Frequently Asked Questions

All English Courtyard properties are offered for sale to the retired market. The older occupier, husband or wife, must be over the age of 55 or in need of "sheltered housing". In the latter case a doctor's certificate must be obtained confriming need and the suitability of the accommodation on offer. However age restrictions over 55 may be imposed by local planners and will apply as appropriate to relevant Association developments.

Ownership of an ECA property is not restricted - only its occupation. ECA properties may be owned by residents, members of their family, friends, Charities, Trusts or Companies. Age, normally over 55 (unless the local council has stipulated otherwise as a planning condition) and state of health determine the qualifying conditions to occupy a property.

ECA is the freeholder for all properties.

All English Courtyard properties are sold leasehold. The lease is normally for 150 years from the date the development is completed. However the Association may not benefit financially from its ownership of the lease. Therefore depending on the state of the buildings at the time, at the end of the lease period the lease will be extended, or a new lease granted, as appropriate. Residents will be responsible for all legal fees that are involved.

The property is yours and you do not have to leave it until you wish to do so - or until circumstances and/or health dictate.

Under age spouses can stay in the property once widowed. Children are not allowed to be permanently resident in the property unless they act as official carers and only with the approval of ECA.

Yes - all potential purchasers' solicitors will be given a copy of the lease and a document called the Purchasers' Information Pack which is a summary of the lease in non legal language.

Owners may let their property should they wish to do so: however only "qualifying" tenants may occupy the property. As ECA does not handle rentals itself, it is best to arrange the management through a professional letting agency. The ECA should be able to assist you in recommending a suitable agency. Any letting is subject to a minimum period of one year. The Association does not encourage "Buy to Let".

Opportunities exist to purchase an English Courtyard Association property using equity release, shared equity or part exchange - but these are not provided by the Association. ECA is however able to put you in touch with organisations who can provide these facilities, but it is essential that you receive independent advice from an Independent Financial Adviser before proceeding with these options.

The annual service charge is set to cover all known expenditure, with an element to cover major periodic planned costs. ECA does not raise any additional charges, administrative or otherwise. The service charge covers all aspects of managing the development, not unlike managing your own property. Key headings are: Salary of courtyard manager and their reliefs; Council tax for courtyard manager accommodation; Postage, telephone and stationery; Water charge (if no individual meters) –communal water charges if there are individual meters; Light and heat of communal areas; Maintenance of alarm system; Maintenance of grounds; Maintenance of buildings; Insurance of buildings; External window cleaning; Hygiene and other expenses (guest suite); Managing fee; Provisions (future costs).

The Management Fee pays for the central running cost of the ECA including the head office, the regional managers who look after all the developments and all the issues concerning them. The head office staff manage all the financial accounts for each development, as well as the legal paperwork for the transfer of leases etc.

A comprehensive all risks policy is renewed annually at a very favourable premium. Any claim must be made through ECA who are the policy holders. Each resident is responsible for their own contents insurance.

The service charge covers costs including those from external companies and organizations (e.g. utility companies, insurances, window cleaners etc) and any rise is influenced by the increases imposed by those sources over which ECA have no direct control. With over 25 years experience ECA manages the costs proficiently and aims to keep any increases within a reasonable figure.

Each year an amount of the service charge is put aside for future planned repairs and maintenance (e.g. external painting) or any emergencies. Both the costs of this and the maintenance cycle is determined by ECA and put to the residents for approval at the Annual Residents' Meeting. With over 25 years' experience ECA have a very good idea of when work needs to be done and how much to put aside for it. It is unlikely that anything will be required as part of planned maintenance for which there will be insufficient funds in the accounts. However should there not be sufficient funds ECA are bound by legislation to seek residents' approval for any expenditure that totals more than an aggregate £250 per property.

Payment of service charge is twice per year, December and June, as stipulated in the lease. Currently there is no arrangement for payment by direct debit.

The charges are different for each individual site and depend on a large number of factors ranging from the size of the gardens, the number of properties and varying provision of services. If you are interested in a particular courtyard, please contact us for further information.

Comparing service charges can be fraught with problems. To compare like with like you need to be fully informed of what the charges cover and what services and facilities are on offer. With English Courtyard two full time courtyard managers live on site, charged with ensuring the landscaping and surroundings are kept to a high standard. We do not charge ground rent - other companies do. Nor do we take charges from you when you sell, for instance transfer or administration fees. This may make the service charge look less in other companies, but these hidden charges can mount up substantially. At English Courtyard there are no hidden costs - the annual service charge is the only charge made.

Council Tax has to be paid by the purchaser of every Association property: the tax bands vary.

English Courtyard is one if not the only provider of retirement properties that does not charge a ground rent. This currently saves residents an estimated £400 - £600 per year. The ground rent is "one peppercorn" which historically is not collected.

Sites vary: water meters are installed in each property in some developments and in these cases property water charges are the resident's responsibility. The charges for water used in the communal areas form part of the annual service charge. Where water meters are not installed in individual properties each property pays an equal proportion of the total water charge within the service charge.

With few exceptions English Courtyard properties are "all electric" using the most economical and effective system available at the time of their construction. The quality of build ensures high levels of insulation and the heating system and cooking appliances are totally under your control. It is impossible to quote costs as these depend on the type of property and usage and the utility provider.

Generally the courtyard manager ensures that light and heating of communal areas is kept to a comfortable but minimum level to save costs whilst ensuring that residents' security is not put at risk. All property owners contribute equally to all central costs of the development. It is a requirement - and indeed ECA policy - that each property contributes to a full share of the communal costs irrespective of the property that they occupy.

Unlike most other retirement developers the English Courtyard Association does not ask you to pay out a lump sum of money when you sell the property. You are free to sell it on the open market to whoever wants to buy it, although only those who meet the qualifying criteria can live there. You can use any estate agent you prefer, although many residents prefer to engage Cognatum Property Ltd who are dedicated to selling English Courtyard and Beechcroft Trust properties. Most of the developments have a waiting list for resales which is held by Cognatum Property Ltd. There are no charges payable to ECA other than a small fee of about £250 (in 2008) for the legal costs of transferring the lease which is payable to ECA's solicitors. There are no charges for a transfer fee or sinking fund that many other companies charge when you sell your retirement property.

This is highly unlikely as the ECA receives virtually all of its income through service charges paid by residents. It operates under “not for profit” principles with no dividends distributed to shareholders. It aims only to raise enough income to cover the actual costs of running the Association plus a small annual surplus. However should the situation ever arise, under the Memorandum of Association of ECA another suitable management company will take over the management of the site under the same terms as ECA. All the monies paid in service charges and provisions are held by law in trust for the residents and cannot be used by ECA other than for that particular development.

All English Courtyard properties have an alarm system. This is installed and connected to the courtyard manager and a central monitoring system. This is for emergencies and is operated through a standard telephone unit in the property or a pendant linked to the telephone unit. This is reassuring during periods of illness or difficulty.

Burglar alarms can be fitted with the prior approval of ECA. Alarm boxes cannot be fitted to the outside of the property without ECA approval. Alarm calls must be directed to a monitoring centre who will call the police, but Courtyard Managers can act as keyholders.

Communal television and satellite dishes are provided in all new developments and in many older developments. You can link into this central system and pay the appropriate supplier fee.

Many residents have broadband connections. Arrangements have to be made by residents individually with their chosen providers.

Electric heating is the preferred heating for over the last 25 years in all retirement developments. English Courtyard like other companies use the most efficient systems available at the time. Many of our new developments have slim highly efficient heaters running on a variety of heating systems. One of the newest developments has gas central heating using LPG.

No – there will be no pipe work in place to allow for this. The night storage heaters can be replaced with different models.

This can be a problem but usually it does not last for long. However the ECA has a plan for when this happens. Firstly, each scheme is provided with a small portable gas cooker. Hot drinks and soup can therefore be provided. Secondly Courtyard Managers will ensure that frail or ill residents are regularly checked and are keeping themselves warm. Finally, we call the electricity company and seek advice as to the duration of the cut. All ECA schemes are on a priority list for urgent reconnection.

Currently this affects very few developments: but, if applicable, you can have gas cooking if you wish and if it can be installed. The Association can advise on this. Generally English Courtyard as with most retirement properties provide electric cooking as this is safer and easier to supply in most areas.

All wing houses, cottages and top floor apartments have a substantial boarded area in their lofts with electric lighting. This space is accessible by an easy access loft ladder. You can put things in the loft provided the eaves space is sufficient to allow this and there is not too much weight.

All ECA apartment blocks built on three floors or over (bar one) are serviced by passenger lifts to all floors. Apartment blocks containing just a ground and first floor are serviced by a stairlift from the entrance hall to the first floor. All cottages are built with a straight flight of stairs for the easy installation of a stairlift should one be required by residents. The Courtyard or Regional Manager will advise if required.

Approval for the installation of a conservatory lies first with ECA and second with the local planning authority. Residents should also obtain the agreement of their neighbours, who may well be affected. Once ECA is satisfied that the proposed design is acceptable and in keeping with the development it is the resident's responsibility to apply for appropriate planning approvals. Once granted and the conservatory erected, the resident and any future occupant will remain responsible for any maintenance that may be required in the future.

Yes: a number of residents have a baby grand piano however you should note the anti-social noise restrictions in the lease.

The formation of a residents' association is a right for all leaseholders under housing law. Where they are formally constituted, ECA will always be happy to work with them, in the best interests of the development concerned. Dialogue with residents is an important aspect of the work of the Association and our staffing structure, from courtyard, regional and through to director levels supports this. We regularly talk to residents both individually and collectively and this method of dialogue and personal contact is by far the most preferred option by ECA residents.

The guest suite is currently available for £15 for the first night and £10 for subsequent nights. These charges pay for the preparation of the suite and consumables provide.

Generally the maximum continuous time is 5 days. However if available this time can be lengthened. Emergency accommodation for a ECA management can take priority, as this saves money on otherwise expensive local overnight hotel rooms.

One of the many benefits of an English Courtyard property is just this - you can lock up and leave the property for a period of time safe in the knowledge that the courtyard manager will be keeping an eye on it for you, as well as your neighbours. If asked the courtyard manager will also look after the post and even water the plants in your absence. However it would be wise to verify that the length of your absence does not negate your home insurance policy.

Maintenance of the garden is the responsibility of the Courtyard Managers. However all cottages, houses and ground floor apartments have their own private patio garden. Residents, if they wish to do so, may also maintain the beds under the front windows of their property, providing this conforms and is compatible with the Association's overall "garden plan". Some developments also have an area allocated for allotments. Any additional work in the gardens must be approved and coordinated by the Coutyard and Landscape Managers.

Pets are permitted, providing written permission has been obtained from the Association. Pets are always welcome but must be kept under strict control to avoid nuisance to other residents. Dogs must be exercised off the development and while on the development must be on the lead.

All developments have magnificent landscaped grounds. With the exception of the smallest development at Long Melford, all sites have a guest suite where friends and family may come and stay for a maximum of 5 nights, providing the reservation has been confirmed by the Courtyard Managers. Most developments have a communal laundry; many have a mini-bus, which is available to take residents on shopping and other trips. No meals are provided.

The Courtyard Managers are responsible for cleaning and maintaining the communal parts of the development. However with their local knowledge the Courtyard Manager should be able to put you in touch with cleaners in the area.

You are free to buy in domestic and nursing help as and when required. The courtyard managers will be able to provide further information on companies providing the relevant services in your area. Cottages and wing houses are specifically designed so that, if necessary, a resident can live on the ground floor with a bedroom, sitting room, kitche, shower room and patio garden - and a bedroom, sitting room and bathroom upstairs for live-in help.

It is not permitted to hang washing out. Most developments have a communal laundry and those built more recently have washer/dryers installed in individual properties.

Most of the new sites with over 15 units have a mini bus. This is operated by the courtyard manager, and its running costs are included in the service charge. The primary intention is to help residents retain an independent lifestyle by offering regular shopping trips to the local super market. Provided sufficient support exists, other trips can be organized. However, as the courtyard managers have to operate the mini bus any other trips must fit in with the work schedule of the development.

One single garage or carport is provided for most properties with no dedicated parking for second cars. All developments have visitor parking spaces but no space is allocated or guaranteed. Where a visitor parking space is available this could be used very temporarily, but is not encouraged. However most residents generally dispose of one of the cars especially where the shops and facilities are close by and where there is the provision of a mini bus. It may be possible to rent a garage or car port from another resident who has no use for it.

The courtyard managers act as good neighbours. They do not hold nursing qualifications, nor are they permitted to administer medicines. They are on call in an emergency: should an emergency occur the courtyard managers, or their relief, will take whatever action is necessary until qualified help arrives. They will also facilitate, if required, the provision of carers.

In normal circumstances there is no need for the relief manager to live on site while on duty as they live no more than 10 minutes away and are contactable in the case of emergency. Occasionally relief managers do have to stay on site - this usually occurs when the resident courtyard managers are away on protracted holiday, or during an inter-regnum prior to new courtyard managers taking post. In these circumstances it may be necessary for the relief manager to use the guest suite.

ECA has the responsibility for the upkeep of the exterior of the properties, and the external decorations are planned to be carried out at regular intervals. Individual leaseholders are responsible for the internal decorations. Leaseholders - or their next of kin - are responsible for ensuring that their properties have been thoroughly cleaned and redecorated - as necessary - prior to their property being placed on the market for resale. To ensure this the Regional Manager will inspect the property as soon as practicable and notify all concerned regarding what action needs to be taken.

External decoration is part of the planned cyclical maintenance contained in the service charge. This usually takes place every 4 years.

All English Courtyard properties conform to NHBC building regulations relating to SAP (standard assessment procedures) values.

Any exterior alterations must first receive permission from the Association's management and be confirmed in writing. On some developments local planning authorities insist on timber replacements for windows - on others UPVC may be used. However this can only be carried out with the approval of the ECA and subject to stringent conditions on appearance. The cost of replacement must be met by the resident concerned, unless the windows are still under guarantee - but the maintenance and painting of the windows comes under the service charge.

With written approval from ECA, who may insist on confirmation from a qualified surveyor, changes may be made internally to the structure of a property, provided these changes are reasonable and subject to all necessary planning approvals. The ECA may also reserve the right to require you to put the property back as it was on resale.

Converting windows to French doors directly affects the external aspects and due to planning restrictions may not be allowed. Again ECA approval and advice must be obtained.

Please go to the "Contact Us" page of the website for further contact details. We will be very happy to answer any specific questions that you might have, or to send you additional information as relevant.