This has been a very busy but productive year for the Management Company. Other than garage security, as far as we are aware, there are no major problems outstanding. We have and are continuing our close liaison with Ellmans, who, we feel continue to work hard on our behalf. Much has happened since April but it has all gone smoothly and, apart from garage security, there are no major issues to discuss which warrant an AGM. We are also delighted to welcome Nicholas Titcomb who in May joined us as a director.

Hallways

Internal Lighting As we all know, electricity bills are going up monumentally. Ellmans do monitor our suppliers but unfortunately we are locked into our current contract until Spring 2014. To help us economise, and with safety in mind, we have slightly reduced the level of timing of electric lighting in the passage ways.

To further economise, the feasibility of changing the light fittings in the lobby to l.e.d. lamps was investigated but as they are a different shape this isn’t possible. However, 35w lamps will be purchased when next ordering and these will be introduced to the lobby lighting to enable further saving.

Cupboards The management company have been advised that under no circumstances should anything be stored in the electricity cupboards.

We would also like to point out that the hall cupboards are communal and not for private use. There is no provision in our leases for using the hallway cupboards for storage.

In the event that the cupboards are used for personal storage and it was found that this had caused or worsened a fire, we understand that our buildings insurance would be null and void.

Bathrooms - Concealed toilet systems. There have been a number of faulty braided hoses which are part of the concealed toilet systems in our apartments. These parts have perished and burst, resulting in flooding behind the toilet boxing. As this has happened to more than one apartment it could be a potential problem and you may wish to have the toilet cisterns checked.

If you would like more information Doug (No. 25) would be pleased to provide this.

Tree and Hedge Pruning The hedge has been pruned on the Stanford Avenue side of the building and dead trees removed. The trees at the entrance and front gardens will be pruned within the next few months as appropriate.

Bin Room Although we are constantly on the case, this continues to be an ongoing saga with sadly no positive outcome. The bin men seem reluctant to empty all our bins, replace them appropriately and close the doors. However, during one visit they did manage to do all of the above and we quickly took advantage of this to have the bins and floor cleaned and disinfected.

It would be really helpful if residents could bag rubbish securely and also not put any liquids in the bins which could seep onto the floor.

Garage Security

This seems to be an ongoing problem. As we all know the underground parking area is not secure and over the years we have had many thefts of bikes and a few instances when cars have been broken into for petty thefts

The installation of the CCTV system has been brilliant and hopefully deterred some crime. We now have evidence if something does happen, enabling the police to take action and this has resulted in prosecution in more than one instance. But of course whatever we do, we will never stop anyone who is that determined to break in and steal or cause damage.

Many leaseholders have indicated that they are in favour of raising the security levels to help prevent crime and we have looked into quite a few ideas. Any measures will incur costs, some more than others. Any costs would have to be met by all leaseholders either as a one off payment or by adding the cost to the service charges. The Management Company has no provision under our leases to incur costs for this without the agreement of all leaseholders

Best solutions put forward so far...
A. Trying to raise the wall area to the sides of the entrance to the garage, this might help prevent anyone from jumping in and out of that area. This may have aesthetic implications.

B. Installing Security Spikes on top of the side walls and around the entrance area. (Notices would be needed to avoid liability if anyone injured themselves on them).

C. Ultimately, a new extra security gate would be a great asset.. The best on the market that we have found would be a folding (concertina type) of gate which is silent in operation. Example, similar to this on the right.

The suggestion would be to install this gate at the bottom of the ramp. It would not be visible from the street. However, installing a new gate raises questions and we would need to consider the following:

• Would we need two key fobs or would one key fob open both gates?
• Would installing a new gate at the bottom of the ramp and removing the existing one be a cheaper and more practical option?
• The Fire Risk would have to be considered – to ensure the ease of exit from the car park in an emergency.
• What would happen if there was a power cut?
• The ongoing maintenance / servicing of the gates – which would add an extra cost to the service charge.

We would need the agreement of all leaseholders before undertaking any major alterations . If you have any other ideas or would like to help look into any other possibilities on the matter of security please contact Steve (at No:30) on: stevepottersbar@hotmail.com or email any thoughts or ideas to Mags at Ellmans mags@ellmans.co.uk

General Security

On the subject of Security, we all know it has been said before but we do all sometimes become complacent, especially when we are rushing to be somewhere.

But please, please remind yourselves and anyone visiting our apartment block, to check every time anyone goes in and out of the main entrance door . Please check it is closed properly. Please also always check the external door on the ground floor (next to Apt 6 ) is closed properly when popping in and out to the dustbin area.

Never be afraid to question anyone tailgating you coming into the property. If someone doesn’t have a key, then they need to buzz the Apartment they are wanting access to - Don’t let strangers in! Prevention is better than cure.

Report anything suspicious immediately. Don’t think someone else might have reported it. Remember we can always get the CCTV checked for people coming in and out of the building.

The Management Company Board of Directors are:

Bob Allison Apt 18
Steve Ball Apt 30
Linda Gordon Apt 25
Bill Money Apt 19
Sylvie Richards Apt 11
Ric Smith Apt 12
Nick Titcomb Apt 15

We all work closely with Ellmans to ensure that Preston Mansions is maintained to a high standard and remains a pleasant place to live for all leaseholders and their tenants. We hold regular board meetings and any decisions taken are by all of us. We always try to ensure that we balance the requirements of the leaseholders with any health and safety and legal requirements

Ellmans are our Managing Agents and your first point of contact if you have any problems or issues. If you think Ellmans may not be able to help please contact one of the directors and we will try to address any concerns.

1st November 2013