Notting Hill Genesis Case Study, Bourne Terrace

Overview

The survey conducted by Earl Kendrick revealed several areas of concern that fall under the Landlord’s repairing covenants outlined in the Landlord and Tenant Act 1985 Section 11. Based on the findings, the following remedial works were proposed:

1. Overhaul Windows: The windows are to be overhauled and decorated to reinstate their functionality and operation.
2. Mould eradication: The property will undergo a comprehensive wash-down and decorating process to remove mould from the internal surfaces.
3. Install Extract Fans: Extract fans to be installed in both the kitchen and bathroom areas to improve ventilation and extraction of moisture from the main source areas.
4. Wallpaper and Wall Defect Repairs: Stripping wallpaper, making necessary repairs to the walls, and decorating will be carried out to maintain the plaster finish to the inner faces of the external and structural walls.
5. Kitchen and Bathroom Repairs: The kitchen units will be repaired to address minor defects, while the bathroom will receive necessary repairs to the bath panel, WC seat, and affected skirting/architrave as identified in the letter of claim.
6. Ceiling and Timber Cladding Removal: Timber cladding in the kitchen, bathroom, and entrance hallway will be removed, considering fire risk and moisture damage concerns.
7. Window Upgrade: Considering energy efficiency and potential cost savings, it may be more economical to replace some windows with double-glazed uPVC units.

Moisture and Condensation Issues: The survey revealed excessive humidity in the property, leading to surface condensation on colder walls, particularly those exposed to unheated spaces. Condensation and spot mould were forming on the inner face of external building elements due to a hindered ventilation regime. Partially operable trickle vents in modern double-glazed windows, combined with the lack of extract ventilation in the kitchen and bathroom, exacerbated the situation.

Potential Overcrowding Impact: Signs of overcrowding, which could contribute to increased moisture generation and support the formation of condensation.

Fire Risk Concerns: Timber finishes on the ceilings and walls were identified as potential fire risks, particularly in the kitchen and entrance hallway. Earl Kendrick suggested immediate removal of the timber cladding due to its combustible nature.

Ventilation and Moisture Control Recommendations: The excessive heat and lack of proper ventilation control within the property allowed increased levels of moisture to circulate, leading to condensation on cooler surfaces like the inner faces of external elements, especially when the heating was turned off. Earl Kendrick recommended implementing better ventilation strategies to address this issue effectively.

By addressing issues related to disrepair, moisture control, and ventilation, Earl Kendrick’s recommendations are set to enhance the overall living conditions of the property and contribute to its long-term sustainability.