LCS roof repair

[Kevin Cook]

@Mark Brough @Tony Bath @Robin Williams, good afternoon all, I have just had a long telephone discussion with Dave Williams, as above. He has extensive experience of larger buildings, particularly roofing and was full of relevant information, to a depth way beyond that which I could muster.

He also spoke in depth about, CDM obligations (Construction design & management), roof access and man-safe systems.

He is keen to see the report ref LCS roofs and then to meet us on site to discuss a possible way forward with him as a consultant reporting to DRBML but also liaising with the appointed contractors and {where appropriate} 3Sixty.

Sharon (my wife) has known Dave for a number of years and worked with him when he was a member of the Capital & Estates Team at Bristol United Healthcare Trust.

I suggested that perhaps Mark, Tony, Robin and I could meet Dave at some time next week, he would like to inspect the roof and discuss an ongoing "as required" arrangement with DRBML should we wish to go that route.

I will CC each of you on an e-mail to Dave which will also carry the Danosa report, in the hope that we can set up a meeting.

Regards .......... Kevin

 

[Robin Williams]

Thanks Kevin for persevering with this. Dave W sounds a great contact given the number and variety of roof issues we have..

Apologies am not around next week but am about for most times last 2 weeks September. Do not let this delay any proposed meeting next week (would like to hear how it went), Wednesdays usually the best day if relevant.

 

[Kevin Cook]

For our records;
1st Contractor;
Bristol City Flat Roofing Co Ltd, of Birbeck Chase, WSM 0330 043 6704, Sam & James visited then introduced Danosa and are apparently preparing to quote based on a specification by Danosa.
They advised by e-mail 20/09/23 that based on Danosa specification, they would quote at £175k inc vat (£145k + vat) based on the findings by Danosa and the inclusion of new tapered insulation system on the main roof areas. Sam Britton MIoR, Director, Bristol City Flat Roofing Limited

2nd Contractor;
FRC Roofing of The Old Mill, Chapel Lane, Hanham BS15 4NQ were working via Steve of Cains Building Services, 166 Broomhill Rd, Brislington BS4 4TP (07970 845970). They have been slower to respond, although promise to do so and advise that they have already quoted, probably via 3Sixty. Will chase them for a quote.

 

[Kevin Cook]

Great British Insulation Scheme: How to apply for free or cheap insulation By Sam Webb, published 2 days ago



The £1 billion scheme has been launched to help upgrade the UK's existing housing stock. Find out if you are eligible

The Great British Insulation Scheme is a newly-launched government programme to help homes improve their insulation — and policymakers claim it could save families an average of £400 a year on their energy bills.

Insulation helps homes reduce their energy use, slashing sky-high bills and help the UK slash its energy consumption. WHAT IS THE GREAT BRITISH INSULATION SCHEME?

The great British Insulation Scheme is a £1 billion means-tested incentive that makes insulation free or cheaper for homes in England, Scotland, and Wales.

The scheme, which was announced in November last year but opened this month for applications, aims to improve the existing housing stock's insulation. It also aims to support households that have so far been unable to benefit from existing government-funded schemes like the Boiler Upgrade Scheme.



The government claims 300,000 homes will be able to apply. on top of the 2.4 million homes that have so far benefited from new energy-efficiency measures under existing support schemes.

Lord Callanan, Minister for Energy Efficiency and Green Finance, said: “Boosting the energy efficiency of homes creates the best long-term protection against fuel poverty for the most vulnerable. “That’s why we are helping families with extra support to make their homes warmer, while saving hundreds on energy costs,” he explained.

WHY IS AN INSULATION SCHEME NEEDED IN THE UK?​

The UK is home to some of the worst insulated housing in Europe despite a number of insulation grants being offered. Basic insulation such as insulating a roof is lacking and is much needed to improve the energy efficiency of Britain's housing stock.

In fact, research by intelligent home climate management company tado° found that UK homes are losing heat three times faster than houses in Norway and Germany, highlighting just how inefficient British homes are.

WHAT TYPE OF INSULATION CAN I GET?​

The types of insulation you can have installed in your home will depend on what an assessor decides your home needs. The options available include:

• Cavity wall insulation
• Solid wall insulation (internal or external)
• Loft insulation
• Flat or pitched roof insulation
• Underfloor insulation
• Solid floor insulation
• Park home insulation
• Room-in-roof insulation

AM I ELIGIBLE FOR THE SCHEME?​

Families in lower council tax bands with less energy-efficient homes can apply for upgrades such as roof, loft or cavity wall insulation through the Great British Insulation Scheme. You will also need to be transparent about your household income, although it is not currently clear what the income limit is.

You don't have to be a homeowner or live in your home either, as tenants and landlords can apply too, although tenants are likely to need to ask permission before going ahead with insulating their home under the scheme.

Those eligible for support under the Great British Insulation Scheme include families in council tax bands A-D in England, A-E in Scotland and Wales, with an Energy Performance Certificate (EPC) rating of D or below.

The scheme is not currently available for those in Northern Ireland.

HOW DO I APPLY FOR AN INSULATION GRANT?​

Applicants can apply via the government's online checker for the Great British Insulation Scheme. They will first need to find out if they are eligible.

The tool will ask a series of questions - including how they heat their home, whether their home has solid or cavity walls, and if they are receiving any benefits. Applicants can also call 0800 098 7950 for support.

To go ahead with the scheme you will also need to agreed to an assessor visiting your home to check what insulation is needed.

 

[Kevin Cook]

2nd quote has arrived, what a shocker, for all 3 areas £280k inc vat.
(£231476.17 +vat) = £277,771.40 inc vat
£89,427.16 including VAT. LCS Maisonettes
£94.112,69 including VAT. Car park roof
£94,231.56 including VAT SDM Townhouses

 

[Robin Williams]

Per Mark request, am posting italics below as a copy of an email sent Nov 22.
...............................................................................
Alex R continues to push me for our payment approval of the attached Ed invoice.

Kindly consider and let me have your approval or otherwise. If the latter, please raise with Alex asap.

Many thanks - robin
..............................................

So (Mark & Kevin) can you please advise as to whether we pay this to 3Sixty? Would be good to have an answer ready for when we meet them, Wednesday morning. Thanks..

 

[Mark Brough]

Thanks Robin. I seem to remember thinking that we should pay this for reasons:

• to cooperate
• to avoid distraction involved in further contesting it (ie., move on)
• to avoid the possibility of significantly pissing off 3Sixty (ie., cowardice)

I therefore approve this spend.
@Kevin Cook ?

 

[Kevin Cook]

Hi again, I have previously responded to advise Robin that I support payment, even though we did not receive the information we requested about the charges.

 

[Mark Brough]

Yes, I reckon I did too. But because it was a side email thread I cannot now find it.

 

[Robin Williams]

Apologies if I've missed yr emails or postings ..tomorrow I'll email Alex to say the invoice now approved.

 

[Kevin Cook]

@Tony Bath, @Mark Brough , @Robin Williams

Hi all, could you cast your eyes over the following and make any comments you deem appropriate please; (I will blank-out any reference to Bristol City Flat Roofing on the copy of the Danosa report for County Roofing.

E-mail and attachments to be sent to County Roofing and Bristol City Flat Roofing Co

Invitation to tender for re-roofing work;
Parcel 1 - raised flat roof above the car-park ramp to the rear of 1-15 Lower College Street BS1 5QL
Pacel 2 - flat roof above 1 -15 Lower College Street BS1 5QL
Parcel 3 - flat roof above 1 - 3 St David's Mews BS! 5QP

Parcel 1 and Parcel 2 will be tackled immediately, Parcel 3 may follow immediately or a few months later.


Proposed Method of Refurbishment Based on the findings and proposals within the report by Danosa attached. All work to be approved by Danosa to ensure the provision of Danosa's 25 year warranty.

• The existing waterproofing system to be removed back to the concrete substrate. The concrete substrate is then to be primed using Bitumen Primer HM or Curidan ensuring full coverage.
• Glasdan 30 P Elast AVCL membrane is then to be fully bonded using a gas torch ensuring the membrane is taken up to the insulation level .
• Please note Glasdan AL-80 Tipo 35 Elast foil faced AVCL membrane will be required for a 25-year guarantee.
• A new tapered insulation system is to be bonded to the AVCL using Thermobond adhesive ensuring a minimum finished fall of 1:80 as recommended by British Standards BS 6229:2018.
• The new insulation scheme on the lower roof area should achieve the recommended u-value of 0.15w/m2k as recommended by Approved document L, Volume 1, Dwellings. However the upper roof area is situated above an open unheated car park so this may fall outside of the approved document requirements and may not need to be insulated.
• Installers are required to check with Bristol City Council Building Control office, to clarify and document the thermal requirements are for the both/all roof areas.
• Danopol HSF is then to be bonded to the field area using Fleecebond adhesive. All upstands and details to be completed as per Danosa UK standard detail.
• Existing concrete patio slabs are to be removed from the roof and from the site, on a daily basis, for disposal by a licensed waste carrier. Any and all other waste must also be removed from site on a daily basis. Whilst on site waste materials must be contained within an enclosure or container, in such a way that residents and members of the public are protected from risk.
• Scaffolding, safety fencing, signage and other equipment required for safe access and safe working must be provided by the installing contractor, The installer must bear responsibility for tags and/or signs, which must be displayed to show emergency contact details, ensuring a swift response from responsible and knowledgeable persons, able to take appropriate action to remedy matters arising.

 

[Tony Bath]

Kevin,
Excellent as usual.
Tony

 

[Kevin Cook]

Many thanks Tony, please feel free to add or correct as you feel appropriate.

Best wishes ............ Kevin

 

[Mark Brough]

Thanks Kevin. This is remarkably impressive.

I'm afraid that I do not have the expertise to comment in detail on either the technical or commercial aspects of this. Consequently, all my comments are perhaps a little superficial:

• I note that there is no mention of the suppliers providing project management services. What are your thoughts now about project management?
• Perhaps consider sending a draft to the contractors before formally publishing. They may notice ambiguities or technical incongruities, which could be resolved informally before formal publication. The worst situation is for a supplier to puzzle in private over some ambiguity, which might distract them from responding fully and effectively.
• Perhaps also send the draft to Alex (a) to involve him and (b) to seek any comments
• Perhaps ask Danosa's advice - for free - about the need for insulation, before stipulating it in an invitation to tender. Although I note that Danosa have already stated "We recommend checks are made to the local building control office as to what the thermal requirements are". I think it's safe to say that we do not trust the competency of our "local building control" to adjudicate reliably or fairly in this matter - they could easily simply impose and arbitrary choice.
• Perhaps consider a fall of more than 1:80, since we probably have plenty of space for this, and since inadequate fall is so often a reason for leaks.
• I note that, in referring to Danosa's report, that you are not guiding the suppliers towards which of Donasa's two solutions we are minded to choose. We may get a faster and more considered tender response if we provide some guidance? Which might be easier if we send a draft copy to the suppliers for their comments.
• I have a feeling that we will be required to obtain three quotes, rather than two. Perhaps Alex could advise.
• Perhaps add - all money values to be provided inclusive of applicable VAT (i.e. 0% or 20%). There's no need for us to be doing the arithmetic and becoming confused.
• If only we could find a buyer - we could sell the bloody flagstones. I guess we could knock £1000 off our costs if this could be achieved.
• Just in case, in this increasingly-commercial world, any contractors are tempted to add any branding or advertising to their work, perhaps add ... No (permanently-fixed) branding or advertising or notices or plaques.
• I would like to state now that I am not expecting to choose the lowest-price quote, but rather the highest-quality and most reliable quote.

This is a serious document, and I would be nervous to sign it, without some expert advice. Did we/you have a copy of Ed Hamilton's invitation to tender? Or perhaps he never got that far.

 

[Kevin Cook]

@Mark Brough @Tony Bath @Robin Williams for information;

From: Kevin Cook <k.m.cook@live.co.uk>
Sent: Tuesday, December 19, 2023 11:31 AM
To: Scott Kirkwood <skirkwood@danosa.com>
Subject: Roof renewal, Lower College Street, Bristol BS1 5QL

Hi Scott, many thanks for your report issued via Bristol City Flat Roofing Co Ltd. Unfortunately we became a little bogged-down with a section 21 requirement and then circumstances introduced further delays, however we now propose to issue an invitation to tender and would be grateful if you could send us a formalised specification for the work as described in your report (attached).

Many thanks ………. Kevin Cook, for Deanery Road (Bristol) Management Ltd. (DRBML)


Roof renewal, Lower College Street, Bristol BS1 5QL

Scott Kirkwood <skirkwood@danosa.com>
Tue 19/12/2023 12:34
2023-08-30 - Bristol City Flat Roofing, Lower College Street, Bristol, BS1 5QL - Survey Report...pdf

Hi Kevin.

Thank you for your email, I hope you are well.

No problem at all, I have copied our regional sales manager @Rob Holden into this email. He will be happy to provide a system specification based on my report. I will be happy to carry out technical inspection visits once work has commenced.

We look forward to working we you on this project.

We trust the above is satisfactory but please contact us by return with any further queries.

Kind Regards

Scott Kirkwood AIoR Technician ------------ +447875480843 skirkwood@danosa.com Unit 3, Stanbridge Road, Havant, Hampshire, PO9 2NS ​

DANOSA UK: Registered in England and Wales. Company Number: 8036125. Registered Office: Independence – Unit 3, Stanbridge Road, Havant, Hampshire, PO9 2NS

 

[Kevin Cook]

Thanks Mark, please see responses to your very valid points as below;

• I note that there is no mention of the suppliers providing project management services. What are your thoughts now about project management? I feel that we have broken away from 3Sixty project management, for this project at least and our project manager Dave did not work out as I had hoped. I am not sure where we will find an alternative with this type of experience in the short-term, so feel the need to do the best we can.
• Perhaps consider sending a draft to the contractors before formally publishing. They may notice ambiguities or technical incongruities, which could be resolved informally before formal publication. The worst situation is for a supplier to puzzle in private over some ambiguity, which might distract them from responding fully and effectively. I am reluctant to ask those tendering for the project to supervise our management abilities.
• Perhaps also send the draft to Alex (a) to involve him and (b) to seek any comments As previously agreed, we have made our bed and so we must now lie in it, I am reluctant to go cap-in-hand to Alex.
• Perhaps ask Danosa's advice - for free - about the need for insulation, before stipulating it in an invitation to tender. Although I note that Danosa have already stated "We recommend checks are made to the local building control office as to what the thermal requirements are". I think it's safe to say that we do not trust the competency of our "local building control" to adjudicate reliably or fairly in this matter - they could easily simply impose and arbitrary choice. As per the previous post, Danosa will furnish us with the correct specification for the work and then come to site to QC, which provides me with some comfort. I can verify that we are required to upgrade the insulation to current standards, which are more stringent than those in the year 2000. We do not need to use Bristol City Building Control, the rules now allow us to use an independent, we usually use Ed Daniels at Cook-Brown Building Control of Portishead. He is monitoring our build programme at home.
• Perhaps consider a fall of more than 1:80, since we probably have plenty of space for this, and since inadequate fall is so often a reason for leaks. We could specify 1:60, but this will require thicker insulation at greater cost.
• I note that, in referring to Danosa's report, that you are not guiding the suppliers towards which of Donasa's two solutions we are minded to choose. We may get a faster and more considered tender response if we provide some guidance? Which might be easier if we send a draft copy to the suppliers for their comments. I feel it best that we do not reinstate the paving slabs and think we agreed this as a board, so it is/was my intention to remove the specification/s we do not want.
• I have a feeling that we will be required to obtain three quotes, rather than two. Perhaps Alex could advise. If we invite both of those suggested by Rod Cook and BCFRC, we may find that the smaller contractor from Nailsea declines to respond.
• Perhaps add - all money values to be provided inclusive of applicable VAT (i.e. 0% or 20%). There's no need for us to be doing the arithmetic and becoming confused. Agreed, I did amend the contract document to require all prices inc VAT.
• If only we could find a buyer - we could sell the bloody flagstones. I guess we could knock £1000 off our costs if this could be achieved. True but not easy and who will manage their access, means of handling and the removal ? I am afraid that I am unable.
• Just in case, in this increasingly-commercial world, any contractors are tempted to add any branding or advertising to their work, perhaps add ... No (permanently-fixed) branding or advertising or notices or plaques. Sure, can do, but it is common practice for the contractor to display their name during the work period and indeed this forms part of the H & S requirements.
• I would like to state now that I am not expecting to choose the lowest-price quote, but rather the highest-quality and most reliable quote. Yes, let's judge on what we see and hear.

This is a serious document, and I would be nervous to sign it, without some expert advice. Did we/you have a copy of Ed Hamilton's invitation to tender? Agreed, I am not a lawyer, I downloaded the contract from a website offering legal services, but I am more than happy for someone to cast an eye over it, how about asking Dianne and Steve?

 

[Kevin Cook]

For information, received from Danosa the attached specification for the works, to include two options, as discussed with Dave Williams at our last meeting, Bitumen Felt and Single Ply membrane. I have aske Rob Holden of Danosa for his thoughts on either/both specifications. Also an image of the area with the three sectors identified.

 

[Kevin Cook]

There were two options in the Danosa report, one for a single ply membrane and the other from hot-torched multi-layer bitumen felt, which you may recall from discussions with Dave Williams. I said at the time that although the latter seemed to be old technology, I would be guided by advice.

I asked this question of Danosa and their is below;
From: Rob Holden <rholden@danosa.com>
Sent: 21 December 2023 09:20
To: Kevin Cook <k.m.cook@live.co.uk>
Subject: RE: Roof renewal, Lower College Street, Bristol BS1 5QL

Hi Kevin,

Aesthetically, Single Ply would be the preference, however given the required performance issues of the current single ply, I would suggest Bitumen provides a more suitable solution.

Factors to bear in mind are that the current single ply is overlaid with concrete slabs, which offers a level of protection against the elements and debris such as cigarette buts that could potentially damage the single ply.

Additionally, the roof is set on a concrete deck, so mechanically fixing for the single ply wouldn’t be ideal and therefore a adhered (glued) system would be more appropriate. This system can be more difficult to install during colder/wetter weather whereas torch on bitumen is a system that it good to install all year round.

Are you now going to be managing this project or will it fall with David Williams at Portland Consultants? I replied that we had taken this project into our own hands for project management.

Many thanks,

Rob Holden Regional Sales Manager - South ------------ 07776769280 rholden@danosa.com Rob Holden

 

[Mark Brough]

@Kevin Cook @Robin Williams @Tony Bath - Alex has asked over on the "Management" forum for an update.

There is obviously room for confusion, or wasted time, in discussing this on two distinct forums (namely, here, the "Directors' forum" and also over there, the "Management forum".

May I suggest that we keep this "Directors'" forum only for discussing things which we need to keep confidential from 3Sixty? Your recent posts about the quotes are not confidential and so I suggest that it would be healthy to discuss them on the "Management" forum so that Alex and Adam have sight of our progress.

If there arises a controversy or crisis, then we can have short suitably-titled discussion about that controversy over here, and then revert back to discussing the main project in sight of 3Sixty on the "Management" forum.

 

[Kevin Cook]

@Mark Brough @Robin Williams Good morning and again my apologies for my enforced absence, when last we communicated, I interpreted the situation (including a telephone conversation with Mark Brough) in the following way;

• Rob Holden at Danosa suggested that the physical make-up of LCS roof makes mechanical fixing-down of a single ply more difficult, he guided us towards torch applied felt, (the old-fashioned system in our layman's language) because it would be more reliable when applied in the cold weather we are obliged to countenance, and it offers a greater level of tolerance to debris and cigarette butts which may be discarded from the balconies/terraces which overlook it.
• I/we had received no further communication from Dave Williams and this continued even after a text from me advising that we would no longer require his services because we had heard nothing and made nor progress, despite the obvious urgency of the situation.
• I didn't feel that we could go back to 3Sixty and ask them to take over again, because it completely undermined our position and left us in a position of weakness wrt all projects from here forward.
• I am physically unable to manage or supervise the replacement of the roof, which was one of the reasons for bringing Dave Williams onboard, so in his absence and his apparent unreliability, Mark and I discussed the option that my stepson James Driver, who runs Bear Contracting Ltd, was willing to act as our project manager (eyes and ears) on this and other projects should we wish. Bear Contracting have a number of successful and somewhat impressive house rebuilds/renovation contracts to their name, each contract being in the region of £350k-£600k, producing houses valued on completion at between £750k and £1.8 million. In this process Jamie has worked with architects, surveyors, building inspectors, home-owners and developers, carrying out some work with his labourers and employing a network of specialist sub-contractors for the specialist trades.
• I have not proposed this previously because of my relationship with James (Jamie) and despite the success of the arrangement with Tony and David Bath, I felt conscious of the potential for bias. If there are any misgivings, I would suggest that Jamie answers to Directors other than myself, or indeed that I resign or take a sabbatical whilst Jamie is involved.
• We had identified or received requests to involve three potential sub-contractors and I have found the contact details for each,
• Alex suggested that if we could justify the delays in our process, we would not need to repeat the section 21 procedure.
• If my fellow Directors find themselves in agreement with the provisions above, then we could/should press forward with invitations to tender for the work. I will ask Jamie to set/declare his fees and make himself available for face-to-face discussion with you, my fellow directors, should you wish.
• Jamie is obviously aware of my health issues and my physical restrictions, he is acting as project manager and principal contractor during the demolition and rebuild of our home.