Unfortunately, it was identified that the incorrect insulation had been fitted to the building. As these did not meet the specifications required, they needed to be removed and replaced with the correct panels. This unfortunately added additional time to the overall programme as we waited for replacement panels and the subsequent fitting of the new panels.

All materials have now been delivered and work is progressing. We anticipate that there will be a further six weeks of work to fix the panels, complete works to the lower level roofs and remove the site accommodation and we are monitoring progress by the contractor against their revised delivery programme.

We understand that these delays have caused huge inconvenience and upset to our customers. We have worked hard to ensure that contractors returned to site as quickly as possible and that an updated programme was provided to give the best and most accurate information. Thank you for patience whilst we worked to resolve these issues.

Panel installation has commenced and work to the garage roofs will be next. All work should be complete by 11 October 2019. The site should then be cleared by 3 November 2019.

We have authorised our contractor to work on site on Saturdays between 8am and 4pm to ensure the amended programme is achieved on time.

We are currently investigating a number of solutions to the problem of window cleaning. Because of the new waterproof coating the flat roofs cannot be used for access, we therefore need to look at other ways to clean the windows. We are seeking further information and will provide an update as soon as possible

A wash down of the windows will be completed by the contractor before they leave the site.

We have requested that the site manager ensures that the area is kept clean and tidy. We are continuing to visit the site and will also identify any areas of concern. If you have specific examples or concerns please report these to your housing officer, Colette Robson.

Under the contract the site will have a one off clean once all equipment and staging is removed.

It has been a regrettable aspect of the works that the laundry drying area has been unavailable to residents but unfortunately due to space limitations this was the only area that was practical for site office and storage. All options were considered at the outset of the project including re-siting the washing lines but space did not allow for this option.

Parking has unfortunately been affected but in general the feedback we have received from residents is that spaces are available when required. Parking on the adjacent street is normally restricted to two hours but the Local Authority are continuing to allow residents to park unrestricted for the duration of the works.

The clerk of works, Bob East, attends the site daily and we are working hard to ensure that our contractors fulfil their obligations to the required specification.

We will be offering residents a discretionary payment of £25 on completion of the works in light of the inconvenience caused by the scaffolding in regard to the additional lighting both individual and communal required during the works.

We aim to ensure delivery of good, safe, and reliable services to our customers, however, we do accept that sometimes we may fall short of what we would expect. In such circumstances compensation may be considered where there has been a service failure in line with our complaints policy.

Should you consider that your queries have not be satisfactorily resolved or that you remain dissatisfied with the service received then please let us know.

Why is there a need to carry out these works?

Following the results of a recent independent survey we have identified the need to carry out work to the blocks at Wimbledon Hall to maintain the buildings into the future.

Work done now will mean less impact and lower costs to leaseholders in the future.

Following a Section 20 Consultation with homeowners we have appointed Mitie as sole contractor for this project. Mitie will undertake the essential remedial work required at Wimbledon Hall, starting in the Winter 2018.

At times all homeowners and leaseholders may face large bills to ensure the maintenance and long-term viability of their properties. We do understand that this is huge amount of money for a family of any means and we will work with residents who are in financial hardship to resolve any issues. 

Why haven’t you done something sooner?

We began looking at the scope of work required in early 2017. The initial tender investigation process lasted for three months and involved looking at the following elements:

• Present stock condition
• Site surveys and measurement
• Site impact for leaseholders and residents
• Contractors with the competency to undertake the project
• Possible refurbishment materials and costs
• Site meetings with suppliers and manufacturers Means of project delivery
• Correspondence with building control

The data collected from the feasibility study formed the information provided to residents on the scope of work required.

Couldn’t these costs be covered by Asters building insurance?

No, our buildings insurance covers accidents only.

How are the costs arrived at?

We have carried out extensive surveys and produce a specification to remedy the defects which had been identified.

We used this specification to invite tenders for the works and these tenders are a reflection of the current market costs to address the defects identified.

What is the 15% admin fee for?

The management fee covers the cost of our management of the programme of repairs. This is a large programme of works and requires a significant amount of resource and expertise from us to ensure the programme is successfully delivered on time, to the right standard and according to the agreed terms with the appointed contractor.

The 15% is in accordance with the industry standard.

What redress do I have if I dispute the works

We have made an application to the First Tier Tribunal (Property Chamber) which will enable leaseholders to raise any queries that they may have.

When will the works start?

Work will start in Winter 2018. We will begin with scaffolding being erected and the asbestos surveys being undertaken

How long will it take for works to be undertaken?

16 weeks

What works are included in the specification?

Asbestos R & D surveys

Replacement Roofing (to include Main Blocks, Lift Motor Room, Car Park and Communal Bin Stores)

Roofline including Fascias, Soffits and Rain Water Goods

Cavity Insulation

Re-Pointing and Brickwork Repairs

Removal of Redundant Gas Heater Flues where requested

Replacement of Insulated Wall/Façade Panels

External Decorations (including wash down/painting of external walls and communal areas)

What System are you proposing for the cavity wall insulation?

Versatile and effective, our EPS (Expanded Polystyrene) wall insulation system can be used in a wide range of circumstances, including:

• New-build properties
• Domestic refurbishments and retro-fits
• Commercial properties
• Flotation tanks
• Floor voids
• Roof spaces

Will this project affect the communal parking?

Yes, there will be a need to erect support for the scaffolding to the rear section of both car parks. This will mean that approximately 15 spaces from each car park will be temporarily affected.

We have arranged with Bournemouth Council for additional parking to be available on a nearby road. Please contact your housing officer for details and to supply your car registration number

How much will I be charged for the works?

Current estimated costs per property are on average £10,233.08

Will the sinking fund we pay into cover the costs on the works?

Money received via service charges pays for delivery of day to day services such as grounds maintenance. 

Wimbledon Hall does have a sinking fund and the money in this fund will be used to cover some of the costs of the works.

The current balance as of 31.3.18 was £1471.39

What happens if I can’t pay?

The work due to be carried out is necessary to maintain the buildings for the long term. All leaseholders have a legal obligation to pay proportional costs and this forms part of their lease.

Once you receive an invoice for the work we’re planning on Wimbledon Hall please contact us so that we can work out the best payment option for you.

How will we be charged?

Invoices will be issued in the reconciliations for the year18/19. Leaseholders can expect to receive their invoices for the work in autumn 2019

What is the First Tier Tribunal (Property Chamber)?

The First Tier Tribunal (Property Chamber) is the part of the UK legal system that handles all applications, appeals and references relating to disputes over property and land in the UK.

You can apply to the First-Tier Tribunal (Property Chamber - Residential Property) if you’re a landlord, tenant, freeholder, leaseholder, park home occupier or site owner.

Each Tribunal usually consists of three members: a lawyer, who is often the chairman, a valuer and a lay person. The Tribunal is entirely independent and impartial in its approach.

Why have you submitted an application to the court for a First Tier Tribunal?

The purpose of the legal application is to ensure complete transparency by having an independent and expert panel examine what we are doing and the charges we are proposing.

The outcome of the First Tier Tribunal will determine if the planned works are firstly necessary and reasonable and secondly if the estimated costs are reasonable and comparable to the work required. This gives homeowners an additional opportunity to raise any queries they may have.

The application to the Tribunal provides a single forum for homeowners to challenge and raise any issues and is the most efficient and transparent way for us to proceed.

Will I be charged for these legal costs?

No. There will be no cost to you. We will cover the legal fees associated with our application to the First Tier Tribunal.

Will I be able to attend the hearing?

Yes. You’ll be able to attend if you wish, however only homeowners who have made statements will be able to speak during the hearing.

When will the hearing take place?

There have been two case management telephone meetings and the FTT have decided that a Court hearing is required. 

The hearing will take place on 19 and 20 February 2019 in Poole. Only those who have made statements will be able to give evidence but any one can attend.

The main issues under consideration will be the replacement of the façade panels and cavity wall insulation. 

When will we know the FTT decision?

We expect the FTT to give their decision or determination about 6-8 weeks after the hearing

What if the FTT decide that leaseholders do not have to pay for works?

We have taken the decision to complete all the works in the specification because we feel this is the best way to manage the building and reduce costs in the long run.  This means we do not have to delay the works while we await the FTT outcome. If the FTT determine that not all the costs can be recovered from  leaseholders then we will abide by this decision.