Fire remedial work

[vpsdub]

Last year Management company requested 7-10 K levy for Fire remedial work. Apparently work doesn't fall under remit of recently announced government remedial scheme, not sure why. Any advice or experience on funding this?
Sinking fund situation is a bit murky.
Recently AGM decided to change management agency. New agency reckons that the old one neglected sinking fund in order to avoid management fee increase. Recently Audit confirmed this so unfortunately it seems sinking fund is not a solution.
Original developer still in business, but fire protection issues are related to stricter post-completion fire regulations.
Thanks

 

[Luternau]

You ask about funding the work but prior to this say wners have been or will be levied to fund this remedial work. Unfortunately thats where it's at in terms of funding.

The building defect redress scheme is for developments where there is defects or non-compliance with the building regs in place at the time of construction.
If yours met all the regs at the time, unfortunately it would be outside the scope of the redress scheme.

In certain circumstances, funds may be taken from a sinking fund with the approval of the members at EGM. Doing this would deplete that fund and perhaps warrant further levies to top it back up again for it's primary purpose (scheduled replacement of lifts, windows etc )

In summary, I see no other avenue to fund the required upgrades other than a levy. How many units in the development and is it well maintained? How are the finances in terms of collection of service charges and pursuing arrears?

 

[8till8]

but fire protection issues are related to stricter post-completion fire regulations.

My understanding was that any development needed to comply with regulations that were in force at the time of completion, unless substantial/material changes were made since completion which would then bring it into today's regulations.

So how are the fire protection issues arising now?

 

[Premos]

Last year Management company requested 7-10 K levy for Fire remedial work. Apparently work doesn't fall under remit of recently announced government remedial scheme, not sure why. Any advice or experience on funding this?
Sinking fund situation is a bit murky.
Recently AGM decided to change management agency. New agency reckons that the old one neglected sinking fund in order to avoid management fee increase. Recently Audit confirmed this so unfortunately it seems sinking fund is not a solution.
Original developer still in business, but fire protection issues are related to stricter post-completion fire regulations.
Thanks

Agent didn't neglect the sinking fund, the omc did. The omc decide and vote the budget, not the agent. Omc probably did neglect the sinking fund to avoid raising fees, but fees are always difficult to increase without complaints.
The owners are responsible of the budget, they should receive the accounts and the budget. The budget is also voted in the AGM.

 

[vpsdub]

My understanding was that any development needed to comply with regulations that were in force at the time of completion, unless substantial/material changes were made since completion which would then bring it into today's regulations.

So how are the fire protection issues arising now?

Last year Insurance company carried out risk assessment which detected fire stopping issues in all block risers - no other details were provided at AGM. So it's unclear whether it's construction oversight or stricter regulations

 

[vpsdub]

You ask about funding the work but prior to this say wners have been or will be levied to fund this remedial work. Unfortunately thats where it's at in terms of funding.

The building defect redress scheme is for developments where there is defects or non-compliance with the building regs in place at the time of construction.
If yours met all the regs at the time, unfortunately it would be outside the scope of the redress scheme.

In certain circumstances, funds may be taken from a sinking fund with the approval of the members at EGM. Doing this would deplete that fund and perhaps warrant further levies to top it back up again for it's primary purpose (scheduled replacement of lifts, windows etc )

In summary, I see no other avenue to fund the required upgrades other than a levy. How many units in the development and is it well maintained? How are the finances in terms of collection of service charges and pursuing arrears?

There are 300+ apartments in the estate, maintained reasonably well. Budget deficit not very high, around 20K.
It's unclear whether building met all regulations at the time. AGM was told : Insurance company carried out risk assessment which detected fire stopping issues in all block risers

 

[Leo]

My understanding was that any development needed to comply with regulations that were in force at the time of completion, unless substantial/material changes were made since completion which would then bring it into today's regulations.

That applies to building Regs, the Fire Services Acts permits the local authority or their agents to inspect properties (bar private houses) and issue Fire Safety Notices where they deem there is a risk.

Dublin Fire Brigade issue fire certificates in Dublin, and they seem to have become a lot stricter in recent years with the same inspector that previously signed off on a development now saying it is unsafe.