Closer Inspection - some further information

Following their more recent up close inspection of the building, I received a pdf document today from James Breck's via DM Hall, which includes photos of some of bits of chimney and stonework that are requiring either immediate or imminent attention.  A couple of examples are shown below, but there is more in the document.





Chimney H - (rear mutual to Montgomery Street block)
with a clearly visible hole where the stonework beneath two layers of render
has simply deteriorated on the Brunswick Street side .



Chimney G -(front mutual to Montgomery Street block) 
with the top portion of render fallen away on Brunswick Street side.

Not entirely sure exactly where this is but it's clearly not in great shape....

As mentioned in the last update, some of these are no surprise but some are slight variations from the original scope, so we need to consider them all carefully.  


The full document is here, (and also posted for reference on the Relevant Docs page) so please have a good look and then we can discuss this and the associated costs when we meet on Sunday. (The minutes from the last meeting have also been posted here).  


If you have not already sent your rsvp to say if you are coming or not please let us know at  bsora@hotmail.co.uk.


Thanks,


Catriona
for
BSORA

Update as at 21 April 2014 and Next Meeting on Sunday 27 April 2014

As you will most likely have noticed, there has been some activity in the past week, including over the beautifully sunny holiday weekend. 

I received this update on progress from Breck's via David Burrup this morning (Monday 21st April 2014):

Week 2 update as follows:

• Last property accessed and flues sealed
• Chimney render hacked off for inspection on Monday
• Lead installations commenced to CDEF
• Rear valley installation complete

 Please note the substrate on the rear mutual chimney is in poor condition. Original stone chimney is rendered in cement which has had a detrimental effect. The underlying masonry is structurally unsound to the exposed area. 

With the scaffold in place, there has now been an opportunity for a much closer inspection of the fabric of our building than Grieg Adams was able to do when he completed his full building survey for us almost two and a half years ago (Nov 2011).  While some bits, such as the pointing, are faring better than expected, it should come as absolutely no surprise to us that some of the stonework has deteriorated further in that time.  

David is going to forward more detail on to us, along with his recommendations of what requires the most urgent attention, and what might be able to be safely delayed for several more years.  It is down to us to consider these recommendations when they are presented, along with their full implications, and then for us to agree, fairly quickly, on our course of action.   It is worth noting that this is probably the most significant difference in our project, as opposed to the former statutory notice system, when we would have had no say at all - these will be our decisions to make and own.

To make sure you are involved in making them, please join us for our next meeting to be held at 5pm on Sunday 27 April 2014 - rsvp to bsora@hotmail.co.uk. 


Please find the minutes of the last meeting here.

Thanks, 

Catriona for BSORA

Scaffold as at Friday 18 April 2014 (Corner view)

Scaffold as at Friday 18 April 2014 (Corner View showing from Left to Right,
Chimneys G, F&E to Montgomery Street, with access hatch open,
and then D&C with B (edge just visible) to Brunswick Street)

Scaffold as at Friday 18 April 2014 (Montgomery Street elevation)
Showing the extra level of scaffold tower around chimney G)

Scaffold as at Friday 18 April 2014
(Brunswick Street Elevation with Breck's sign and cabin)

Update as at 14 April 2014 and Mystery 'Deposit'

Dear all,

Our scaffold has now finally been constructed by ASC and was finally signed over to James Breck's last week. 

Montgomery Street elevation
as at  04 April 2014

Corner View of Scaffold
as at 05 April 2014 (1)

Brunswick Street elevation of scaffold
as at 04 April 2014

Corner View of scaffold
as at 05 April 2014 (2)

Brunswick Street elevation
as at 04 April 2014 

Brunswick Street elevation close up
as at 04 April 2014

              

Scaffold materials in the garden 

as at 07 April 2014

Rear corner elevation before scaffold
as at  07 April 2014

This handover enabled DM Hall and James Breck to both survey the building up close to assess the work required against the original scope of work estimated by Greig Adams in Nov 2011.   As a result some specific stones have been marked up for repair with chalk 'x's as shown, here:

Decayed stone
marked for repair

Decayed stone -
and a Breck's person!

Decayed stone
marked for repair 2

David Burrup from DM Hall then forwarded on Wednesday last week, the latest update from Breck's, which shows that as suspected, the priority focus is still on that rear mutual chimney to Montgomery Street (H)  

• All properties have been accessed with all bar 1 flat to have either the open flues blocked or the gas appliances disconnected.

•  Stonework as marked yesterday (Tue 8th April 2014) will be measured up by our stone supplier tomorrow.

• Chimney scaffolds to G & F were originally programmed to be completed following lead installations however due to the concern over the rear mutual chimney we are currently building the access scaffolding. This will allow for removal of the rear chimney render and subsequent assessed of the substrate.

• Glazing replacements to the cupola were measured up today (Wed 9th April 2014?).

• We will proceed meantime with lead work to chimney D E and F upon completion of the scaffolding.

• Works to chimney C to await further instruction following decision regarding existing render.

• Items 3.06 and 6.04 postponed until further notice as discussed on site.

• Removal of existing satellite dishes to chimneys G & H are planned for Friday of this week (11th April 2014).

As any further updates are provided, I'll aim to share them here.  

In the meantime, we have to expect it to be a bit messy for a while, so, many thanks to Gavin for minimising that by giving the lower levels a good sweep.  With all this work going on it is more important than ever that we, as owners and residents living here, take steps to keep the area as clear, tidy and safe as we can.  

With this in mind, please would the person(s) responsible for the mystery 'deposit' of this blue floor covering to the basement early on Friday afternoon please make arrangements for its immediate removal, thanks.

If you have any questions please email bsora@hotmail.co.uk.  

Catriona
for
BSORA

Updated programme 1st April 2014

I'll be honest: it was with some relief that I saw ASC were here this morning, as I set off in the pouring rain, and it wasn't even an April Fool - we do actually have another (bit of a) layer in place!

Scaffolding as at Tuesday evening 1 April 2014

Meanwhile, I got this message from David Burrup today :

Regarding the delays so far, James Breck Ltd have passed on the following to you;  

‘Apologies for the delay to date, certainly not the start we would hope for or expect.  Our scaffolding contractor has had some difficulties with resources over the past few weeks, these issues have now been addressed.  Moving forward the scaffolders are back on site today as planned and we expect the elevation scaffolding to be complete with handover certs for Friday of this week.’

So, as agreed a revised programme reflecting the delayed start has now been provided:
Revised Programme 1-1-14.

Also forwarded was the letter you should each get a copy of through your doors this week advising about access on Saturday.
Chimney Initial Visit

(Both documents will also be accessible via Relevant Documents and Links page).

I hope this helps you feel informed of progress, especially for those not currently resident.

Catriona 
for
BSORA 

Latest Scaffolding Update 31 March 2014

Dear all,

I promised to keep you up to date so here goes:

As mentioned before, our contractors James Breck Ltd have subcontracted the scaffolding build to specialists ASC Ltd Scaffolding.  Although the start date had been agreed in writing as being 17th March 2014, ASC apparently had some issues that caused an initial delay which was not immediately communicated to our Contracts Manager Peter McKeowan (who was on paternity leave at the time - congratulations on his new arrival).

A revised start date of Wednesday 26th March was agreed on his return, as communicated here, but again ASC had some issues that meant they arrived on Thursday 27th instead, when the basement and ground floor layers of the scaffold were erected.

Scaffold as at Friday 28 March 2014

ASC had been expected back on Friday mid morning, but staffing issues apparently prevented this, and it would appear to explain their absence today.

Peter called me this morning with all this information, to apologise for the delays, and to confirm that ASC will be back tomorrow, Tuesday 1 April 2014, to continue the build.

A revised project schedule will be provided soon, and I'll share it here.

Thanks.

Catriona






PS As a bonus, here's a wee mini scaffold my friends made for me when I told them we were underway - bless them, they know how big a deal this is!  The boat-cake in the middle represents me sailing away from it all...

...Scaffolding..a start

Ok, folks, we are under way!


The scaffolding finally started to get built on Thursday.  This bit of the job has been subcontracted by our own contractors, James Breck, to ASC.   It is anticipated that it will take about a week to actually build the whole thing.


Once the scaffold is in place, the original scope of works (based on Greig's 2011 survey) will be reviewed to identify the true state of some of the stonework.  (Greig was only able to assess by leaning out of windows, the scaffold will now allow an up close inspection).


And from there, work should be able to get underway. 


Having met our Contracts Manager Peter McKeowan, and our new DM Hall Contact, David Burrup on Friday, I've been assured that we will be provided with a revised project timescale, reflecting the later than planned start date.   We will also be given weekly updates of progress.  The most recent programme received can be seen on the Relevant Docs page, along with the Health & Safety plan.  This is worth having a look at just to familiarise yourself with what to expect.
Please note that as anticipated, James Breck Ltd will be requiring access to properties to check the flues and any gas appliances on the affected mutual walls.  This is likely to take place on Saturday 6 April 2014, between 0800 and 1200hrs.  They should be putting a letter through doors this week with contact details for that.
Should there be any other issues at all, our main point of contact is David Burrup at DM Hall.


One point to highlight is that to get at the cupola, there will be an internal scaffold.  This is likely to encroach on the passageways a bit, so if you are expecting a sofa or anything to be delivered in the next few weeks, please be aware as it could be a tad tricky.... and so it would also be helpful if any bikes currently stored on the stair could please be moved to ensure clear access.


While this scaffold is in place, please also be extra vigilant and alert to intruders, both for your own safety and security as well as for the building's as a whole.
We will continue to update as and when there is anything to report, and in the meantime, thanks to those attending today's meeting, minutes will follow in due course.


Catriona
for
BSORA