Excessive bill from Lambeth Council freeholder

492800

I hope someone could shed some light on this for me. I just bought an ex-local authority flat in Lambeth.
There are 12 flats, and 3 are privately owned.

The freeholder (Lambeth Council) have decided to replace the 2 communal water tanks that are in our block, (in fact in the attic above my flat). They do need changing as they are manky and at the end of their life.

I just got a proposal through this week saying that they are estimating it to cost up to £45,000 to change (plus management fees). My share would be approx £3750.

I don’t disagree to them doing the work, but when I see the itemised bill, they are wanting to have full lighting in the loft costing £9,000. Which is totally unnecessary.
And even wanting to put a handrail to “assist safe entry to the area “ costing £650.. for a handrail!!!?!?!

Now, I have a month to air my grievances, but is there in reality much I can do as I read up about council freeholders and find it shocking the way leaseholders are billed and treated and that there really is not much to so.

Any input is really appreciated .. Thanks.:(

poppysarah

Are you an expert in water tanks?
Have they got several experts in to look at the situation and offer them different solutions?

There are regulations to ensure safety for people working in loft spaces - if you put a boiler in your loft now I think you need a handrail and lights.

paddedjohn

£9000 is taking the pee, you can rewire a house for less than a fifth of that.

492800

Sadly, I am definitely not an expert in this. And I have to accept most of the costings to be as they are because I don't know otherwise, but like I said and as padded john said, wiring the electrics is extortionate.

And I am happy for their to be some type of saftey rail, but one that costs that much.. it just makes one wonder what else is being overly inflated.

They cleaned the tank recently (and added a lid) and this is the water that came from it:
and i saw photos of the inside, so its pretty manky.

I just hope someone could give me some info of how to best approach this? or if it is futile and to just wait for the potential bill.

richardw

You haven't got a bill, it's an estimate of the likely costs of the works.

The management fees need to be in accordance with the details set down in your lease, so check that first.

With reference to the lighting, ask for details regarding the scope of the lighting that exceeds essential requirements such as health and safety needs and building regulations, say you are only prepared to pay for works that are essential requirements and not for over specified works.

Ask similar questions regarding the other parts of the works. It's easy for their people to over specify.

More on their procedures http://www.lambeth.gov.uk/Services/Business/TendersContracts/

Buzby

Sadly, you can make representations but you are in o position of strength being in the minority.

The requirement for a handrail and lighting is now mandatory under H&S rules, and all owners could be liable for a much greater bill should a successful claim be made following an accident.

I would have expected the price paid for the property reflected the fact it was council and not freehold, meaning the price has to be balanced against possible work like this, which would not be required in a non-multiple occupancy environment.

All you can do is raise your hand and complain about the cost, it might achieve a slightly better outcome.

propertyman

even in a minority of one you can still assert that the costs are fair and reasonable.

As bears defecate in woods, councils overcharge.:)

If say the tanks are at different ends they need lights ( which need to have emergency power as it is a work area) run from the access to them and around them, and they need to run the supply from the panel or even put in a sub panel, £9K looks reasonable.

Asked to see a copy of the priced tender to understand whether it is as said or a 60 equivalent watt vegetarian light bulb abnd pull string ( it wont be).

As to tanks these need to be constructed usually in prefab sections and the supports need to be checked and the old removed, with an interim supply.

I would ask if they have looked at a pressure kit and pump and not tanks, or putting tanks on the ground floor and a pump for the supply, it is often cheaper and a solution I have used more than once.

the scaffold cost and salvage costs alone are often as much or more than providing space.

You will often find the surveyor willing to explain if you have the priced tender available.

Ivana_Tinkle

Lambeth are notorious for this. You need to query everything and get your local councillors onside. Sometimes the costs do magically come down a bit once the councillors get involved.

492800

I have tried all I can but it seems that it falls on deaf ears! Ive been to meetings, spoken to councillors and other tenannts, and its gotten no where!

I have also found out that with these kind of contracts, if the contractors come in under budget, they then pocket 50% of the difference. Might as well start quoting £9,000 to do a £1,000 lighting job.. and then pocket an extra £4,000 for doing it cheaper! Its scandelous!

the perils of dealing with councils and leashold!

tberry6686

The thing you have to remember is that as soon as it is announced that the work is through the council the bids will be doubled or even trebled due to the extra mucking about for the contractors that the council will insist on, the extra time that the work will take due to the extra mucking around that the council want and expect and a much inflated profit margin as no public body in this country has a clue what anything should cost and so the contractors will often just rip the council off for as much as they can.

BitterAndTwisted

Added to which, each leaseholder will be charged an additional percentage to claw back the expense so the Council won't have to cover as much for their tenants' shares.

This sort of expense is the risk when buying ex-Council flats. The blocks where there are lifts which need to be replaced could end up costing leaseholders the value of a small house elsewhere in the country.