Garage Blocks Maintenance

 Please see below for planned maintenence for the coming year

Survey of garage blocks at Forestfield

Forestfield Management Company (FMC) has an obligation to maintain the common parts of the garage blocks. This includes the concrete slab on which the bungalows are built and the structural support for that slab, the footpaths to the garages and bungalows, the external walls of the garages and the drainage systems of those common parts.

During 2016 FMC engaged a firm of building surveyors, Currie & Brown (CB), to inspect the five garage blocks. We asked CB to identify what repairs and maintenance work was needed. The inspection included concrete durability testing of the structures.

We engaged CB to undertake this survey in response to concerns from residents about the state of repair of the garage blocks and the significant water ingress suffered by many of the garages.

CB has issued their report on the inspection, a copy of which is provided below. In summary, CB noted that:

‘generally, each development remains in fair order albeit as the blocks are approaching 50 years of age with negligible planned maintenance works implemented, the external fabric requires repairs and maintenance to increase the service life of construction elements’

A number of the directors of FMC met with CB to discuss the findings of their work, as a result of which CB has identified the following priority works:

1. Asphalt repairs at walkway level (ie first-floor / bungalow level).
2. Surface water drainage improvement to the brick planters at walkway level.
3. Jetting through and overhauling internal rainwater outlets and downpipes to ensure clear and free of obstruction.
4. Concrete repairs to the garage level beams and soffits.

The survey also identified the need to repair pointing of the communal walls of the garages. These repairs could be made after the priority works have been completed.

The report also recommends regular maintenance works, such as regular rodding or flushing of drainage, following the priority works described above.

The total costs for the work identified in the survey for each garage block are estimated at £155,000 (excluding VAT), plus an additional £37,500 (excluding VAT) for each garage block for the application of a liquid membrane overlay system at the first-floor walkway level to provide better protection against water ingress to the garages.

The CB report includes a phased 11-year schedule for the works, although CB has scheduled most of the work in years 1, 3 and 11. We have asked CB to prepare a revised schedule of works to reflect the priorities described above but which will spread the cost of the works more evenly over the 11-year period.

We will hold meetings with residents to discuss the results of the CB survey and our plans for implementing the required works and their funding. Details of these meetings will follow after we have received the revised schedule of works from CB and will be communicated to each household directly.

Currie & Brown Survey 2016 (12MB)

Currie & Brown outline schedule of works 2016 (50KB)