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