Advice needed about my factor

wee_steve

Hi, I originally posted this question in another board but was advised this might be a more appropriate place for it.

I'm looking for some opinion and advice on some work my factor is trying to impose on me.

I live on the 2nd floor in a 15-20 year old block of around 70 flats, it's a single 3 storey building is divided into around 5 separate 'blocks' (or closes if you're Scottish!) and it's located in Scotland.

The factor has sent a letter to all flats advising that a specific flat is suffering dampness. They got a plumbing company in who advised the cause was flooding of the ground outside, in turn caused by inadequate drainage.The company proposed a solution which was to install additional drainage in the ground with a total cost of around £4k.

The affected area is around 30m from my own block and the proposal for the new drainage does not come anywhere near my block, or indeed another which is even further away. The factor is insisting this is a common cost and every one of the 70 flats must pay their share but only the owners of a single block will see any benefit from the work. Additionally the factor has told me the common buildings insurance does not cover the cost of the work.

So, I believe that only the owners of the blocks directly affected should be covering this cost. What do you think?

Norman_Castle

Is this £4000 divided by 70. £57 ?.

The factor is insisting this is a common cost and every one of the 70 flats must pay their share

It's likely you agreed to share common costs such as these when you bought the property.

BigAunty

See the Shelter Scotland website which has good advice about factors fees and owners rights. There is also a Scottish professional factors association - see if your factor is a member and if their website offers advice.

I'm aware that in Scotland, owners are obliged to pay for the upkeep of communal areas to try and prevent the slums of the past.

If you live near Govanhill, you'll wish that owners were more amenable to honouring their obligations - millions now have to be spent from the public purse because basic repairs and cleaning were not undertaken by many properties in many streets for many years, creating unsanitary conditions and leading to collapse of the tenements (one of my friends was evacuated from one).

Hopefully the Shelter advice will give you some pointers on your rights and obligations.

wee_steve

Norman_Castle wrote: »

Is this £4000 divided by 70. £57 ?.

It's likely you agreed to share common costs such as these when you bought the property.

It's slightly more but it's really about the principle rather than the cost!

DRP

wee_steve wrote: »

It's slightly more but it's really about the principle rather than the cost!

but when it is your block that needs some substantial work done on it, you 'll probably be grateful that the cost is split between 70!

fivetide

Worth getting an alternative quote?

The trouble I had with factors was they basically asked the same two firms each time to quote for work and claimed this was a comptetitive process, despite both firms being named as suppliers on their website (brown envelope much?)

You might find that the issue is simply with the flat owners not ventilating the flat properly or doing lots of washing etc and drying clothes indoors. It might even be that they are just not closing the bathroom door when having baths etc. All of which will add up to damp.

We had a similar issue in a second floor flat with a group renting. Havign lived in the flat for 5 years with no damp it was clearly the way they lived that caused issues. When they moved out - surprise surprise the damp problem sorted its self out too.

5t.

wee_steve

DRP wrote: »

but when it is your block that needs some substantial work done on it, you 'll probably be grateful that the cost is split between 70!

I would argue though that the work being proposed isn't essential. It's an enhancement which may benefit one or two specific properties in future if there is extreme rainfall in a very short period.

Just as a hypothetical (and slightly different) situation, if the roof of any single block needed work would you expect just the affected block to pay, as they are the only ones affected, or would you expect the entire set of 5 blocks to split the cost?

I think it should only be the block directly affected.