Preparing for switchover can be more difficult for property managers in the private sector. The number of parties in the decision making process can increase the complexity, as there can be conflicting interests. The upgrade of the TV aerial for digital switchover at the earliest opportunity may increase the letability of the property for landlords and could be a selling point for leaseholders.
The leaseholders’ roles, rights and responsibilities in respect of upgrading the communal TV aerial will be contained in their lease (or title deeds in Scotland). They will need to act in consultation and co-operation with the freeholder, the managing agent or management company and the other leaseholders. Leaseholders in blocks of flats may have different requirements or expectations of a TV system to those of tenants and as a result, property managers may have to find a balance between their respective demands in mixed tenure blocks.
To ensure that you are well informed, take the following steps to prepare for the digital TV switchover:
A survey will tell you whether your existing communal TV systems will be able to receive and distribute digital TV signals after switchover.
This information is needed for calculating the scope of the work, and estimating the likely cost and timescales.
In buildings where there is no Integrated Reception System (IRS) providing a central satellite feed, some residents may have installed their own satellite dish and where there is no reliable MATV system, some may have installed their own UHF TV aerial. Ad-hoc aerial and satellite dish installation can affect the appearance of a building, damage the structure and be in contravention of planning guidelines. Property managers should review the contractual restrictions relating to the installation of individual and communal equipment.
There is legislation that defines property managers’ responsibilities that relate to digital switchover. Review the summary of related legislation for more information.
Planning restrictions may affect the installation of a new aerial or satellite dish for example if the property is in a conservation area.
The lease or tenancy agreement may require the landlord or managing agent to maintain a communal TV system in good working order, which will mean conversion to digital. Agents may find it useful to send a briefing note to their clients explaining their responsibilities.
Some residents may have had cable TV installed and may not wish to change to use a communal TV system unless it provides access to a wide range of channels and services.
Digital TV services through an aerial (e.g. Freeview) may not be available until digital switchover, so the building should be checked for coverage today. Use the Digital UK postcode checker to find out what digital TV services are available in the area where you have properties.
When deciding to upgrade an old system or install a new one, tenants and leaseholders may have differing views. An IRS, although more expensive, will provide a wider choice of digital TV options and services. The long term maintenance costs of upgrading the communal TV aerial system should not be overlooked.
It is important to assess the implications of any existing contracts, e.g. for maintenance and the impact of terminating them before the agreed expiry date.
There is a potential need for changes to be made to communal aerial systems, particularly where channelised equipment, such as filters or amplifiers are being used during the switchover process. More information.
Several trade bodies including ARMA, FPRA, NLA have specific advice and good practice information for their members about getting properties ready for the switchover on their websites.
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