Maintainance &

Insurance

At The Shrubbery, understanding our collective and individual responsibilities for maintenance and insurance is key to preserving our historic building and ensuring a harmonious living environment

Landlord Responsibilities (The Shrubbery RTM)

The Shrubbery RTM is responsible for maintaining and repairing the structure and exterior of the building and communal areas, including the following:

  • Structural repairs to the roof, walls, floors, ceilings, stairs, and bannisters.

  • Maintaining communal electrical sockets, wiring, and light fittings, including sealed lighting.

  • Installing and testing hard-wired smoke detectors in communal areas.

  • Maintaining and clearing gutters, drains, and pipework to blocks.

  • Maintaining external doors, window frames, and sills.

  • Repairing and maintaining communal paving, pathways, and outdoor steps.

  • Installing and maintaining communal and boundary fencing.

  • Removing dead, diseased, or dangerous trees in communal gardens after assessment.

  • Managing pest control in communal areas.

Maintainance

Living in a Grade II listed building requires more maintenance and care than the average new build. To help preserve our building and prevent common issues, please ensure you:

  • Use a dehumidifier or open windows when drying washing inside.

  • Use a window vac to remove daily condensation from windows. A ‘Karcher’ window vac is owned by many residents and recommended

  • Open curtains and windows daily for regular ventilation.

    • Do not block any vents in the building.

    • Clear steam in bathrooms and kitchens quickly with extractor fans/open windows.

    • Do not put wet-wipes or cooking oil down sinks or toilets as they will block the drains. Our pipes are nearly 100 years old and thinner than modern drainage pipes – please avoid putting anything down them that might cause blockages.

    • Regularly check pipes where your appliances are plumbed in for any looseness or drips.

    • Clear waste pipes and drains regularly to prevent blockages.

    • Check for leaks from taps, toilets, sinks, baths, and showers.

    • Make sure you replace any damaged sealant, tiles, or cracked shower trays as soon as you spot them.

    • Become familiar with the location of your main water stopcock and the circuit breaker electrical panel for emergency shut-offs.

    • Keep balcony drains and gully grids clear of leaves, debris, and rubbish.

    • Ventilate your property and take action to prevent and reduce condensation and mould.

    • Test and clean smoke detectors/alarms and change the battery as needed.

    • Let the Shrubbery RTM know as soon as you notice a repair is needed to prevent it from getting worse.

How To Make An Insurance Claim

  • No inter-flat related damages can be claimed under the building insurance.

  • The Shrubbery RTM, or its appointed Managing Agent, will make an initial judgement on whether it's appropriate to submit an insurance claim or if works/reimbursement should be handled locally.

  • The Shrubbery RTM, or its appointed Managing Agent, will specify and approve all reinstatement works undertaken.

  • Works should not be started until the Shrubbery RTM, its Managing Agent, or the insurers have given written permission.

  • In some cases, insurers will appoint a Loss Adjuster to inspect the damage. Any repairs initiated prior to receiving formal confirmation may jeopardise a claim.

Insurance

Our insurance is up for renewal in September 2025, when we will re-examine the policy.

Building Insurance: The Shrubbery RTM is responsible for insuring the structural fabric of the Estate, with the building insurance paid for through your service charge.

Our building cover includes protection against the following perils: Fire/ Lightning / Aircraft / Explosion/ Earthquake / Storm / Flood / Impact / Subsidence / Accidental Damage

Excess for claims: There is a £500 excess for general claims, with the exception of water escape, which has a £5,000 excess. No claims under £5,000 will be submitted.

Contents Insurance: It’s the residents’ responsibility to arrange their own contents insurance policy. Common causes of insurance claims internally can be inter-flat related issues such as: Flooding from showers, washing machines, toilets or balconies. It can be tricky to get contents insurance for a listed building but a few recommended suppliers are:

Providers: As an example - Admiral Contents Insurance costs £167 per annum as of Oct 2024