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.   

Majority Now Signed Up to Novoville!

I am pleased to report that we now have 12 of our 14 properties engaged with the Novoville App, representing a clear majority.  Physical letters have now been sent to the remaining two, so hopefully they will soon join us. 

As an initial stage, we have requested quotes for a Full Building Survey from these 3 companies (in addition to the one I got last year from DM Hall).  

• EALA impacts
• David Narro Associates
• We are GLM   

Please feel free to look them up yourselves.  The actual proposals will be available to view via the app. 

In the meantime, DJ Alexander (who manage 2F2 and 1F2), arranged for someone to come today and check the roof. (Mark Lynch of Lynch Roofing).  After braving a vicious assault by the nesting seagulls, he has confirmed that the gutters are blocked, again, and has recommended, again, that they should be cleaned out at least every 6 months.  This is nothing new, and I do think a regular maintenance arrangement should be considered.  

Anyway, I believe you should each have got a notification via the app alerting you to this first proposal, so do please go and have a look.  Once we have all the quotes in, we can maybe arrange a meeting to discuss, and/or each owner will be able to vote and we go from there. 

Thanks,

Catriona

Penthouse Paddling Pool

 It's June again, and that means heavy summer storms that seem to bypass our rhones and just come straight in to my flat....

It's one thing when it comes in the top, but when it comes into the 2nd floor too, you know you have to do something!! 

So just sent this email out this evening: 

Dear neighbours and representatives, 

It is now over 10 years since we collectively commissioned a full building survey by DM Hall that helped us to identify, scope, procure and complete some significant maintenance work on our shared property here at 46 Brunswick Street.  (Details still available at https://brunswickstreetblog.blogspot.com/) 

Like most of us, the building has aged in that time.  Action is required again, not least because several different properties in the block have recently (and not so recently) been impacted by substantial water ingress.  But those are the bits we know about, and it is likely there are some additional impacts (such as potential damp etc) that we don't necessarily know all about.  We need to know, holistically, what we are dealing with so that we can plan, budget and act accordingly in the short, medium and long term.  This is a shared responsibility. 

Those who were involved previously will no doubt recall the hard work involved, and be keen to make things as easy as possible going forwards.   One of the keys to this is undoubtedly communication.  (For those that are not aware, we do already have a 'stair' WhatsApp group that you are welcome to join: 

https://chat.whatsapp.com/JcLQ2JmoLif0SnijIE7l66 )   

It is not perfect, but I do believe that the Novoville App* can help us. Therefore, you are now invited to join us in a 'virtual' tenement created in the 'Novoville App'.   You can find more information about that here:   https://sharedrepairs.novoville.com/   

I have already gone ahead and set up a 'Virtual Tenement' called '46 Brunswick Street Block', with our 14 'properties' in it.  I have added names etc where I know them, but it is now ready for you as individuals to go in and link to your property as either owner, agent, tenant etc.  In some cases I have already sent a link, in others I am yet to do so, so do look out for it.  (You may be able to go in anyway, using these links)  

 If you have any questions, please feel free to contact me directly, although bear in mind that I am only learning as we go with it too! (*Please note that while it is currently an 'app' for mobile phones only, you do not have to be a smartphone user to be involved).  

Many thanks,

Catriona

I am sorry to report that I recently experienced significant issues with water flooding into my home, at 3F2, again. (Tue 25 May 2021). 

I managed to get someone to come out at short notice and check it.  He confirmed that due to the rhones being blocked, with debris and weeds (see photos in this Google Photo Album)  the water was unable to get round the bay window to the down pipe on the far side of 3F1, and so it just backed up and into mine.  This amount of growth and vegetation has obviously taken quite some time to accumulate, with the seagulls not helping.  This reinforces the impact of a lack of any routine maintenance schedule to help keep them cleared. 

The advice was that it should be cleared at least twice a year - next time in the autumn, say November time, once the trees have shed their leaves.  (On the up side, he did say that the roof was still in great order!).  It is 10 years since we undertook a full building survey which highlighted work likely to be required in the short, medium and long term.  A decade on and we are now at that 'long term' point, so it may well be prudent to review some of the points identified at that time, in order to catch any of them before they become urgent.

Given the volume of water and the urgency of this particular situation, I agreed to their quote to come back and clear it on Wednesday 3 June 2021, which he did.  

I  now seek your support please for 

a)  payment of £30 per property 

(which is less that a 1/14th share of the £473.28 paid in full by me on 10th June 2021).  

and 

b) a proposal that we establish a proper maintenance routine with a local firm to prevent this from happening again.     

At the very least, we might consider using our existing BSORA (Brunswick Street Residents and Owners Association) bank account to gather regular payments so that we can continue to protect our properties.  The company used on this occasion was Weatherseal Roofing, sourced via Home Force ) but I suggest that we gather competitive quotes from a range of companies and choose one to agree a running contract with for the building.

If you have any questions, comments or suggestions, please don't hesitate to contact me.  

Thanks for your support, 

Catriona 

STOP PRESS: Ceiling Collapse due to Water Ingress

Very sorry to report that the kitchen ceiling of 1F2 collapsed this evening under the weight of water coming into the property. 

All this, for the sake of not getting the rhones cleared regularly?? 

Urgent - Recent Water Ingress - June /July 2016

Dear all, 

Further to my email to all owners earlier today, I am sorry to say that a number of owners have reported quite significant amounts of water entering their properties in recent weeks - and this time not just the top floors!   (If you have also been affected, please get in touch). 

So far we are aware of water entering and causing damage to 3F1, 3F2, 2F1, and damp in 48A, but I suspect 2F2 might have noticed something too, if only from the flooding occurring above it seeping through.

DM Hall and Breck's have been notified and Peter McKeowan from Breck's came to inspect this morning (Monday 4th July). 

He has reported as below: 

Following inspection we can confirm there are a number of defects which are attributed to the storms over the winter period such as the ridging and slates. The section of ridge is dangerous and should be replaced as a matter of urgency.

The recent heavy ingress is as a result of seagulls which are nesting on the property. This has resulted in the rhones backing up coming over the elevation wallhead detail. Nest should be removed and rhone joints repaired as required.

See email below for costs previously submitted in March for consideration.

These have been revised this as follows:

·         Access roof via access hatch

·         Establish rope anchor points

·         All works to be completed by Level 1 rope technician and supervised by level 3

·         Remove defective section of zinc ridge

·         Replace ridge roll as required

·         Refit/renew if required section of affected zinc ridge

·         Replace all missing slates to front and rear slated slopes

·         Clear out all rhones front and rear and remove debris from site (See below photos taken today)

·         Rod connections to downpipes to ensure running clear

·         Remove nest from roof and dispose material off site

·         Repair damaged joints to cast iron OG rhone (5nr)

  

This work is estimated to be around £1950 (presumably ex VAT), so is likely to come to around £165 - £200 per property including VAT.    

I am relieved to say that as of half an hour ago, we do now have a majority of owners in agreement to proceed with this work.  (Many thanks for quick responses today) 

Breck's have therefore been instructed and will be here on Wednesday 6th July, this week to carry out this essential maintenance and repair work. 

We will contact you as soon as possible with regards more specific payment arrangements. 

Many thanks, 

Catriona

Significant vegetation growing at the top of the downpipe to the right hand side when viewing the building taken Monday 4 July 2016. 

This will be blocking the ability for the rhones to drain properly, leading to it backing up and flooding into the building - Taken Monday 4 July 2016.

Flooded third floor Monday 4 July 2016

Rain pouring in above third floor window Mon 4 July 2016

First floor ceiling collapse Monday 4 July 2016 (1)

First floor ceiling collapse Monday 4 July 2016 (2)

First floor ceiling collapse Monday 4 July 2016 (3)

   

Meeting Notes from 11 October 2015

Hello all,


Please find the minutes from our most recent meetings held on Sunday 11 October 2015, as well as those from the AGM on 1 March 2015.


Watch this space for news of the next meeting and for information on decisions to be made.

Hello all

Hope you are well.

The results are now in from our building survey carried out by DM Hall. The details are posted on the blog.

http://brunswickstreetblog.blogspot.co.uk/p/relevant-documents-links.html

We now need to get together to discuss said results and make some decisions about how we would like to go forward based on the recommendations.

While the main focus of this meeting will be to discuss the survey we will also discuss any other business that is required.

Fiona and Hilary at 48A have kindly offered to host a meeting on October 11^th (Sunday). Ideally we would be looking for around 5pm. I will confirm the time when they return from holiday.

Please can you let me know your availability for this date and time.

Please take time to review the survey results on the blog. If you are unable to attend the meeting but have some comments or questions please pass them to me before the 11^th.

Hope to hear from you all soon.

Thanks

Grant McIntosh

BSORA Chairman

Plans for Brunswick Road Developments

In case you missed it, there are plans for 180 Cala homes to be built on the old post office site on Brunswick Road.  See more here:


http://edinburgh.stv.tv/articles/282893-cala-homes-unveil-proposals-for-brunswick-road-site-in-leith/


http://leithcentralcc.co.uk/2014/09/23/brunswick-road-development-cala-homes-illustrations/

Proposed works around Leith Walk

There is quite a programme of work due to take place in our neighbourhood. 

Please see here for more details
http://www.edinburgh.gov.uk/info/20182/regeneration/835/leith_programme

and below for a letter from a local neighbour, Andrew Bell, encouraging participation in the consultation.

*****

Andrew Bell
andrew@anbell.co.uk

Dear Resident of Brunswick St,

I am writing to draw your attention to the consultation coming up for phase four of the Leith Walk project. These plans cover Pilrig St to Brunswick St, and affect you.
In the published draft plans there is no change proposed to the Brunswick St junction at Leith Walk, maintaining a wide and fast sweep for road vehicles. Brunswick St is currently used almost exclusively by noisy commercial traffic rat-running from McDonald Rd to London Rd.

At the consultation if you were to propose that Brunswick St is closed at Leith Walk it would remove all through traffic, clearing the air and opening the street up for play. This would not affect parking at all, the area in question is already covered by double red lines. For a little historical context, this junction only remained open to serve the ambulance station at number 77 which closed in 2007.

You may not realise the power you have by simply attending a consultation event, as very few do. Feedback is as simply as filling in a form with your name and suggesting ‘I would like to see Brunswick St closed at Leith Walk’. So I urge you to attend the open exhibition at McDonald Rd library on 11 June between 4 and 8pm, and also reply to the written consultation that will follow shortly after.

Relevant links

Current draft of full plans to be consulted upon (phase four link at bottom)
http://www.edinburgh.gov.uk/info/20182/regeneration/835/leith_programme

My mocked up road layout, basic sketch drawing
https://i.imgur.com/tK2BiQL.jpg

Yours Faithfully
Andrew Bell

Shared Back Green - Proposals for Tidying It Up

Hello all,


Those of us resident in the block received a letter recently from our new neighbours Hilary and Fiona in 48A Brunswick Street in which they outline their proposals for doing some much needed tidying up work to the shared back drying green.


Before you get worried, they intend to cover costs, doing the work themselves, so it is simply out of courtesy to other owners that they are seeking to address any objections anyone might have before they get going. 


For those of you located elsewhere, you can read it here:
https://drive.google.com/file/d/0B3kC5YirhjzDSTZZTkM1MjUzWXpTSmF5djVSTmxYQzgyUzM0/view?usp=sharing 


This version includes an update to the letter as of 7 June 2015, which reads:

You might have spotted us pottering about and we have started some weeding ahead of
border creating…


You might also have noticed today, or last night, that a part of one of the trees came down in
the wind and into the middle of the green. This was a bit of a close call. Shows that we need
to start getting the small – and one day to be very large – trees shifted out as soon as
possible…


Please contact Fiona directly if you have any comments.