Majorworks
the various enquires associated with commencingamajor replacementproject. Therefore it is important to considerwhether it is reasonable to commit tomajor expenditure fromtheoutset,whenissuesmaybeidentified at theinitial stageswhichcallthe scheme into questionandmayevencompelthose responsible formakingmaintenance decisions to abortthe process. Once theprojecthas thego-ahead,
considerationwillbeneeded as to howthe works will be funded. Will everyone pay into theservice chargefundinsimilar form to normalworks or wouldeachleaseholderpay costs specific to their own flat? It alsomakes sense to agree a staged fee-
arrangement,whereby the findings of each set of enquiriesare critically appraisedtoevaluate themerits of continuing the process and therefore incurring further fees.
Step Take professionaladvice 4
Akey decision at an earlystage should be whetherornot to select andappoint asuitably experiencedprofessionaladvisor to handle thedevelopmentofafeasibility studyfor theschemeand then tomanage theproject as it progresses.Ifthe blockinquestionisa large one this is vital but even if the block is small, thefee youwillpay forthe benefit of professional advice issmallincomparisonto themoney it is possible to waste due to lack of experience of complex building projects. An experiencedadviser playsavital role
in helpingthe client consider aspects of the projectthatwarrant considerationbutmay not yet have been identified. For example aclientwho is driven by theprospectof reducedmaintenance costs might consider theprojectedsavings to be negligiblewhen considering that aspect alone and decide not to proceed.However,iftheyfound that a50% saving in blockfuelcostscould also bemade as aresultofimprovedthermal efficiency they may cometo a different conclusion. Whenappointingaconsultant, thesame
rules apply as to finding a contractor (seep43). Thefirst task of thechosenconsultant
will be to carryout an initialsurveyofthe building to establish thenature, conditionand quantity of window components anddevelop a realistic cost projection reflecting the future maintenanceand redecoration costsofthe unitsincompliancewithlease covenants. They will also determinethe likelyfuturecost of replacementunits andany relevantperiodic repairsormaintenance. Thecostsfor the maintenance and redecoration of the existing unitsshouldrun forthe sameperiod so as to produce comparable life cyclecostsasanend figure in each case. The savings in potential fuel efficiencies
should then be calculated basedoncurrent marketrates forheating fuel in useand thethermal performanceofthe existing units against the more efficient potential
replacementunits.The savingsmade reflect payback timescales andcumulativelymay
40
offset thecost of replacementunits.Other non-financialaspects such as reductionof condensation anddraughtsorthe benefits of addressinglongtermleaks should also be
takenintoconsideration.Finally,the consultant willmake initial‘pre application’ enquiries of the planning authority to gauge theirlikelyrequirements. They will then present the client with a
summary report of the key aspects of the potential schemewhich should include: n An overview of thecurrent conditions and maintenance needs of the existing units. n Themost suitable type of replacement windows. n A spreadsheet showing the projected year on year cost of each option culminating in an overallcost foreachatthe endofa predetermined period (typically this is taken at 25 years) n Objective advice as regards non financial benefits such as aesthetics, condensation control and security enhancements. n Relevantappendices such as photographs,
progresses,consultation isastatutory legal requirement
astheproject
sample window details fromsuppliers and any otheritemswhichsupport theadviceand/or aid its interpretation. Fromthis,the client should be able to
evaluatewhether to go ahead with the scheme or not. The cost of developing the necessary
designs, specifications and other information required to submit avalidplanning application canbesubstantial andtherefore itmakessense to ensure thefeasibility of theprojectbefore commissioning any further work.
Step consulTThe 6
leaseholders If theprojectstacksupintermsof necessity and cost, this is the point atwhich the leaseholders should be consultedtoget theirfeedback andgauge theirsupport for carrying outthe project. Thismaybedone by circulatingthe relevantinformation or, even better,byholdingameetingwhichthe consultants should attend to answer questions. As theprojectprogresses consultation is
astatutory legalrequirement.Ifthe block ismanaged by amanaging agent, you have alegal righttobeconsulted.Ifthe blockis self-managed then themanagement company must also keep residents informed and follow theSection 20 consultation processlaiddown by the Landlord&Tenant Act (amended) 2002.
Issue17 Flat Living CondensationControl
whilethereisnodoubt thatmore thermally efficientwindows cangreatly reduce condensation,thisis by nomeans aforgone conclusion. Inmany caseseventhoughnew windowunits have inbuilt trickleventilators and maintain higher internal surfacetemperatures, the problemof condensation can persist or even
increase. The often overlooked featureof draughty original windows is that they create a substantial degree of background ventilation whichkeeps condensation under control.Once replaced by windowswith more tightly sealedunits theproblemcanincrease dramatically. If eliminating
condensation is the
primaryconsideration, before startingacostly replacementscheme, consider first dealingwith condensation usingother methodssuch as better ventilationofbathrooms andkitchens. Costs should be includedfor such ventilationimprovements in tandemwith window replacementwhere there isapotential forconditions to deteriorate.
newwindows canmake condensation worse
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cuTouTandkeep
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