In light of the delays to the Windows and Associated Works project outlined in the report presented to Housing Management and Almshouses Sub Committee on 13 January (see news item), GLERA committee members met with Judith Finlay (Executive Director of Community and Children’s Services), Peta Caine (Assistant Director Housing Community and Children’s Services) and Greg Wade (Head of Major Works Housing) on 3 February. We asked that a summary be provided in time for the GLERA residents’ meeting on 6 February.
4 FEBRUARY – email from Judith Finlay outlining points discussed at meeting:
Dear Sue, Jacqueline, Tim and Gaby,
Many thanks for a constructive meeting yesterday. To confirm that we discussed a range of issues. We agreed that we would summarise the agreed actions. I also confirm that I am happy for you to share the contents of this email with GLE residents.
- You flagged immediate health and safety concerns in relation to some windows in severe state of deterioration (with glazing in danger of falling out). We welcomed any information on specific flats and confirmed that Consultant Project Manager Nick Condon has an informal schedule of the worst-affected windows – this to be reviewed with temporary holding repairs to be instructed as needed.
- You flagged the implications of ongoing costs for residents arising from delays in window repairs. We undertook to review whether it is appropriate to consider a short term discretionary payment for the delay to the Crescent House programme. This would have to be based on a logic such as excessive heat loss and we agreed to consider this as an exceptional matter. Monitoring this issue is currently being explored with the Climate Action Strategy Team (to help inform the approach). This has to be considered in the context of blocks on other estates within the housing portfolio.
- You raised the potential for winter measures to be re-initiated. Previously Leaseholders were given the option to ‘opt in and pay. We agreed to review and progress this.
- Corporation agreed to prepare a fact sheet on what ‘HRB’ means in practical terms and upload to website / distribute to residents as hard copies.
- We discussed the potential for buy backs of leasehold properties. If implemented this will be a long-term strategy and will require Committee approval. Chamberlains will have to fully support the approach and funding may present an issue.
- The issue of Abatement was raised and flagged that Leaseholders should have the option of being paid the money now or for it to remain as a credit on their major works billing account with accrued interest. We agreed to review this approach.
- Leaseholders need clear and accurate information on the issue of abatement. City to consider issuing fact sheets to support the Homeownership Services in communicating complex messages on this subject.
- Betterment versus Repair question has not been formally answered, although Peta confirmed that it has been answered in part by legal counsel. The matter of how heating replacement should be treated (in cases where boiler flues currently penetrate glazing in Leaseholder properties) was discussed and agreed a priority for resolution.
- GLERA queried whether abortive costs relating to the withdrawn tender for Crescent House should be deducted from future major works bills. We confirmed that the previous tender activity had given some benefits, but agreed to investigate further.
- The occurrence of construction cost inflation should be considered in respect of the delayed programme, although this is not to be at the expected levels of immediately post-Covid and Brexit. This will be looked at, but construction cost inflation does represent a national issue.
- Update on the programme for Black Raven Court was requested. Current estimations are that the first residents would not be ready to move in until early 2026.
- Discussion around next steps in respect of the GLE Investment Programme:
- a) Presentation of programme for the wider estate RLG (provisional date 20 February subject to room availability)
- b) Draft correspondence relating to the HRB status of multiple blocks and the impact on programme (for Crescent House and the wider estate) already prepared and hopefully issued within the next 7-10 days
- c) Resident consultation evenings to be scheduled for mid-March: one for Crescent House (Phase 1) and one for the wider estate (Phase 2)
- d) Website ready to go live (prepared by Comm Comm)
- e) FAQs (Frequently Answered Questions) to also be prepared and posted on website after the consultation events
With Best regards
Judith
5 FEBRUARY: GLERA Chair followed up with a few points for clarification:
Dear Judith
Thank you for this concise summary which I will share with residents at the GLERA meeting tomorrow. It was good to have such a positive meeting and thank you for the speed of your response. A few points:
Can the factsheet, Item 4, be posted to all absentee leaseholders please? This is urgent as it has implications for anyone planning to carry out work on their flats and also for buying, selling or re-mortgaging. Can you confirm that you will issue EWS1 certificates if requested.
With regard to abatements, Item 7. We believe there should be automatic refund, if leaseholders wish you to retain their money they can opt for this rather than having to request the refund, and that interest is added from the date they overpaid. We also spoke about this for Great Arthur House residents where I understand that despite the large sums that some leaseholders had paid in service charge for the project works many years ago, there has been no interest added into their recent refund.
Item 10. Although construction cost inflation is not at the rates it has been, even a small annual increase, on what to leaseholders will be a large sum, should not be dismissed.
We also discussed the fact that the delay in expediting the programme will mean additional interim repairs will be needed particularly the windows and leaks in the roof. We said that we considered the cost of these should not be recharged, I believe you said you would look at this.
Thank you again and kind regards
Sue
10 FEBRUARY: Judith responded with the following:
I also thought it was a positive meeting and look forward to continued positive collaboration. Briefly responding to your points below for our further action.
4- yes agreed.
7. logical –but we will confirm.
10. noted.
Confirm that we need to respond to your amendment to point one – a request that residents should not have to pay for temporary repairs.
Many thanks again.
Best regards
Judith
GLERA letter to CoL requesting meeting
20 JANUARY 2025
Dear Judith
From the Officer report to the January Housing Management and Almshouses Sub-Committee we note that ‘Crescent House has now been included as part of a Higher Risk building (HRB) registration, covering Hatfield House and Cullum Welch’ and ‘Bowater, Bayer, Stanley Cohen and Basterfield are all similarly affected in terms of HRB status and are currently being registered with the Building Safety Regulator (BSR)’.
This is of grave concern to residents, particularly as the deadline for registering existing Higher-Risk Buildings (HRB) with the Building Safety Register (BSR) was 1 October 2023 and failure to have done so is a criminal offence.
Great Arthur House (postcode EC1Y 0RD) can be found on the HRB public register so clearly at some point someone within the Corporation was tasked with meeting the statutory obligations.
https://www.register-high-rise-building.service.gov.uk/public-register/searchHaving reviewed the guidance on the Government website it is very difficult to understand why at the same time as Great Arthur House was assessed, Hatfield House, Crescent House and Cullum Welch were not also registered as a single structure. A simple visit to site would have revealed that Hatfield House has seven occupied floors, all above ground (no sophisticated measuring equipment required).
https://www.gov.uk/government/collections/guidance-on-the-criteria-for-being-a-higher-risk-buildingBearing in mind the Corporation’s negligence in registering the Hatfield House, Crescent House, Cullum Welch structure and the impact of the subsequent delays on the wellbeing and finances of Crescent House residents, we ask to meet with yourself and the team to discuss the Corporation’s plans for mitigation measures and financial support to face the additional winters that residents now have to suffer in cold, damp draughty homes; some were hoping that that finally this would be the last winter when they would have to worry about the crippling cost of heating bills. We would also like a clear breakdown of abortive costs; leaseholders cannot be expected to fund Corporation incompetence and negligence.
We have a GLERA resident meeting on the 6 February and we would appreciate being able to meet with you well before then. We will contact Peta and Greg separately for a meeting so as to understand the revised programme for both Crescent House and the Wider Estate.
Kind regards
Sue
