Embedded Files
2025
2025
September
September
ESTATE INSPECTIONS HAVE BEEN INEFFECTIVE
ESTATE INSPECTIONS HAVE BEEN INEFFECTIVE
After 13 years of dedicated effort to attend estate inspections and report serious issues, the process has not yielded timely and reasonable housing services. To address this, we are now transitioning to a more efficient and direct method of documentation. This webpage will serve as a public record, with ongoing photo and timestamp documentation of issues, to ensure greater accountability and transparency. The past process has not respected residents' time, and this new approach is designed to be more effective.
Streetlights - Out of Service
Streetlights - Out of Service
September 2025 - All Riverside-managed streetlights around the Oval Road Estate have been broken since at least August 19th - Emergency Response Required
Lift Out of Service: FOR 3 MONTHS
Lift Out of Service: FOR 3 MONTHS
First Reported: June 20, 2025
Resolved poorly: September 9, 2025
The lift was out of order for over two months, with the '0' (ground floor) and '4' buttons broken since at least June 20th.
As of Friday, August 29th, the lift's condition has worsened significantly. It is now completely inaccessible with an "OUT OF SERVICE" message displayed above the ground floor door, rendering it unusable for all residents.
This protracted failure to repair the lift highlights serious issues with Riverside's maintenance service and lift repair contract, making it clear that the current system is not fit for purpose.
- Emergency Response Required
Rotting Rubbish ODOUR: Unaddressed SQUALOR
Rotting Rubbish ODOUR: Unaddressed SQUALOR
First Reported: July 18, 2025
A terrible smell of rotting household waste fills the building's entrance lobby. This is a direct result of a broken ventilation system in the adjacent refuse room. The issue was first reported to Riverside on July 18th, but they have failed to respond.
This ongoing problem, especially during the August heatwave, has created squalid living conditions highlighting the failure of estate inspections.
- Urgent Response Required
NO PARKING CONTROL FOR ESTATE ENTRY POINTS
NO PARKING CONTROL FOR ESTATE ENTRY POINTS
VEHICLES BLOCK THE MAIN ACCESS TO ESTATE & WASTE COLLECTIONS
- REPORTED FOR YEARS NOW
- Urgent Response Required
First Reported - 22nd May 2025
80°C COMMUNAL HEAT EXCHANGE HOT WATER ESCAPE DAMAGE
80°C COMMUNAL HEAT EXCHANGE HOT WATER ESCAPE DAMAGE
- Reported to Property Manager at Estate Inspection 2025-05-22
- 2 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
- Urgent Response Missed
OVERHEATED BUILDING
OVERHEATED BUILDING
- DUE TO EXCESSIVE 80°C COMMUNAL HEAT EXCHANGE SYSTEM SETTINGS
- REPORTED FOR YEARS NOW
- Urgent Resolution Required
Inside OF Lift
Inside OF Lift
DISPLAYS THE WRONG CURRENT FLOOR NUMBER
- REPORTED FOR YEARS NOW
- Urgent Resolution Required
AUGUST 2025
HALLWAY - UNBEARABLE ODOUR ON 3RD FLOOR
HALLWAY - UNBEARABLE ODOUR ON 3RD FLOOR
OF TRACKED URINE FROM A WHEELCHAIR ON THE 3RD-FLOOR CARPET HAS GONE UNRESOLVED FOR MONTHS DESPITE MULTIPLE REPORTS
- Urgent Resolution Required
RESOLVED POORLY - Unfit repair from 2017 that CAUSED 8 year health hazard.
RESOLVED POORLY - Unfit repair from 2017 that CAUSED 8 year health hazard.
AFTER 8 years of fruitless Estate Inspection reporting - customer had to report to fire safety to finally get this door made safe 22nd May 2025 - So many futile estate inspection reports
Reported since 4th April 2017
Urgent Response Denied
RESOLVED POORLY - MAY 2025
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
- Emergency Response Denied
ONLINE ACCOUNT ACCESS
ONLINE ACCOUNT ACCESS
SHUT DOWN + NOT TRANSITIONED PROPERLY - JUNE 2025
When we were initially informed about the transition, the email from Riverside on 28th May 2025 clearly stated: "As you already have a MyOneHousing account, you will receive an email to invite you to join My Riverside shortly after the upgrades have been completed... You will not need to create a new account.". This "Welcome to My Riverside" invitation email, that was supposed to be sent from info@riverside.org.uk, was intended to guide us in completing the "move over to My Riverside" but was never received.
On 14th August 2025, 2 months after the decommissioning, and no "Welcome to My Riverside" invitation email received, we had to enquire about the missing invitation email to which a Riverside "Digital Service Advisor", advised to "register / sign up / then activate your account", i.e. "create a new account"
BUILDING security
BUILDING security
WHO WAS COMPROMISING OUR BUILDING LIKE THIS + WHY? 2025-06-10
AUGUST 2025
AUGUST 2025
ESTATE INSPECTIONS HAVE BEEN INEFFECTIVE
ESTATE INSPECTIONS HAVE BEEN INEFFECTIVE
We have invested 13 years into the estate inspection process, consistently reporting serious issues with the hope of seeing timely improvements in our housing services. Unfortunately, our efforts have not resulted in the change we need. Moving forward, we are shifting our focus to a new, more transparent and efficient method. This webpage will be a central resource for documenting issues with timestamped photos, allowing us to collaboratively create a clear record of concerns. We are committed to finding a more respectful and effective way to work towards better living conditions for all residents.
27th May 2021
Urgent OVERDUE ISSUE
Overheating in Homes Due to Excessive Communal Heat Settings
27th May 2021
Urgent OVERDUE ISSUE
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
DECEMBER 2020
ESTATE INSPECTION PROVIDED
ESTATE INSPECTION PROVIDED
THANK YOU TO PROPERTY MANAGER - NNADOZIE ORISAKWE FOR RETURNING INSPECTIONS ON CHRISTMAS EVE 2020, SOME SEASONAL GOODWILL
June 2020
June 2020
A WHOLE YEAR NOW WE HAVE BEEN DEPRIVED RESIDENT CONSULTATION & PARTICIPATION
A WHOLE YEAR NOW WE HAVE BEEN DEPRIVED RESIDENT CONSULTATION & PARTICIPATION
It has now been a year since One Housing provided on site estate inspections that tenants could attend, this is in breach of their policies and tenancies.
Monday 6th July 2020
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
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.pdfScreenshots 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
February 2020
NO advanced documentation of the year's INSPECTION SCHEDULE PROVIDED to tenants FOR THE NEW YEAR
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.
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.
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.
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.
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
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.pdfhttps://www.onehousing.co.uk/for-you/who-does-what/estate-management
"Join our estate walkabouts"
"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 :
What One Housing say about Estate Inspections :
"All One Housing staff have a duty to report any problems seen when visiting estates."
"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 Inspection Programme 2018
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
One Housing Group information on estate inspections procedure
One Housing Group information on estate inspections procedure
Housing Management Estate Services
Housing Management Estate Services
from the Policy Performance, Improvement & Policy Team:
from the Policy Performance, Improvement & Policy Team:
2 AIMS & OBJECTIVES
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
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
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.
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