Author: a5h-Man5 (Page 5 of 12)

Major Works

Phase one (the refurbishment of the Elgin Avenue front) is almost complete, including the repair of the link bridges. When phase one is complete, the front gardens will be replanted and the Garden Committee will consider whether to remove the grass areas and replace with shrubs. Grass has always struggled in this location.

It was agreed to install a gate to the basement area next to block 1 to improve security.

It was agreed to extend phase two (the Grantully Road front) to include both flanks of that block. SHW have drawn up a statement of works for phase two and have been asked to draw up a tender list. It was agreed to include DBR (the contractors for phase one) in the list. SHW will be invited to the AGM in May to explain what is planned in phase two including an improved method of organising communication between themselves, the contractor and the residents.

Meanwhile, we have given the go-ahead for the redecoration of the common parts in blocks 1 to 5. This is a normal service charge project and is not part of the major works.

Security

Following a break-in to one of the flats, it was agreed to install new locks on the entrance doors to each of the blocks. These will be compatible with the existing key fob entry system but need to be battery powered to ensure people can get in and out in the event of a power cut. It was agreed to buy rather than rent the new locks as this will prove cheaper in the long term.

Water mains

20 flats have now connected to the new mains water system which is running well. It was agreed to credit these with the £100 rebate promised from Ashworth Mansions Ltd funds.

Finance

We have moved £400K – the provision for future major works – to a high interest account at Nottingham Building Society.

The draft end of year accounts for the Company and the service charge have been issued to directors. The final versions will be circulated to flat owners by the end of March.

Central Heating

New water heaters have been installed. The old ones were kittling badly and at the end of their useful life. The installation went well but an, apparently unrelated, fault left a number of residents without hot water overnight which can only have been annoying. Kfh has been asked to investigate the problem to ensure it won’t happen again.

Individual flats

One ground floor flat had claimed on the insurance policy for water damage. Part of the damage was caused by defective drains and part by the owner’s shower. The insurance company is investigating.

According to Nethouseprice.com, Flat 38 sold for £948K in July 2010.

This is one of the largest flats in Ashworth Mansions, in excellent condition and a garden one to boot. This figure beats the previous record of £875K paid for Flat 41 in 2009.

The block 1 brickwork cleaning is complete.  Gentle wash down to remove additional residue/dust etc. due to be undertaken to blocks 2-5.

Timber repairs and preparations to block 1 & 2 are on going.    The full extent of the timber works have been assessed and costs being compiled for issue by DBR [the contractor] tomorrow.  From assessment, there are considerable timber repairs to the high level windows and doors as detailed in some of the attached photographs.  Given the fact that external works were completed circa 8 years ago, the level of deterioration and decay of the timber work currently evident is far greater than would normally be anticipated given the repair and preparation works that would normally be undertaken prior to redecoration.

The stone restoration works are continuing to blocks 1-2 (see photo), with preparation works being undertaken to blocks 3-4.  A minimum period of 2 weeks is required for essential curing of the repairs, prior to commencement of the lead capping works (programmed to commence 20th September)

Notwithstanding the above, the works themselves are progressing well and to a good standard.

We are anticipating striking the scaffold to Block 1 on w/c 4th October, subject to inspection and approval from SHW and a board member if possible.

Labour:

The following DBR Personnel are on site each day this week:

– Stone Restoration: 3no.

– Stone Mason: 1no.

– Brick Layer: 2no.

– Decorators: 4no.

*Carpenters to commence timber works Monday 6th September.

** Additional decorators are being considered, but this may have implications against the other trades and programme and is to be confirmed.

Here’s a couple of photos that show pretty clearly why the high level cornice needs some work. This is likely to cause a little delay to the Elgin Avenue refurbishment but certainly needs to be done. The surveyors are planning a good quality solution that will last. The worst of the damage is on the corner of Elgin Avenue and Biddulph Road; this faces South West and gets the worst of the wind and rain.

Here’s a quick update from the surveyors overseeing the operation:

Scaffolding:
All works completed.
 
Works:
Brickwork cleaning works and paint stripping works are progressing.  Block 1 complete, and second washes are being undertaken to the remaining blocks.
 
Timber repairs and preparations to block 1 are commencing Monday 23rd August 2010.
 
The stone restoration works are continuing, with additional staff attending w/c 23rd August.  Once these works are complete to block 1, then the leadwork capping will commence.

The contractors have asked for an extension so that they can complete the repairs to the stone cladding around the cornice. We aren’t very happy about this and are negotiating that any delay is as short as possible.

Finance

The service charge year begins on 30 September. After some discussion, it was agreed that the main service charge and the central heating charge would be broadly unchanged in 2010/11.

To set the reserve fund/major works contribution, the directors have asked SHW to confirm their best estimate of (1) the final outturn of the current project and (2) whether they stand by their initial estimate of the cost of refurbishing the Grantully Road façade which was contained in the 10 year plan. We will do this as soon as we can.

The service charge monies are currently at a deposit account with Lloyds paying 0.5%. It was agreed to move the cash to the Nottingham Building Society which is currently paying 3.5%.

Water mains

The engineers have now checked the system for leaks following access into the majority of the flats.  The water will be chlorinated on Monday 9th and owners will be able to start the process of connecting to the mains supply.  Daron will be shown how to draw off some water each week from the risers to prevent stagnation.

A letter will go to owners shortly advising them of the next steps they need to take.

Gardens

Following the tender process, Joseph Jones has been given notice to terminate the gardening contract on Friday  3rd September and Nurture Landscapes will start an initial 9 month contract on Monday 6th September.

Satellite TV

ISG will be installing the wiring for Sky+ for the Elgin Avenue flats. This will take advantage of the scaffolding to run additional cables from the dishes to individual flats. It is expected that they will start the installation once all of the brickwork repairs are completed. The Grantully Road flats will be wired for Sky+ next summer.

Individual flats

Surveyors are investigation damp ingress in to two garden flats.  There is a possibility that one of the incoming water mains to the block has an underground leak that is causing damp to one of the flats and this will be tested shortly.

The owner of one flat whose tenants are causing significant noise nuisance has not yet laid carpets as promised but has told the owner of the flat below that he will lay the carpets during August.

Another flat is the subject of a formal complaint for not having carpets and causing a noise nuisance. The owners claim to have permission to install laminate flooring. We have written asking for sight of the permission they say they have.  This has not yet been forthcoming.

General maintenance

Tony Bendetti has painted the new lamp surrounds and is starting work to the entrance steps to the Grantully Road side on 16th August.  This work consist of re-pointing the steps, resetting some of the paving blocks and generally tidying up the appearance on the entrances.

We will shortly commence redecorating the internal staircases to the Grantully Road side which we can complete from within this year’s budget. We will follow on with the Elgin Road entrances once the external work is complete.

External refurbishment

The work on the Elgin Avenue block is is progressing well and we anticipate completing the project on time and pretty much within budget. The link bridges are in a better state than had been feared. However, water has crept in underneath the cracked/peeling paintwork and slowly permeated into the cornice, resulting in severe deterioration of the substrate which will necessitate more significant repairs than we’d anticipated.

Central heating

There are two rather old water heaters that provide hot water to around half the estate. Although the heaters may stay operational until next summer, one is leaking and there is a potential for this to get worse.  The other is kettling badly although doesn’t leak.  There is also an issue for those flats on the communal system if they choose to connect to the new water mains.  Until the hot water supply is run from the new mains there will be a pressure differential between the hot and cold supplies to the flats on the new mains.  This will mean that the cold water pressure may need to be reduced down so that mixer taps and showers can work properly.

We have decided to replace the water heaters which is likely to cost c.£20K which we can fund from the central heating reserve. We will not need to issue additional service charge bills for this. We will shortly issue the Section 20 consultation.

The Board keeps its various contractors under constant review and, as you will see from the attached section 20 notice, we are currently reviewing the gardening contract, both from a cost and performance view. This does not mean that we are unhappy with our present contractors, but it’s always good to get a fresh perspective from time to time and to check that our costs are competitive.

We are therefore approaching a number of contractors able to undertake the work to ask for tenders and will be pleased to add contractors recommended to the Board by residents.

It’s also a good time to find out what everyone thinks about the gardens. What your likes and dislikes are, what you’d like to see changed, what you’d like added, what you’d like taken away……………..

The Elgin Avenue frontage has had a similar planting scheme for some years. Are residents happy with that or are there suggestions for changes? In particular the dry areas at each end of the block have been rather dull – any thoughts on how they might be improved?

The Grantully Road side, in contrast to the sunny Elgin Avenue aspect, is in shade for the majority of the day throughout the year and so needs to consist principally of shrubs – pruning to shape and staggered flowering times form the pattern here.

For many residents who work hard during the week, the central garden represents an oasis of calm, especially during the summer evenings and weekends – visitors are inevitably envious.

The current layout does provide an interesting set up with non-aligned beds, trees and shrub borders giving different heights and secret corners. There are several quite large lawn areas and residents using the garden always seem to be able to find their own patch to enjoy. Some people like lots of grass, others like lots of plants, some like barbecues and parties, some like quiet restful space, some have ideas about landscaping – there’s even been a suggestion in the past for a swimming pool (sorry, much too expensive!).

You will have noticed that we have pruned some trees again this year as part of a regular programme. The grass will shortly be scarified (to removed accumulated mosses and weeds), aerated (to improve rooting and drainage) and reseeded. Certain areas of the grass are difficult to keep in prime condition, either due to tree shading, sunny and dry areas (heavily used in summer) or due to compacted and dry soil where building debris was dumped in the past.

Because of the shading of the central garden, in particular from the Elgin block, it essentially has the characteristics of a woodland garden and summer bedding plants, which require very sunny conditions, will not flourish. However, we will continue to gradually renew planting with flowering shrubs, winter flowering bulbs, roses, clematis etc.

The provision of garden seating and the barbeque has proved popular and helps residents enjoy warm spring and summer days, when we are so blessed!

Please let us know what you think – or even that you don’t care! Feel free to say anything at all – that way we get the gardens that we are all happy with.

John Sutcliffe.

garden@ashworthmansions.com

Property prices are clearly moving up once more. Flat 41, one of the large, four bedroom appartments facing Elgin Avenue, has been sold for £875.000 according to the Mouseprice website.  The previous record was £843.000 paid in January 2008.

Water mains project

A document has been sent out to owners outlining progress to date and answering questions that they might raise.  It highlights what individual lessees need to do inside of their flat to complete the connection to the new supply.  The work will differ in each of the flats depending on how many and where the existing supplies come in and where the bathroom and kitchen is in relation to the new supply inlet valve.   A further letter was also sent asking owners to contact recommended companies to quote for the work to individual flats.

One of the companies, Quotehedge,  has attended 10 flats and has reported that it would be useful to identify the existing supplies by turning off the supply to each block and entering into as many flats as possible to ascertain where the supplies come from to each flat. It was agreed that it should be left to each individual flat owner to ask their own plumbers to identify the source of the existing supply on an individual basis.

Daron Tyas and Nigel King will attempt to gain access to all flats to check that the valves are in the “off” position. The water tank will then need to be chlorinated and the system pressurised to identify any possible leaks prior to attempting to connect to individual flats.

The consulting engineers have confirmed that there is no reason why a flat shouldn’t have more than one incoming supply. In principle, this means new pipework could be run around the external walls so reducing work within certain flats. It was agreed that Kfh would liaise directly with flat owners.

Garden

The  gardeners have recently written to Directors requesting a substantial  increase in their fees.  The large increase is partly due to the additional work that the gardeners have been doing since they originally quoted for the contract. It was decided that the gardening contract would be put out to tender, and kfh will issue the first Section 20 consultation notice shortly.

The electricians have suggested that the replacement lights that have been chosen to sit on the garden walls are too tall and will be easily broken. After much discussion, it was change the lights to a bollard type fitting in black, 700mm high.  Globe fittings will be ordered to go in the two positions in the centre of the lawn as per the original choice.

New lights are due to be installed to the entrances to the blocks in Grantully Road and this will take place at the same time as the garden lighting. It was agreed not to fit a 240v power supply at the end of the garden closest to the boiler room due to the expense. 

Wimbledon Tree Surgeons have completed pruning the trees. Daron is liaising more closely with the gardeners and the garden is looking neat and tidy.

Maintenance

The main entrance door frames have been painted.

The paving slabs to the rear of flats 56/65 are lifting and kfh has instructed a contractor to lift them to try to see what is happening below.   There is a history of damp in this area and we will instruct surveyors if necessary.

External refurbishment of Elgin Avenue frontage

The first stage section 20 consultation notices were sent out on 19th November with the consultation period ending on the 21st December.  No observations were received.   Tenders were expected back by the 27th January. After the board has considered the responses and the recommendations from SHW, a further consultation will be issued to flat owners before commencing work in the spring..

Individual flats

The owner of one flat is in the process of selling and has asked kfh for a copy of consent to alter the flat.  We have no records of this and kfh will ask the structural engineer to confirm that the wall she took out was not part of the main structural. 

During the sales process on another flat, it has come to light that the owner had let the flat out to a tenant on an agreement in excess of 12 months.  It was agreed to remind flat owners that they need to notify kfh if subletting for a period exceeding 12 months as the tenant needs to enter into a direct agreement with the Ashworth Mansions Ltd regarding service charges.

Following a complaint from one of the flats at the top of block 1, an engineer checked the  compensator and has adjusted it so that the heating does not go off at such a low outside temperature.  The owner of another flat, on the raised ground floor,  has said that the flat is now very warm and that the heating now runs for 24 hours a day. Kfh reported that the engineers said that they have not touched the timer. It was subsequently agreed to turn the heating off between 11pm and 6am.

Caretaker

A number of residents have expressed their thanks to Daron following all his hard work during the bad weather. He has been asked to clean the moss off of the low level walls to the Ashworth Road side of the block.