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