Emergency maintenance - Gutter Clearing on 10/11 December 2025

 On Wednesday 10th December, Dunwell's arrived to clear the gutters at very short notice.  The rain however, became too heavy to enable safe rope access, so they had to leave.  

On Thursday 11th December,  4 men from Dunwell's arrived around 0830 and cleared what they could safely access.  This was then followed by a cherry picker at 11am, on the Brunswick Elevation. 

Jamie Bennett from Dunwell's sent up a drone to inspect on Friday 12th, and a report with photos, and an invoice was then sent on to Sharon, which she has now paid.  If you have not yet done so, please pay your share directly to her as soon as possible. 

Jamie Bennet from Dunwell's then attended on  Thursday 18th in the afternoon to have a look at the properties affected.  Given that we have already appointed F3 surveyors, he agreed to speak directly with David Bonar of F3, and discuss their findings. 

On Friday 19th December, David had access to a cherry picker so went and had a closer inspection, and also having spoken to Jamie, they agreed on the issues, namely the stonework beneath the gutters being defective.  

This is work that had been identified in the DM Hall Report and concurred by the F3 report.  This must a priority for works going ahead. 

On Monday 22nd, a conversation with David Bonar reiterated his recommendation for 'Phase 1', which would be  to obtain quotes and proceed with the works marked 'immediate' in his updated report, circulated via WhatsApp.   

A Zoom call has been arranged for 5pm on Tuesday 6th January 2026 with David, so that questions can be put directly to him.

F3 Report issued

We finally received the report from F3 surveyors on Monday 8th December 2025, which has been issued via the WhatsApp group. 

There is a lot of informaation in it and we will need to carefully consider the priorities. 

Most immediate however is stopping teh water coming in - so getting the gutters cleaned and the downpipe rodded.  Thanks to Sharon, 2 quotes have been obtained and we hope to get this actioned asap.

That said, apparently it may not be the gutters alone that are causing the excessive water ingress but possibly defective or missing stonework/ mastic above the window, below the roofline. 

F3 Surveys completed

 F3 came and undertook their internal validation survey on Monday 3rd November, with access to several affected properties - 3F1, 3F2, 3F3, 2F1, 2F2 and 48A.

They returned on Monday 17th November, with drones, to undertake an external validation survey.

Appointment of F3 Surveyors

Most recent communication has gone through the WhatsApp Group, (so if you are not already in it please get in touch) but I think it's appropriate to share a major milestone which is that we are finally in a position to appoint David Bonar and F3 Surveyors to help us with our project. 

On his return from holiday we will agree a date for a validation survey which should enable him to advise us on priorities, and then support us in securing suitable quotes for the work. 

 

Notes from BSORA Zoom Meeting Wed 30 July 2025

 Thanks to those who were able to attend this meeting, which was quorate.  

It was an opportunity to discuss the fee proposal received from F3 Surveyors, which was circulated via WhatsApp on 30th July 2025. 

We also discussed the steps taken to encourage our remaining neighbour to engage, and the consequences of them not doing so.  

Please find the notes here. 

Notes from BSORA Meeting 2 July 2025

 As only 3 properties were able to attend, this meeting was not quorate, but a useful conversation was had, so thanks to those able to join. 

The notes from it can be viewed here . 

It was followed by a WhatsApp poll proposing appointment of a surveyor, to which a majority agreed. 

Next meeting was scheduled for 23 July 2025 - but this was then postponed by a week to 30 July 2025.  

Notes from BSORA Zoom Meeting Wed 18 June 2025

Many thanks to those who attended. 

We now have a committee! 

Notes from the short meeting can be found here, and have been added to the WhatsApp group and circulated by email to make sure everyone has a chance to see them and be involved. 

Next meeting will be Wednesday 2 July 2025 at 1430. Zoom Link will be circulated via WhatsApp and Email. 

Notes from Zoom Meeting 4 June 2025

 Dear all,

Huge thanks to those of you who managed to join in the meeting held yesterday regarding the maintenance of 46 Brunswick Street.  It was great that we had a majority of properties represented.  

I've prepared some notes which I attach here.  I have added these to the WhatsApp group and also emailed them to make sure everyone has a chance to see them.  

The first task right now is to re-establish BSORA - Brunswick Street Owners and Residents Association so that we have a proper forum for decision making.  We need a committee of office bearers and members, so if you want to have your say and be involved please get in touch.  

The Constitution, which details the roles, and that will need to be updated, can be found here. 

I'll follow up again shortly.  

Thanks.

Catriona

(Proposed Chair)

2025 Building Survey Report Discussion - Zoom meeting Wed 4 June 2025 at 1300

 Dear all, 

As most of you will know from the WhatsApp group*, I have arranged a virtual meeting for us to discuss the recent Building Survey report that we commissioned from DM Hall into the state of our building. Apologies for those I may have missed by using that method to communicate it.   

*(NB If you have not already joined the WhatsApp Group, please contact me with your mobile number so I can add you).  

I appreciate that there will never be a good time to suit everyone, so I hope that as many as possible will be able to join us on Zoom on Wednesday 4th June at 1300. 

Topic: BSORA - DM Hall Survey Review

Time: Jun 4, 2025 13:00 London

Join Zoom Meeting

(Link is in the WhatsApp Group)

As a rough Agenda, I propose the following: 

• Introductions
• Background
• 2025 DM Hall Report and Recommendations  (Each item is noted urgent  - i.e years 1 to 2 - apart from those in italics which are years 3 to 5)

1 Scaffold to front and rear elevations.

2 High level stonework repairs to both elevations. (Stonework repairs to rear elevation).

3 Mortar pointing renewal to all front elevations. (Mortar pointing repairs to rear elevation).

4 Repairs to cast iron guttering to all front elevations and rear elevation. (Stonework repair to single stone to basement of Brunswick Street).

5 Rodding thorough and redecoration of vertical rainwater downpipes to front and rear elevations.

6 Repair leaking overflow pipework to Brunswick St.

7 Replace rainwater hopper heads with larger units.

8 Strip slating and replace wetted timber sarking boards to underside of roof. - (Note: I requested a separate timber report - details can be viewed here) 

9 Overhaul of all slated roof pitches.

10 Overhaul of flashings and replacement of rear lead valley gutter.

11 Replacement of central flat roof covering and glazed cupola.

12 Reseal / replacement of velux rooflight flashings.

13 Overhaul of all chimney stacks to Montgomery Street and Brunswick Street,

14 Overhaul of mutual chimney stacks to 48 – 50 Brunswick Street.

15 10% Contingency Sum.

• Actions

 - Revive BSORA (Brunswick Street Owners and Residents Association) and establish a committee to take forward next steps: i.e. appoint Chair, Secretary, Treasurer, Members (For information, a reminder of the Constitution can be found here)

 - Agree next steps e.g. Scope of works; Put out to tender; Obtain quotes; Vote; Agree contractor; Gather money; Appoint Contractor; Commence work.

• Close and agree a date for next meeting.

**********  

I am no building expert so, to try to understand some of the terminology and details, I found these links to be quite helpful references:    

• Ref Tenements : https://underoneroof.scot/maintenance/stone-tenements-and-villas/ 
• Ref Gutters: https://underoneroof.scot/moulded-gutters/ 
• Ref Slate Roofs https://underoneroof.scot/slate-roofs/
• Ref Chimneys: https://underoneroof.scot/chimneys/
• Ref Mutual Chimneys: https://underoneroof.scot/mutual-and-gable-chimneys/
• Ref Cupola: https://underoneroof.scot/skylights-and-cupolas/

If you have any questions you would like to send beforehand, please send them to me by 9am on Wednesday. 

Many thanks,

Catriona

Date confirmed for the Full Building Survey - Thur 6 March 2025

 This is to confirm that, finally, we achieved agreement and payment (via Novoville) to commission a Full Building Survey from DM Hall.  This will take place on Thursday 6 March 2025.  

Thanks, all.