Apartment Purchase Issues - Timber Decking

[Dan1605]

Hi All,

 

I'm not sure of this is the right place to post this but I would really appreciate some help as I seem to be in Limbo! 

I am now 5 months into a property purchase (Apartment) which has so far taken an age due to the Management company not providing the Managment pack to our solicitor. Having chased on four separate occasions the pack finally arrived, containing the latest Fire Risk Assessment report. The report which was carried out in February this year noted "potential combustible" cladding within the balcony floors and after weeks of the Management company stating there is no cladding it turns out the report is actually referring to timber in the balcony floor. It suggests that an intrusive survey should be carried out. Now, we all know Timber is flammable but what differentiates this from being combustible or should we assume it's both? 

 

At present no quotes have been obtained for the survey and I have the seller trying to tell me that it will be in the region of £2500 which will be split over 40 properties, I'm thinking this will be much more. Our predicament is that we are actually only a few weeks away from completion as all other work has been completed and for the sake of £50 It would be a shame to pull out at this point. I appreciate this is minefield but at the moment I am getting no clear answers other than a survey is required and there are no estimates. 

 

The buildings are less than 18mtrs high and approx 20 years old, there is at least 200 apartments in total built in blocks of 6, all of which appear to have the same wooden balcony floors. I would appreciate some help on the following,

 

1. Approx cost of an intrusive survey

2. Should we assume that the timber is combustible?

3. Approx cost of replacing a balcony floor - the average appears to be 4-5k

4. Does the balcony floor need to be replaced under current Government guidelines - from what I can see it is only recommended

 

Part of me knows that I should be running a mile but if there is any chance of this being rectified at minimal cost then I would like to know. At the moment our Solicitor is reporting the findings back to the lender whom may pull the plug anyway. My suggestion is to shelve the purchase until the survey or at least costs have been published.  

 

Any help that anyone can provide comes greatly appreciated.

 

Kind Regards

Dan

 

 

 

 

 

[Redoctober]

Hi and welcome to the forum - you may get the answers you are looking for but that may depend on members experiences etc. That said, it is not surprising these management companies / solicitors etc are very twitchy when it comes to any external flammable / combustible materials, given recent events!

 

Who's responsibility is the timber framework under the balcony - the apartment owner or the management company - is it considered part of the overall building structure - If there was to be an insurance claim for any reason involving the balcony, who would pick up the tab? I know from my personal experience the front door of our sons apartment was covered by their insurance - not his.

 

As fro the surveys and the likely costs - no idea or advice other than to shop around and maybe consult other occupants - is their a Message group of sorts where this type of issue can be discussed. When was the last apartment sold? Maybe tap into the solicitors / estate agents involved with that to help steer you through your decision making.

 

Whatever you choose, good luck.

[Temp]

Is the balcony metal framed with wood deck or is the whole thing wood? If the latter I think it would be wise to assume that at some point it might be necessary to replace all

the balconies..

 

https://collier-stevens.co.uk/advice-hub/residential/do-balconies-present-a-fire-risk/

 

https://assets.publishing.service.gov.uk/government/uploads/system/uploads/attachment_data/file/869532/Building_safety_advice_for_building_owners_including_fire_doors_January_2020.pdf

 

Edited September 6, 2021 by Temp

[SteamyTea]

Find somewhere else. Flats are toxic at the moment because of the fire risk. You will be having the same problems when you come to sell.

Edited September 6, 2021 by SteamyTea

[Mr Punter]

If the timber balconies make them unsafe they will all need replacing.  It is quite a job to get 200 leaseholders to each stump up £4-5k and it may hang over this for years.  Walk away.

[Dan1605]

Thank you all for your comments. Having spoke to a couple of surveyors today it's apparent that nobody really knows the answer. 

 

FYI the balconies are metal framed with timber slats for the floor. 

 

Appreciate the comments, it certainly looks this purchase will be pulled as the management company appear to be in no rush to get the issue resolved.  

[Faz]

We had a scheme with 88 flats with external metal balconies - the balconies were in Millboard but the terraces were in timber decking - passed it's EPS1 with no issues.

[Dan1605]

Thanks Faz, we've been told that a EWS1 isn't needed due the block being under 4 stories/18mtrs. I've spoken to the surveyor today who did the homebuyers survey and as far as he's concerned the building is compliant, however this doesn't remove the uncertainly of the intrusive survey.  Other than the timber in the balconies there are no other issues.