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Hamilton court

Hamilton Court is a 5/6 storey 1930s block in Maida Vale...

Hamilton Court Maida Vale Ltd


The Challenge

Hamilton Court is a 5/6 storey 1930s block in Maida Vale. Ringley are engaged as Freeholder's Agent and Party Wall Surveyors to deliver rooftop penthouses with minimum inconvenience. The owners of the apartments share the freehold and started discussions with a developer to lease them the roof space and add 4 penthouses. Ringley's role is to work with the Directors of the management company, vet developer proposals and manage the approval of details as part of the licence and planning process. Development conditions includes enabling works before the penthouse materials are delivered to the site. Negotiations yielded; the developer committing to replacing all the blocks windows, supervised by Ringley along with the penthouse and internal refurbishment.

The Solution

The freehold company is owned by most of the leaseholders will get to share in the proceeds from selling the 4 penthouses. Ringley will keep the leaseholders safe by ensuring the developer protects the exiting structure and new works are planned to minimise any inconvenience.

Customer Comments

" The freehold company is owned by most of the leaseholders will get to share in the proceeds from selling the 4 penthouses. Ringley will keep the leaseholders safe by ensuring the developer protects the exiting structure and new works are planned to minimise any inconvenience. "
Kensington hall 1

Kensington Hall Gardens is a Victorian Mansion Block comprising 70 flats over 5 entrances...

Phase 1 due on site 2016


The Challenge

Kensington Hall Gardens is a Victorian Mansion Block comprising 70 flats over 5 entrances. Long term neglect and replacement boilers sucked all funds so the exterior had not been repaired or redecorated for some 15 years. A estimating exercise was presented to the residents meeting and using a slide show we demonstrated the state of each element and gained Leaseholder buy into the project.

The Solution

Through a series of votes, phasing was agreed, each phase justified by demonstrating the elevations which needed more work urgently.

Customer Comments

" Through a series of votes, phasing was agreed, each phase justified by demonstrating the elevations which needed more work urgently. "
Legra grange

Ringley were appointed to carry out a rooftop development feasibility study...

Willaim Limited


The Challenge

Ringley were appointed to carry out a rooftop development feasibility study. Following are consideration of the site and buildings, initial designs and documents were brought forward for pre-app negotiations and refined for full plans submission. The submitted scheme took into account all pre-application feedback and recommended for approval by the council as it conformed to all local and national guidelines and was deemed by planning officers to enhance the character of the area.

The Solution

Despite the positive report and recommendation for approval, the council's development committee voted to refuse the application. An appeal is pending. Should the appeal be successful, it is planned for Ringley's to be retained to carry out the detailed design work, building regulations submission and project management of the rooftop scheme.

Customer Comments

" Despite the positive report and recommendation for approval, the council's development committee voted to refuse the application. An appeal is pending. Should the appeal be successful, it is planned for Ringley's to be retained to carry out the detailed design work, building regulations submission and project management of the rooftop scheme. "
0230s

An all too common problem in our air tight buildings with district heating systems and great insulation is overheating, in the common parts...

Millharbour


The Challenge

An all too common problem in our air tight buildings with district heating systems and great insulation is overheating, in the common parts. Ringley's Building Engineering Team reduced the overheating in the common parts at a block of 352 units in Docklands, E14 by 20%. Looking back to temperatures in September 2014 at 32.3 degrees Celsius, the same area now reads 25 degrees Celsius. Following a structural assessment of the building fabric and components we undertook a couple of months of practical testing and monitoring to explore non-mechanical passive ventilation options to maximise the cooling effect without the need to install and maintain expensive mechanical extraction plant.

The Solution

Passive ventilation means the opposite of mechanical ventilation/extraction. Overheating in common parts is a problem for developers who have to meet stringent air-tight testing end high insulation standards. In modern buildings heat gain and creep usually centres round the transfer of communal heating pipes perhaps from the plant room or from tower 1 to tower 2, for example. What Ringley achieved at Millharbour was to save the residents thousands by not installing a mechanical cooling system but to go back to basics and with a mixture of raised natural vents at the top of stair cores, active use of doors and windows as part of the cooling system albeit maintaining adequate fire protection by installing electrical closing mechanisms.

Customer Comments

" Passive ventilation means the opposite of mechanical ventilation/extraction. Overheating in common parts is a problem for developers who have to meet stringent air-tight testing end high insulation standards. In modern buildings heat gain and creep usually centres round the transfer of communal heating pipes perhaps from the plant room or from tower 1 to tower 2, for example. What Ringley achieved at Millharbour was to save the residents thousands by not installing a mechanical cooling system but to go back to basics and with a mixture of raised natural vents at the top of stair cores, active use of doors and windows as part of the cooling system albeit maintaining adequate fire protection by installing electrical closing mechanisms. "
0546s2

On this new build block called to investigate a leak we uncovered numerous roof faults...

Hanover Court


The Challenge

On this new build block called to investigate a leak we uncovered numerous roof faults. The construction of the roof was a flat liquid applied cold roof that had been incorrectly installed and lacked competent detailing at upstands and around pipe protrusions. We instigated claims through the NHBC insurance and worked with loss adjusters to achieve resolution.

The Solution

This was good to customers because taking care of the faulty roof construction at an early stage saved residents from many years of roof leaks and other related damage to the property.

Customer Comments

" This was good to customers because taking care of the faulty roof construction at an early stage saved residents from many years of roof leaks and other related damage to the property. "
0581s

Kenwood Court @ 1 Elmwood Crescent, Kingsbury, NW9 9AB

A skip had been left on site for the past 8-10 months...

Skip Removed With The Help Of Residents!

Kenwood Court @ 1 Elmwood Crescent, Kingsbury, NW9 9AB

The Challenge

A skip had been left on site for the past 8-10 months. It was breeding rats, mosquitoes, flies, and inviting foxes. Thrown into it were baby nappies, beer bottles, clothes, plastic waste, and also a broken wooden door.

The Solution

From 7:30pm - 8:45pm two directors, an associate director and a few labourers attended together to clear the overloaded skip and its surrounding area full of rubbish. Residents of the site praised the work done. The skip was picked up within 24 hours of an emails sent and hard work done.

Customer Comments

" From 7:30pm - 8:45pm two directors, an associate director and a few labourers attended together to clear the overloaded skip and its surrounding area full of rubbish. Residents of the site praised the work done. The skip was picked up within 24 hours of an emails sent and hard work done. "
Image of damage   24.06.19

Drayton Garden Village

Pavement damage costs recovered It is not fair when unsociable behaviour and bad tenants disrespect the covenants and regulations over and over again and it can cause unprecedented levels of stress and anxiety...

Pavement Damage - Costs Recovered

Drayton Garden Village

The Challenge

Pavement damage costs recovered It is not fair when unsociable behaviour and bad tenants disrespect the covenants and regulations over and over again and it can cause unprecedented levels of stress and anxiety. Lease regulations and covenants are there for a purpose and there are things that can be done. Continual parking abuse, mounting pavements and causing damage to paving slabs, along with noise nuisance was upsetting residents at Drayton Garden Village.

The Solution

Ringley Law worked with the Client and sought an injunction to stop the pavement damage. As a result sufficient damages were obtained to pay for the pavement damage and the tenants moved out.

Customer Comments

" Ringley Law worked with the Client and sought an injunction to stop the pavement damage. As a result sufficient damages were obtained to pay for the pavement damage and the tenants moved out. "
Mab3

To play fair, you can only park as many cars as you have spaces for on-site...

Too Many Cars!


The Challenge

To play fair, you can only park as many cars as you have spaces for on-site. Stands to reason, and you would think everybody could understand that. Visitors parking is scarce and often visitors must park off-site.

The Solution

In this case, an action was started against the owner of the property whose tenants were flagrantly breaching the rules, day after day, night after night. And, not one car at a time - typically 3 or 4. Once the landlord understood that our Client was serious, they used our action to start taking breach proceeding against their tenants. This resulted in the tenants moving on and Ringley Law's costs being covered by the owner. Hopefully, with getting better tenants next time, this owner will make sure their Agent is clear on how many spaces come with the property and also get a previous landlord reference!

Customer Comments

" In this case, an action was started against the owner of the property whose tenants were flagrantly breaching the rules, day after day, night after night. And, not one car at a time - typically 3 or 4. Once the landlord understood that our Client was serious, they used our action to start taking breach proceeding against their tenants. This resulted in the tenants moving on and Ringley Law's costs being covered by the owner. Hopefully, with getting better tenants next time, this owner will make sure their Agent is clear on how many spaces come with the property and also get a previous landlord reference! "
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