1. Why do I have to pay a fee to Old Dalby Residents Company Ltd?

As our estate is privately owned and not adopted by the local council, Old Dalby Residents Company Ltd (ODRCL) is responsible for the maintenance and management of communal infrastructure such as roads, green spaces, and street lighting. These responsibilities are funded by an annual estate fee, which is paid by all property owners. This fee is separate from council tax and ensures the upkeep, safety, and overall quality of our community.

2. How much is the annual estate fee and how is it paid?

The estate fee is currently £30 per household per year, payable in either monthly or a lump sum. Invoices are issued annually and payment instructions are provided via email or post. If you have not received your invoice, please contact Wards or our accounting representative via the Contact page. To meet future infrastructure needs, the board is proposing the monthly fee is increased from £30 to £31 in April 2026, and increase of £1 monthly. We have also proposed a second increase of £1 in April 2027 which would bring the fees to £32/month commencing in April of 2027.

3. What is a “special assessment”?

A special assessment is a one-time additional charge that may be levied on all homeowners if unforeseen or extraordinary expenses arise—such as major infrastructure repairs, emergency works, or projects not covered by the regular annual budget. These are only introduced when necessary and are communicated transparently to residents before implementation. The board undertakes careful planning and takes professional advice to ensure our community fees are sufficient to meet any forecast expenses. No residents ever want to be faced with the prospect of a large bill, so it is important we continue to contribute to and grow the reserve funds, for future projects such as road re-surfacing.

4. What areas are considered communal land?

Communal land includes any areas of the estate that are jointly owned or maintained on behalf of all residents. This typically includes:

Private estate roads

Street lighting

Grass verges and shared green spaces

Tree lines or landscaped buffers

Perimeter fencing or shared boundary features

These areas are maintained using estate funds and are not to be altered, obstructed, or used for personal use, or storage, or development unless consent is given by the board of directors.

5. Are there rules or restrictions I need to follow as a homeowner?

Yes. All properties on the estate are subject to restrictive covenants set out in the Title Deeds. These covenants help maintain the character, appearance, and harmony of the estate. They may include rules about:

Parking (e.g. no parking on green spaces)

Storage of bins or materials

Business use or subletting

Maintenance of boundary fences

Storage and parking of commercial and recreational vehicles

Homeowners are responsible for ensuring their property complies with these terms. The Board may contact residents if covenant breaches are reported. The board does have the authority under UK law to impose reasonable fines where deemed necessary.

6. Can I make changes to the exterior of my home or garden?

Most external modifications do not require written approval from the Board. However, if you're not sure about what is and isn't permissible, and to ensure any changes comply with the covenants and do not negatively impact the estate, drop us a line. Generally, if modifications fall under permitted development or planning permission, and is within your property boundary, it is permitted. This includes changes such as:

Extensions

New fencing or walls

Outbuildings

Driveway alterations

Please submit a request via the Contact page or email with details and plans before beginning any works if you're not sure.

7. What happens if I don’t pay my estate fee or breach the rules?

Non-payment of estate fees may result in legal recovery action, and all associated costs will be passed on to the homeowner. Unpaid fees may also result in a charge being placed against the property. Similarly, failure to comply with the covenants may result in enforcement action as allowed under U.K. property legislation. The Board’s role is to ensure fairness and consistency in upholding the community standards for the benefit of all residents. 

8. Who can serve on the Board of Directors?

To be eligible to serve on the Board of Directors, you must be a homeowner on either Dukes, Earls or Princes Road. Our constitution permits one director per household. If you rent in with community, you're more than welcome to get involved in other ways. We always can use a helping hand from neighbours.

9. Who runs the estate and how can I get involved?

The estate is run by a volunteer Board of Directors, all of whom are, and must be, residents of the community. They manage ODRCL’s responsibilities, financial planning, contractor oversight, and resident engagement. Elections for board positions are held annually at the annual general meeting, and new volunteers are always welcome. If you're interested in serving or assisting, please get in touch.

10. I've just paid off my mortgage and now received a bill from the Management Company?

When your mortgage is paid off, the property title is amended to reflect the updated ownership, typically removing the lender’s interest. In accordance with the covenants set out in the property deeds, Old Dalby Residents Company Ltd. is then required to update its internal register to reflect this title change. This administrative process incurs a cost, which is passed on to the homeowner as stipulated in the deeds. The fee for this update is typically around £200 and ensures that our records remain accurate and compliant with the governing documentation. The management company nor the residents company profit from this charge, it is just passed along to the resident.

11. Is my property freehold or leasehold?

Your home is freehold. All homes within the Old Dalby estate are freehold properties, meaning each homeowner owns their property and the land it stands on outright. 

12. Are there rules I need to follow as a resident?

Yes. The property deeds contain covenants that all residents agree to follow and are legally binding. These include maintaining your property, not parking on grass verges, and avoiding actions that could detract from the estate’s appearance or harmony.

13. How often is landscaping or grass cutting carried out?

Grounds maintenance is scheduled throughout the growing season. The frequency depends on seasonal conditions and budget but typically includes regular grass cutting, pruning, and general upkeep. Curbs are sprayed for weeds up to 4 times per year. Weeding in general and pruning takes place throughout the year. Grass cutting frequency changes per the need. Most cuts, the clippings are collected, but we do leave some clippings a few times throughout the growing season to noursh and naturally fertilise the grass.

14. Who maintains the roads and paths on the estate?

Since the estate roads are privately owned, they are maintained by the Residents Company using the annual service charge. This includes resurfacing, pothole repairs, and edging overgrown grass.

15. What happens if something in a communal area is damaged?
If you notice damage to communal infrastructure (e.g. street lights, fences, trees), please report it to the board. Repairs are funded from the estate charge or reserve fund.

16. Is the estate charge reviewed annually?
Yes. The board reviews costs annually and sets the charge based on projected expenditure, reserve contributions, and actual spending. Residents are informed in advance of any changes. 

17. What are the covenants in my deeds?

Covenants are binding legal agreements that cover how properties should be used and maintained—for example, restrictions on parking, bin storage, or exterior changes. These are in place to protect the look, feel, and value of the estate.

18. Who enforces the rules?

The Residents Company board is responsible for enforcing covenants. They act on complaints or observations in a fair and consistent manner, using the deeds and covenants, employ an objective view, aiming for resolution before any need for formal enforcement.

19. What happens if I breach the rules in my deeds?

In most cases, the board will contact you to resolve the issue informally through a letter. Continued non-compliance can result in legal action or recovery of costs if the board must intervene directly.

20. Can I run a business from my home?

The deeds and covenants prohibit and restrict some business use, especially if it increases traffic, noise, or disrupts residential enjoyment. Check your title deed and contact the board for clarification if you're uncertain. Generally, as long as you don't have people consistently "coming and going", it's not an issue.

21. Are pets allowed on the estate?

Yes, of course! But pets must be kept under control and not cause nuisance to others. Dog fouling must be cleaned up promptly, and persistent barking or aggressive behaviour may be addressed under nuisance rules.

22. What if I have a dispute with a neighbour?

Where possible, we encourage residents to resolve issues directly and amicably. If needed, the board may step in to mediate, particularly if the matter relates to communal areas or breaches of covenant. We all want to enjoy where we live, and it's easier to be kind to one another. Please do everything reasonably possible to avoid escalating conflicts.

23. Do I need to inform the Residents Company if I sell my home?

Yes. Your solicitor must notify the Residents Company and settle any outstanding charges before completion. A title change fee is usually applicable for updating records.

24. What documents will I receive as a new homeowner?

You should receive a copy of the property’s title, the covenants/deeds, and any recent AGM minutes or welcome pack from the Residents Company. The board has a generic copy of the deeds we can share.  If you want deeds specific to your home, you should contact your solicitor. 

25. Can I rent out my property?

Yes, but you are still responsible for ensuring that your tenants comply with the estate rules. Many deeds require landlords to inform the Residents Company of the tenancy and provide tenant contact details.

26. Is the estate considering any green initiatives?

Yes. The board actively explores eco-friendly solutions, such as solar street lighting, biodiversity-friendly planting, and energy-efficient maintenance practices where possible, and make financial sense.

27. Can I install solar panels or EV chargers?

Yes, but depending on your deed covenants, you may require consent from the board before installing visible external equipment. Check first to ensure compliance if you're unsure.

28. Who is responsible for maintaining my front garden or driveway?

Homeowners are responsible for their own plots, including driveways, paths, and front gardens. Poorly maintained properties can negatively impact the overall look and may breach covenants.

29. Can I park on grass verges or pavements?

No. Parking on grassed areas or footpaths is typically prohibited by the estate covenants and can damage infrastructure and spoil the look of the estate. The board may take action to address repeat issues.

30. Are commercial vehicles, caravans or motorhomes allowed?

No. Our estate covenants restrict the parking of large LWB or commercial vehicles, trailers, or motorhomes, and boats, particularly if they are visible from the road or other properties.

31. Can I have an EV charging cable across the pavement?

Cables trailing across footpaths pose a health and safety risk and are not permitted unless proper cable guards are used and the board has given written consent.

32. How do I update my contact details with the Residents Company?

Please email or write to the board or Wards with your updated, phone number, or email to ensure you receive notices, invoices, and updates.

33. How are residents informed of important updates or changes?

Communication is usually via email, newsletters, letters, the community noticeboard, or the estate website. Urgent matters may be distributed door-to-door.

34. Can I view financial statements or budgets?

Yes. As a homeowner and member of the Residents Company, you have the right to view the company’s annual accounts, budgets, and meeting minutes. These are made available at the AGM each spring or by request.

35. Is Old Dalby Residents Company Ltd. a registered company?

Yes. It is a not-for-profit company limited by guarantee and registered with Companies House. It is run by volunteer directors who are homeowners on the estate.

36. Do board members get paid?

No. Directors are unpaid volunteers who donate their time to help manage the estate in the best interests of all residents. Legally, the  directors can be paid but ODRC Ltd. has made the decision to always operate as a purely volunteer based board of directors.

37. What’s the difference between the board and the management company?

Wards act on behalf of the Residents Company to handle day-to-day operations. The Residents Company still retains overall legal control and decision-making authority.

38. Do I need to insure my home separately?

Yes. You are responsible for insuring your own property. The estate's insurance only covers communal areas, public liability, and Directors & Officers liability, not individual homes.

39. What is public liability insurance and why do we need it?

It protects the company (and residents) if someone is injured or suffers damage in communal areas and files a claim. It’s a legal and financial safeguard for all residents.

40. Can I organise a community event on the green spaces?

Yes! We encourage community involvement, but please contact the board first to ensure safety, insurance, and scheduling are appropriately handled.

41. Who do I contact if I see anti-social behaviour?

Depending on the nature of the behaviour, you can report it to the board, your local council, or the police. If it’s a breach of estate rules, the board may address it directly.

42. Will the roads ever be adopted by the council?

Unlikely. Once an estate is built with private roads and a Residents Company in place, it usually remains private unless formally adopted — a rare and complex process.

43. Can I install CCTV or Ring doorbells?

Generally yes, but any external cameras must only cover your private property and not communal areas or other homes, in line with UK privacy laws. It’s also courteous to inform neighbours if cameras face shared spaces.

44. Can tradespeople park on the estate while working at my home?

Yes, short-term parking for tradespeople is generally fine. However, they should avoid blocking roads, driveways, or parking on verges. Long-term works or storage of materials on communal land must be pre-approved by the board.

45. Who is responsible for street lighting?

On a private estate, the Residents Company is responsible for maintaining and funding street lighting. Faulty lights can be reported to the board, and maintenance is covered by the estate fee.

46. Who pays for cleaning or weed removal in communal areas?

These costs are included in your annual estate charge. This covers services such as communal area maintenance, weed control, edging, and litter removal to keep the estate looking its best.

47. Where can I access the governing documents (deeds, articles, rules)?

Your solicitor should have provided these on purchase. However, you can request a copy of the Articles of Association, deed covenants, or recent AGM minutes from the board at any time, or access them via the estate website if available.

48. Can I request a vote on something as a resident?

Yes! If you’d like to propose a change or decision (e.g., adding benches, hosting events, or adjusting policies), you can raise it with the board or request inclusion in the AGM agenda. Depending on the matter, a formal residents' vote may be organised.

49. Why can’t the council take over maintenance of the estate?

Privately built estates are designed from the outset to remain under resident management. Adoption by the council is extremely rare, expensive, and requires the entire estate to meet strict infrastructure standards — which often makes it impractical or financially unviable.

50. What is the Residents Company doing to be more environmentally sustainable?

We’re actively exploring eco-friendly initiatives such as installing solar-powered street lights, planting pollinator-friendly shrubs, reducing energy use, and promoting sustainable landscaping practices — all aimed at lowering costs and environmental impact over time.