When the freeholder of a Grade II listed property converted into self-contained apartments in Bristol neglected the essential leasehold services, the leasehold owners decided to take over the management responsibilities, known as Right to Manage, and tackle the extensive issues caused by damp.
The leasehold owners formed a management company, and following a recommendation by another Andrews client, elected Andrews Leasehold Management in 2010 to provide a complete management service to the property.
From the start, Andrews assigned a personal property manager to the development, ensuring consistent service, communication and accountability. Following the previous failings of the freeholder, this was key to the success of the relationship with the client and effective management of the building.
The building suffered from pre-existing damp issues, and so the priority was to make the building water tight, rectify the damp and to decorate the external areas. The management company appointed a project surveyor directly, who wrote the specification and conducted the tender process.
The work was estimated at £120k. The issue lay in the projected costs significantly exceeding the existing sink fund. This meant each leaseholder was required to contribute to the fund, with levies ranging between £5k to just over £10k per leaseholder. Every leaseholder needed to make this payment ahead of the work commencing, jeopardising the project’s success.
To collect funds on time, it was essential to get all leaseholders on board and in harmonious agreement about the works, which can be tricky when large sums of money are involved.
Andrews Leasehold Management is experienced in this process, and so undertook this role on behalf of the client. The property manager set a clear communication plan utilising regular residents meetings, letters and emails. Through this method, all funds were collected without any dispute from leaseholders and the project started on time.
Shortly after the start of the works, there was conflict between the client and their directly appointed project surveyor due to lack of progress on the site.
With the project slipping and the contractor failing to return to site, at one point it looked like a legal battle was about to ensue. Andrews Leasehold Management intervened to provide dispute resolution and take control of the work from the project surveyor. It negotiated a suitable conclusion to the works, such that they were completed to the client’s satisfaction and still within the budget.
When the works were concluded in the autumn of 2014, the client stated “Thanks to Ben and James at Andrews for their hard work and patience”.
About Andrews Leasehold Management
Andrews Leasehold Management offers a complete management service for leasehold properties. The type of developments we manage include residential units, social housing and commercial management, including office and retail space and car parking schemes with many of our developments having a combination of these uses in one scheme.
How to find out more
For more information regarding the services we can provide, please contact our office to arrange a meeting with one of our property managers.