[CP]

Yes – would be interested but also interested in contesting major works charges.

Greg18 – how does one submit a claim ‘under s19 of the l&t act’ please?

[CP]

Hi Emma and Alex
Check out an earlier discussion on this subject ‘Heating Replacement (Specifically at Millman Street)’. The Millman Street TRA have been fighting Camden’s proposal to refurbish the heating and HW system since last year on several grounds, (expense, suitability of design, transparency of process, etc) and for the moment they have backed down and agreed to re-evaluate the proposal. In the course of this process, we invited reps from the Highgate Estate TRA to attend our TRA meeting. Leaseholders there did manage to opt-out of Camden’s heating refurbishment proposal successfully and some had had individual systems installed – so it seems that there are precedents for this.
All this is not necessarily helpful in that you have already had the work done and it looks difficult to protest retrospectively. It’s been a hard fight so far and now we’ve moved on to fighting Camden’s window replacement proposal – for many of the same reasons that we opposed the heating and HW proposal. However, what it does point up is the importance of establishing a Residents Association including tenants and leaseholders to actively scrutinise Major Works proposals and to mount a concerted opposition where necessary. Involving your local councillor is also important:ours has been particularly supportive. There is a helpful guide to Major Works on this website if you haven’t already seen it.
CP

[CP]

I got a £250 refund from Camden to cover the insurance excess for water damage from a roof leak, after Emma (see comment above) suggested trying that route. After I lodged the claim with Zurich, they said that I could leave the claim pending until I had obtained estimates for the repair. At the same time, I sent a complaint to Leaseholder Services asking for the excess to be refunded (because it was the 3rd time I had had a leak). Then surprisingly the next day got a call from a very sympathetic guy in Housing Complaints and a cheque a few days later. I arranged to have the water damage fixed myself and now suppose that I will have to submit the estimates (which are actually invoices since I have already had the work done) to Zurich and see whether they agree to cough up. It’s a bit tricky because the repair work actually only cost just over £250 so hardly worth the hassle of claiming now that Camden have re-imbursed me – though I guess that Camden could think my claim was a scam. Also since they have done nothing so far to repair the roof properly, it is quite possible that I will suffer further water damage in future 🙁

[CP]

Hi Emma and Simon

I have a similar water-related problem due to Camden’s negligence. I am a leaseholder on the top floor of a block of flats. In June this year during the heavy rain, water leaked in through my bathroom ceiling. I have lived in my flat for 13 years and this is the third time this has happened because Camden has never properly maintained the flat roof of the block. All four residents on the top floor of the block suffered the same leak.

When the leak occurred, my neighbours (all tenants) informed me that Camden were sending round an emergency electrician to disconnect the lights because of the danger posed by water pouring in through the light fittings. They said that I should call Camden to ask the electrician to call round to my place to do the same. I was really furious to be told by Camden’s emergency repair line that I would have to call my own electrician under my home contents insurance since Camden would not deal with any damage within my own flat – even though it had been caused by Camden’s negligence.

Emma – it is really helpful to know that you have managed to get the excess back from Camden. I’m going to call leaseholder services today to pursue this. I have already had the run around from Camden after writing to complain – directing me to Zurich again. In my past experience, the claim is always assessed at £249.99 meaning that that the leaseholder has to pay. When I called Zurich, they also told me that if they send out a loss adjuster to assess the claim that this amount is deducted from the claim settlement! Even more outrageous.

Will keep you posted on how I get on
Celia

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