Phasing works pros/cons

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    Phasing works pros/cons

    Hi all. We have high work that need undertaking ,I'm looking for advice 're the phasing of such works, weighing up the added cost of doing so in terms of money and possible interim further depreciation..what would others phase of not ? And if phase ,over what time period. None of the work's are a health and safety of fire risk , we have however some water ingress and have had pest infestations in the last 18 months. No works on these areas have been done since blocks were built 30 years ago ,apart from some gutter repairs/unblocking and painting of wood . Works are to sealents , joins and verges on roof , all rainwater goods ,fascias, pointing .
    would you phase of not ?

    Secondly do the contractors/workers we take on have to have public liabilty/ risk assessment etc

    I know I've asked a few questions relating to this , just trying to find the best way forward for the building and leaseholders, thanks in advance

    #2
    To be honest, it is up to the freeholder to maintain the property in good and substantial order and keep well maintained ( check yoir leases - all of it - begining to end as those conditions can be anythere in th lease and more than once ).

    Once repairs that need doing are identified, then those repairs must be done in a reasoable time ( months - not years ).
    The leaseholders signed documents to observe the lease to pay on demand reasonablr requests to pay for work to be done as requred.

    Please excuse me, but you are asking as a leaseholder, not as a diretor. A director must ensure the place is well maintaained. Your other leaseholders cannot circumvent the lease requirements by sayng they have no money.
    i wanted a newish car but dit not have the money, so i took out a 3 year loan. Simple.

    it;s up to the powers that be to investigate the problems and decide which one should be done first, but leaks can rot beams and jointsi f no repaired immediately, and if you have pest infestations, you have a health and safety problem, an if it's pigions in the roof, they cayy bubs in there and they go down into every flat over time.
    Seen that, been there, had to have every flat sprayed with deadly chemicals, and flats vacated for a whole day with windows open.
    Then you have to have the flats sprayed agin after 3 weeks with standard bug killer, but icould not trust leaseholders to do that job, so i insisted the bug man came again.

    You have two jobs, get them started ( don't forget your S20 if all the jobes will cost the leaseholders more than £ 250 )

    I woul assume the removing pigions ( if that is the cause ) fixing the timber facias where they get in, - maybe wire netting in places, and water leaks, may cost a minimum £ 6000, but between say 6 flats, thats £ 1000 each.
    Our last anual service charge was £ 4000, each - so its not that much for your envisaged work.


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      #3
      If you require scaffolding it would add to the costs.

      I would try to do the works before autumn and section 20z takes 3 months anyways.

      Do you have reserve fund? Would be a good idea to dip into it.

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        #4
        Thank you Ram , that is exactly what I understand the situation to be . I was asking as a director but from leaseholders question. I really appreciate you taking the time to answer so fully .

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          #5
          Originally posted by Anna1985 View Post
          If you require scaffolding it would add to the costs.

          I would try to do the works before autumn and section 20z takes 3 months anyways.

          Do you have reserve fund? Would be a good idea to dip into it.
          Hi Anna, yes we do have a reserve fund , sadly it's nowhere near enough , but we will of course be using it to offset costs and yes it will be a section 20, . ,sadly scaffolding is needed , what a shock how expensive that is ! Thank you for taking the time to reply

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            #6
            Originally posted by thenunn View Post
            Secondly do the contractors/workers we take on have to have public liabilty/ risk assessment etc
            Absolutely essential they do

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              #7
              Additional.General info--
              if you have to access the loft, victorian houses do not have joists ( that hold up the top flats ceilings ) that are strong enough to support a mans weight, by that i mean, they will bend, and probably crack the plaster ceiling of the top flats, so floor boards must be spread across those josts to walk on, and sometimes the ceilings still crack.

              Need a LONG electrical extention lead from top flat to reach the whole area of loft

              Also, the loft will be dirty and dusty, and have nasty things up there so be prepared to have to clean the top flat after job done.

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