[Sally Bertram]

Hi,
We would be classed as low risk for legionella due to the combi boilers / not having water tanks; however, the legionella people have classed us as medium risk because residents are generally older.

I have purchased a water thermometer and check the hot and cold kitchen taps every month, recording the results.

It’s a bit of a pain, but I combine it with my monthly visit to the residents and stand at their kitchen sink while we chat, so it’s not too onerous.

Without checking my records, I have a feeling that the legionella company come out every five years to do a more in-depth check.

Sally

[Sally Bertram]

Hi Anne,

We also have a (too) proud resident, to use Nick’s description!

It’s really tricky. We reviewed our rates this year after watching the seminar by William Clemmey. We’ve spoken with all the residents about the fact that we are going to add the Service Charge element to the WMC, which is covered by Local Housing Allowance and which we have been paying ourselves so far (our charity has other aspects to it as well, so it’s not a straight ‘in and out’). This is fine for those who claim benefits, as it won’t impact them at all; but for this particular resident it’s going to be a big hit for them and they’re not happy. We’ve tried to convince them to apply for benefits, but they don’t want to.

I think our hands are tied – we can’t charge her less because of this. I think all I can do is remind her of the availability of state benefits at any point when finances are discussed.

Just writing this really to let you know you’re not the only one with this problem!

Good luck.

Sally

[Sally Bertram]

Hi William,

I have another question!

I am trying to update our Residents Handbook to reflect the changes we are making with regard to the service charge. I have previously used the Template provided by the Almshouse Association, but this makes no mention of service charge being separate.

Do you happen to have a Residents Handbook for your residents, and if so, would you be be willing to share how you have described WMC / service charges in that handbook?

My email is sallytowntrust@gmail.com if that is easier than replying on here.

For reference, the section I am referring to is on page 8 and 9 in the Almshouse Association template.

Thank you so much!

Kind Regards,

Sally

[Sally Bertram]

Dear William,

Thank you so much for this reply – I am now crystal clear on all of it and really appreciate both your replies!

Thank you again!

Kind Regards,

Sally

[Sally Bertram]

Hi William,

Thank you for your reply – and thank you for a great webinar – it was so useful and informative.

I have the lists that you refer to already. I think the one aspect I am unsure about is the ‘routine maintenance’ – is this for communal areas or for individual flats?

For example, would decorating the communal hallway count as service charge as allowed by Local Housing Allowance?
And / or would decorating one individual’s flat count as service charge allowed by LHA?

After lots of consideration I am coming to the conclusion that the WMC itself is for the maintenance of the individual flats, and the routine maintenance included as part of the extra service charge is relating to communal areas. Or is that not the case?

If you could clarify this that would be absolutely wonderful!

Many thanks.

Kind Regards,

Sally

[Sally Bertram]

Hi Tina,

I’ve just emailed you the spreadsheet template that I was given after the webinar. I hope it helps, but do let me know if you have any other questions!

KR
Sally

[Sally Bertram]

Hi Clare,

That makes more sense now – thank you! All our residents have their own meters, which is obviously different to your set up. It looks like we are on the same page with how that all works, which is a relief to me!

The maintenance bit I’ve no idea, so will go with your thoughts on that one.

Thank you for taking the time to answer 🙂

Kind Regards
Sally

[Sally Bertram]

Hi Clare

Thank you for your reply.

I notice you say individual utilities are in service charges, but I had thought that during the webinar we were told they should not be included.

They also told us that you estimate what the year will be, and then look at actual cost at the end of the year and adjust the following year accordingly, to ensure that you don’t make profit or loss. I also thought they had said that we do include general maintenance – I just wasn’t sure if it was individual flats as well as communal areas.

So your message has left me more confused than ever!

Does anyone else know the correct situation as it seems that at least two of us have different understandings?

Many thanks.

Sally

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