Dorset House entrance is manned 24/7 by a concierge stationed at the front desk. The automatic doors are locked after 11 pm after which people need to be buzzed in on verification of name and flat number.
Two-thirds of flats are still on an old-style of lease which provides for the collection of half-yearly service charges based on the certified costs incurred in the prior year ended 30 September. This causes distortions from year-to-year and needs to be adjusted by a ‘balancing charge’ on production of the final accounts. Most of the balancing charge comprises the reserve fund levy for future major works. The remaining flats are on modern leases which provide for collections based on an annual budget prepared in advance. This provides more accuracy and limits the balancing charge to unexpected contingencies such as a spike in energy costs. (See also “Leases” and “Reserve Fund”)
No building works or refurbishment may be commenced without prior approval of plans and specifications by the landlord’s surveyor. These should be submitted in the first instance to the property manager with payment of an initial administration fee of £35 + VAT to:
Parkgate Aspen Ltd
Sort: 20-72-33
Account: 53239802
Approved works will be subject to duration, hours or working and preventive measures such as tanking of bathrooms, fire stopping, asbestos removal and stopcock installation.
Unauthorised works may be ordered to be undone and the flat reinstated to its previous state.
All private contractors need to provide evidence of their liability insurance.
Ask in advance to avoid misunderstandings later. (See also “Listed Building”)
Not all balconies and terraces are included in the demise of the actual flat.
No decking or other alterations are permitted without this issue being checked and the proposals being approved by the landlord’s surveyor.
Gullies and drains must be kept clear at all times to prevent water damage to flats below.
No furniture, awnings, umbrellas, flags, storage units or objects of any other kind may be kept on the balconies nor clothing hung out to dry.
On no account should cigarettes, lit or otherwise, be discarded from balconies, terraces or windows. Such actions pose a serious fire risk to parts below.
Barbecues are prohibited.
Bathrooms must be maintained and operated in a manner that prevents water leaking into flats beneath. This means ensuring that bath surrounds and shower trays are regularly resealed with silicone and proper shower screens or curtains are installed. The use of douches is absolutely prohibited. WC cisterns should be regularly checked for overflow function. Water damage caused by douches or other negligence in use or maintenance of bathrooms can result in major claims for damages. Mechanical WCs with electric macerators are not permitted to be installed in any flat. All water outlets should have their own isolating valve fitted, so it’s not purely reliant on the main stop valve.
Bicycles may not be taken up to flats. Inquire with the concierge staff about options for storing these in the basement car park. Electric bikes and e-scooters constitute a fire risk and may not be brought into any part of the building.
Our service charge bills display the name and account number of our Dorset House client account to which online payments can be made. Please make sure to quote your Tenant Reference number with all transfers or enquiries. That is the number prefixed with T.
Credit card payments can be made through this link: https://secure.blinkpayment.co.uk/parkgaspen
New Hyperoptic and BT broadband is being run into the building as part of the common parts refurbishment programme. Every flat will have a comms terminal just inside their entrance hall for those services. After initial circularisation and canvassing by the suppliers, subsequent enquiries for signups should be directed to the Building Manager or Parkgate Aspen.
Your current Building Manager is Jimmy Haralambous who is based in the office off the entrance vestibule (between the two sets of automatic doors). He is in charge of the concierge and cleaning staff and reports to PA’s management team. He can be contacted on 07944 406319 or emailed at: estatemanager@dorsethouse.org (See also “Staff”)
Do not dump old furniture, appliances or non-domestic rubbish in the common parts as you will be charged for their removal and admin costs. Ask concierge staff in advance about arrangements and advice for special council collections.
Children should not be allowed to play in the corridors or common parts, or enter the lifts without adult supervision. Residents with small children should install window restrictors in the interests of safety. These are cheap and easy to install.
Any damage to the common areas of the building, or other flats whether caused by the resident of any flat, their contractors, callers or visitors, will be the responsibility of the relevant flat’s owner. Leaseholders are advised to ensure they have household insurance coverage to include 3rd party liability.
Major repairs are required to all four elevations of Dorset House, including the refurbishment and redecoration of the distinctive ironwork and stone facings. A main component will be replacement of the staircase windows – or curtain walling. Individual flat windows are the responsibility of each leaseholder and outside the scope of the reserve fund. (See “Windows”)
Please check the notice board outside each lift bank for the QR code which provides access and download of the fire evacuation procedure and resident engagement strategy. It is best to download the information to your smartphone for easy reference in an emergency.
It is essential to install at least one smoke alarm in the front hallway of your flat and to change the battery twice a year. We also recommend you keep a fire blanket close to any cooking range and never leave any naked flame (such as scented candles) lit in an unoccupied room.
Please do not overload electrical sockets or use extension reels other than for occasional needs, as they can overheat and cause a fire. Plug-in scent diffusers are considered to be a fire risk.
All corridors and landings are designated fire escape routes and must be kept clear of any personal property such as prams, shoe racks, mats flower pots or other obstacles. These will routinely be removed on a daily basis by the porterage or cleaning staff, and no responsibility is accepted for loss or damage.
There is a weekly fire alarm test usually on a Thursday morning around 9 am.
Dorset House leases provide that all floors (other than of kitchens and bathrooms) shall be carpeted. Proposals for wooden or other solid flooring need to be cleared in advance with the landlord’s surveyor as there are strict standards of sound insulation which need to be adhered to. Non-compliant solid flooring will need to be over-carpeted, or otherwise subject to breach proceedings.
Food deliveries may not be held at reception and their couriers are not permitted to wander about the building. If you order food please arrange to meet your courier at the front entrance. An external bin is provided for orders not immediately collected. No liability is accepted for theft or spoilage of orders.
Front doors to flats were replaced in 2025 to comply with the new Fire Safety (England) Regulations. These included intumescent smoke seals, fire rated locks, hinges and self-closing devices. No alterations to any of these are permitted without prior consent and re-inspection. Nothing may be affixed to the exterior of the door, including Ring doorbells or the like. As all corridors are fire escape routes only approved doormats may be used which are fire-resistant, low-profile, and have a non-slip backing. Please check with management for the approved type. Non-conforming mats will be removed from the common parts along with any personal items left outside the flat.
All gas hobs or cooking ranges MUST be fitted with Flame Failure Device designed to prevent gas flowing in the absence of a flame. If your gas hob is more than 15 years old, it will likely not comply and will need to be replaced. This is an essential safety feature and must be taken very seriously.
Guests visiting flats must sign the visiting book; they must confirm the correct flat number and name of the person they are visiting. To avoid any misunderstanding, please advise your guests before they arrive at the building, as they may be refused access if any of the details are incorrect or are refusing to sign in. All new staying visitors need to sign the registration card at the front desk. ID is required for reasons of security and contact details in case of an emergency. This includes family and friends staying over.
Heating and hot water are supplied communally from the central gas-fired boilers located behind the basement car park.
Energy supplies are contracted annually based on completive tendering and paid via the service charge. These are distinct from your individual gas and electricity consumption within the flat.
Hot water is constant, subject to occasional outages for breakdowns or essential repairs.
Heating is usually turned off between April and September, subject to prevailing weather.
Radiators and valves may not be removed or augmented without prior permission as they may unbalance the system, create airlocks or result in flood damage. If you require a change of radiator or valve, this will need to be coordinated to a time when the system is drained down. Consult the Building Manager for further information.
The insurance of the building, boilers, lifts and other infrastructure as well as public liability is covered by the service charge which you pay. It will cover water damage caused by communal pipework but NOT water damage caused by negligence (e.g. overflowing bath or kitchen appliances) or failure to maintain bath and shower seals etc. It will also NOT cover your household contents or loss of rental income if your flat is sublet. You are advised to insure privately for those risks.
If you require the concierge staff to keep a key to your flat for access by cleaners or relatives & friends, these can only be accepted by signature of a ‘key waiver form’. Essentially this absolves the landlord, management and staff from any liability for loss or damage caused by use of the key/s deposited with our staff. We recommend you use a licenced keyholding service which is certificated and insured for such purposes.
The freehold owner of Dorset House is Redwing Asset Holdings Limited – a company incorporated in Guernsey. Their main investment is in the commercial space on all 4 sides of the building, the petrol filling station and car park. The residential parts, comprising 200 flats and their common areas and infrastructure, are held on an underlease from Redwing granted to Dorset House Residential Limited – a company incorporated in the Isle of Man.
Leases were first granted on Dorset House for a term of 125 years from 1975. Many of those leaseholders have recently purchased statutory extensions of 90 years. Others have opted for the new 250-year leases being granted by the freehold landlord, and these now account for around 1/3rd of the building. For further information about extending your lease, contact: legal@parkaspen.co.uk. For samples of the two main lease formats, see the documents section of this website.
Airbnb or similar types of short term letting are strictly prohibited at Dorset House. This rule is very strictly enforced and offenders have had to pay out substantial legal costs in responding to the breach and forfeiture proceedings brought by the landlord’s solicitors. The same applies to lettings in multiple occupation where some flats and their reception rooms have been operated like student dorms.
Lettings in single family occupation on AST agreements of no less than 6 months are permitted.
The lease requires lettings to be registered with the landlord within 30 days of commencement.
Dorset House is officially designated as a Grade II listed building on the National Heritage List for England. This means that alterations to the exterior, windows and parts of the interior (such as our new doors) are strictly regulated by Westminster Councils’ listed building office. This another reason why alteration works must be approved in advance.
Furniture moves, either in or out, MUST be coordinated in advance with the concierge staff or the Building Manager. Large haulage in or out will not be permitted out of hours or on a Sunday. Removals without prior notice can be refused at the discretion of the building management. (See also “Parking”)
No musical instrument or loudspeaker sound system may be operated between the hours of 11pm and 7am and no large gatherings or parties may continue beyond 11pm with the sole exception of New Year’s eve.
If you are in the habit of cooking pungent meals, please ensure that you have an adequate working extractor unit in consideration of neighbours.
If you are experiencing noise disturbance from a neighbour, you may report it to the noise officer at Westminster Council on 020 7641 2000 or via their reporting portal.
Parkgate Aspen Ltd [PA] are the managing agents of Dorset House’s residential element, appointed by the landlord, DHRL. They are responsible for the management of all services provided to the building, the employment of staff, contracting of works and utility suppliers, budgeting and collection of services charges.
They are a 50-year-old company specialising in the management of quality blocks, predominantly of this 1930s’ mansion type. Their management team for Dorset House is headed up by PA’s senior director Sol Unsdorfer along with property manager Jaime Rodas and assistant manager Maggie Howley. Staff management, compliance and HR are handled by Phillip Cove and Joanna Sigalov. The accounts team is headed by Vishal Kataria.
Forecourt parking is strictly reserved to the freehold landlord.
Delivery or contractor vehicles for anything longer than 15 minutes must be pre-arranged with the concierge or building manager.
The underground car park is privately operated with ticket entry.
The concierges are equipped with a registration system to log all parcel deliveries which are notified to residents. If notified of a delivery, please do not delay in collection from reception as the volume of deliveries is too great for the space available to store. Over-sized or heavy parcels will need to be delivered directly to the flat as they will be refused at the reception. Parcels not collected within 7 days without prior arrangement may be returned to sender without liability.
We maintain a designated trust account at Barclays for Dorset House service charge and reserve funds.
Payments should be made to the bank branch and account numbers shown on each of our bills.
Payment can also be made by cheque posted to our office (Parkgate Aspen Ltd. Wilberforce House, Station Road, London, NW4 4QE) or through our card payment portal: https://secure.blinkpayment.co.uk/parkgaspen
Dogs or other animals are not permitted to be kept in the building.
Flat owners are responsible to maintain their internal plumbing in good condition, particularly bath and sink waste pipes and WC cisterns and overflow pipes. Under NO circumstances should any supply pipes of communal hot & cold water or central heating services be cut or interfered with as this could cause flooding and damage to other flats for which you may be held liable.
No refuse or waste materials are to be left outside the flat. Household waste should be taken in the bin bags provided to the metal dustbins on the rear escape stairway at the end of each corridor, from which there is a nightly collection (except Sundays and Bank Holidays). Please do not leave bags loose on the stairway floor as this is a fire escape route. If bins are full, please try the bins one floor up or down. Please clean up any spillage to avoid accidents. If you have excessive rubbish or large boxes to dispose of, please report this to the staff. They can then arrange for the ground floor main bin rooms to be opened, allowing you to dispose of your rubbish directly into the main bins.
The annual service charge cost includes a reserve fund provision to meet the future cost of major works, such as external repair and decoration and replacement of infrastructure such as boilers and lifts. The annual levy is matched to a forward plan of estimated capital expenditure based on budget costs provided by building surveyors and M&E consultants. This projection is revised annually and forms part of the sales pack documentation provided to buyers’ solicitors when flats change hands.
CCTV is in operation in and around the building and in each of the lifts. If you are suspicious of any activity presenting a risk to the building or residents, please report it to any of the staff members.
Smoking is not permitted in any part of the building, grounds or the lifts.
Dorset House concierges work in shifts between 06:30 and 18:30 and 18:30 to 06:30. They work in alternating pairs, 4 shifts in and 4 off. Their contact number is 020 7935 5522 on the front desk and by email to frontdesk@dorsethouse.org.
Staff are not permitted to run personal errands for residents or do work in flats such as changing bulbs or smoke alarm batteries, so please do not ask them to do so. If they recommend third parties to assist, no responsibility will be accepted for standards of performance, loss or damage by such persons.
We expect staff to be helpful and courteous in all interactions with residents and look to you for the same, or to report any infractions to management. Antisocial behaviour or abuse of staff, or other residents, will not be tolerated.
Lockers of varying sizes are available to lease to residents for private non-commercial use.
For information and rates email lockers@parkaspen.co.uk or contact the Building Manager.
Two distinct resident groups operate in Dorset House. There is the Dorset House Tenants Association (DHTA) and the Moving Forward Group (MFG).
MFG Contact
Martin Kelmanson
mk1947@ymail.com
DHTA Contact
Mak Habib
mak1habib@hotmail.com
Communal TV reception is available for connection via the comms terminal just inside your entrance hall. For connection details, contact the Building Manager or Parkgate Aspen.
The windows of your flat, and any French doors are demised to you under the lease – which means that you are responsible for their maintenance, repair or ultimate replacement. Only the external painted surface is reserved to the landlord’s control – so as to maintain uniformity of appearance. Because it is a “Listed Building” (see above) windows in Dorset House cannot be replaced other than with units pre-approved by the Listed Buildings office. The new Building Safety Act has imposed further controls on building regulations approval for such high rise blocks. As part of the “External Repairs” (see above) programme, it is intended to offer flats owners a menu of prices for replacement of their windows with LB-approved units using the scaffolding access which will be in situ for the external works. Prices will depend on the level of demand and thus the quantity discounts available. Non-approved window replacements are liable to be sanctioned by the council and subject to breach proceedings under the lease. Window cleaning is the responsibility of each flat owner. Only curtains or blinds are permitted – no other materials, signs or boards are allowed to be displayed in windows.