ࡱ> y Jbjbj 9.{{DDDDDXXX8<X#t#######$ %':#D:#DDO#^DD##r!T"7"#e#0#"G(MlG("G(D"L:#:##G( :  ARGYLL & BUTE COUNCILHOUSING SERVICESPRIVATE HOUSING GRANTSTENEMENT CONDITION SURVEYS BRIEFING NOTESSeptember 2011 Argyll & Bute Council recognise that in some instances owners of tenement properties are reluctant to get involved in major repair schemes without a full appreciation of whats involved. The Council, being keen to encourage such schemes to progress, are therefore prepared to offer grant assistance up to 75% of the costs of a tenement condition survey report (subject to a maximum of 250 per flat or business unit). The aim of the tenement condition survey is to find a solution to building defects that meets both the clients ability to pay and the minimum requirements of the Councils grant scheme. Before commencing any formal survey, Argyll & Bute Council must approve the application for grant in writing. The tenement Condition Survey will include the following: A survey of the property and a condition report clearly categorising:- Evidence based defects Other potential defects A description and estimated cost of the works required to rectify defects and categorised as follows:- Urgent works Essential works Desirable works Estimated costs; to include VAT, design fees and any management or factoring fees. A breakdown of costs attributable to each flat (in the urgent/essential/desirable categories). Details of ownership and occupancy of properties. Owners are required to appoint a suitably qualified agent (Architect, Quantity Surveyor or Engineer) to carry out the survey. Agents must take due consideration of the clients ability to pay (including grant) when proposing solutions. Each owner in the tenement should receive a copy of the survey report. After consideration of the report, the owners, via their agent, will advise the Council as to whether or not they wish to proceed with grant applications. Notwithstanding the above, the Council may, at their discretion, consider taking statutory enforcement action to have the works carried out. THE MINIMUM REQUIREMENTS FOR GRANT The Council requires that each flat be wind and watertight and common parts be in good repair with a future life, given reasonable maintenance, for 30 years. Most tenements have stood for upwards of 100 years. Unfortunately, in many cases there has been little or no maintenance in recent years. It follows therefore that meeting this standard need NOT be dependent on massive works of renewal and replacement. It is dependent on renewing only those elements beyond reasonable repair and then establishing and implementing a maintenance programme to bring other elements to a good standard over time. The former is properly grant earning, the latter is not. For example. Lack of underslating felt does not necessarily mean a roof should be reslated. It does mean maintenance after slate loss should be urgently attended to. Comprehensive nail sickness or sarking failure across a whole roof does require re-slating and timber repair. Stonewalls should, desirably, be well picked and pointed. If a flat is suffering penetrating damp due to defective pointing then the remedy is essential works. If there is no penetrating damp to living accommodation then the remedy is desirable. Often there will be rot or timber decay to hidden timbers. If there is outward sign of rot, fungi or spores then this is an evidence-based defect. If, drawing on experience of other similar buildings, a surveyor predicts rot or similar defects but there is no obvious evidence then the work should be categorised as potential works. Potential works should always be desirable rather than essential. Grant assistance is intended to eliminate the most critical defects leaving a dwelling wind and watertight within which owners can improve and maintain their flat over time. Similarly, common areas should be in good repair for owners associations to maintain, and replace components over time.      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