Merry Christmas and a Watertight New Year

Wishing all Brunswick Street Owners and Residents a very Merry Christmas and a watertight New Year for our building!

Many thanks to the BSORA committee for their support this year in moving the repairs forward, and I look forward to seeing them, and you, at our AGM at 5pm on 27 January 2013 at the No 11 Brasserie Hotel.

Best wishes,

Catriona  

Post Meeting Note - 25 November 2012

Many thanks to all who attended and contributed to this evening's positive meeting, (and big thanks once again to No11 Brunswick Street Brasserie and Hotel - which opens for coffees, lunches and afternoon teas from Tuesday!).

Further to DM Hall's issued Invitation to Tender, I have prepared a single page summary update which you might find it easier to start with, before proceeding to read the full 34 page Tender Document which has been completed with contractors' responses to date. (Note there may still be one more to come in).

More detailed meeting notes will follow in due course, but in the meantime we agreed that we would each take some time to read and digest this information, gathering together any questions  you may have (and sending them to me please, before Friday 7th December 2012), which we will then collate and put to DM Hall.

•  Single Page Update on Contractors' Returns
•  Full 34 Page Tender Document with Contractors' Returns to date (23 Nov 2012) 

The contractors who accepted our invitation are noted here - please also review their websites/ credentials/ experience.

• James Breck Roofing & Building Contractors Ltd – http://jamesbreck.co.uk
• Scott and Brown – no website found
• Jon Dale Building Services – http://www.jondalebuildingservices.co.uk
• B&D – www.bdroofing.co.uk  

Thanks, and I shall look forward to hearing from you all before Friday 7th December 2012.

Catriona

Wed 21 Nov at 5.30pm - Property repair and maintenance event at ESPC

We are clearly not the only ones facing the issue of managing common repairs, so this free event at the ESPC on George Street might be of interest:

and remember our own next BSORA meeting is on Sunday 25 November 2012 at 5pm.

Property repair and maintenance event

Date: Wednesday 21st November

Venue: ESPC Showroom, 85 George Street, Edinburgh

Reception: 5.15pm

Speakers:5.30pm-6.30pm

Surgery and Q&A:6.30pm-7.30pm

Free event - refreshments provided

 

Living in a tenement?

Have you considered the best way to maintain the communal building in which you live to protect your property from damp or other such problems, particularly during the winter months?

Or worry about how to go about fixing repairs on your shared building now that the council's statutory notices are no longer issued?

Is there funding available for your property?

Come along to our free event where you can speak to knowledgeable professionals who can put you on the right track.

Full details on ESPC website: http://www.espc.com/news-events/events/property-repair-and-maintenance-event

Next BSORA Meeting: Sun 25 November 2012

Hello all,

This is just a reminder that our next meeting is due to take place at 5pm on Sunday 25 November 2012, again at the No 11 Brasserie and Hotel  (11 Brunswick Street).

The primary purpose of this meeting will be to review the quotations from contractors that DM Hall are currently gathering on our behalf.

So that we can properly advise Ella of numbers, please could you let me know (before 5pm on Friday 23 November) that you intend to attend.  

Kind regards,

Catriona

Call for builders to be included in invitation to tender

Hello all,

Just a quick reminder to say that if anyone has a particular building contractor that they would like to be included in the 'Invitation to Tender' that Greig Adams of DM Hall is currently preparing, then please get in touch.  For example, we have already had one suggestion to include Boltons who have previously quoted for some work.

Before he draws up the scope of works to be offered, Greig has been up again this morning to have a quick check to see if there have been any significant changes to the state of the roof/chimneys etc since his Full Building Survey conducted in November last year.

He hopes to make sure we get all the quotes back in good time to circulate before our next meeting on 25 November 2012. 

Thanks,

Catriona
for
BSORA  

Outcome of Meeting on 23 September 2012

Dear all,

Firstly, many thanks to all those that took the time to attend our meeting on Sunday 23 September 2012 and to contribute towards our shared goal of maintaining our property.

Many thanks must go particularly to Ella at the beautifully refurbished No 11 Brasserie and Hotel for the use of the facilities and warm hospitality.

I am pleased to say that we managed to agree a final version of our Constitution which is now posted on this site, along with the Meeting Notes (Thanks Kate, for getting those done so quickly).

This means that we are now in a position to proceed to open a bank account to manage our shared payments.  This will happen within the next few weeks.

The BSORA members present agreed unanimously to appoint the professional services of DM Hall, who have now been asked to proceed to Stages C&D under their Scope of Services.  This includes preparation of a brief and documents for tender to put out to various contractors so that they can provide us with comparable quotes to undertake the work identified in the Building Survey conducted last year.  

This stage is now under way and will cost approximately £800 + VAT (i.e. about £70 per property).   Please note that payment for this is likely to be required towards the end of October 2012. 

It is hoped that at our next meeting in November we may be in a position to agree what work we will get done and when, and how much it will cost so that we can appoint contractors and be ready to start the work in the spring.

If anyone does have any further questions or comments please do let us know, and in the meantime we will aim to keep you posted here.

Thanks,

Catriona
for
BSORA

Fire Safety - Be Stair Aware

We recently had a visit from the Lothian and Borders Fire and Rescue Service reminding us to be 'Stair Aware' and to make sure that we all not only have working smoke detectors and fire alarms fitted, but that we each also have a plan of escape in the event of a fire in another part of the building.  You can access an Escape Plan Leaflet here.

If you hear an alarm or suspect Fire, dial 999 and ask for 'Fire', giving as much information as you can.

If you would like a Free Home Safety Visit they will happily come and offer further advice and if necessary install a free smoke alarm.  Call 0800 169 0320.

Their website provides lots of other relevant Home Safety Advice.

The leaflet they posted also reminds us that it is an offence* to store combustible materials in a common stairwell.   (*under the Civic Government (Scotland) Act 1982)  

Although I thankfully don't think this is a big issue for us, this might be a good time to remind ourselves to keep both the stair and the access to the garden clear, so far as possible, of obstacles like bicycles, lawnmowers etc .  If you know you have something potentially blocking safe access, please consider your neighbours and relocate it to a safer place  (For example bikes could perhaps be stored on the outside of the railing, to hang over the well.)  

Thanks.

Catriona

 

Opportunity to Comment on The New Shape of Edinburgh Council's Property Conservation Service

In preparation for our next BSORA meeting being held on Sunday 23 September at 5pm, I have been checking the current position with the council.

It would appear that they have finally concluded that the current arrangements do not work, and are now seeking public consultation (open until end October 2012) on how it should be redesigned.

This is our chance to comment!

You can see full info here:

Property Conservation Redesign - consultation on a new service:
 http://www.edinburgh.gov.uk/info/1028/improvements_and_repairs/1807/property_conservation_redesign/1

and New Proposals for maintaining private properties :   http://www.edinburgh.gov.uk/info/1028/improvements_and_repairs/1807/property_conservation_redesign/2


How can I take part in the consultation?

You can fill out a web survey

You can e-mail your views to propertyconservation.redesign@edinburgh.gov.uk

If you have any other questions, require assistance with the survey or would prefer to respond via a FREEPOST written form call 0131 529 4594/4632.

Please do take advantage of this chance to comment!

Interesting Channel 4 Documentary

I saw this documentary on Channel 4 recently that resonated.

Although we are not leasehold, we currently face many of the issues highlighted.

Worth watching if you get the chance.

Dispatches: Property Nightmare: The Truth About Leaseholds

http://www.channel4.com/programmes/dispatches/4od 

8 PM Mon 20 August 2012 C4  Duration: 27:03

 

The economic downturn has made buying property outright more difficult than ever but our obsession with home-ownership has led three million of us to choose the apparently cheaper option: leasehold properties. But purchasing a home in this way can come at a cost, leaving those owners vulnerable to excessive and unfair charging, to the tune of tens of thousands of pounds.
Dispatches reporter Morland Sanders investigates allegations of private landlords, councils, and housing associations overcharging leasehold homeowners for housing works and maintenance, which in some cases are also claimed to be unsatisfactory and unnecessary.
With complaints and cases disputing costs on the increase, Dispatches investigates the government's reluctance to impose greater regulation on the leasehold sector, which is making two and a half billion pounds a year in service charges for maintenance and repairs.

Update and Proposed Meeting for 23 September 2012

Dear all,

Further to my last post, Greig Adams did visit in July 2012 and inspect the latest leaks, (which incidentally leaked again quite badly in at least 3 areas with the heavy sudden downpour on Wednesday this week).

His inspection was understandably limited, but he did reply to me by email on 1 August and report as follows:

I think the issues are as follows (which are a best guess in some instances): 

• Condition of perimeter sealant to window units - these need to be replaced and are defective at present.

• Condition of  underslating felt where exposed to sunlight extending into gutter - I can't see this from the platform/crown roof,  however this is likely to be defective and requires new sections inserted  leading into the gutters. An apron flashing may also become necessary to  attempt to prevent back flooding from the guttering if this happens constantly during heavy rain.

• Rainwater goods need to be cleaned out etc,  overflowing gutters cause water to flood back into the building, wire balloons  need to be fitted to all outlets.

 

• Detailing around chimneystacks -  detailing of watergates, back gutters, cover flashings etc around the  chimneystacks are poor with areas formed in felt - I can't see how feltwork in  this area can be detailed to be correct to prevent water ingress and it is my  recommendation to replace all with leadwork.

The area of roof is inaccessible and I would really need close access in order to provide anything other than a guess or most likely issue at present.  [This would require a cherrypicker or scaffold].

Greig's view is that the volume of water that comes in represents a serious and urgent issue to the building which must be addressed as soon as possible, and if necessary through an emergency order. 

Although he fully understands our desire to gain agreement to do everything whilst any scaffolding is up, he considered it unlikely that we would be able to get that agreement from the neighbouring building on Montgomery Street either in time or at all.  He kindly gave me the name of their Owners Association Representative (Stuart Bisset) who very generously took some considerable time to talk to me about the issues they had faced/continue to face.  Their work (required under a statutory notice) identified a number of areas, some of which simply could not be completed due to insufficient funds.  Therefore, even if they agree in principle to our joint work, it is realistic to assume that they may not be in a position to meet their share of that obligation.

In order to somehow break this deadlock and proceed with anything, I believe that we need to get agreement from all our owners to appoint DM Hall to manage the process of:

a) scoping whatever work needs to be done,
b) gaining suitable quotations to carry out that work and then
c) appointing and managing (our choice of) contractors.

In order for them to do that, DM Hall will sooner or later require funds from us all, which at this stage cannot be quantified (until we get the quotes), but which will require that we get our bank account opened and set up anyway.

In order to discuss this further, I propose that we meet and I suggest 5pm on Sunday 23 September 2012. 

The Clan Campbell Hotel's refurbishment is completed, and the renamed No 11 Brasserie and Hotel is now open.  Ella has kindly noted a request to use their facilties, if we can confirm numbers as soon as possible, so let me know please if you will be able to attend.

Regards,

Catriona







 
  

Roofing Update as at 14 July 2012

Apologies for the recent silence. I regret that I have been somewhat distracted and consequently unwell.

As an update to the attic conversion at 3F3, and in lieu of any further communication from our neighbour, the relief is immense to hear (from the builders) that the '6-8 weeks' worth of work that commenced in March is (according to them) now nearing completion (only 16-18 weeks later...). I am looking forward to the stair now being properly and thoroughly cleaned of all the accumulated soot and dust, and eagerly anticipate being able to enjoy some peace and quiet free from drilling and banging.

I am also pleased to let you know that despite the plans originally proposed, the access hatch to the attic space remains in its original location. This is important as it retains safe, free access to the roofspace for all owners, as detailed in our title deeds and as required for any inspections or work that we may need to carry out.

I am less pleased, however, to have to report that the recent heavy weather has meant that quite considerable amounts of rain have been coming in from the roof again (as you can see from the attached photo of my kitchen floor last week). I'm worried this could be affecting the lower properties too, (it seemed to be running down the inside of an external wall) and so we really must press on with getting a viable and sustainable method for ensuring that appropriate repairs to the building are carried out as necessary.

As you know, we commissioned a Full Building Survey from DM Hall in November. The scale of the work is, I believe, beyond our capacity and capability to manage ourselves. At our meeting in April we discussed the possibility of appointing DM Hall to undertake coordination of the work for us, as they did for our neighbours in Montgomery Street (who I've also contacted to see if we might learn from their experiences).

Meanwhile we checked to see if any other firm could undertake this role on our behalf including managing the financial aspects, but there was little positive response.

Given the recent rain ingress, Greig Adams of DM Hall has agreed to come and have another look on Monday 16 July 2012.

I'll aim to keep you posted and propose that we schedule a further meeting for a few weeks time. Please contact me or leave a comment below if you have any helpful suggestions.

Thanks,

Catriona

Meeting Venue for 5pm 22nd April 2012

This is to confirm that the meeting scheduled for Sunday 22nd April will take place at 5pm. We shall meet at the Central Youth Hostel on Haddington Place. We'll be in the cafe area which is to your right hand side when you enter, where you can get tea/coffees/drinks. We look forward to seeing you there. Catriona for BSORA

Next BSORA meeting: 5pm Sun 22 April 2012

Dear all,

In order to maintain the momentum that we have established in working to repair and maintain our building, we agreed that we would meet again in April.

To ensure that we meet our obligation of giving at least 2 weeks notice, I suggest that this now be held on Sunday 22 April at 5pm. (Venue to be confirmed as I'm not sure if the Clan Campbell will still be open prior to its proposed closure for refurbishment - NB venue to be Edinburgh Central Youth Hostel on Haddington Place.

So far on the agenda we have:

• Minutes of the last meeting - review and agree that these are a fair record of the meeting.
• (These will be posted separately here within 2 weeks of the meeting). Click here for a copy https://docs.google.com/open?id=14PszvDxIMXnBleL0k9_wtAIxYNfOIkNqiWeHxC_7vXYmdEd85eCUtYeoW76A

• Constitution - review and agree the edits made to the draft following the last meeting.
• (This will be posted here - click here for a copy https://docs.google.com/document/d/1rxnN5P3Nj7O-R9l5WXiAbB5BMhGq39Bnreciw7grgK4/edit)

• DM HALL's Services - review the fee quote received and decide if we agree to employ their professional services to project manage the required works. (Link to the Fee Quote and also the Scope of Service)

• Finances - Review progress on establishing a BSORA bank account, and what funds are required to kick start it (possibly connected to the above).

• 3F3 Attic Conversion Proposals - Review the plans to alter the commonly owned roof structure above 3F3, consider the impacts and issues they may raise. (See separate posting on here).

• Communication - I have reissued invitations to all owners to become 'authors' which will enable you to post here. This is also a reminder that you can post comments to any posts.

If anyone else has anything else that they would like to be added to the Agenda, please let us know before 15 April 2012.

Kind regards,

Catriona

Proposed Conversion of 3F3's Attic Space

You may or may not be aware already of Andy Anderson's intention to convert the attic space above his flat at 3F3.


Those resident in the stair are likely to have noticed that work actually commenced on 13 March 2012.


'Information packs' have apparently now been posted (second class) to each property last week, so should arrive at some point this week, however some details are available here.

• Architect's plans - dated 22 November 2011 
• Structural surveyor's plans - dated 4 January 2012. 
• City of Edinburgh Council - Building warrant application - lodged 10 January 2012 (currently pending).
• Covering note from Andy Anderson - undated but to be taken as 28 Mar 2012

NB: These proposals presume the relocation of the existing access hatch to the roof space and include the introduction of velux windows to the communally owned roof structure. 


Under the Tenement Scotland Act (2004) the roof itself is 'scheme property', and therefore bears a mutual responsibility to repair and maintain.  The consent of a majority of owners must be gained before any alterations can be made.


Please read these through carefully so that you are aware of the implications to you and your property.  Comments can be made below.

Brunswick Street Owners and Residents Association Meeting at 5pm Sunday 4th March 2012

Dear all,

This is to remind you that we have our next meeting scheduled for 5pm on Sunday 4th March 2012 to which all owners, their representatives and/or tenants are invited.

I am delighted to let you know that Hamish Grant, the new owner of the Clan Campbell Hotel at 11 Brunswick Street has agreed to let us use his facilities, so we shall meet there again. (There is currently no license at the hotel but teas and coffees will be available and Hamish has also offered to update us on his plans for the hotel).

The main purpose of this meeting will be to review and agree a draft constitution which will be circulated/posted on the blog separately.

Please let us know if you will or will not attend or be represented so that we can anticipate the numbers.

Many thanks and we look forward to seeing you there.

Catriona

for

BSORA

Outcome of the Meeting held on Sunday 22nd January 2012

Dear all,
Many thanks to those that attended the meeting held in the Clan Campbell Hotel this Sunday evening. More comprehensive notes will be issued in due course, but in summary: there was agreement that in order to better manage the challenge of maintaining our building and coordinating the works required, an Owners' Association and Committee be formed. The outcome of this is that 3 office bearers (Chair, Secretary and Treasurer) have now been elected in addition to 2 general members. This committee will work initially to develop a constitution outlining the purpose and powers of the Association. (The next meeting, to review this, will be held at 5pm on Sunday 4th March 2012 venue tbc). Thereafter, the committee will work to review the recent Building Survey Report in order to prioritise the various aspects of maintenance work required to protect

• the physical structure and fabric of the building;
• the ongoing upkeep;
• and the general community that is 46 Brunswick Street.

All owners/owners agents of properties in the building are welcome to attend any meeting and are actively invited to comment on any aspect of what has been proposed. (Tenants are also welcome to participate).
In the meantime, thank you from your new committee, namely:

• Chair - Catriona Macmillan (3F2)
• Secretary - Kate Miguda (47a Montgomery)
• Treasurer - Alan Duff (3F1)
• Member - Gavin Dickson (2F3)
• Member - Sharon & Simon Saffery (1F1)
• Member - Joseph Carlini (47 Montgomery)

Block Meeting to Discuss the Survey Report

Hello all, Having by now had a chance (I trust!) to digest the full building survey report that was commissioned and produced in November 2011, it would seem wise for us all to get together as soon as we can to discuss the content and - perhaps more importantly - the implications of it. Clearly, there is essential maintenance work required:

• in the short term (i.e. within the coming months),
• in the medium term (i.e. within the next 2-3 years, say)
• and in the long term(i.e. within the next 10 years)

as well as the (less exciting but just as important) regular ongoing maintenance that we should be doing every year.

I invite you all to join me on Sunday 22nd January 2012 at 5pm.

(So that we have room for everyone, the owner of the Clan Campbell Hotel, 11 Brunswick Street has kindly agreed to let us use his dining room from 5pm-7pm).

Please could you confirm back to me (before Friday 20th January) that you will be able to attend, or if you are unable to be there yourself please let me have the name of the person(s)who may attend on your behalf. It would be helpful if we could get representation from each of the 14 properties within the block.

In addition to the report itself, I would also like to suggest that we consider developing some more formal arrangements such as an Owners'/Residents' Association which would take responsibility for managing the inevitable coordination/communication work that will be required over the coming weeks, months and years. I have noticed that our neighbours round at Dicksonfield on Brunswick Road seem to have an arrangement that we may be able to take some pointers from. Please have a look at their website here before we meet and let me know what you think.

Ok, I look forward to seeing you in two weeks time. Kind regards, Catriona

Happy New Year - Roof Holding - So Far....!!

(Thankfully this chimney on a car was not one of ours - but it easily could have been!)

Happy New Year to you all.

Having just seen these images on the BBC News website tonight of the effects of the strong winds on some Scottish tenement chimneys, I for one am relieved that ours appear to have withstood the gales. I think some masonry did come off a roof in Elm Row and also in Leith, so this really does highlight how important it is that we all take collective responsible for maintaining our building.

As you will by now have seen in the Full Building Survey that we agreed to commission a few months ago, at least one of our chimneys is in a rather delicate condition so we could seriously be said to have had a lucky escape.

Thank you to those of you who have already reimbursed me your share of the fee that I paid on your behalf, and would politely request that others do the same as soon as possible please: as posted on 27 November 2011, the share per property (14 of us) is £42.86.

Many thanks,

Catriona