Advice MAINTENANCE


quICkwins forwINTER


KevInMarshall looks at someaspects of your block that will need extra attention during the wintermonths


InanIdealworld,weshouldall be working in line with acarefully prepared planned maintenanceprogramme(PMP) sometimes called acapital expenditureplanorcapex.The importance of this documentcannotbeover emphasised as it underpinsthemaintenance andmanagementstrategyfor your property and inmost cases avoids the need for sudden unexpected works (see Flat Living issue 8, p23 for an introduction toPMPs). However, formany reasons owners and


managersmayfind they arefacingthe winter withoutthese preparations -perhaps recently having assumed control of the block from others.Don’t panic, here aresomesimpleideas to help minimise potential problems.


CommissionaPmP As soon as youare able,why notseek quotations fromexperienced surveyors to carryout asurveyonyourbuilding and preparethe relevantreports as coveredin greaterdetailinthe lastissue? This survey alone ought to help identify any aspects of thepropertyinurgentneed of repair before the worst of winter is upon us.


CheCk roofs, terraCes and balConies


By farthemost common problemthat buildings suffer over the wintermonths is that of wateringress.Often some simple preventativeaction is all that’s needed to avoid leaks and other issues. If thebuilding has anyflat roofs, terraces


and balconies checkwhether these can be safely accessedbysitestafforcontractors, paying particular attentiontothe provisionof safety rails. Assuming safe accessispossible,


check for the following: n Remove anybuildupofdebris, leaves etc


whichmight clog drainageoutlets. n If thereare anyexposed pipe runs,dealwith any missing insulation that might expose the pipes to freezing.


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n Make anoteof anyserious faults in thewaterproofing such as cracksor liftingseamswhich might allowwater in and


arrange their repair. n Make sure anyrooftop plantroomsare watertight by dealing with ill-fitting doors.


rePair Paths,


stePsandrailings That annoying patchofwaterwhichstays around after the summer shower might becomean icyhazardinthe frost,sodeal with it noworatworst,makesureitisnoted andregularly salted or cordoned off.Atthe sametimemake sure all the handrails on steps or slopes are secure and not likely to comeawaywhen they are neededmost.


CheCk yourinsuranCe While we all hope the worst won’t happen, if it does, are you certain youhavethe rightcover?This is a specialist area in its own right but here are somethings to consider. Checkwithyour


broker that the policy has public liability cover to deal with the claim for that slip on the ice. Look atwhether


you have correct water damage coverfor that


flooded balcony. Mostimportant-look


at the level of the current sum insured.ThePolicywillhaveadeclared


value,whichmeansanoverallfigure to cover thehypothetical situationwhere a total loss occurredandthebuildinghadtobereplaced completely.Ifthisistoo low, thenyour premiumwill be effectivelyunderchargedand in theevent ofanyclaimtheinsurersmay apply apro rata deductionbasedonthepercentage under insured.Onthe otherhandif it’s too high youmight be payingmore thanyouneed. Specialist valuations prepared by


chartered building surveyorsorquantity Winter 2011 Flat Living


CardoeMartin Limitedareanindependent privatepracticeofcharteredbuilding surveyorsbasedinNewCavendishStreetW1. Thecompanycoversthefullrangeofbuilding surveyingservicesbuthasaparticular specialisminworkingwithblocksofflats dealingwithmajorworkprograms, planned maintenancereportsandindividualdefects investigation.


Formoreinformation, contactKevin MarshallBSc(Hons)MRICS,Managing Director on either 02075638900 or kevin.marshall@cardoemartin.co.uk


Repair any broken stepsand paving stones


surveyorsprovide areliable basis to use for the suminsured. If this hasn’t been done in recent years


give careful thoughttogetting somequotes for the task and doing it soon.


Formore on under-insurance turn to page61 of this issue


PreParefor next summer


Whileweare allfeeling thecold, itmayseem alongway off butnow is agood timeto think aboutany worksneeded fornextsummer. With the inherent timescales associated with thevarious stages of anymajor worksproject such as the landlord and tenant process, preparingspecificationsand obtaining tenders, thewarmdry weatherwillbehere sooner than you think. Exterior projects intended for next year, such as painting and repairsorroofworks should be plannedahead andcontractors sought tomake sure works are ready to start as soon as winter is over.●


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