Management Meeting 25 September 2007
From NRVRA
Contents |
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Building/Block Issues
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Amazon
- Has problem with wi-fi access in lobby been fixed? (might be router/antenna issue). Free wi-fi access is valued by residents and helps with security in general as keeps lobby area occupied even late at night.
AP confirmed that there are currently no problems with the wi-fi access in Amazon reception. KG stated that there wasn’t actually any problems with the wi-fi connection as only some laptops (mainly AppleMacs) were affected.
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Blake
- Still some lights not working on staircase
AP advised that some light fittings were awaited from the electrical contractor, hence the non-operation of some lights around Blake and elsewhere within the development.
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Emerson
- Has Kone actioned removal of more plastic wrapping from lifts as agreed at May 07 meeting?
AP advised that this ongoing issue had not been addressed satisfactorily by Kone and that she was in correspondence with a view to having the plastic properly removed (by dismantling the lift panels).
- Has electrician inspected light-boxes outside lift lobbies where bulbs keep going as agreed at last meeting?
AP advised that an electrician had inspected the light boxes and reported nothing wrong with them. They have a relatively short life span and as they are on 24/7 they need to be replaced regularly.
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Hudson
- Could we have brief update on fire/flood repair outstanding works?
AP advised that all works to Hudson common parts relating to both the fire and flood damage had been completed. However, AC stated that the works carried out by St James were not up to an acceptable standard and JR said that she would take this up with RB/St James.
- Is intercom system working OK?
AP stated that there are currently no issues with the Hudson intercom system.
- Are lift issues (reported at last meeting: - squeaking, plastic-wrapping, -3 level doors, lights out, etc) sorted out now?
AC stated that the Hudson lifts were not landing properly on each floor. MR suggested that this may be a levelling problem and AP stated that she would take the matter up with Kone.
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Judd
- Did Jay Ruby ask about letterbox issue for this block (re: no access for couriers to deliver slips if residents are out)?
JR confirmed that she would take the letterbox issue up with MHT.
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Window Cleaning
- Has decision been taken about cleaning all windows or only ‘non accessible’ ones?
AC suggested that St James should carry out a full one-off clean to all windows to all blocks at NRV as a result of the increased dirt/dust/grime caused by the building works. JR stated that she would refer the matter to RB/St James.
Action: JR to liaise with St James
If St James declined to carry out a one-off clean it was agreed by all those present to carry out a one-off clean of flat windows at a cost of £7k + VAT. It was further agreed that this cost would be included in the budget, however it was decided that flat windows should not be cleaned until January 2008 when all of the building works should be completed and St James are off site.
It was decided that if St James declined, AP should write a letter to all lessees explaining that their flat windows would be cleaned as a one-off exercise and the cost passed on through the service charge account. It was necessary to inform lessees due to the fact that leases actually state that flat windows should be cleaned by lessees. In addition, AP was to clarify the cost of £7k + VAT with the window cleaning contractor on whether the balcony glass and louvres would be included in the clean.
Action: AP to liaise with window cleaning contractor
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Recycling in Blocks
- Do Emerson, Hudson, Fyfe and Kinnear now have recycling bins in place?
AP advised that a new lorry was expected by Haringey Council in October 2007 after which time recycling bins should be available in all blocks. UF stated that no recycling bins for “plastic” were provided and AP said that should would take this up with Haringey Council.
Action: AP to obtain update from Haringey Council ref new lorry and plastic recycling bins
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Lighting/Energy Efficiency
- Do all lessees need to be individually consulted about cost of installing a system to save lighting energy in common parts?
AP confirmed that it was not a requirement to consult lessees individually about the cost of installing motion detectors/PIR sensors etc., to save lighting/energy in the common parts as costs involved fall below the Section 20 Notice requirement of £250 per flat. There was some confusion over whether the costs outlined in Canam’s report included redecoration works as the report stated that due to the installations required some redecoration works would be required. AP stated that she would clarify this with Canam.
Action: AP to clarify redecoration costs with Canam
It was agreed by those present that the costs should be implemented into the budget however AP and MR stated that due to the increase in costs overall to this year’s budget this would not be possible.
- Up-lighter near tree outside Blake is not working again.
AP said that she would check out the uplighter near the tree outside Blake which had been replaced a few months ago but appears to have let in rainwater again, hence its current non-operation. AP stated that she would put this on the list for the electrical contractor’s next site attendance.
Action: AP to include on list for electrical contractor
- Have electricity meters (common parts) been sorted out so it is clear which meter relates to which block (and that residents are not paying for contractors’ energy costs).
AP confirmed that all electricity meters are numbered.
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Service Charge
- When will bills be issued?
MR circulated a copy of the draft service charge estimate which had not yet been finalised but was in the final stages following protracted discussions with St James.
- Can a contingency fund be started?
MR confirmed that provision for a reserve fund had been included in this year’s budget at £100 per flat.
- Do we know yet if next annual buildings insurance premium has been significantly affected y fire/flood incidents at NRV?
MR stated that the premiums have been notified to R&R for insurance costs for the forthcoming year and they had not raised significantly as a result of the fire/flood incidents at NRV.
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Car Park/Cycles/Parking
- There are abandoned cars in the underground car park.
AP stated that she would endeavour to locate the owners of the VW Golf and the Ford Fiesta which appear to have been abandoned in the car park.
- When will the St James purchased cycles be made available to residents for loan?
The loan cycles were currently located in a locked room behind the gym and were not available to loan to residents at the present time due to the non-availability of a permanent lock-up with easy access. It was agreed that a cage should be constructed around the existing bike racks in the car park. It was also stated that a security camera should be installed to overlook the bike cage.
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Planting/Landscaping Issues
- When will landscaping be finished?
RB stated that the landscaped areas will be available for use by residents by the end of 2007.
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Bollards on Chadwell Lane
- Are these to stay down as they are now? Who has the key/s?
AP stated that the concierge office had keys for the bollards on Chadwell Lane and it was the intention to permanently raise them.
RB outlined costs and issues involved with vehicles parking on Chadwell Lane and despite AC’s protestations about the bollards, it was agreed that in order to protect Chadwell Lane’s pavements and limit costs involved in road/pavement repair, the bollards will be raised.
However, JR was asked to provide a copy of the original agreement which stated that bollards had to be installed on this road as a number of residents were clearly unhappy about the bollards.
Action: JR to provide copy of “agreement”
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Thames Water Issues
- Are meters properly in place to measure how much water each block uses so bills can apportion costs accurately?
AP confirmed that she was in correspondence about Thames Water meters as some appeared not to have been registered with TW or connected to the water supply.
- What’s happening about Costain’s request for access? (re: Cross Lane traffic)
RB stated that he had met with Costain and it was agreed that works would commence in October. It was stated that traffic through NRV would be minimal and non-disruptive. RB further stated that he was in discussion with Costain with a view to securing financial compensation in the region of £7k for the service charge account.
Action: RB to push for financial compensation
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Security Issues
- Has St James given the promised £5,000 to Rendall & Rittner yet for the CCTV system at NRV? Can we again have clarification about the nature of any CCTV devices installed at NRV?
AP stated that at present there is a camera overlooking the car park gate, plus covert cameras serving the Amazon concierge desk and the entrance to the gym.
AP further stated that the £5,000 promised to the service charge account by St James in respect of a contribution to a development-wide CCTV system had not been received as yet. The NRVRA stated that they wished to receive this money now from St James. JR stated that she would look into this.
Action: JR to liaise with St James with view to obtaining £5k
- Residents still concerned about lack of security in underground car park because of doors not being secure.
AP stated that a new car park gate had been installed and all doors leading from the car park to blocks which had been damaged in the floor have now been placed and are in full working order.
- Streetlights along New River venue still regularly not operating late at night (e.g. after 11pm). Can timer be put right so lights are never out during hours of darkness?
KG stated that they appear to go off around twice a week. AP suggested that this was unlikely to be an internal electrical fault and RB stated that he is aware of issues with the local electricity sub-station which may account for lights inexpicably going off. RB suggested that the 3-phase in Blake is checked over by an electrical contractor.
Action: AP to instruct electrical contractor
- When will works to repair Amazon explosion damage be finished?
AP stated that there had been an extended delay in obtaining replacement patio doors/windows from the original supplier. However, following correspondence from M Price it was confirmed that the parts were due on site on Wednesday 26th September whereupon works to the externals will commence.
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Any Other Business
- Vehicles outside Fyfe/Kinnear
AC stated that a number of vehicles seem to park permanently outside Fyfe and Kinnear and one vehicle in particular displaying a blue disabled badge. It was confirmed that although a private road and disabled parking concessions do not apply, blue badge holders were permitted to park on the road. However, the areas outside Fyfe and Kinnear should not be parked on under any circumstances.
Action: AP to determine which vehicles are parking incorrectly and advise owners
- Grey Slates in Tree Beds
Concern was expressed about the grey slates in the tree beds along Chadwell Lane in that they were being used as stones to throw at the glass panels. JR and RB stated that they would look into whether they could be removed and replaced with a more suitable material.
Action: JR/RB to source suitable replacement
- Access to the building through car cark
Further concern was expressed about security of the car park to the area next to the car park gate which, once access had been obtained through the gate, access to the Emerson/Hudson courtyard could easily be achieved. JR and RB stated that they would look into whether this area could be permanently blocked off, thereby maximising security to Emerson and Hudson even if a security breach had taken place with the car park gate.
Action: JR/RB to see if this area can be blocked off
- Car Clamping
AC stated that he considered the parking patrol/clamping operation was ineffective at weekends and there were always numerous cars parked on the development. AP stated that she would ask Park Direct to increase their patrols at weekends.
Action: AP to instruct Park Direct to increase patrols at weekends
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