Freeholder built penthouse in 2012. Leaseholders now served S20 to fix issues with the roof

eddddy

The schedule of works seems to mention the "Penthouse Roof" - which suggests it's work relating to the new penthouse, and not the original building:





So argument 3 would be

• 3) Some of the repair work appears to relate to the newer constructed penthouse. My lease does not require me to contribute to the cost of repairs of parts of the building that did not exist when the lease was first granted.

user1977

I presume that at least the "upper roof" is part of the new construction, with the "two lower level roofs" being at the original roof level. I don't know where the "green roof" comes into it - is that already there, and if so is it part of the original roof or on top of the penthouse?

moneydispute

eddddy said:

The schedule of works seems to mention the "Penthouse Roof" - which suggests it's work relating to the new penthouse, and not the original building:





So argument 3 would be

• 3) Some of the repair work appears to relate to the newer constructed penthouse. My lease does not require me to contribute to the cost of repairs of parts of the building that did not exist when the lease was first granted.

Thanks. I actually bought the property after the penthouse was built. Would that affect my position at all? Or it's all relative to when the lease was granted?

moneydispute

user1977 said:

I presume that at least the "upper roof" is part of the new construction, with the "two lower level roofs" being at the original roof level. I don't know where the "green roof" comes into it - is that already there, and if so is it part of the original roof or on top of the penthouse?

I believe that's correct. And I believe the green roof is part of the original roof (i.e. it surrounds the penthouse)

ThisIsWeird

I have to emphasise, I just don't know enough about these sorts of things. (Item 9.3 seems to suggest the penthouse roof is included?)

Anyhoo, looking at the plans and elevations, it appears to me that the new Penthouse is covering a sizeable portion of the existing roof, so in theory these areas are no longer 'roofs' but floors. Where are the leaks coming through - via the Penthouse, or the surrounding original roof? 

A separate issue is whether the new extension's roof now becomes the responsibility of the whole block?

I guess, annoyingly, it will.

No idea what to suggest - other than trying to obtain your own quotes, and only for the areas that are actually leaking and need redoing.

(Images removed by Forum Team)

user1977

moneydispute said:

eddddy said:

The schedule of works seems to mention the "Penthouse Roof" - which suggests it's work relating to the new penthouse, and not the original building:





So argument 3 would be

• 3) Some of the repair work appears to relate to the newer constructed penthouse. My lease does not require me to contribute to the cost of repairs of parts of the building that did not exist when the lease was first granted.

Thanks. I actually bought the property after the penthouse was built. Would that affect my position at all? Or it's all relative to when the lease was granted?

Presumably you got advice about your liabilities under the lease when you bought? Had the lease been varied to take account of the penthouse development?

Grumpy_chap

Is the green roof original, or part of the penthouse work (so the penthouse has a garden)?
Is the use of the green roof garden shared with access for all residents of the block?
Retrospective green roof can be difficult to do and avoid creating problems.  It can be quite a significant loading 

dannim12345

Seems a very high quote! Can you ask for the 3 quotes to be provided?  Bauder are a manufacturer so you could work out the m2 of the areas and phone them and e.g say you are looking at replacing a roof on the building you manage and could they give you a rough cost per m2 for product X and Y so give you an idea of budget. 

eddddy

dannim12345 said:

Seems a very high quote! Can you ask for the 3 quotes to be provided?  Bauder are a manufacturer so you could work out the m2 of the areas and phone them and e.g say you are looking at replacing a roof on the building you manage and could they give you a rough cost per m2 for product X and Y so give you an idea of budget. 

The OP is at the second stage of a section 20 consultation. So usually, at least 2 quotes would have been provided.

If the OP wanted to nominate another contractor to give a quote, they should have done so at the first stage.


But if the OP can get any evidence that shows that the quotes the management company have obtained are not reasonable, it's probably still worth passing that evidence to the management company.

ThisIsWeird

Blimey, up to £100k is for scaffolding, for a flat roof. 
Really no other access method? How much would suspended scaffolding cost in comparison?