As you can see from our most recent video, we have returned to these flats in Beverley to oversee the final stage of works to replace the roofs, that follow on from the works to replace the windows and doors to common areas during the summer. This has been a challenging time for all residents, who in 2020 discovered much to their dismay that the service charge fund did not have enough money to cover the cost of urgent repairs.
Unfortunately, this is a common problem for residents of apartment complexes. Delaney Marling Partnership has supported and advised a number of residents across a variety of apartment blocks in the East Riding and beyond.
At these flats, near Beverley Minster, we initially undertook an asset management survey and provided a 5-10 year plan of works, required to the buildings that are in block 4 on site. After enquiring with us about a number of issues we had raised within the asset plan, particularly relating to the condition of the property, the large flat roofs to blocks 3 and 4 became our immediate focus. The flat roof areas, built in the 1960s had started letting in water – and were beyond economic repair, and as such, in need of replacement.
Following our survey, it became apparent that funds collected via the service charge were insufficient and would not cover the cost of repairs. As a result, to be able to undertake such large works, each resident had to contribute further significant funds to top up the service charge pot.
Some of the residents have lived in their apartments for decades, whereas others are more recent – this news came as quite a shock to all.
Service Charge
The service charge generally covers the cost of maintenance, general repairs, insurance of the building and communal areas (often including roofs, foundations, windows, gardens, asbestos, fire risk assessments, communal pipes, drains etc) and also higher ticket items such as a management company for the block.
From a Chartered Building Surveyor’s point of view, this project has involved the full service – asset management survey, specifying and tendering windows doors and roof and then managing the works process.
Thinking of buying a flat?
When buying a flat it is very important to pay particular attention to the service charge, but also to the lease – is it freehold or lease hold and how long is left on the lease?
We know that affordability is big issue in the UK housing market for most buyers, in particular first-time buyers. If a flat is all you can afford, it’s still can be a fantastic investment and will get you onto the property ladder, especially wiser than paying rent for many years. Therefore, you can discover if a flat has any issues potentially by arranging a detailed survey before you go as far as exchanging contracts.