Advice Flat Living At home in your block


As residents move in andout, finishes may become scuffedand damaged


MAINTENANCE


Is your block in need of a facelift? Follow these tips from KevinMArshALL for a pain-free internal upgrade


SORTINGout yourINSIDES


AsweApproAchthe wintermonths,many RMCsmaybe turning their attentionto the questionof internal decorationsandrefurbish- ment of thecommonpartsoftheir block.The buy-to-let feature (Pages52-57) in this issue brings to the fore the fact thatmanyblocks, especially in cities,experienceahighvolumeof turnover. With residentsmovinginandoutona regular basis, thelikelihood of thefinishes in communal hallwaysandstairwellsbecomingscuffedand damagedis significantandtheymayneed fresh- eningupaspartofaregular blockmaintenance programme. Internal refurbishmentschemescanfrequently


bethecause ofangstandfrustrationifsome fundamentalpointsarenotconsideredfromthe outset.Sohereareafewpointers tohelp steeryou throughthesetroubledwaters.


brief fromtheoutset Thefirstandmostimportantpointistoconsider whatyouwanttoachieveasearlyaspossible.Is theprojectasimple like-for-likerenewal ofwhat alreadyexists?Or-asismoreoftenthecase-would youandyourfellowresidentsliketoimprovethe lookandstandardofyourcommunalareas. If this is true of your block, do consider the


Clarify the


pointthatunder landlordandtenantlawitems deemed to be ‘’improvements’’ as distinct from like-for-likerepairandmaintenancemaynot be recoverable as service charge expenditure, so take advice fromyour propertymanageror solicitoraccordingly.


Flat Living Autumn2012 Whenundertakinganyprojectthatimpacts


oneveryonelivingin theblock,early dialogue with your fellowflatownersisadvisable.Send outquestionnairesseekingfeedbackonwhat residentswould liketosee orholdmeetingson thesubject.Itshouldbemade clearthatthese arefact-findingenquiresandthatnot everywish canbe fulfilled. Seekvolunteers to setupa sub- committee to actasapoint of contactfor advisors andresidentsandto provide feedback. Also,considerwhatyoumightbeabletodoin


tandemwith therefurbishment projectinorder to achieve economies of scale.Nowis the timeto incorporateanyre-wiring, lighting,securityor firesafetyimprovements–ratherthancarrying outother projects afewmonthsafter the communal areashave beenredecorated.


PraCtiCal asPeCts Thebest schemestendtobethosewhichare practicalandinoffensive–butthisneedn’tmean


bland.Aspects toconsider are: FlooringConsidervolumeof traffic,noiseinuse, safetyandeaseofcleaning-abeigedeeppilecarpet


incorporateanywiring, lighting,securityorfire safetyimprovements


Nowisthetimeto


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


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Insurance Management


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maysuitabedroombutnotacommunal staircase. paintfinishesRemain focusedonthelikely


trafficandwear that commonareasreceive. Thereisacompromisetobemade betweenharsh, institutional finisheswith optimumdurability andluxurious soft-feelingthemeswhichrapidly deteriorate inheavyuse.Neutral tones in amatt glazefinishworkwell,beinglightandairyand capableofsomewipingdownwhenoccasional marks show.Joinery,suchasdoorsandskirting boards,may also be better suited to semi-gloss type finishes.Ceilingsandsoffitsrarelysuit anythingotherthanbrilliantwhitevinylmatt


emulsion. productselectionLargecommonpart refurbishmentschemescanbetakenhugelyover budgetbytheextra cost ofdesignerpaints.Such


products arebestavoidedinthemain. Lighting Ifchanginglightfixturesconsider energyefficiency,frequencyof lampreplacements, ease ofmaintenance, safe levels of lightoutput andcompliancewithemergencylighting requirements.Takecaretoconsiderselectionand positioningoffixturessotheyarenotproneto damageduringremovals.Itisalsowisetoordera reasonablenumber ofspareunitsand/orcoversas


individualmodels areoftendiscontinued. LiftcarsWhere liftcars featureinschemes consider finisheswhichwillcopewiththelikely levelofuse.Smaller liftcarsdonotoftensuiteasily damagedsurfaces ascontactwiththewallsis commonplace. Inallcaseswhereverpossibleprovideforeasily


fittedprotectivedrapesforwallsandmats for floors.


the final deCision Anychanges totheschemethatare requiredafter worksgetunderwayarebestavoidedastheytend tobecomecostlyandhinderprogresssotryand achievebuy-infromallinvolvedandensureyou arecomfortablewiththefinaldecision.●


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