Change Property Management Company?

missile

We own a top floor flat in a six storey block. We have a leak in the roof, when it rains we need a bucket in our kitchen to catch the drips.

We reported this to out property management company in November and they appointed a contractor to carry out repairs. Work was delayed to bad weather. Fair enough, we appreciate it is not easy to work on a roof when there is ice and snow.

I have lost confidence in this contractor and asked our PMC to appoint another, but they seem reluctant to do this. All I get is broken promises and excuses. I am loosing patience with the PMC. What would you do?

How do you go about appointing a new PMC? I would be interested in comments from anyone who has done this? :A

evoke

I'm willing to bet that the 'approved contractor' that your management company use is actually a sister company! So, no surprises that they're reluctant to change the contractor. The contractor probably has a contract with the management company to supply various goods and services for a certain period of time. Appointing a new contractor will mean carrying out credit checks and setting up new contracts.

You and some of your fellow residents should become Directors of your residents association and then get quotes from at least three new contractors to replace what the existing contractor does and then tell the management company to serve notice on the current contractor and to establish a contract with your preferred contractor.

missile

There are 135+ owners and many are BTL. It would be a real chore to canvass them to gain a majority in favour of a change.
I did think that we could DIY, but think that may end in tears. I wonder if anyone has done that?

I am already a member of our residents association, but we have no power other than to make suggestions to the PMC for action. In theory they are accountable to us. In practice they can do what they want when they want.

G_M

I'm no expert but it seems either you get the 135 leaseholders (or a majority) to agree to change the Mgmt Co, or you put up with them and ensure as best you can that they do their job.

The best help seems to come from the Leasehold Advisory Service.

evoke

I don't think the OP is actually talking about the management company employed by the residents association. He/she is talking about a contractor employed by the management company.

OP: can you clarify this point please?

As I see it, the issue is the contractor hasn't completed the work satisfactorily but would probably have charged the management company so all leaseholders will end up paying.

The residents need to inform the management company that the work has not been carried out and to ensure that the cost of the work doesn't appear on next year's service charges until the work is completed satisfactorily.

The residents' contract is with the management company so it is the management company who need to ensure the work is done properly. They should not pay the contractor until it is.

missile

Please be advised: The contractor was appointed by the management company. The management company were slow to respond and took a month to appoint a contractor. He has not even started the work. We have complained and asked management company to source a.n.other contractor, but they keep fobbing us off with a variety of excuses.

My concern is not the cost. My concern is the delay and having a bucket in my kitchen when it rains. The insurer has agreed to pay for the consequential damage caused to date.

evoke

Your contract is with the managemeny company. Their contract is with the contractor. You pay a service charge to the management company and this covers the maintenance of and the insurance on the block.

Ask to speak to the property manager and set a deadline beyond which you can contact the freeholder of the block to formally complain about the management company. The freeholder can give the management company a roasting.

Long-term, I would consider becoming a Director of the residents association. You can then see the accounts of the company (residents association) and you can (more easily) give notice to the management company and appoint a new one. You also get to approve service charges so you can question costs and reject certain things.

missile

I do understand the contractual situation.

FYI: The block is freehold. We employ the management company and we have complained.

Our residents assosciation comprises 6 members, we do not have a Director. I don't think being Director would confer any greater authority than we already have. We already have access to the accounts. As we understand it, a simple majority of all owners is required to appoint / vote out the management company. Contacting all the owners and reaching a consensus could prove difficult. In my experience, people like to complain but few are prepared to get involved.

missile

I am very pleased to report the contractor has been up and repaired my roof.

They told me they checked over the roof and everything else is in order appart from the lightning conductors are not connected.