Advice on choosing a quiet flat and understanding service charges

[indigorising]

I want to move into a flat. I am very sensitive to sound. I am researching the possibility very carefully. Finding out about building regs as they apply sound proofing specifically.

I believe I should consider new builds. Maybe after a certain time.

I also need to be aware of service charges. I know this is a minefield too.

Would appreciate experiences, guidance and advice.

I moved into my new build flat as soon as it was ready. The soundproofing is fantastic - when I have the windows closed, which isn’t very often at the moment.

You could, of course, get air con.

Why are you looking to move into a flat?

Soundproofing tests are worthless.

They only consider bedrooms and I think living rooms as livable space where the soundproofing test applies

Then they only test one flat per section or at least that's how they did it in My building

My previous building was fantastically soundproof that was built in 2003 - but you can't do anything about outside noise if your windows are open. I appreciate that's also true of a house. But a house may have more space between itself and the neighbours.

My current flat was completed in 2023 and the soundproofing is terrible. Some flats are having a better experience than others. I've been told by the builder that it's the luck of the draw.

A couple of them had soundproofing companies in almost as soon as we moved in - they were told the same thing as I thought, which is that if it's not been properly done in the build, you can make some improvement but they are limited.

I do know some other people here in new builds where they can't hear a thing from neighbours. I would be interested if there's any information that would help me make a better decision next time.

Service charges - I'm not sure what to say really except the cost of things does go up. If you're not already familiar with service charges, it might surprise you how much things cost. We have lovely cleaners and lovely gardeners. But as things like insurance and wages go up, you have to be prepared to absorb that cost.

You need a top floor flat because if the people above you have wooden floors your life will be miserable.

Thank you for advising any regulations can be unreliably implemented.

Service charges. Understand this is a completely unregulated area.

It's not just unreliably implemented

If you actually look at how the regulations are set up, they are rubbish in the first place! It's probably better than being in a house conversion for sure - but they all sit up very badly and they seem to be done by mechanical testing rather than using any kind of human-involved methods.

you might get lucky. But you have to know quite a lot about the building. So for example, my previous building, they had gone over and above and put about a foot of insulation between each floor. That isn't something I would've asked about. And to be honest, I didn't ask in this situation either - I moved for practical and urgent reasons so I decided I was prepared to live with it. Famous last words.

Also with My previous place, I suspect that no one will pay to put in a foot of noise insulation between each floor now. I was extraordinarily lucky that the previous build did that.

Though once again, I should say that I know two people who live in blocks that seem to be much more solidly built than mine.

I could tell you more about service charges but it depends on what the specific questions are. Again, I think we have been lucky - there's always some muppet leaving the bin rooms in a mess and our lovely cleaners will sort out the stuff we can't sort out. I have got on well with the management company in this block and in the previous block but you do hear a lot of people saying they hate their management companies - again just luck?

Finally, don't forget the smell of weed! If you currently live in a house this may be a bigger issue than you realise.

actually, there's another finally - I live alone and I really appreciate the nice neighbours I've had in previous blocks and this one. Nice group of people and if you needed help or something, they would try and help. If someone isn't well, for example, they can post on the group and ask for medication to be collected etc. people with pets will often keep an eye on a pet when you're away. I have looked after somebody's cat and I know others do it. You may already live in a nice road where people do this though.

@EmeraldRoulette Really helpful. Thank you.

Ask for copies of service charge accounts for the last three years, ask for a copy of the budget for the current year. Ideally there will be a sinking fund for new windows, a new roof (one day) etc ie larger items of expenditure, put aside. Find out if any major repairs are in the pipeline. Remember that leaseholders have a right to manage properties themselves and this will save on fees.
As for noise- as others have said, the top floor will be the best option.

I repeat what a PP said regarding a top floor flat.

Mine states that charges can increase only every 20 years. We have just reached that and the hit wasn’t too bad at all. Now at £800 every 6 mths which can be broken down into monthly payments. Bin storage, glass cleaning, landscaping, an awful lot of door and carpark security, internal and external decoration etc is included for that.

Communication from the management company should be frequent and you should be notified of upcoming meetings if you wish to attend any.

You will have ground rent too. Mine is currently £90ish every 6 mths.

Look for allocated car parking spaces, particularly a bonus of one behind electric coded gates, as well as visitor spaces.

@Coffeecakebakes @Youwantwhatnow

again very helpful. I think a flat is my best option. I need to future proof and being on one level is my best option. I don’t want the responsibility of a bungalow, which tend to be further out of town. Flats nearer a town centre. I’m trying to work out if service charges are worth the money, and reasonable alternative. Unhelpfully, my preference would be a ground floor. Hence wondering how to know about soundproofing. Really it’s mad to be investing so much on a salutary viewing. 🙈

I think a small block of flats is preferable as there are less people to make a noise. My daughter is in a block of 12 just 3 floors. She is actually 1st floor but it is really quiet. It does depend on the neighbours you get though obviously. Unfortunately she is in a new build and they are putting quite a lot of facilities which means the service charge has nearly doubled this year to pay for it all. They have a primary school, nursery, gym, Co-op , cafe, community hall, allotment building , sports pitches and now they are getting padel courts. Whereas in a town the Council would pay for these out of council tax , these go on to their service charges. So maybe a flat not on a big estate , without facilities that you won't use would be better.

Unlike others, I would go for a conversion. My daughters both have flats in big old Victorian houses. One has 8 flats. The other 10

The houses were solidly built and neither daughter has any trouble from noise from other flats (one is on the second (top) floor and the other is on the first floor.

In both cases, they have a share of the freehold and are part of the management company, so they have more control over the service charges. Their service charges seem to be cheaper than those of flats in
modern blocks in the area too.

Anything built in the 1950 period will be solid floors and walls, look for share of freehold if possible.

Thank you all again. I am looking now with greater interest at 1930s to 50s builds. In my area there are a couple two storey.

I wouldn't risk a victorian conversion - we two flats, both in victorian conversions and one has been really well sound proofed (ceilings have been dropped to allow for this) and we never hear the people upstairs. The other block is a nightmare the lady downstairs goes mad about the noise when we are just quietly going about our business. It's a total gamble.

I agree with the PP about share of freehold though, which typically tends to avoid high management charges, but can include some participation in decisions and organising things.

@AnnieMay55 "They have a primary school, nursery, gym, Co-op , cafe, community hall, allotment building , sports pitches and now they are getting padel courts. Whereas in a town the Council would pay for these out of council tax , these go on to their service charges"

can you tell us more about this, please? I'm definitely misunderstanding something. Why would local facilities go onto service charges?

edit - obviously if some of the facilities belong to them that's fine. But the school can't possibly belong to the residents only.

@EmeraldRoulette Sorry no they don't all come under the service charges. I was getting a bit carried away listing all the facilities! It's the community hall, massive allotment building which they don't know why they need it, supposed to be an office for the admin! ( also charging from £350- over £500 a year for an allotment plot, that no one will pay! Sports pitches and padel courts plus changing rooms. It's to pay for all this as well as landscape maintenance and I suppose roads and lighting as a lot of these new estates are not being adopted by the local council. They keep putting more things on my daughter's estate as it still has another phase to go to make it about 1200 homes . This means the service charges are increasing way above what was expected. Residents have been trying to fight it and even got on our local news. I think it's something people need to be more aware of when buying on a new build estate

Honestly I’d throw all my money at the best area with the least social housing and the highest owner/occupier ratio. Far more important than the build even.
I know that’s not inclusive and will be deemed judgemental but I’m old and that’s my wisdom.

Dont. Not if sound sensitive. If you MUST then you need to be the top floor.

Our service charge was £4k a year in the end with no lift because the roof kept breaking. I would never ever live in such a flat again.

@AnnieMay55 thank you- sounds like quite the saga!

If you are really set on a ground floor, then I would look for a flat away from the main entrance as you do not want to hear other people going in and out all day. Plus, look for a flat where the lease states that living areas must be carpeted from the first floor and above as this will reduce the noise impact from the flat above.

This thread is so helpful in making a plan.

Buying a flat is risky because I am very sound sensitive. I need to be on the ground floor to future proof. The guidance here is helping to mitigate the risks.

What I’ve gleaned so far is:
Look to older purpose built circa 30s to 40s. Less people. More pricey. More likely to share in the freehold. Unlikely to have a lift. More control over service charge and its distribution. Worth the money.

There are two storey purpose built 30s-50s builds in my target area - city centre. Until I started this thread, I thought they were pricey. I’m now thinking they are good value for money.

Good point about checking of there is a clause about carpeting upper floor.