ArmAguidance


advisory note


ManycoMplaints froMresidentsofblocks of flats arisefrom noise.LoudDIY or building activity,latenightmusic, laminatedfloors and barking dogs are themain causes. Unfor- tunately anything your landlord or agent can do to prevent noise will be limited and it is un- likelythatacourt will evictalongleaseholder fornoise problems.The Government advises residents to solve their noise problemsby tak- ingastepped approach.ARMArecommends this too and their advice is outlined below. Thereare also help linesand information leaflets available to assist you.


What lessees cando


ARMArecommends taking the following stepped approach: 1 Keep records


2 Start building a relationship with your- neighbour


3 Have a quiet word about the problem


4 Have astrongerword: explain theimpact on you and/or your family


5 Employmediation services 6 Contact your local authority 7 Contact abatement societies 8 Take legal action yourself


Keepingrecords


Keep arecord of thenuisanceassoonasit happenseg, date,time, type etc. It is nota legalrequirement,but youmay need it to back up your complaintand it couldbeusedin evidence if you go to court.


approaching


your neighbours If youdoapproach them, waituntil asuitable time,and although youmay feel angry, do not lose your temper.Itcould be used againstyou at anothertime. Planwhat youare goingto say and keep calm.


42


noise 06


Tackling noise in your block,ARMA’s Lessee Advisory Note LAN06 Noise offers some useful tips and advice for residents


Before youapproach your neighbour, it is


importanttoassessthe risk to your personal safety andproperty. If youfeelfrightenedor intimidatedand youare worried that they mayrespond aggressively,thenapproaching themto complainmaynot be thebest option for you; youmay wish to consider contacting the police in these circumstances. Most problemscanbesolvedamicably


withoutaneed forfurther action.You may feel anxious about approaching your neighbor, but remember that theymay be genuinelyunaware that they are the source of a problem.Whenapproached, oftenthey will beembarrassed about the nuisance they have beencausing and will be more considerate in future.Itisimportant to do this as early as possible before the problemspirals out of control.


Mediation services


Neighbourmediation is aprocessinwhich a third party helps people to resolve disputes betweenthosewholiveinthe samelocality or neighbourhood.Itisaroute that aims to assist both partiesinidentifying each other’s needs, sorting out any problems, ex- ploring solutions and negotiating an agree- ment.Thisoften helpspreserveneighbourly relationsorbuildbetteronesand cansort out disputes before they escalate.Mostme- diation services are registered charities al- though somearepartofother organisations such as localauthority housingmediation services departmentsorthe localCitizens’ Advice Bureau.


Keep a record of thenoise as soon as it happens


contactingyour localauthority


Your local authority has a statutory duty to take reasonable steps to investigate com- plaints. Under Section 80 of the Environmen- talProtectionAct 1990,the Environmental Health Officer(EHO) is required to take “all reasonable”steps to assesswhetherthe noise constitutes a statutory nuisance. If theEHOis satisfied that astatutory


nuisance exists,orislikelytooccur or reoccur, they have to serve a noise abatement notice. However, theymaysuggest otherways


forward: nMediation:many localauthorities have independenttrainedmediatorswho will offer tomediatebetween youand your neighbour. Sometimes, thismay work, but other times it


may not be appropriate. nA warning letter: somelocal authori- tiesmaysendawarning letter.Again,this maywork, butitcan backfire. It canalert theneighbours that youhavecomplained andtherefore thenoisemaybecomemore intermittent andcollectingevidencemay be


aproblem. nAn abatementorder:ultimately,ifthe noise persistsand thelocalauthority has deemed thenoise astatutory nuisance,theyhavea dutytoserve anoticeonthe offenders.Ifthe offenderfails to comply they canfacecourt action.The localauthority also has thepower to confiscate noise producing equipment.


Autumn2011 Flat Living


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