Estate Inspections

2025

August 2025 - The LIFT has been OUT OF ORDER for over 2 MONTHS due to the "0" GROUND & 4TH FLOOR BUTTONS being broken and Riverside have failed to repair since reported 20th June 2025

RIVERSIDE SERVICE & LIFT REPAIR CONTRACT - NOT FIT FOR PURPOSE - SO MANY FAILED ESTATE INSPECTION REPORTS

August 2025 - The terrible smell in the building entrance lobby is the smell of rotting household rubbish from the refuse room. The reason it is in the lobby is because the ventilation system in the refuse room is broken and Riverside have not responded to it being reported broken since 18th July 2025

SQUALOR DURING HEAT WAVE - FAILED ESTATE INSPECTION REPORT

URGENTLY NEEDED PARKING CONTROL FOR ESTATE ENTRY POINTS DENIED FOR YEARS - SO MANY FAILED ESTATE INSPECTION REPORTS

BUILDING HAS BEEN KNOWINGLY OVERHEATED for many years due to excessive 80°C COMMUNAL heat & hot water system settings - SO MANY FAILED ESTATE INSPECTION REPORTS

UNREASONABLE DELAY - Inside OF Lift displays the wrong current floor number - left REPORTED like this for years already - SO MANY FAILED ESTATE INSPECTION REPORTS

AUGUST 2025 - COMMUNAL HALLWAY - TERRIBLE SMELL ON 3RD FLOOR - OF WHEELCHAIR TRACKED URINE ON CARPET - REMAINS UNRESOLVED AFTER MANY REPORTS/MONTHS - ABSENCE OF SAFEGUARDING IN SOCIAL HOUSING - SO MANY FAILED ESTATE INSPECTION REPORTS

security - Who is compromising our building like this + why? 2025-06-10

80°C COMMUNAL heat EXCHANGE hot water ESCAPE DAMAGE - Reported to Property Manager at Estate Inspection 2025-05-22
- two months later THE damage HAD BEEN allowed to get out of control 2025-07-23 - POOR SERVICE RESPONSE CAUSED UNREASONABLE DAMAGE - FAILED ESTATE INSPECTION REPORT

RESOLVED POORLY - Unfit repair from 2017 that CAUSED PROLONGED health hazard. AFTER 8 years of fruitless ESTATE inspection reporting - CUSTOMER HAD TO report to fire safety TO FINALLY get this door MADE SAFE 2025-05-22 - SO MANY FAILED ESTATE INSPECTION REPORTS

RESOLVED POORLY - MAY 2025 - RIVERSIDE CONTRACTOR Etech's 1st response WAS nearly a month (6/5/25) after reportING THIS MAIN SECURITY GATE brOKEN - FAILED 24HR EMERGENCY RESPONSE REPAIR - NEGLIGENT

AUGUST 2025

ESTATE INSPECTIONS HAVE BEEN INEFFECTIVE

AFTER 5 YEARS OF EFFORT TO ATTEND & REPORT SERIOUS ISSUES DURING ESTATE INSPECTIONS IT HAS NOT RESULTING IN BASIC HOUSING SERVICE WITHIN REASONABLE PERIODS. IT HAS NOW BECOME NECESSARY TO INVEST THE TIME INTO A DIFFERENT AND HOPEFULLY MORE TIME EFFICIENT WAY OF DOCUMENTING AND REPORTING HERE ON THIS WEBPAGE ABOVE WITH PHOTO AND TIMESTAMP DOCUMENTATION ONGOING. IT HAS NOT FELT LIKE CUSTOMER TIME HAS BEEN RESPECTED IN THIS PROCESS.

27th May 2021

Urgent Request:

Overheating in Homes Due to Excessive Communal Heat Settings

Residents of the Oval Road Estate, located at 30 Oval Road (within the Henson Building), are again raising serious concerns about persistent overheating in their homes. This issue affects 70 flats in total - including 24 homes managed by One Housing - and is directly linked to the excessively high temperature settings of the communal heat exchange system.

Over recent years, the problem has worsened significantly. Today’s video evidence (see link below) shows hot water temperatures exceeding 70°C at the tap, while official guidance from the Health and Safety Executive recommends a safe delivery temperature of 44°C to avoid the risk of scalding, particularly for children and vulnerable residents.
🔗 HSE Guidance on Scalding and Burning
📺 [Watch today's video measurement on YouTube - embedded below]

This excessive heat also means that many residents cannot close their windows without experiencing oppressive internal temperatures - undermining both comfort and sound insulation. This is especially concerning now that the Morrisons redevelopment has begun directly in front of our homes, with demolition and construction noise expected to continue for the next six years.

The cause appears to be the communal heating system that pumps 80°C water from three basement boilers up into individual utility cupboards. Heat is transferred via radiator-like exchangers into our homes, creating persistent latent heat even when radiators are off - including in summer months. This makes many flats unbearably hot year-round.

We are urgently calling for:

Immediate consultation and technical investigation into this issue
A clear explanation of system settings and design constraints
A practical solution - such as reducing the temperature settings for the Oval Road Estate section (flats 47–70) by approximately 20°C, subject to testing

We request urgent written response and collaboration from all responsible parties, including housing officers, property managers, and building services contractors.

📧 Please reply to: ovalroadestate@gmail.com

We appreciate the need for system-wide considerations, but the wellbeing and safety of Oval Road residents must be prioritised. This situation cannot continue through the coming summer and multi-year construction period.

DECEMBER 2020

ESTATE INSPECTION PROVIDED

THANK YOU TO PROPERTY MANAGER - NNADOZIE Orisakwe FOR RETURNING INSPECTIONS ON CHRISTMAS EVE 2020, AN APPRECIATED SEASONAL GIFT

June 2020

A WHOLE YEAR NOW WE HAVE BEEN DEPRIVED OF RESIDENT CONSULTATION & PARTICIPATION

It has now been a year since One Housing provided on site estate inspections that tenants can attend, this is in breach of their policies and tenancies.

Monday 6th July 2020

The One Housing website - https://www.onehousing.co.uk/

on the following page:

https://www.onehousing.co.uk/resident-services/resident-information/Estate-management

states the following:

Join our estate inspection walkabouts

We also carry out monthly walkabouts around our estates to keep an eye out for any cleaning, repairs, grounds maintenance and health and safety issues that need to be addressed. We encourage you to join us - it’s really helpful when residents point things out that might have been missed. The inspections take around an hour and you don’t need to commit to coming every month – just when you have some time spare and it’s convenient for you.

To find out when walkabouts are scheduled on your estate, please just give us a call on 0300 123 9966 or email us at ask@onehousing.co.uk.

Looking after your estates | OneHousing.pdf

Screenshots 2020-09-07 at 18.52 - https://onehousing.co.uk/resident-services/resident-information/Estate-management

Screenshots 2020-02-06 at 16.17 - https://onehousing.co.uk/resident-services/resident-information/Estate-management

February 2020

NO advanced documentation of the year's INSPECTION SCHEDULE PROVIDED to tenants FOR THE NEW YEAR

Since June 2019, Our housing officers have been taken from us and A very unprofessional and absent Property Management regime put in its place, that has trampled on our TENANCY agreements and one housing policies with total denial of ALL resident participation including SCHEDULED Estate Inspections for tenants to attend.

As a result they have managed to provided even less health and safety service on the communal areas of this estate than ever before.

This puts One Housing in a very compromised legal position and is turning their customers against them, including the ones that had been trying to support the organisation for years.

The 2019 yearly inspection schedules were taken off the notice boards of Oval Road Estate and Gilbeys Yard Estate in July 2019 without any form of consultation, in breach of the tenancy agreement.

They did not even inform tenants that they had done this and have not provided documentation to tenants since.

The property manager states that they have done monthly inspections themselves, as if denying us scheduled participation is of no concern (along with our safety), when it is our legal right. They will not provide a record of their unaccompanied inspections or what, if anything, they have inspected and reported on our behalf, and we have evidence that major issues are not being inspected, reported or resolved. This leads to the conclusion that this representative cannot do their job nor understand One Housing policies or tenancies and is therefore unfit to manage these properties.

Repairs and maintenance are not being done in the communal areas. This property manager is knowingly compromising our safety and putting One Housing further into disrepute.

This is systemic abuse, and evasion of accountability for the services they are contracted to provide.

They cannot be left to their own devices, the new One Housing Property Management has denied basic service and willingly put customers in danger. See report page here

Estate Inspection Programme 2019

2019 January 3 Thursday PM - Done

2019 February 7 Thursday PM - Deferred and done on 11th February with OHG Housing Officer Beverley Castle

2019 March 7 Thursday PM - Inspection not provided by OHG

2019 April 4 Thursday PM - Done as scheduled

2019 May 2 Thursday PM - Deferred and done on 14th May with OHG Housing Officer Beverley Castle

One Housing Group Ltd, implements changes to our housing service, management and services, without consultation with affected tenants, which is a major breach of tenancy agreement

2019 June 6 Thursday PM - Inspection not provided by One Housing

2019 July 4 Thursday PM - Inspection not provided by One Housing

2019 August 1 Thursday PM - Inspection not provided by One Housing

2019 September 5 Thursday PM - Inspection not provided by One Housing

2019 October 3 Thursday PM - Inspection not provided by One Housing

2019 November 7 Thursday PM - Inspection not provided by One Housing

2019 December 5 Thursday PM - 7th consecutive inspection not provided by One Housing

Camden Region Estate Inspection 2019 Dates

estate_inspection_dates_north_east_camden_2019.pdf

https://www.onehousing.co.uk/for-you/who-does-what/estate-management

"Join our estate walkabouts"

"We also carry out monthly walkabouts around our estates to keep an eye out for any cleaning, repairs, grounds maintenance and health and safety issues that need to be addressed. We encourage you to join us - it’s really helpful when residents point things out that might have been missed. The inspections take around an hour and you don’t need to commit to coming every month – just when you have some time spare and it’s convenient for you. Check out when inspections are taking place in your area: Camden, Isle of Dogs, Berkshire, North region, East region."

What One Housing say about Estate Inspections :

"All One Housing staff have a duty to report any problems seen when visiting estates."

"Estate inspections, including the inspection of playground equipment, will usually take place monthly on all estates and will be conducted by a Housing Officer, Homeownership Advisor or the Estates Services Officer where applicable, a resident, and a caretaking supervisor where available."

"Residents will be notified of estate inspections in good time and encouraged to take part. Residents will be provided with accessible, relevant and timely information about the progress of communal repairs."

"Estate inspections will be graded, recorded and monitored as part of One Housing’s key performance indicators."

Estate managementCommunal areas We look after the communal and outdoor areas of your estate. We employ contractors or caretakers to maintain the communal gardens and clean the common parts of our blocks. We are also responsible for any estate drains, lighting, and any communal heating. One Direct (or Housing Solutions in Berkshire) will undertake any communal repairs.

Estate Inspection Programme 2018

2018 January 4 Thursday AM - Done, see spreadsheet below, no documentation of inspection or progress of issues raised provided by housing officer

2018 February 1 Thursday AM - Done, see spreadsheet below, no documentation of inspection or progress of issues raised provided by housing officer

2018 March 1 Thursday AM - Deferred by snow, done following 8th, no documentation of inspection or progress of issues raised provided by housing officer

2018 April 5 Thursday AM - We could not have representation at this inspection due to our TRA representative being at court in support of One Housing and the housing officer's inflexibility on when we could conduct the inspection.

2018 May 3 Thursday AM - Kofi Boakye OHG Housing Officer, no documentation of inspection or progress of issues raised provided by housing officer

2018 June 7 Thursday AM - TRA representative is not attending inspections from this date as an official protest of poor implementation of inspections, that are not as per OHG service policy and wasting reps time

2018 July 5 Thursday AM- Cancelled without notice by the housing officer who rescheduled to the following day. Impossible to have a life and try to work with this officer, complaint submitted. Inspection denied to willing participant, depriving the legal right of tenants to a monthly inspection that they can attend.

2018 August 2 Thursday AM - TRA representative unable to attend, due to ASB safety issues and inspections' dates having changed by officer without general notice to estate

2018 September 6 Thursday AM - TRA representative unable to attend, due to ASB safety issues and inspections' dates having changed by officer without general notice to estate

2018 October 4 Thursday AM - TRA representative unable to attend, due to ASB safety issues and inspections' dates having changed by officer without general notice to estate

2018 November 1 Thursday AM - TRA representative unable to attend, due to ASB safety issues and inspections' dates having changed by officer without general notice to estate

2018 December 6 Thursday AM - Done, with new housing officer, preparing report for new year. 2019 Inspection Schedule put up on notice boards

OHG 30 Oval Road Estate Inspections

One Housing Group information on estate inspections procedure

Housing Management Estate Services

from the Policy Performance, Improvement & Policy Team:

2 AIMS & OBJECTIVES

Aims:

• To ensure that residents enjoy a safe, peaceful, clean and tidy environment,

• To involve residents in the management and upkeep of their estate.

Objectives:

• To carry out monthly estate inspections of all estates,

• To carry out monthly inspections of the playground equipment on estates,

• To record all estate services issues and monitor the progress of remedial action,

• To widely publicise estate inspections and encourage resident involvement,

• To monitor performance against service standards.

3 POLICY STATEMENT

OHG recognises that residents should have the opportunity to be involved in the upkeep of their estate and will encourage involvement from all members of the community.

OHG will listen to the concerns and opinions of residents, address them where possible, and ensure that all residents are informed of the ways in which they can report any problems. Residents can contact the Customer Contact Centre, their Housing Officer, Estate Services Officer, or their Estate Caretaker to report an issue.

All OHG staff have a duty to report any problems seen when visiting estates.

Some estates will have a team of caretakers working to ensure a good service is provided.

Estate inspections, including the inspection of playground equipment, will take place monthly on all estates and will be conducted by a Housing Officer or the Estates Services Officer where applicable, a resident, and a caretaking supervisor where available.

Residents will be notified of estate inspections in good time and encouraged to take part.

Estate inspections will be advertised in the following ways:

• An annual letter will be sent out in December of each year listing inspection dates in advance for the next year.

• Dates will be placed on estate notice boards, in office receptions, in the residents’ newsletter (One Magazine) and on the resident website.

• Notes for notice boards must be drafted in a bright colour with 14 Font (minimum) to aid visibility.

OHG is working with residents to implement Neighbourhood Management Agreements and local estate inspection standards for individual estates.

5 ESTATE MANAGEMENT RECORDS

All caretaking and cleaning issues identified through estate inspections, residents, caretakers, or OHG staff, will be recorded and updated prior to the next inspection.

The Estate Services Officer or Housing Officer must update this information after every inspection and as and when they receive notification of estate services work from the Property Services Department via email, or from direct reports by residents or caretakers.

Information recorded and monitored will include:

• The issue

• Date reported

• The source (estate inspection, caretaker, resident, OHG staff, other)

• Completion target

• Priority

• Action taken

• Date action taken

• Comments (including the reasons for any outstanding targets)

Officers will check their records on a weekly basis and liaise with the Quality & After Care team in the Property Service Department to follow up any issues outside of target.