Darren Bagnall, of Flat Living Insurance, discusses external redecoration for your block and why it is important.
Is your block starting to look like it needs freshening up? Is the paint flaking or not the colour it used to be? If so, you might need to start thinking about your next redecoration project.
Many blocks of flats have a specification in the lease which dictates the frequency of redecoration works, whilst other leases are slightly more general, stating that such work should be completed ‘as often as is necessary’.
In the latter case, you should aim to redecorate the external walls every 5 to 7 years.
You should keep a close eye on when this type of work should be completed, as it may come around sooner than you think. For a block of flats, external redecoration can be an extensive and time-consuming job, so adequate preparation is key.
Residents’ Management Companies or property managers should ensure that they have the funds in place well beforehand so that the works can be carried out smoothly. If this isn’t the case, don’t panic – just get the work completed as soon as possible!
Getting the Timing Right
On average, it takes around four to five months from beginning the redecoration process to it actually starting. It seems a long time, but that is why forward planning is so important!
When deciding to begin the process you should first keep in mind the Section 20 process. This applies for all major works (qualifying works) when the cost is over £250 for each leaseholder and therefore cannot be charged as part of their annual service charge.
There is a strict legal process to follow to ensure everybody is satisfied with the outcome. The Section 20 procedure will also allow each leaseholder an opportunity to give their input regarding the contractor hired to complete the job, something which may even help you find a cheaper alternative to your original choice.
You’ll need to allow time for the procedure to take place as you must issue three notices before works can take place. The first and second notices must each be issued for a period of one month to allow leaseholders ample opportunity to raise the necessary funds and come forward with any objections.
When is the Best Time to Carry Out External Works?
When carrying out external works, you need to start your planning and preparation in the winter months so that the actual work can be carried out in the spring or summer. For obvious reasons, external work is best carried out during the warmer seasons although it is advisable to start as soon as possible so that you have some extra time to allow for work which may take longer than expected.
It’s also worth mentioning that carrying out external work in the winter is especially unadvisable due to the safety risks. Ice, strong winds and potential flooding can cause a dangerous workplace for any contractors working outside, so it is best to avoid this at all costs.
Appointing a Surveyor
Firstly, you may need to appoint a surveyor to handle the initial process. They will help you to understand the necessary work you need carried out and provide you with a fee structure for the work proposed. This is an important step as no two blocks are the same and therefore your block will have a variety of specific requirements which must be considered.
This is also an important step in regard to setting your budget for the work and will give you a good idea of the cost involved.
Once the fee structure and work are agreed upon, your surveyor firm should draft a specification for approval in line with some mutually agreed timescales.
Likewise, managing agents also need to draw up and send the first consultation notice.
Try to Complete As Much Work as Possible
For a block of flats, redecorating is not as simple as getting a ladder and paint. Scaffolding will usually need to be set up around the property, which can be an expensive (but unavoidable) part of the whole process. When paying for the cost of scaffolding, it is advisable that you use the opportunity wisely; it would be highly frustrating to pay £1500 for scaffolding to fix a leak for £150.
Ensure that, where possible, the work completed is comprehensive and you cover as many jobs as possible (only where necessary). True, completing multiple jobs at once may make the cost add up but, in reality, it is saving you from having small jobs completed at frequent intervals and will save you a lot of money in the long term.
Review Your Maintenance History
Now would be a good time to look at the maintenance history of your block. This is information that you could pass to the surveyor so that they can review whether this work needs to be addressed.
As mentioned above, this will help you cover as many bases as possible in one fell swoop. For example, see whether the block has suffered from a history of numerous leaks or the like; you may be able to address many underlying issues.
If the budget doesn’t extend to a host of different works, you may want to consider completing the redecoration in different phases. This is a viable option for many, and as long as the work is completed to a high standard throughout, it is not important that it isn’t finished in one go.
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