Condition survey summary Asset Strategy - June 2014 QUALITY HOMES - - PowerPoint PPT Presentation

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QUALITY HOMES IN GREAT COMMUNITIES

On behalf of

QUALITY HOMES IN GREAT COMMUNITIES

Asset Strategy - June 2014

Evening meeting T158 Grosvenor Externals Condition survey summary

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QUALITY HOMES IN GREAT COMMUNITIES

Blocks proposed to be included in the scheme

6

• Abady House
• Bennett House
• Edric House
• Jessel House
• Schomberg House

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QUALITY HOMES IN GREAT COMMUNITIES

Past Wajor Works

Year Works completed Blocks

2009 P162 - External redecoration, together with associated window and other minor repairs and the internal redecoration of all common parts. Refurbish the concrete stairs and landings and recover the flat roof areas. Abady House Edric House 2008 M125 - Window and staircase repairs including redecoration of internal and external areas along with repairs to the concrete stairs and landing where defective. Bennett House 2006 J131 - New roof coverings to the flat roofs. Abady House Bennett House Edric House Redecoration of internal parts and replacement of floor coverings. Bennet House Schomberg House

2003 F317 - Installation of horizontal fall arrest system, renewal of roof access. Abady House Decoration of internal and external communal areas, essential roof works, replacement of worn parts of windows, jetting of drains, works to drain pipes and any associated works. Jessel House 2002 Repairs to balcony asphalt and stair balustrades. Renewal of mastic jointing and joinery repairs to windows and sills, Repairs to rainwater goods, guttering and jet cleaning of gullies. External redecoration of all painted surfaces and ventilation works. Abady House Edric House Schomberg House 2002 Preparation and reinstatement of Damp proofing. Jessel House 2001 Exterior repairs & redecoration. Other works include the renewal of defective rainwater goods and internal decoration to stairwell surfaces. Bennett House 1998 Grosvenor Estate - Phase 4. Refurbishment & Estate Works. Bennett house 1995 Repairs & redecorations to exterior and interior common parts. Jessel House

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QUALITY HOMES IN GREAT COMMUNITIES

Abady House- 84 properties, 64 tenants, 20 lessees

• The common parts and roof of the block are generally in satisfactory condition.
• There are a number of balustrade uprights which have corroded being exposed to the elements which have caused

cracking to the concrete staircase landings/treads.

• Some doors have flaking paint and are showing early signs of wet rot decay and need redecoration.
• External render to some walkway walls is cracked and in need of filling when redecorated.
• Some paving needs relevelling.
• Boundary walls need cracks repointing, patch repointing generally and treatment of moss build up to the brickwork joints

and faces. Black painted metal gates require redecoration.

• The enclosed section of external brick bin store is generally in satisfactory condition however some of the concrete

blocks in the open bin store have been removed. FRA

• Protected zone of 850mm provided below windows to dead ends, below 1100mm required. It was noted that gas/

electric meter boxes have been fitted into the protected zone and the outer skin of brickwork removed, penetrations between the meter housing and flat beyond were also noted. Meters should be relocated inside the flat and the protected zone reinstated.

• On next block refurbishment the windows to the flats located in the dead end corridors should be upgraded to ensure a

zone of 1100mm in provided.

• Elect intake doors - metal doors installed with a timber infill panel above, doors do not provide sufficient level of

separation and should be replaced on next block refurb.

• Electrical intake rooms (3n0) beside each staircase- install FDKL signage.
• Unable to confirm previously decorated surfaces conform to class O requirements - upgrade during next dec cycle

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QUALITY HOMES IN GREAT COMMUNITIES

Bennett House - 72 properties, 44 tenants, 28 lessees

• The common parts and roof of the block are generally in satisfactory condition.
• There are a number of balustrade uprights which have corroded being exposed to the elements which have

caused cracking to the concrete staircase landings/treads.

• Some doors have flaking paint and are showing early signs of wet rot decay and need redecoration.
• External render to some walkway walls is cracked and in need of filling when redecorated.
• Boundary walls had moss build up to the brickwork joints, copings and faces and need to be jet washed down

with a fungicidal wash

• Black painted metal gates and railings require redecoration
• The open bin store was dislodged by impact damage.
• The open bin store roof is a flat asphalted roof which would benefit from a solar reflective coating to extend its

useful life. FRA

• 850mm protected zone provided below window openings in dead end conditions (1100mm requirement) -

upgrade windows to flats in dead end sections during next block refurbishment.

• Electrical intake doors - metal doors installed with timber fan light above - Upgrade to FD30s.
• Electrical intake - Install "FDKL" signage
• Unable to confirm if decorative finishes meet class o requirement - Upgrade during next block refurbishment.

On behalf of

QUALITY HOMES IN GREAT COMMUNITIES

Edric House - 84 properties, 52 tenants, 32 Lessees

• The common parts and roof of the block are generally in satisfactory condition.
• There are a number of balustrade uprights which have corroded being exposed to the elements which have

caused cracking to the concrete staircase landings/treads.

• Some doors have flaking paint and are showing early signs of wet rot decay and need redecoration.
• External render to some walkway walls is cracked and in need of filling when redecorated.
• Boundary walls need minor cracks repointing and treatment of moss build up to the brickwork joints and faces.
• Black painted metal gates and railings require redecoration.
• One concrete block in the open bin store was dislodged by impact damage.

FRA

• Protected zone of 850mm provided in dead ends (1100mm required) windows to flats in dead end walkways to be

upgraded during next block refurbishment.

• Electrical intake rooms GF - Metal doors installed with timber fan light above. Not to FD30 standard. Replace

doors on next block refurbishment.

• Electrical intake rooms - Install "fdkl" signage.
• Unable to confirm if current decorative surfaces achieve class O - upgrade during next redec cycle.

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QUALITY HOMES IN GREAT COMMUNITIES

Jessel House- 90 properties, 41 tenants, 49 lessees

• External walls brickwork and stone detailing are generally in satisfactory condition.
• The common parts have plastered walls, ceilings and staircase soffits which are all painted and are generally tired with

some flaking paint and water ingress and should be programmed for redecoration.

• The floors and staircase finishes are vinyl sheet with metal nosing to treads in need of phased replacement.
• Many timber windows had flaking paint and need redecoration.
• Raised bed to the lower ground level walkway needs copings and render facing repairing.
• Two ornate gated archways give access to the Regency Street side courtyard. The arches are in good condition, but

low level brickwork on Page Street needs cleaning down and repointing.

• Black painted metal gates and railings require redecoration next cycle.

FRA

• Tenanted flats fitted with Grade D LD3. M type alarm installed in communal areas; upgrade to Grade D L2 with linked heat

heads

• Fittings installed to main landings only and intake rooms; none to 1/2 landings – upgrade to BS5266 standard
• Intake doors at LGF level - doors and frames not to FD30s standard and small section of infil panels above door frame where

cables pass out missing. Replace with FD30s and reinstate missing infill panel,

• Loft hatches (5n0) - replace existing with FR30/30 hatchI ntake cupboards at LGF (5no) - install FDKL signage
• Unable to confirm if existing wall finishes confirm to class O requirements - Upgrade during next refurbishment.

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QUALITY HOMES IN GREAT COMMUNITIES

Schomberg House – 72 properties, 50 tenants, 22 lessees

• External walls brickwork and stone detailing are generally in satisfactory condition.
• Internal redecoration and repairs, some walls are half tiled with ceramic tiles which need redecoration.
• High level small asphalt roofs are in satisfactory condition but would benefit from a solar reflective coating.
• Some older external flat doors have flaking paint and are in need of redecoration or replacement.
• Concrete flat balconies have quite extensive cracking and should be hammer tested and concrete repairs carried out.
• Some planters on Marsham Street elevation need repairing.
• Two ornate gated archways give access to the Regency Street side courtyard via steps and ramps. The arches needs minor

repointing and cleaning down and treating with a fungicidal wash. Black painted metal gates and railings require redecoration.

• There are three external brick bin stores which are generally in satisfactory condition with the exception of one slated roof that need

slates refixing into position.

• A Grade D M type alarm system is installed within the communal staircase (BGU only). A new Grade A LD2 system with linked heat

heads inside each dwelling is required as compensation for single direction of travel; extended travel distances (due to discounting of roof SME) and age and construction of block, in accordance with the LACORS fire safety guide.

• Upgrade existing EL system in line with BS5266 during next block refurbishment.
• Fire stopping noted required in the following locations: Cable penetration to LHS of Flat 57 door pipe to LHS of flat 58 door Seal air brick

between flat 72 and staircase cable penetration between roof SME staircase enclosure and main staircase - LHS wall to all blocks pipe penetration above flat 39 and 32 doors cable penetrations to RHS above doorway to flats 22, 24 and 25.

• Doors to SME Staircase to roof - Install new FD30s (inc FDKL) during next block refurbishment to ensure staircase compartmentation is

maintained.

• Intake doors (1 per block) - Doors are generally in poor condition with gaps around the locks and lock barrels and required replacement.
• Unable to confirm if finishes achieve class O requirements (peeling paintwork noted where wall tiles have been overpainted) - Upgrade

during next block refurbishment.

• Strip out plastic trunking to cables at top floor (all blocks) and install new cable support/ enclosure system

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QUALITY HOMES IN GREAT COMMUNITIES

Abady House- 84 properties, 64 tenants, 20 lessees

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QUALITY HOMES IN GREAT COMMUNITIES

Bennett House - 72 properties, 44 tenants, 28 lessees

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QUALITY HOMES IN GREAT COMMUNITIES

Edric House - 84 properties, 52 tenants, 32 Lessees

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QUALITY HOMES IN GREAT COMMUNITIES

Jessel House- 90 properties, 41 tenants, 49 lessees

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QUALITY HOMES IN GREAT COMMUNITIES

Schomberg House – 72 properties, 50 tenants, 22 lessees