OWNERS of flats at Timber Wharf in Castlefield could end up paying for urgent repairs to the roof for the next 30 years. Part One of this story was told by Confidential here.
We are still currently involved in detailed investigations at this development to understand the location and reasons for the damage
Developer Urban Splash has suggested selling off the building’s freehold to raise the £1m needed to pay for the work with leaseholders then paying it back through annual ground rent charges.
Urban Splash currently owns the freehold and owners do not pay any ground rent.
While it would mean ongoing payments of several hundred pounds a year it seems a more palatable option than owners having to find thousands of pounds before the end of January.
As the comments on the previous article show many owners face real hardship if they are forced to find up to £8,000 with others feeling ‘trapped’ in apartments that are currently unsaleable.
A long term resolution to the problems which have blighted the building from the start is the only way to get values back.
Timber Wharf, designed by Glenn Howells Architects, completed in 2002 and is the headquarters of Urban Splash.
But it had problems within two years with water seeping in through the roof badly affecting top floor apartments.
The damage in some is so bad owners had to move out and they are still not fit to live in and several remain empty.
Reports reveal that the problems are fundamental with a raft of things to blame from basic design faults to poor construction to maintenance.
A solution is being pursued by the maintenance company Mainstay which is working with the building’s beleaguered management company to try and sort the mess out.
There are two separate problems.
Water is coming into the top 8th floor duplex apartments from the flat roof because of poor workmanship and wear and tear.
Flat Roof issues
There's no–one to turn to here as the original contractor, Urban Splash Projects, has ceased trading and the NHBC 10 year guarantee does not cover flat roofs.
The second problem is water getting into floors six and seven and into the main atrium coming from where the building steps out and the balconies sit over other apartments.
This was identified within the first two years of the building being completed so Urban Splash was responsible for investigating the causes and identifying a solution.
The company carried out various repairs up until September last year when the construction arm folded and Mainstay had to take over.
Urban Splash has apparently offered £155,000 towards the cost of the remedial works to the roof but with a condition that the Timber Wharf Management Committee does not take any legal action against them.
Letters have been sent to Glenn Howells asking for a contribution to the costs despite the building now being beyond the time limit for indemnity. But they admit this is more in hope than expectation.
Mainstay has not yet ruled out action against the NHBC but it would seem talks are still on-going.
A spokesman for the NHBC said: “We are still currently involved in detailed investigations at this development to understand the location and reasons for the damage in order to assess whether we can be of assistance under the terms of the policy cover and will be contacting the managing agents shortly. “
They are also continuing to look at the problems caused by the balconies.
The management company is also considering innovative ways to raise more cash like talking to ad companies about using the scaffolding that will be needed during the repairs as a giant billboard.
There had been a suggestion that the Damien Hirst art works that was bought by Tom Bloxham to hang in the atrium could be sold to raise funds for repairs.
But the paintings were stolen this summer.
The company also still owns 17 apartments in Timber Wharf, which will presumably be worth more once the roof is fixed.
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