Residents will be well aware that we have had an upsurge in interest from the pigeon community. In the interests of combating the pullastrine problem we had a very interesting demonstration from a falconer yesterday, who flew a Harris Hawk in the garden. It certainly gave an awful fright to a pair of nesting pigeons at the Biddulph Road end!
The board will be discussing quotes for pest control at its next meeting.
Thanks to everyone who came to the Annual General Meeting on Thursday night. It was a very constructive session. We will publish a summary of the discussion in the next couple of weeks and welcome further comments.
A number of residents were very concerned by the behaviour of a group of young men congregating at the corner of Grantully Road and Ashworth Road. If you notice any anti-social behaviour, please call the Safer Neigbourhoods Team on 07920 233950. The more calls they get, the harder they will work to improve everyone’s quality of life.
Of course, if you see a crime is in progress, you should call 999.
The 2006/7 Annual General Meeting will take place at 19.00 on 24 April at The Amadeus Centre, Shirland Road, W9. This will be followed by a Residents’ Meeting.
Here’s a map that shows how to get there.
Caretakers report
The decorating contractors have neglected to re-hang the fire extinguishers. It was agreed that they would be asked to do this on their return but that the fire protection undertake the testing.
Some residents have asked that some moss be removed from the brickwork on th>Grantully Road side. This work is best undertaken professionally the next time the building is scaffolded. It was agreed this was not a caretaker job, but that the general cleaning of entranceways, paths etc should be considered. It was agreed that the Daron obtain hoses and fitments and to hire a jet wash to try this once the weather had improved.
A new brand of light bulbs is to be used in the common parts following an unusual number of failures. Daron continues to monitor the situation.
Company business
The annual accounts for the year ending September 2006 were approved. The auditors have agreed that, following the introduction of a long term maintenance plan and a reserve fund, that the reserves built up within the main service charge account and central heating account can be released. Consequently, only a relatively small amount (£8000 in total) needs to be demanded from flat owners to cover the deficit in 2005/6. Note that this is the total amount which will be apportioned among the 105 flats. It was agreed that a detailed explanation of the service charge accounts be made available before the AGM in April.
The managing agents have produced a schedule of flat owners to be checked against the share register kept by the Company Secretary. This shows some discrepancies which it was agreed to resolve.
One flat owner has settled leaving three with outstanding debts. The relevant actions are in train to recover the monies.
Internal redecorations
The contractor has returned to site to re-fix all of the roof void access ladders, re-aligning/re-fix window ironmongery, door thresholds and battery smoke detectors. It was agreed to pay a small additional fee to the contractor to cover repairing damage caused by residents since the decorations were completed. The project manager will be asked to re-inspect to ensure the work is carried out satisfactorily. The board is satisfied with the carpets and it was agreed to release payment to the carpet contractor.
Mains water
There was much discussion of the forthcoming mains water supply works. Three flat owners responded to the consultation and each has received a reply from the managing agents. It was agreed that a professional firm be engaged to take acoustic readings from the boiler room to ascertain whether the installation of pumps increases the overall volume of noise. It was agreed to approach a specialist water consultant with knowledge of the local area and of high rise blocks for advice. It was also agreed to approach Thames Water to ascertain whether Ashworth Mansions would qualify for a grant toward the cost of pumps.
A professional firm has carried out an inspection of the existing water tanks that are situated above the main entrance of each block. The report indicates that the water quality is good but that the tanks, themselves, need work. It was agreed to obtain quotes for the remedial work.
Central Heating
The central heating system has been subject to an unusual number of engineering call-outs this winter. The system was thoroughly de-scaled in March and the managing agents are investigating whether we are benefiting from the services of the best contractor available. Meanwhile, the gas supply contract (which terminates the summer) will be re-tendered.
Asbestos
Following the formal consultation to flat owners on the asbestos removals, no further comments were forthcoming and the board agreed to obtain estimates for the work. One resident asked whether her flat could be included in the planning for the remediation work and the board agreed that it should be so. It was agreed that residents of the block affected (block 3) be kept fully informed.
Repairs and maintenance
One stack pipe repair is still outstanding. The usual contractor has been late in quoting for the job.
It is thought that one flat in block 3 has connected a WC to the drainage system without permission. Investigations are continuing.
The new bicycle racks have been installed but the contractor has not yet made the agreed alterations to the doors. It was agreed not to pay the contractor until the job was fully complete.
It is suspected that unauthorised building works may have taken place in one flat owned by a commercial landlord. The managing agents have asked for a meeting with the flat owner to discuss this and other issues.
The owner of a ground floor flat is complaining of damp. It was agreed to make a professional inspection to ascertain what work, if any, was necessary. Damp has also been a problem at another ground floor flat, where the board is waiting for a second quote before authorising the work.
The board agreed to internal alterations proposed by one flat owner with the exception of the wooden flooring which was refused.
The board authorised another flat owner to install a flue-less air vent on the Grantully Road side.
Two contractors have been asked to quote for pollarding the plane trees on the Elgin Avenue side. Only one has replied and this estimate is incomplete. The managing agents will chase.
The board is still waiting for the specialist report on the drainage issues causing unpleasant smells for two flat owners.
One flat owner has reported cracking and it was agreed to send a specialist to investigate.
The managing agents confirmed that flat owners undertaking building work were being asked to make a refundable deposit against damage to the common parts.
Caretakers report
A new pressurisation unit has been fitted to the central heating system. It is hoped that this will resolve the problem of intermittent heat and hot water supply reaching certain flats.
The new lamps in the stairwells are overheating and burning out the bulbs. The original electrician and the suppliers would be contacted to find a remedy.
The cleaning contractors are providing a better service since a recent change of personnel.
Company business
The managing agents have produced a schedule of flat owners to be checked against the share register kept by the Company Secretary.
Legal advice has been sought concerning the viability of extending the existing leases which were originally for 125 years from 1987. The directors agreed to include this in their plan for 2007/8.
The annual accounts for the year ending September 2006 are with the auditors and should be released in early March for discussion at the next general meeting in April.
Arrears
Action is proceeding against four flat owners that are in substantial arrears with the service charge. County Court judgement has been obtained against two flat owners and this is now being enforced.
Mains water
There was much discussion of the forthcoming mains water supply works. It was agreed that the Ashworth Mansions Ltd and its advisors should be committed to minimising potential noise nuisance from the new pumps. Best practice would be used wherever possible and a visit will be organised to a similar block that has faced the same problems. The project will be complicated and it was agreed that the services of a professional project manager will be retained.
Noting that the existing water tanks, situated above the main entrance of each block, will need to be maintained until all flats are on the mains water, it was agreed to commission a detailed survey report and to obtain prices to keep them good order.
Asbestos
Following a report from Air Surveys, a specialist consultant, the board were advised that the probable incremental cost of the asbestos removals from the old bike shed will result in the total cost of all asbestos removals exceeding the threshold for consultation with leaseholders. It was agreed that a Section 20 consultation be circulated along with the advice obtained from Air Surveys. It was also agreed that budget prices to complete the works be obtained.
Noise
Legal advice has been sought regarding enforcement of the lease provisions for flats to be substantially carpeted. There was much discussion about whether the board could reasonably consent to flat owners installing properly insulated wooden flooring subject to the noise nuisance terms of the lease remaining.
Repairs and maintenance
If you’ve got any questions about the above, please send them to board@ashworthmansions.com
This postcard shows Ashworth Mansions in 1910. Note the dark window frames, implausibly steep chimneys and the awnings on the first floor balconies. Elgin Avenue is a tranquil boulevard and the Plane Trees are mere saplings. You can just about see the spire of St Mark’s Church, Hamilton Terrace, in the background.
203 Elgin Avenue, the only detached house on the street, is at the left foreground. Paul Mortimer Francke, a single barrister, lived there until his death following a bicycle accident on Maida Vale in 1929. It is likely to be his three servants that are standing on the steps.
A flat on the Grantully Road side (below) was sold in October 2006 for the highest price ever paid for this block. According to the website www.nethouseprices.com, the flat, on the second floor with a view of the park, was sold for £565K – 3% more than the previous highest, £550K in June last year.
The highest price ever paid for a flat on the Elgin Avenue side, according to the same website, was £640K for one of the large units in Block 5 in 2002.
The scaffolding you will notice above block one (corner of Ashworth Road and Elgin Avenue) will be used to repair the high level parapet and associated cornicing which has been letting in water. The work should be finished within 14 days.
Philip King
Managing Agent
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