Newsletters — Taymount Grange

Introduction

For those of you who aren’t aware, the Residents Committee acts as a link between everyone who lives in Taymount Grange and Freshwater, the building's freeholder. Its role is to share information with you, as well as to represent your views and work with them so that the building remains a fantastic place to live. There are currently six of us on the committee, though we are looking for new members (more on that later...)

In light of the recent problematic refurbishment of the lift, we feel it is necessary to take a more active role in future works – this is the focus of our work at the moment.

Major Internal Works

As you are probably aware, Freshwater are currently planning ‘major internal redecoration works’ for next spring – they do this every seven years, and some of you might recall the extent of the improvements made last time! The tenure document that was sent out in the summer detailed the proposed works and their associated costs. Our immediate concerns then were that the majority of the items either seemed to be costed significantly above the market rate, were lacking in detail or involved the removal of the building’s original period features.

We met with Freshwater in August to discuss our concerns. We asked them whether they required our approval to carry out the works and were told that, as the landlords, they are obliged to redecorate every seven years. We consulted a local solicitor regarding our rights, who confirmed that Freshwater have met all their legal obligations and that, as leaseholders, we do not possess the authority to challenge the surveyed prices. However, we can, should we choose to, employ our own surveyor to verify if the works are necessary and accurately surveyed – though this would, of course, be at our own expense. We all want to keep the building maintained to a high standard, but we also want to ensure that work is carried out transparently and costed appropriately. If you know a surveyor who might be interested in helping us (or if you are one yourself), please do let us know!

Because of how Freshwater carry out such projects, they like to request payment in advance, and you should expect to receive a bill shortly. The cost may seem astronomical, but we’ve been having extensive discussions with them about the details of the work and whether they can justify the associated costs, as we’ve also sought confirmation from them that they will pay the appropriate share for the flats that they own. To summarise, the most significant aspects of the proposed works are:

1. The replacement of the front doors of all flats

This is driven by insurance policies that have introduced new stipulations for certifiable ‘Fire Rated’ equipment, which requires the replacement of the original door, door frame, letterbox, doorbell, handle and numbers with ‘Fire Rated’ ones. While replacement will bring the required safety benefits, we are concerned about losing the original period features of the building. However, as the building is not listed or within a conservation area, it is not eligible for a ‘special project risk assessment’, which might permit the retention of original features such as letterboxes, handles, bell press and numbers. The options for certified door sets appear limited – Freshwater have provided examples of their suggested models (we will arrange for anyone interested to look so we can discuss). We feel it is essential to consider how the product will wear, and the suggested veneered option, once worn or damaged, could not be repaired. However, a painted door option (closer to what we currently have) would mean that they would match the current stairwell doors and that future repairs and touch-ups could be carried out at a fraction of the cost.

2. The replacement of carpets.

The stairwell carpets are over 12 years old and replacement is much needed – they are worn, faded and stained in places. Complete replacement will ensure a visual consistency, alongside the replacement of stair rods. The hallway carpets were to be replaced in only the worst-affected areas, but colour and pile-matching would not be possible. The complete replacement of all hallway carpets has been costed at approximately £34,000 – this is an option available to us, along with a professional deep clean (which would be included in the current tenure).

3. The repainting of all internal communal areas

4. The refurbishment of radiators in communal areas

The total cost of the project is currently £169,400, and the cost per leaseholder is likely to be between £1,700 and £3,400 (dependant on your percentage share, which is set out in your lease). We have heard from Freshwater that bills will be sent out in the week commencing 10th December (i.e. this week), with payment due before the end of January.

Freshwater has stated that the works will only commence once funds are in place. We asked whether they might consider billing us in instalments (such as half up-front and half on completion), but this suggestion was rejected and they are not legally obliged to do so under the terms of our lease. However, if you are worried about being able to pay it all at once, do ask for a monthly payment plan and they will most likely agree. Freshwater are very keen to proceed as quickly as possible as the tenure agreement between them and the company to which they have given the contract is soon to lapse – if it does and they no longer honour their prices, the whole job would have to be re-tenured.

We have been reassured that besides this, the only work currently planned will be external decorations in 2022 or 2023 (again, a project that occurs every seven years). We hope that both projects will maintain the high quality of our accommodation (though are resistant to any work that will undermine any of the building’s period features).

Development and Conservation Area

We’ve also been working to protect the grounds surrounding Taymount Grange from any unwanted future developments. As you may be aware, Freshwater applied in 2016–17 for a planning application to develop a new block on the allotment and garage area (the project didn’t proceed – we are unsure as to whether this was rejected). Planning laws have been significantly relaxed due to the housing crisis, which means that another application is a real possibility.

We’re keen to commission a report detailing what’s special about Taymount Grange, which would be useful for applying for an extension of the local conservation area to include the building and possibly even applying for listed building status. Such a report of course has a cost, but it feels like a worthwhile investment that would preserve or increase the value of Taymount Grange. We’ve found someone to compile a report – the cost is £3,120, which divided between all 68 properties would be as little as £45. If you are interested in contributing please let us know, so we can split the fee by the appropriate number of people

Call for New Members

We’re trying to build a stronger community and make Taymount Grange a better place to live, but doing this requires active members. As there’s quite a lot going on, we’re looking for new members who could invest a small amount of time back into the community – we’d love to hear from people who’d be keen to get involved, especially if you have any relevant professional skills or experience that might be useful.

Any Suggestions and House Meeting

Finally, we’re also keen to hear about anything that you think would improve the lives of residents at Taymount Grange. We’re considering asking Freshwater about things like faster Internet access and installing coin-operated tumble driers in the basement, but are very open to other ideas! In order to discuss all the material contained here, and to obtain feedback from everyone about the various options for doors and carpets, we propose holding a meeting on Monday 17th December at 7pm – more details to follow.