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Flat-Living.co.uk Repairs and maintenance


PROPERTY MANAGERS – AN ASSET Bob Simonds, Curry & Partners


solutions. The investment in people and technology is vital as the company can receive over one hundred maintenance calls a day from owners and tenants. It classifies all required work into either


The role of property managers is a crucial one – not only can they help you maintain your bricks and mortar investment, they can also help assure its profitability. Curry & Partners manages over 10,000 units nationwide through a comprehensive team of property managers, assistants and accounts staff, backed up by the latest IT


Case Study


During a recent inspection we looked at a property in the Midlands of some 120 flats. They are of very typical modern construction comprising a series of framed buildings with brick and rendered cladding externally. The flats were fitted with uPVC windows. The roofs were tiled and the common parts simply finished with painted plaster walls and carpeted floors. One larger block contained a lift.


BUILDING ELEMENT


EXTERNAL TILED ROOFS EXTERNAL BRICKWORK EXTERNAL RENDER NEW UPVC WINDOWS


INTERNAL DECORATIONS CARPETS ELECTRICAL SERVICES FIRE SAFETY SERVICES LIFT


LIFE SPAN (YEARS) The residents were currently paying a service charge, which


after regular costs were deducted allowed only around £70 per unit to be added each year to a reserve fund, meaning that costs of only £8,400 were being collected each year. Whilst this might sound satisfactory, consider the brief illustration below (with approximated costs) to view the sort of effect major refurbishment / replacement costs can have over a longer time period.


ESTIMATED REPLACEMENT / REFURBISHMENT COST (£)


AMOUNT REQUIRED £ (PA TO ACCUMULATE REPLACEMENT COST)


60


100 20 30


£175,000 £175,000 £40,000 £60,000


£2,917 £1,750 £2,000 £2,000


10 10 25 15 30


TOTAL AMOUNT REQUIRED PA


TOTAL AMOUNT REQUIRED PA PER FLAT


£21,000 £17,500 £70,000 £35,000 £40,000


£2,100 £1,750 £2,800 £2,333 £1,333


£18,983 £158


Langley Byers Bennett regularly advise managing agents in a wide variety of Building Surveying matters including Service Charge disputes, defect diagnosis and building works.


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major (needing Section 20 consultation – see below) or routine maintenance. Major works have full supervision throughout the contract, with final accounts only being agreed when works are completed satisfactorily. Maintenance is carried out using contractors who are graded on competency and risk and, whilst it is not possible to physically supervise these works, its property managers will carry out the requisite inspections on the next routine site visit. To manage perceptions effectively on the cost and extent of works, tender documents and quotations are available


for viewing by all involved parties and only when approved will the contractor be authorised to complete the works. Curry & Partners has a legal duty of care to clients and lessees when selecting and overseeing contractors. This process involves obtaining contractor information to enable it to allocate a quality rating. Completion of a company risk management form is required to highlight hazards and agree on a method statement. Throughout the repair management


process, standard specifications are used and contractors become used to this process. The company also partners with well-respected companies, involving independent visits during construction works as well as visits by its own staff. Upon completion, major works are guaranteed.


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