Monthly Archives: December 2018

Quality of works and should they be paid for without being checked?

Background

Works which are undertaken and charged back via service charges might need to be reviewed more thoroughly by residents if the following example is anything to go. Kimpton House had been having problems with pigeons with one of the entrances. The Kimpton House Residents Association (KHRA) sought to have this corrected and this is what happened.

 A recent example

The following works was proposed for a cost of £796.95 with the red area being where a grill was to be placed to prevent the pigeons from resting in the area.

What happened?

After much back and forth between the Council and the KHRA the following works were following completed and you might be able to see that the grill is not what was agreed.

After much back and forth between the parties a revised quote of £398.00 + VAT (£477.60) was suggested.

Questions raised from the experience.

There may well be more than the following to consider, that this is just the starter;

#1 – Should residents have to monitor the works which the Council has lodged?

#2 – Are similar situations happening time AND not being spotted?

Caveats

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 Contact

Email us at – roeregeneration@yahoo.com – and let us know of any concerns/thoughts you may have or add a comment at the end of the blog entry in the ‘Leave a Reply’ section.

Or email your Roehampton and Putney Heath Councillors at;

Or email your local Member of Parliament at;

For a different view of Roehampton, especially the Alton Estate

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Do you ever look at the itemisation of your service charges?

Background

When it comes to service charges, there is a ‘summary of costs’ which is provided. This is the sum of various items for both block and estate charges. An example if below;

Do you know that, as a leaseholder, one can ask for more detail?

Referring to the ‘Block Costs’ in the example above you can see that the ‘Repairs’ charge was £8,471.79. How this charge was itemised is as follows;

Is enough information provided?

There seems to a fair few gaps in the description fields. Given these ‘repairs’ are being paid for then one might think there needs to be more explanation as to what is being paid for?

It’s not clear whether any ‘repairs’ are repeats. In the ‘communal drainage’ charges the following is stated – “TO UNBLOCK A FOUL OR RAIN WATER DRAIN US ING ELECTRIC-MECHANICAL MACHINE FROM NEAR EST ACCESS POINT TO NEXT INSPECTION CHAMBER’. It’s mentioned four times so has the same item been repaired four times?

‘Repairs’ charge

From the itemisation of the ‘Repairs’ service charge you can see that there is more information which might be of interest. Summing up the various ‘Repairs’ section it looks like this;

What’s this ‘Plus Minor Repairs Commission Fee’?

Did the notice that for the ‘Minor Repairs Commission Fee’ the charge was £1,708.85 which is 20% of the ‘Repairs’ charge(!).

Within the Council’s ‘Service Charges explained’ 2018 booklet this is described as follows;

“Minor works commissioning fee

A fee is added to all repairs and maintenance costs and it is included in the total amounts shown for estate, block and lift repairs. This covers technical, supervisory and administrative costs associated with repairs and maintenance works’.

Can’t see that this description states that this is 20% or even how this is calculated. Can you?

To read the booklet – http://www.wandsworth.gov.uk/downloads/file/2781/your_service_charges_explained

How can you obtain an itemisation of the service charges?

As your Estate Manager.

Caveats

Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

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Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

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Contact

Email us at – roeregeneration@yahoo.com – and let us know of any concerns/thoughts you may have or add a comment at the end of the blog entry in the ‘Leave a Reply’ section.

Or email your Roehampton and Putney Heath Councillors at;

Or email your local Member of Parliament at;

For a different view of Roehampton, especially the Alton Estate

Should this type of charging be communicated to leaseholders?

Background

A leaseholder noticed that the 2015/16 service charge had a large difference between the estimated and actual costs and from this a set of communications with the Council followed.

What created the query?

The actual and estimated service charges were compared and the following highlights how the difference, in percentage terms, was quite large.

What was the Council’s response?

When queried with the Council the following feedback was received;

“There has been a relatively high increase in this years service charges for lighting. This is due to the costs incurred by the Council from the electricity company. You may have noticed that service charges for the most recent years previous to 2015/16 have been somewhat low. This is due to the electricity company under billing the Council. This year however, the electricity company have risen the cost to include a back payment for the years that they did not charge an increase on. You will note from your Summary of Costs that the estimate for lighting for the period of 2016/17 is lower then this years, as it is expected the Council will not be billed such a high amount”.

The follow up ask of the Council?

In order to progress this further the leaseholder has requested the following information under a Freedom of Information (FOI) request;

“1.Please provide the correspondence from the electricity company which highlighted the under billing of electricity.

2.Please provide all correspondence that took place between the electricity company and the Council regarding this under billing”.

This was requested on 17 August 2018 and surprisingly the Council has yet to provide this information. When there has been an issue with a FOI request one can ask the Council for an Internal Review, and this has been done. It is hoped that this information is received soon.

Want to see the answers to the questions above?

If you would like to have a copy of the Council’s response (when the query is actually answered) you can email Foiw@richmondandwandsworth.gov.uk and ask for the information provided to Freedom of Information request reference 2018/17505.

Do you think the Council should have communicated this?

By not communicating this situation with the electricity charges, does this mean that other service charge amendments occur that leaseholders are not aware of?

Caveats

Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

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Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

To receive blog articles as they are uploaded please ‘follow’ the blog.

Contact

Email us at – roeregeneration@yahoo.com – and let us know of any concerns/thoughts you may have or add a comment at the end of the blog entry in the ‘Leave a Reply’ section.

Or email your Roehampton and Putney Heath Councillors at;

Or email your local Member of Parliament at;

For a different view of Roehampton, especially the Alton Estate

Latest Tribunal documents (21 December 2018)

Background

The latest documents regarding the potential retro fitting of water sprinklers can now be located on the Council’s website.

Letter to Leaseholders

This is located at – http://www.wandsworth.gov.uk/downloads/file/13869/letter_to_leaseholders .

The Council’s statement of case

This is located at – http://www.wandsworth.gov.uk/downloads/file/13870/statement_of_case_-_wandsworth_sprinklers

For other documents on the proposal to retro fit water sprinklers

For various other First Tier Property Tribunal (FTPT) and Council documentation they are available at – http://www.wandsworth.gov.uk/downloads/download/1921/first_tier_property_tribunal_-_proposal_to_fit_sprinklers

Caveats

Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

Receive articles into your inbox when uploaded on the blog

To receive blog articles as they are uploaded please ‘follow’ the blog.

 Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

To receive blog articles as they are uploaded please ‘follow’ the blog.

Contact

Email us at – roeregeneration@yahoo.com – and let us know of any concerns/thoughts you may have or add a comment at the end of the blog entry in the ‘Leave a Reply’ section.

Or email your Roehampton and Putney Heath Councillors at;

Or email your local Member of Parliament at;

For a different view of Roehampton, especially the Alton Estate

Should the Council be more proactive in sharing the Tribunal’s water sprinkler directions?

Background

There are changes to actions and dates which have been issued by the First Tier Property Tribunal (FTPT). These can be accessed at – https://roeregeneration.wordpress.com/2018/12/16/tribunal-directions-regarding-water-sprinklers-5-december-2018/

For various other Tribunal documentation they are available at – http://www.wandsworth.gov.uk/downloads/download/1921/first_tier_property_tribunal_-_proposal_to_fit_sprinklers

Have you seen these put up in your block?

At least one block is a “No” – https://roeregeneration.wordpress.com/2018/12/16/tribunal-directions-for-water-sprinklers-have-they-been-put-up-in-your-block/

Wandsworth @6

The same day as the Tribunal directions came out, this being the 5th December 2018, the Council issued the below email as part of its regular Wandsworth@6 communications. The link to the article is – http://www.wandsworth.gov.uk/news/article/14840/sprinkler_activation_saves_young_mum_and_her_son_from_chip_pan_fire?utm_source=Wandsworth%406&utm_campaign=a790a54c57-Wandsworth%406&utm_medium=email&utm_term=0_fbd64a91fa-a790a54c57-398470769

Brightside Online

The weekly communications, Brightside Online, had the same article featured in its December 7th distribution – https://wandsworthmailings.org.uk/XWH-60JVT-46R3LJLMB6/cr.aspx

Should the Council email out the Tribunal directions as well?

For your thoughts leave a comment on the blog.

Caveats

Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

Receive articles into your inbox when uploaded on the blog

To receive blog articles as they are uploaded please ‘follow’ the blog.

Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

To receive blog articles as they are uploaded please ‘follow’ the blog.

Contact

Email us at – roeregeneration@yahoo.com – and let us know of any concerns/thoughts you may have or add a comment at the end of the blog entry in the ‘Leave a Reply’ section.

Or email your Roehampton and Putney Heath Councillors at;

Or email your local Member of Parliament at;

For a different view of Roehampton, especially the Alton Estate

Tribunal directions for water sprinklers – have they been put up in your block?

Background

The latest Tribunal directions from the First Tier Property Tribunal (FTPT) regarding retro fitting water sprinklers have been issued – https://roeregeneration.wordpress.com/2018/12/16/tribunal-directions-regarding-water-sprinklers-5-december-2018/ .

In the past, such Tribunal notices have been put up in the 99, or 100, blocks which have been impacted though this time that does not seem to be the case?

The below is one such example.

The following photo is from 8th September 2018.

The following photo is from 15th September.

The following photo is from 14th December and yet there the Tribunal directions have not, this time, been put up by the Council?

Are they up in your block?

Caveats

Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

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To receive blog articles as they are uploaded please ‘follow’ the blog.

Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

To receive blog articles as they are uploaded please ‘follow’ the blog.

Contact

Email us at – roeregeneration@yahoo.com – and let us know of any concerns/thoughts you may have or add a comment at the end of the blog entry in the ‘Leave a Reply’ section.

Or email your Roehampton and Putney Heath Councillors at;

Or email your local Member of Parliament at;

For a different view of Roehampton, especially the Alton Estate

Tribunal directions regarding water sprinklers (5 December 2018)

Background

There are changes to actions and dates which have been issued by the First Tier Property Tribunal (FTPT). These can be accessed on the Council’s website at – http://www.wandsworth.gov.uk/downloads/file/13795/supplemental_directions_5_december_2018

For various other Tribunal documentation they are available at – http://www.wandsworth.gov.uk/downloads/download/1921/first_tier_property_tribunal_-_proposal_to_fit_sprinklers

Tribunal directions dated 5th December 2018

Caveats

Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

Receive articles into your inbox when uploaded on the blog

To receive blog articles as they are uploaded please ‘follow’ the blog.

Please note that all information is provided on a best efforts basis and that readers should make their own efforts to review and assess the provided content.

To receive blog articles as they are uploaded please ‘follow’ the blog.

Contact

Email us at – roeregeneration@yahoo.com – and let us know of any concerns/thoughts you may have or add a comment at the end of the blog entry in the ‘Leave a Reply’ section.

Or email your Roehampton and Putney Heath Councillors at;

Or email your local Member of Parliament at;

For a different view of Roehampton, especially the Alton Estate