terms of the Lease to store any items in the communal areas and cupboards, this is to ensure we re meeting the fire safety regulations. In the event of a fire or an accident , items left in the communal areas are trip hazards, and this could invalidate the insurance for the building. Please also refrain from propping open any doors. All communal doors and flat front doors must be self-closing to comply with fire regulations. Thank you for your understanding and cooperation."
On her site visit on 13Aug23 our Property Manager reiterated that neither she, nor anybody else, could exercise discretion over this matter and after walking both blocks stairways found that only three out of the 24 apartments were non compliant. The simple fact is that anything (save for doormats) in the communal areas would be in violation of the Lease and fire regulations and could invalidate our insurance cover in the event of fire damage.
The FY2022 Accounts audited on 13Jul23 have been posted to the FirstPort portal with the addition of a preamble commentary by Peter Smith, the Property Manager at the time. This thankfully confirmed that the overall expenditure was lower than estimated, resulting in a surplus balance of £12,372.90, compared to FY2021's deficit of £73,662.37.
Schedule 1 of the Lease identifies Miscellaneous Regulations including those to be observed if the an apartment is going to be left unoccupied for a period of seven days or more than two calendar months.
If the premises are going to be unoccupied for a period of seven days the mains water supply must be turned off. If it is going to be unoccupied for a continuous period of more than two months Tenants are required to notify their Landlord in writing.