A HANDBOOK FOR OWNERS OF NHT SCHEME HOUSES
Table of Contents Purpose of Booklet......................................... 3 Before You Move In......................................... 4 Moving In....................................................... 5 Defects Liability Period......................................... 6
Rules to Live By.............................................. 7 Restrictive Covenants........................................... 7 Your Boundaries................................................... 8 Encroachment...................................................... 8
Maintenance.................................................. 9 Termite Protection................................................ 9
Your Financial Obligations.............................. 10 Mortgage Payment............................................... 10 Insurance............................................................. 11 Claiming Insurance............................................... 12
Property Taxes................................................ Expanding Your House.................................... Your Municipal Corporation............................ Creating Community.......................................
14 15 17 18
Common Areas..................................................... 19
Good Neighbour - Do's & Don'ts.................... 20 7
Congratulations! YOU ARE NOW A PROUD
HOMEOWNER The purpose of this booklet is to guide you as you settle into your new home and community. As you begin to add the personal touches to your house and play a part in your community’s development, you may also require guidance and support from local authorities such as your municipal corporation, utility providers and the police. We therefore urge you to learn about these local authorities, their role in your community and how you should relate to them.
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Before you move in By now you would have received your keys and your home owners package from the NHT. This package includes: •
Letters to the utility companies (JPS, NWC) so that you may arrange for those services.
•
A copy of the surveyor’s identification report for your property. This is valid for one year.
•
An expansion plan for your house (where applicable).
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Moving in Your community is connected to NWC’s water distribution system and JPS’s power network. When you are applying for these services, take the NWC and JPS letters provided in your homeowners’ package, with you. The National Solid Waste Management Authority will be serving your community. Make sure to install your garbage receptacle in an area that is accessible for collection. Make arrangements to receive mail from your local post office (where applicable). 5
Garbage
Defects Liability Period A defects liability period is the time during which the NHT or its development partner is responsible for remedying defects to your house. Before collecting your keys, an NHT officer will accompany you to inspect your unit. At this time, you will make a note of any defect on the inspection checklist. At the end of the inspection, you and the officer must sign the checklist. The officer will then submit the checklist so that the repairs (if any) may be effected. After this initial inspection, you will still have more time to report any defect that may appear. You will be told the duration of the defects liability period, when you receive the unit. The NHT or its developer partner will not be responsible for defects resulting from your alterations to the unit so during that time, you should avoid making modifications to the house.
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Rules to Live by
Your house and yard are yours to enjoy and modify within the guidelines of the municipal corporation and the restrictive covenants which aect your property.
The Restrictive Covenants Restrictive covenants are binding agreements that limit the use of a property. The covenants may for example, state the type of structure that may be placed on the property, or deďŹ ne the distance between the boundary and the house. Restrictive covenants are noted on the property title or set out in resolutions passed by your municipal corporation in relation to your scheme.
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Any expansion or change you make to the property must be done in compliance with the restrictive covenants and with the approval of your municipal corporation. A breach of the covenants may: •
break your mortgage agreement with the NHT, which may lead to the Trust recalling the loan
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affect your ability to sell your property as prospective homebuyers cannot access financing to buy properties which are in breach
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cause you to incur additional expenses to correct breaches before you can sell the property
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affect the appearance and functioning of the entire development, making it a less desirable place to live, or
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result in an order for demolition by the municipal corporation.
Your Boundaries The boundaries to your property are typically marked by short steel pegs, driven deep into the corners of the lot. These boundary pegs were placed there by a commissioned land surveyor and should not be removed. If the pegs are removed, you the homeowner, should engage the services of a commissioned land surveyor to replace the pegs at your own cost.
Encroachment Any extension, whether a fence or building, outside of the boundary line of your property is an encroachment. Usually an encroachment is corrected either by purchasing the section of land on which the encroachment has taken place, or demolishing the section of the construction that has caused the encroachment.
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Maintenance Your house is a signiďŹ cant investment. With proper maintenance, its value will increase over time, thereby increasing your personal wealth. You should therefore develop a routine for checking your house for leaks, cracks and wear and tear. By carrying out repairs early, you may save yourself from huge and sometimes unmanageable bills in the future.
Termite Protection The NHT treats the foundation of your house for subterranean pests including termites. This treatment bears a three year warranty. To protect the structure of your house, it is recommended that you continue to treat the property for termites every three years. If you need to bring in topsoil from another location, you should ensure that the soil is treated for termites, to prevent contamination of your new premises and that of your neighbours.
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Your Financial Obligations
Mortgage Payment Your first mortgage payment is due the 1st day of the second month after receiving your house or lot. This first payment must be made over the counter at an NHT office. Make your mortgage payment on time and in full every month. The most convenient and efficient way to do this is by salary deduction. However, if your employer does not allow for payment by this method, a standing order with your bank or credit union is the next best option. If you pay over the counter, at the bank or at the NHT, remember your mortgage payment is due on the 1st day of each month. You
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are encouraged to pay in advance if the 1st is a public holiday or on the weekend. If you find yourself with extra funds, try to make advance payments. These payments are helpful, should you have financial challenges in the future. Other Payment Methods: •
NHT Online or via the NHT App, using a credit card
•
Telephone banking, via NCB Telemidas or BNS Telescotia
•
Bill Express
Insurance Life Insurance Life insurance premium is included in your monthly mortgage payment. This insurance covers the current value of the loan. Therefore, if you or your co-applicant dies, the insurance will settle any amount that is outstanding on the loan.
Peril Insurance Your monthly mortgage payment includes a peril insurance premium. This insures the property against perils such as fire, flood and earthquakes. Visit the NHT website at www.nht.gov.jm for the full list of perils insured. To ensure full coverage at all times, the sum insured and your premium may increase annually. If you expand or otherwise improve your house, you should provide the NHT with a new valuation report so that the insurance coverage can be increased to reflect the improved value. If you do not advise the NHT of the full replacement value, your property will be underinsured. This means that in the event of a total loss, your insurance payment will not be sufficient to rebuild your house. If you received a loan to buy a house lot or serviced lot only, you are not required to pay peril insurance.
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Claiming insurance Life Insurance Claims Persons with proven interest in the house, whether by way of bequest in a will, joint ownership or relationship to the deceased, may make a life insurance claim if: •
A mortgagor dies
•
A mortgagor is missing for more than seven years and efforts to find him/her have proven futile.
Family members should immediately advise the NHT of the death of a mortgagor. They should: •
Complete a death claim form, available at nht.gov.jm or at an NHT office.
•
Submit the form at any NHT office along with the deceased’s: »
death certificate
»
birth certificate or passport (as proof of age)
»
marriage certificate, deed poll, or other documentation proving name change, if necessary, and
»
a medical or police report, if mortgagor died of natural causes.
Claims should be made within three years of the mortgagor’s death. Any claims made after that time, will not be honoured. If the mortgagor has been missing for more than seven years, the claimant must obtain a court declaration that the mortgagor has died. This declaration should be submitted with the claim form, the missing person’s proof of age (birth certificate or passport) and if necessary, proof of name change (eg. marriage certificate or deed poll).
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After submitting the claim, it will take approximately 14 weeks for the loan and any arrears on the account to be settled. The title will then be available for collection. It may be collected in one of the following ways: •
•
•
If the claimant’s name is noted on the title as a joint tenant along with the deceased, he or she should provide his or her valid identification and the deceased’s death certificate. If the claimant’s name is noted on the title as a tenant in common along with the deceased, he or she should take along his or her valid identification and the probated will or letters of administration. If the deceased’s name is the only one appearing on the title, the claimant or authorized agent should submit his or her valid identification and the probated will or letters of administration.
Peril Insurance Claims If there is damage to your property due to fire, flood, earthquake or any other peril, you should advise the NHT within 45 days of the occurrence. Complete the peril claim form, available at nht.gov.jm or any NHT office. Then submit the completed claim form along with the following to the NHT: •
photographs of the damage
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an estimate of the repairs
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Proof of identity (passport, driver’s licence or national identification)
Do not dispose of debris from the damage until an assessor visits your house to conduct an examination. Having submitted your claim, the NHT will inform you of the outcome in approximately 4 weeks. The outcome will either be that: • •
you will be awarded a settlement, or your claim is rejected, due to a breach of policy or the damage for which you had made a claim is not covered under the policy.
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Property Taxes After receiving your property, the National Land Agency will send you a notice, advising you of your property’s unique valuation number. Use this number when paying your property tax or to find out how much to pay. Property tax is due April 1 every year. You are responsible for paying your property tax from the date you gain possession of your unit or lot. Property taxes are not included in your mortgage payment. Therefore, you are advised to pay it directly to Tax Administration Jamaica (TAJ). Each year prior to April 1, TAJ will send you a Property Tax Notice in the mail. If you do not get a notice, visit www.jamaicatax.gov.jm or your nearest tax office to find out how much you should pay. Remember, to have your valuation number on hand when trying to get this information.
visit www.jamaicatax.gov.jm 14
Expanding Your House
If you wish to expand your house, you will need approval from your municipal corporation before proceeding. You will need approval for the following reasons: •
To be assured that your design complies with the existing building code and regulation.
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•
To verify that your plan complies with restrictive covenants on the title to avoid breaches during expansion.
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To avoid demolition by the municipal corporation. The corporation may demolish a structure for not having obtained prior approval.
Here are some general procedures when seeking to modify your property. 1
Refer to the restrictive covenant, a copy of which may be included in the back of this book, before drafting plans to add to your house or build any permanent structures.
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If you are expanding, engage an architect or engineer to draft the plan. Ask the person to supply you with four copies of the plan. One copy is for the municipal corporation. You would hand one to your contractor and retain the other two copies for safekeeping.
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If you are using an expansion plan provided by the NHT, you will need an architect to prepare supporting drawings including a site layout and drainage plan for your lot. These drawings must be approved by your municipal corporation before you begin to build*
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Supply your architect or engineer with a copy of the commissioned land surveyor’s identification report. This will guide him or her on how to place the expansion on the land.
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Submit all four copies of the plan and your current property tax receipt to the municipal corporation in your parish, and pay the required building and administrative fees.
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Once all approvals have been obtained, you may begin construction.
*The NHT offers expansion plans for some housing developments. Please check the home owners package you received from the NHT to see if such a plan is available for your scheme.
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Your Municipal Corporation Your municipal corporation is responsible for the safe and orderly development of communities. Among other duties, they approve construction plans and inspect works to ensure that they are being carried out according to the building code. Please consult with and seek approval from your municipal corporation before carrying out construction, or any action that may permanently aect your physical environment.
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Creating Community A new NHT Scheme is an opportunity for you and your neighbours to create a vibrant, well-kept and safe community. Set the stage for success early by meeting with your neighbours to establish community groups, chief of which should be your citizens’ association. Under the leadership of the association’s executive body, you and your neighbours should determine your goals and vision for your community and the means to achieve them. Your goals may include: •
developing a neighbourhood watch
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upkeep of common spaces
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building a community centre
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developing areas for sports and play
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providing critical training, for example, in leadership and community safety
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fundraising
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Common Areas Common areas are spaces reserved for use by all the residents in the scheme. They include community meeting places, parking areas (where provided), and recreational spaces. Each homeowner is part owner of the common areas. This means that each mortgagor is a part owner of these spaces and should ensure that they are properly maintained. Common areas should not be used for personal purposes such as the setting up of stalls or for parking motor vehicles, unless designated as parking areas. The NHT will hand over the community infrastructure to the municipal corporation. The roads and drains will then become the responsibility of the corporation.
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Good Neighbour – Dos & Don’ts
Dos 1.
Be neighbourly Relate to your neighbours warmly. Neighbourliness encourages an environment of communication and helpfulness.
2.
Maintain open communication Keep the communication line open in good and in hard times. In really difficult situations, face-to-face communication may be the best way to avoid misunderstanding.
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3.
Keep it down Try to contain noise levels within your house. When planning an event, inform your neighbours beforehand. In doing this, neighbours may be more tolerant of unusual activities and noise levels.
4.
Entertain good guests Encourage your guests to follow your neighbourly footsteps. For example, advise them to park a clear distance from your neighbours’ driveways.
5.
Keep your surroundings neat & clean Keep your lawn or garden well-groomed. Apply a fresh coat of paint long before it’s overdue. Keep the area around your garbage receptacle clean at all times.
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Love your pet and your neighbours too Create fencing or other means to keep your pets within your own yard. Minimise pet noise, particularly barking. Clean up after your pet.
7.
Position outside lights with care Utilize lighting shields and shades to guide the direction of your lights and minimize glare. Use low lighting or recessed lighting for pathways.
8.
Thoughtful construction Advise neighbours before starting any project that might cause disturbance. Set reasonable hours for your work crew and instruct them to keep tools and materials away from neighbours’ driveway.
9.
Practice road safety Drive carefully and be mindful of children, dogs, walkers and cyclists out on the streets. Carry out a road safety project with
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your neighbours to install speed bumps, agree on a safe speed limit and erect signs that promote safe driving in the community. 10. Abide by municipality rules Find out about the rules of your municipal corporation and follow them. Some of those rules are: installing your gates so that they open inwards, securing approval from the corporation before erecting any signs in your community and keeping drains clear so that surface water can ow freely onto the road.
Find out about the rules of your municipal corporation and follow them.
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Don’ts 1.
Don’t operate shops or other businesses in your community (except in designated areas). Doing so places you at the risk of being sanctioned by the local government authority. Your business activities could also become a nuisance to your neighbours.
2.
Don’t burn garbage in your yard or anywhere else in the community.
3.
Don’t mix concrete, dispose of or store construction materials or debris on the roadways.
4.
Don’t extend your property boundaries unto the common area or enclose any part of the common area for your personal use.
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Don’t modify the kerb walls unless you have obtained approval from the relevant authority (municipal corporation or National Works Agency). The corporation may charge you for unauthorized breaking or removal of any section of the kerb wall.
6.
Don’t rev your vehicle’s engine early in the morning or late at night. Avoid slamming the doors when you get out of your car and refrain from shining your headlights into your neighbour’s windows.
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Don’t leave personal possessions lying about carelessly. This may attract thieves.
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Don’t leave your garbage bins uncovered or unsecured.
9.
Don’t leave old containers or tyres lying about in your yard. This could lead to the spread of mosquito-borne diseases.
10. Don’t make illegal connections to electricity lines or to the water supply.
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Disclaimer This document is intended to provide helpful information for new homeowners including maintenance, after sales service, safety, construction guidelines and community obligations. It is not an exhaustive list of issues or guidelines which homeowners may be required to observe, neither is it meant to be a solicitation for the purchase of any units in any development undertaken by the National Housing Trust or any of our development partners. 24
NOTES
CONTACT US: NHT offices are located islandwide. All offices open to the public at 9:00 am except for the Kingston & St Andrew, St Catherine and St James Branch Offices, which open at 7:30 am. Our offices close at 4:00 pm from Monday to Thursday and at 3:00 pm on Fridays. BRANCH OFFICES
SERVICE CENTRES
Clarendon
Hanover
55 Manchester Avenue, May Pen Tel: (876) 986-2051, (876) 986-9552
Uptown Shopping Centre Moseley Drive, Lucea Tel: (876) 956-2982, (876) 956-3092
Kingston & St Andrew
Portland
4 Park Boulevard, Kingston 5 Tel: (876) 929-6500-9 Toll Free: 888-991-2185-7
28 Harbour Street, Port Antonio Tel: (876) 993-3863, (876) 993-3314
Manchester
109 Main Street, Santa Cruz Tel: (876) 966-2510, (876) 966-4150
Lot 22 Caledonia Mall, 3 1⁄2 Caledonia Road, Mandeville Tel: (876) 962-2549, (876) 962-6368
St Elizabeth
St Mary
64 Stennett Street, Port Maria Tel: (876) 994-2216, (876) 994-9682
St Ann
28 Graham Street, Ocho Rios Tel: (876) 974-4934, (876) 974-4399 St Catherine
St Thomas
2 Georges Street, Morant Bay Tel: (876) 982-9417, (876) 982-1490
Twickenham Park, Spanish Town Tel: (876) 984-8023, (876) 984-3148 Toll Free: 888-991-7031
Trelawny
St James
CUSTOMER CARE DEPT. Tel: (876) 754-7086 or Toll Free: 888-991-2232
42b Union Street, Montego Bay Tel: (876) 952-0063, (876) 979-3418-9 Westmoreland
123 Great George Street, Savanna-La-Mar Tel: (876) 955-2877, (876) 955-3816
85 Market Street, Falmouth Tel: (876) 954-3771-2
CALL CENTRE Toll Free: 888-CALL-NHT (888-225-5648) or 888-991-2832, (876) 929-6500-9 e-mail: wecare@nht.gov.jm Website & Live Chat: www.nht.gov.jm
