Advice Flat Living at home in your block MAINTENANCE PAINTINGbYNUMBERS KevinmArshAll offers some timely advice on external redecoration
As you Arrive hometo your blockand look up, are you thinking it could do with freshen- ingup, alickofpainttothe flaky windowsand abit of TLC? If so,you mightbeinlinefor the next external redecoration project. Inmany buildings the lease dictates
thefrequency of workswhileinothersit may be more arbitrary, stating something alongthe linesof‘’asoften as is necessary’’. Thegenerally accepted frequencyformost buildings is between five to seven years. In an idealworld, this milestoneshouldbe
considered by theRMCor propertymanager in good time, perhaps by inclusion in a PPM/ Capex report (see Flat Living Autumn2011 issue). If this is thecasethenthe preparations and funds required will be well in hand. If not, all is not lost and there is scope to have works underway next summer -but thereisnotime to lose!
Timing
Bear in mind the need to comply with
legislation.Twostatutory notices (Section 20 Notices)eachofamonth’s duration need to be issued, specifications and tenders need to be arranged andmoniesmay need to be collected. Even withmoney in thebankand no adverse objections fromflatowners, on average it takes around four to fivemonthsfrom pressing‘GO’ at the start of the processuntil themen are on site.
issued, FirsT sTeps
The first step is to appoint a firm of surveyors or similar to handle the process. If you don’t have an ongoing relationship with a firm
seek proposals andinterview companies with a track record of this type of work andespeciallywithexperienceofleasehold property projects.
Proposals should contain initial
observations specifictoyourblock andbeclear aboutthe feestructure proposed,including what youwilland won’tget foryourmoney. References anddetails of previousprojects of asimilar nature arealwaysverygood barometers.
Once appointed, thefirm should clarify thebrief,prepare someball park budgets and proceed to draft the specification forapproval in line with somemutually agreed timescales.
In tandem,managing Flat Living issue 13, Winter
Take care in theselection
of contractors invited to bid
agents need to draw up andsendthe first consultation notice.
pOinTs TO cOnsider A large part of the cost of any external project is thescaffoldingorsimilar
access.Make sure that the scope of works to be done is compre- hensive; thereisnothing morefrustrating than paying £1500for scaffolding to fix a£150 leak ayearafteramajor projecthas been finished. Reviewmaintenancehistory.Ifthere have
beennumerousleaks or such likearound thebuildinginrecentyears,makesurethe surveyor has thedetails so they canproperly address such underlying issues. Consider phasing the works if the budget
clarifywhopaysforwhat
Makesuresomeone checkstheleasesto
is tight. It is far better to do half a building comprehensivelyone year andthe rest the followinginstead of trying to getawaywitha job of limited scope in one hit. This frequently leadstoalacklustrefinalresultwhenthe scaffolding comes down. Make sure someonechecksthe leases to
clarifywhopaysforwhat.Ifbalcony surfaces andwindowunits aredemised to flatowners, whileitislogical to have theseattended to underthemain project, provisions for obtaining their consent and payments need to be factored-inasthe specification is drafted. Thetimeinvolvedwillextendthe programme, so thetenders need tomake allowances for this to be done.
ObTainingbids Take care in theselection of contractors invitedtobid forthe works. Thefinallist should be such that allare of comparable size and appropriate to the job in hand. Anypreviously unknownfirmsshouldbe vetted carefully by your surveyors. Even those nominated underconsultationprocedures mayberejectediftheycannotdemonstrate suitability.
Mindful of theoften largesums involved, be sure theprocessisconductedfairlyand
honestly.Most firmsdealing with such matterswillinvitebidsvia sealedtenders so check that your project will be done in this way. In ourpractice, clientsare always invited to attend the tender-opening exercise for their own peace of mind. Finally, be realistic on thecosts submittedand thesurveyor’s
observations.From timeto time, despite rigorous checks beforehand andaspartoftenderanalysis, a contractor submitsalow bidand steadfastlyholds thepricewhen shortofwork. If thejob clearlycan’t
be done forthemoney concerned-heed the advice of your surveyor.Ifthissituation arises andthe bidisaccepted,serious problemsalmost always ariseasworks progress in termsofquality of work, disputed claimsfor ‘extra’costsand - in extreme cases - the insolvency of the contractor mid-works.●
Kevinmarshall ismanagingdirector ofCardoe Martin Tel 02075638900
emailKevin.marshall@
cardoemartin.co.uk Websitewww.cardoemartin.co.uk
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Maintenance Finance Legal
Energy Insurance
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