Friday, 24 February 2017

Archive of deleted, completed posts

When issues are effectively completed, the related post will be deleted and pasted as a comment to this post - thus retaining a record of what happened.
If there is a follow up or residual issue, a new post will be created for that.

Tuesday, 21 February 2017

Daily log of Cleaner/Caretaker tasks

A long time ago, we were promised by both Trinity and Ottimo, a daily timed log of what the caretaker/cleaner did every day so that Trinity could prove to us that only 10% of his time was spent on commercial activities (ie other than our residential block) - and we could get evidence of how little time is spent cleaning.
How many years do we have to wait for this simple activity to be implemented?
After discussions with Ottimo, a revised duty list is being devised (by Ottimo, with association input). A cleaning schedule will give what areas are to be cleaned when - so we'll be able to lift door-mats and store bikes away to make it easier and more effective. The schedule is now being trialled and will be published on the notice boards when refined and confirmed.

Sunday, 19 February 2017

Bike and buggy storage

There's a need for secure on-site storage for bikes and mobility scooters.
The 'Tesco' plan included such provision.
One of the commercial units was provided a few years back but all the bikes were stolen from it - despite being locked in a locked compound.
Some time ago Trinity said a bike rack would be looked into.
Time for progress?

Friday, 17 February 2017

Window Coverings

It had been suggested that 'coloured' window film might be applied to flat windows to "give the building some colour and to enhance its appearance" - at service charge expense.
Trinity would consult if this should be progressed.
Current executive committee view is that this is not wanted but consultation will be made to members and residents.

Thursday, 16 February 2017

Flat door frames

Some door frames are not adequately fixed and movement breaks the plastering around the frames.
The door closers ought to control the rate of closing and prevent slamming - some closers have apparently been removed.
Trinity agreed on 14 Feb 2017 to initiate a program to remedy all affected door frames.

Chute room shutters

The shutters to the chute rooms are said in the annual safety report to be ineffective through lack of maintenance and painting of the fusible links.
Trinity report that these shutters are not longer required - in which case it should be explicit.
However, the doors should have intumescent seals to retain fire integrity.

Water damage on 15th floor

The cleaner suspects that this is a result of a leak from 16C but access to investigate has not yet been achieved.

The corridor doors a smoke hazard

The corridor doors seem to have excessive gaps. Trinity agreed 14 Feb 2017 to inspect and remedy.
Some doors (including stairwell doors) do not close properly - adding to the risk.

Lights out, damaged and smoke-damaged

There are numerous lights not working properly. Trinity have been asked to do a building walk once or twice weekly with a written report of all defects.
Following the Trinity/Freshwater site visit 14 Feb 2017, Trinity made a note of defects at that date and the residents' association will file their own report.

Smoking in common areas

This is illegal.
Butts, aluminium foil etc is evidence of it and it's a responsibility of the management company to put an end to it and a responsibility of residents not to.

Entrance door window broken

Apparently, neither of the two security cameras covered the critical area.
Window needs replacing. -now done
Cameras need re-aligning

Front entrance door

The door doesn't close properly

Parking by "Club World" customers

The council and Trinity agreed that a limited number of Club World customers could park in the Arlington car park. There is no evidence of risk assessments having been carried out.
Initially, places were marked on the first-floor level but the fencing then blocked that off and "permission" was given to park in the residents' level.
A major safety issue is that families with push-chairs and free-running toddlers have to use the vehicle ramp - which is already a safety risk because of two way traffic and limited visibility.
Trinity have said that Club World no longer have permission to park on-site (despite a recent promise by Paul Sulsh to provide ground-floor parking access),

internal cameras

Footage from all the internal cameras is to be examined to see if coverage is both optimised and adequate. Apparently, the entrance camera couldn't be used to identify the miscreant who broke the entrance door window. It is thought that the relevant camera could be re-directed to improve coverage.

Lights left on in the ground-floor side access road

At present, the lights are being left on in the side access road as a dis-incentive for vandalism and squatters. However, it would seem to be a commercial issue rather than residential.
The residents' association has proposed to ask for them to be switched off or a credit made to the service charge account.
The lights along the road by the bin store and electrical sub-station are also left on but at present it is argued that this benefits the residential block.

Items left in corridors, stairwells and bin-chute rooms

People are leaving items in bin-chute rooms, presumably hoping they will be disposed of at everybody else's expense.
Bikes, prams and buggies are being left in common areas for storage. It is argued that it clutters up fire escape routes.

corridor walls marked by residents - clean/paint

The corridor walls were all repainted. A few unsociable residents are repeatedly marking the walls - mostly with bicycle tyre marks.
The cleaner has touched up with paint a few times but marks reappear.
It appears to be as easy to clean the marks off as to paint over them - Now that would be a cleaner responsibility.

Tuesday, 14 February 2017

North Door

It has been proposed to fit a screech alarm but one resident has objected.
14 Feb 2017 Paul Joy recommended that the door, frame and closer are maintained so the door shuts properly without intervention. Then, Freshwater would speak to their tenant and fitting a screech alarm could be progressed.

Friday, 3 February 2017

Door kick and finger plates

A number of brass plates were recovered from the scrap merchant after being stolen. They remain in the cleaner's office.
There seems to be no reason why they can't be put back in place. There aren't enough to do all the corridor doors. It has been proposed to use green perspex plates. Perhaps individual corridors could be done in consistent style.
14 Feb 2017 - Paul Sulsh agreed that there's no reason why the plates available (stored in Paul Joy's office) can't be put back.

Gable end concrete repairs

Martech carried out a survey.
Orian Consultancy would charge £694 plus VAT day rate as consultant supervisor - weekly for 10-12 weeks.
No price for actually doing the work, yet
Are the windows to be replaced and the concrete patched/skimmed?
Are panels with windows to be fitted?
Is the spalling and rust damage going to be treated at the same time?

The association has a copy on disk of the Martech report which members can see.
It doesn't specify precisely what the remedial work should be - leaving options. It also proposes that a contract shouldn't be chosen on 'lowest cost' but on achieving desired result.

Floor repairs

The following has been ordered:
30msq green flooring
500 x 12 inch sq white tiles - enough for immediate replacements plus short-term additional
15ltre floor adhesive
At £832.50 plus delivery and sundry tools fromScrewfix
14 Feb 2017 Paul Sulsh agreed to completion by end March 2017 but Carolyn Nixon and Freshwater agreed that tile replacement wasn't a long-term solution and continuous flooring (eg resin) should be considered. The residents association would advise and consult with members. Carolyn Nixon advises that Paul Joy had not been asked to source the tiles.

Residents' car park lights on continuously

Since the 1080p cameras were installed in the car park, two lights have been on almost continuously. It appears to be a timer issue - surely easily resolved.
14 Feb 2017 Paul Sulsh noted the two car-park floodlights virtually on continuously and confirmed they should be only on when dark
15/03/2017 at 17:00 - none of the residents' car park lights is on (except for one uselessly dim).
Paul Sulsh and Paul Joy were fiddling with the wiring 28/3/2017 and found a live wire loose and shorting - presumably someone with electrical qualifications will be called in.

Lift floors

Having stopped Trinity from spending thousands to replace the floor coverings in the lifts, we now need to have the floors properly and thoroughly cleaned on a regular basis. It's sometimes better than it was but the edges particularly need more attention. Apparently United lifts services (who would have been paid to replace the flooring) said that chemicals shouldn't be used as they'd damage the surface - surely a cleaner knows better than a lift company how to clean properly and to use the right methods.
14 Feb 2017 Trinity/Ottimo claimed that cleaning the floor would risk damage to the cables supposedly beneath the floor.

One of the photos taken 20th Feb 2017 to record the state of the floor.

Safety notices

Each year we are charged for a safety that requires approved notices to be displayed (eg on the electrical riser doors). Each year the requirement is ignored. What effort is there is sticking a few of the right signs up so the safety inspectors can then find some real problems.
14 Feb 2017 Paul Sulsh agreed to provide correct signage as per the safety inspection report

Fire Notices

These need reprinting to delete reference to the signposted safe refuge areas and to remove from floors 1-18 the reference to setting off the alarm on the ground floor (which would take you away from the nearest safe exit into the car park).
14 Feb 2017 - Paul Sulsh noted the points above and couldn't come up with any reason for not updating the notices accordingly

Car Park cameras

Three 1080p cameras have been installed on the lighting pole to complement the two 720p cameras at the Western end.
Footage from all the cameras is available for inspection.
The 720p cameras cannot resolve number plates in daylight. If re-aligned and zoomed in, they might enable identification of people - possibly even at night.
The 1080p cameras can resolve number plates in daylight and could do with some re-alignment and zooming in.
None of the cameras are suitable for night time IR-illuminated number plates. ANPR cameras would be needed if that were wanted.
14 Feb 2017 Paul Sulsh suggested that the 720p cameras should be upgraded. Provision of an ANPR camera should be considered. The residents' association would consult members.

Service Charge Accounts 2016

Invoices have been sent in respect of interim payments.
No certified accounts have been issued as at 2nd February 2017.
The residents' association has recently been sent scans of the invoices for 2016 expenditure.

Service Charge Accounts 2015

Invoices have been sent in respect of interim payments.
No certified accounts have been issued as at 2nd February 2017.

Service Charge Accounts 2014

The budget figures were subject to a First-Tier Tribunal in October 2015 who ruled that the budget figures were payable but stated that actual expenditure can be challenged when the accounts are available and hinted that late production of accounts might result in reduction of the management fee in any further tribunal as for 2010-12

Service Charge Accounts 2013

The budget figures were subject to a First-Tier Tribunal in October 2015 who ruled that the budget figures were payable but stated that actual expenditure can be challenged when the accounts are available and hinted that late production of accounts might result in reduction of the management fee in any further tribunal as for 2010-12

Service Charge Accounts 2012

These were subject to a First-Tier Tribunal in October 2015 who ruled that instead of the £174,686 in the certified accounts, only £168,300 was payable - a 3.6% deduction of £6,386 should be made.
Apply your lease % to your amounts and take into account any previous payment.

Service Charge Accounts 2011

These were subject to a First-Tier Tribunal in October 2015 who ruled that instead of the £147,355 in the certified accounts, only £135,529 was payable - a 8% deduction of £11,826 should be made.
Apply your lease % to your amounts and take into account any previous payment.

Service Charge Accounts 2010

These were subject to a First-Tier Tribunal in October 2015 who ruled that instead of the £233,221 in the certified accounts, only £188,157 was payable - a 19.3% deduction of £45,064 should be made.
Apply your lease % to your amounts and take into account any previous payment.

Service Charge Accounts 2009

These were subject to a First-Tier Tribunal in October 2015 who ruled that instead of the £176,097 in the certified accounts, only £145,504 was payable - a 17.3% deduction of £30,593 should be made.
Apply your lease % to your amounts and take into account any previous payment.

AHRA data and membership records

Please provide details of residents and leaseholders to Jon Carter, 5G
Membership is £10 for full voting leaseholder membership and free for non-voting resident membership

Operation of new door-entry system

Submit one or two phone numbers to Paul (cleaner).
Make sure your fob has been programmed for the new system (as well as the old).

Callers press the floor followed by 1-8 (representing A-H) and then "Call". The system dials the first telephone number. If you answer, you can speak to the caller and press a button on the phone to let them in. If the number is busy or not answered, the second number (if there is one) will be dialled.
14 Feb 2017 Paul Sulsh didn't bring the user notices as promised.