Review of Finances - The first stage was to review the last set of accounts and the current service charge budget to understand the level of reserve fund and service charge arrangements.
Following discussions with contractors to obtain a budget price for the required works, a new budget was produced incorporating the required funds to undertake the major works.
In addition, we also produced a 10 year forecast to enable us to smooth service charge collection and ensure funding for future works would not be an issue.

Section 20 Consultation - In accordance with Section 20 of the Landlord & Tenant Act 1985 (as amended), consultation notices were issued to all leaseholders.
The first stage notice informs the leaseholders of the intention to carry out works and allows them the opportunity to review the specification and nominate a contractor they believe would be suitable to provide a quotation for the works. Once all tenders were returned, and the 30 day consultation period had expired, a second notice is issued to all leaseholders detailing the estimates received from each contractor and any professional fees for management of the works.
This notice allows 30 days for leaseholders to make any written observations regarding the quotations. Following expiry of the 30 days, as the cheapest contractor was being appointed, an order was placed with the contractor.

Project Management - A specification / scope of works was produced in partnership with Akzo Nobel for issue to contractors to tender.
A 30 day competitive tender process was run and a formal tender report issued to the client with a recommendation of the contractor who should be selected. Before works commenced, risk assessments and method statements provided by the chosen contractor were reviewed along with their insurance and references.
During the works, regular visits were made to site and a final inspection to sign off the works took place before invoices were paid.

The communal fire alarm system was found to be non-operational following a routine service visit and the replacement parts were obsolete, only 4 years after installation.

Conversations were held with the installers, manufacturers and the Freeholder of the building, whilst Red Rock applied to the FTT for Dispensation under Section 20ZA of the Landlord & Tenant Act 1985 with immediate effect.

Communication was sent to all Leaseholders to inform them of the issue. Red Rock updated and worked alongside the resident Directors and Leaseholders to ensure the fire alarm was replaced as quickly as possible to guarantee the safety of residents.

The FTT granted approval within a matter of days whilst the most competitive quotation was sought and instructed.

Red Rock over-saw access arrangements with each of the apartments and garages to ensure that the system could be tested and commissioned speedily. Whilst also making sure the work was carried out quickly, Red Rock ensured that the Management Company was compliant with all legislation and bylaws pertaining to The Landlord & Tenant Act and received many e-mails and calls of gratification for dealing with the issue quickly and efficiently.

Used our inhouse compliance and legal team to understand the exact insurance requirements for short-letting - allowing us to dispense with expensive external legal advice

We handled the transfer of managing agents and improved the management of:
Fire alarm and emergency lighting
A Passenger lift.
Door entry systems
CCTV and Communal Sat.
Air Condition system
The staff and the concierge service