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
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