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Noel Park Pods

Noel Park pod replacement works frequently asked questions

Why do the bathroom pod extensions need to be replaced?

Can I have a brick-built bathroom extension?

Will the work have a guarantee?

My hot water cylinder/gas boiler is in the pod extension, would this be relocated?

The new layout for the bathroom pod seems to be small, will it be extended?

Will I be able to keep my sanitary and personal fittings?

I have mobility problems; would the bathroom be adapted to suit my current/future needs?

My pod feels cold; will the new pods be warmer?

Are you proposing to replace the metal staircase attached to my pod?

Do you propose to extend the kitchen area?

What are the requirements for replacing windows on the Noel Park Estate?

My property is in need of major works to renew windows, rewiring etc. When will this be carried out?

How can I get more information on the works taking place?

How much will the new pods cost?

Will leaseholders have to pay a proportion of the costs of the works?

I have received a letter quoting a large amount for the works. When do I need to pay this by?

But the figures quoted are large, and I won’t be able to pay that in one go?

Can leaseholders source their own quotes for the work and choose to proceed with that provider instead?

What is the freeholder contribution to the works?

Would I be able to obtain replacement parts for the bathroom fittings in the future?

If I do not have a pod but the flat on the ground floor does, will I have to contribute towards the cost of their extension?

If leaseholders own both upper and lower flats of the same property, would we be able to buy the freehold and replace the pods ourselves?

I have a single pod; will I be able to carry out the work to replace it myself?

My consultation letter is asking me to contribute to roof repairs despite my roof being in good condition. I don’t think the works are necessary, how can I dispute this?

The resident below me has a single storey pod. Would it be possible to extend the pod up to the first floor?

Tenants and leaseholders

Why do the bathroom pod extensions need to be replaced?

  • The prefabricated pods were installed nearly 50 years ago (circa 1972) and have come to the end of their useful life. This work will improve the property and reduce the maintenance costs. The new pods have a guarantee for 60 years.

Can I have a brick-built bathroom extension?

  • The costs for a brick-built extension are comparable with a prefabricated pod extension. However, associated costs for removals, storage and temporary accommodation costs would need to be added which would make this option more expensive. Residents would also need to be moved out for approximately three months if this option were chosen.

Will the work have a guarantee? Will this be transferable to leaseholders?

  • The guarantee is in the name of the property, so in the event of a Right to Buy purchase, it is simply passed to the acting solicitors for transfer to the new owner.

My hot water cylinder/gas boiler is in the pod extension, would this be relocated?

  • We will try to relocate the existing heating facilities to a suitable area within your home, but this will be considered on a property-by-property basis.

The new layout for the bathroom pod seems to be small, will it be extended?

  • We are consulting with the council’s Planning & Conservation Team to see if the pods can be extended.

If you install a new bathroom in the new pod, will I be able to keep my sanitary and personal fittings? Will I be able to use my own wall and floor tiles?

  • We will offer a range of designs and colour choices for the proposed bathroom pod renewals and therefore would not be able to consider requests for residents’ own improvements and installations.

I have mobility problems; would the bathroom be adapted to suit my current/future needs?

  • We will discuss the bathroom layout and design around your individual needs. If you need adaptations, we will arrange for an Occupational Therapist to visit and assess your needs in relation to the works.

My pod feels cold; will the new pods be warmer?

  • The new pod extensions will have insulated floors, walls and ceilings, which comply with current building regulations. The rear door and windows are double-glazed, which will improve the thermal efficiency of your home. This means that they should be warmer and easier to heat.

I have a metal staircase attached to the rear of my pod extension. Are you proposing to replace this when you renew the pod?

  • A survey will be carried out to determine the condition of each staircase. It will be refurbished if it is in good condition and replaced if not, but this will be considered when full pre-works assessments have been completed.

When you replace the pods or carry out major works, do you propose to extend the kitchen area, as my kitchen is very small?

  • We know that some properties, particularly in Farrant Avenue, Moselle Avenue and Morley Avenue have very small kitchen areas. We have already explored the scope of increasing the kitchen sizes during our pre-works surveys and design process with Ridge & Partners. We shall explore this option on a property-by-property basis to determine how these improvements can be achieved, subject to planning and conservation requirements and approval.

What are the requirements for replacing windows on the Noel Park Estate?

  • The Noel Park Estate is in a Conservation Area. Planning restrictions mean that the windows to the front of the properties must be replaced with timber windows on a like-for-like basis. We are only able to replace the windows to the rear of the property with uPVC windows.

My property is in need of major works to renew windows, rewiring etc. When will this be carried out?

  • All relevant but outstanding major works will be carried out as part of this project.

How can I get more information on the works taking place?

  • Our contractor ENGIE have sent affected residents newsletters about the proposed works and will continue to do so throughout the project. You can also contact our Major Works team with queries about the project at majorworksenquiries@homesforharingey.org

 

Leaseholders

How much will the new pods cost?

  • Costs will be confirmed when designs of the new pods are complete. The apportioned costs and potential payments plan for the pods replacements and major works will be discussed separately with leaseholders once Ridge & Partners, our appointed lead consultants, have submitted the full designs and costs breakdown to Homes for Haringey.

Will leaseholders have to pay a proportion of the costs of the works?

  • Under the terms of your lease, you are liable for a proportion of the cost of carrying out repairs and maintenance to your building. The amount you are charged depends on when your lease was assigned, but it is based either on the rateable value or on the number of bedrooms in your flat.

    For further information on what proportion of building costs your lease says that you have to pay, please contact the Leasehold Services Team at leaseholdservices@homesforharingey.org or on 020 8489 5611 (available Monday to Friday 8.45am-5pm).

I have received a letter quoting a large amount for the works. When do I need to pay this by?

But the figures quoted are large, and I won’t be able to pay that in one go?

  • We know that due to the nature of the work, the costs are big. We offer a range of loans to help you pay for the work, and are also proactively working with Haringey Council to improve the support we can offer to leaseholders.

    We would urge you to contact our Leasehold Services Team at leaseholdservices@homesforharingey.org on 020 8489 5611 (available Monday to Friday 8.45am-5pm) to discuss your circumstances so we can identify the best way to support you.

Can leaseholders source their own quotes for the work and choose to proceed with that provider instead?

  • No. The works are being carried out under a type of contract called a Qualifying Long-Term Agreement. When works are carried out under these types of contracts, leaseholders do not have the right to nominate contractors for the works.

What is the freeholder contribution to the works?

  • The freeholder pays 100% of the cost of the works to the contractor. Leaseholders are then charged a proportion of the cost of works to the building as set out in their lease.

Would I be able to obtain replacement parts for the bathroom fittings in the future?

  • We will try to ensure that any replacement parts are available for the near future.

If I do not have a pod but the flat on the ground floor does, will I have to contribute towards the cost of their extension?

  • Under the terms of your lease, you are liable for a proportion of the costs of carrying out repairs and maintenance to the external structure of the building. This would normally include any works carried out to the pods.

If leaseholders own both upper and lower flats of the same property, would we be able to buy the freehold and replace the pods ourselves?

  • Yes, you can buy the freehold if both leaseholders agree. For further information, please contact the Leasehold Services Team at leaseholdservices@homesforharingey.org or on 020 8489 5611 (available Monday to Friday 8.45am-5pm).

I have a single pod; will I be able to carry out the work to replace it myself?

  • No. Haringey Council, as freeholder, is responsible for the external structure of the dwelling.

My consultation letter is asking me to contribute to roof repairs despite my roof being in good condition. I don’t think the works are necessary, how can I dispute this?

  • Leaseholders were sent a 'Section 20' letter which outlined the proposed works to their building. You have the right to make any observations on the proposed works, which could include challenging the necessity of carrying them out. To comment on any aspects of the proposed works, please email comments to leaseholdservices@homesforharingey.org by 24 October 2020.

The resident below me has a single storey pod. Would it be possible to extend the pod up to the first floor?

  • We will need to explore this in further detail and consultation with the council’s planning and conservation teams.

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Page Last Updated:

8 October 2020