John Aird Court refurbishment works (project Y107)

Current status

Initial planning

Deciding the scope of works

Project design and approval

Finalising the project specification, budget and programme

Onsite

Work starts: TBC

Work ends: TBC

Completion

End of works and the defects period

Project details

The table below outlines the proposed scope of works to all blocks in John Aird Court.

Work Element	Description of Works
Access required	Full scaffold expected to enable safe access for working from height. This is required to complete roof repairs, window renewal works and external brickwork/pointing and rendering repairs. Access will also be required into the residents’ properties to undertake a number of the work elements described.
Roof works	Full roof renewal to all blocks except, 116 – 126, 177 – 192, 193 -215 and 216 – 228. Renewal works are to include all associated works to roof falls, alteration and creation of compliant upstands, roofing details and junctions, termination bars, flashings, outlets, grilles, and associated decoration. Insurance backed guarantee of at least 25 years to be provided.
Balcony works	Renew asphalt decking and gullies to tenanted properties only.
Rainwater goods	Test and undertake repairs and full cleaning of rainwater goods including replacements of elements which are beyond repair. Test upon completion to ensure all rainwater goods systems are free of leaks and are discharging correctly.
Below ground drainage	CCTV drainage survey required. Repairs as required based on findings.
Movement joints	Movement joints and mastic sealant works – rake out and replace with new where required.
Glazing and windows	Full window and balcony door replacement – UPVC - with self-cleaning double glazing and tilt and turn is to be considered for these installations.
Block signage	The Service Provider is to renew all external block signage and internal block and floor level signage.
External decoration	External decorations to all previously decorated surfaces. Including rainwater goods, bin storage rooms, storage sheds, railings, and boundary walls.
External repairs	Extensive brickwork facing and pointing repairs where necessary on all external areas. The extent of the pointing at high level and across the block is extensive and may require phasing of works. Provide a plan for potential phasing of pointing and external repairs work and align against working at height requirements and proposal. Clean external facades including grilles and areas of masonry
Timber repairs	Joinery and resin repairs to all defective timber elements (including items such as window, panels and doors). Painting all previously painted timber surfaces, including strip and preparation where required. Tank room and storage shed repairs to include wholesale carpentry repairs where necessary.
Metal work repairs	Decoration of all previously painted metalwork including external boundary treatments. To include full preparation (strip where necessary) and repairs and replacement of missing or defective elements. Bin chute hatches – Smoke seals to be upgraded to BS7386. If beyond repair, hatch to be replaced to fire rated cover.
Communal flooring	Repairs to existing non–covered flooring to ensure surfaces are safe, cleanable, maintainable, and free of defects. Replacement of existing floor coverings including associated components to ensure flooring is safe, cleanable, and maintainable
Internal communal decorations	Redecoration of all previously decorated internal surfaces. Class 0 performance required to walls, ceilings, strings and soffits.
Internal communal repairs	Repairs to internal fabric finishes ensuring they are sound, consistent and ready to receive redecoration.
BT cables	Engage with BT to tidy and provide new containment which shall be metal powder coated. Installed in line with BS EN 50085-1:2005 or any later amendments and shall be suitably earthed.
Water tanks (including all associated valves and pipework)	Replace existing cold water storage tanks with new where necessary. To include complete removal of all redundant equipment and pipework. The contractor to review the size of each tank and reduce where possible the risk of stagnation etc. Supply, install and connect all associated pipework, valves, fittings, and overflow/ warning devices associated with water tank replacement. Provide valve charts and labelling associated with the works. Installation of new thermal insulation to water tanks. Water treatment, cleansing, power flushing and re-treatment of pipework systems throughout the whole system
Fire safety works	Westminster City Council’s latest fire risk assessments to be reviewed and works to be carried out as necessary. Ensure the works are fully compliant with all current regulatory requirements. Works to fire doors to ensure full compliance with current legislation. This includes all service intake cupboard doors, service riser doors and cross corridor doors. Individual flat entrance doors also to be reviewed to ensure compliance with current legislation. Replacements as required.
Environmental works	All tenanted properties to have a Nuaire humidistat Cyfan fan installed in to both the kitchen and the bathroom and a Nuaire Flatmaster2000 PIV in the hallway. In the event that a property has a suitable existing fan in either kitchen or bathroom or both then there is no need to replace the existing fan/fans.
Sustainability	Service provider to consider all possible measures to reduce carbon emissions from all properties. • Assess existing insultation to all loft spaces and increase insulation levels up to 300mm where possible • Floor & wall insulation where possible. • Consideration for installation of PV panels to roofs where not already present.

Published: 10 October 2022

Last updated: 9 January 2024