Chalcots Major Works - answers to recent questions (May 2023)
1. How often are the windows cleaned?
Where scaffolding is in place, windows are cleaned four times per year. The last clean took place at the end of March and the next one is currently scheduled for the end of June.
Once the scaffolding is removed, the window cleaning will be twice a year via the building maintenance unit.
2. How are residents covered in case of damage cause by the works?
The council’s buildings insurance does not cover tenants’ possessions. As per the conditions of your tenancy agreement, we strongly recommend that you take out household insurance with a reputable insurer to include cover for contents. This does not affect your legal right to claim compensation from the council if the damage was caused by the negligence of the council or its agents.
- This is why Camden Council recommends to residents to advise their contents' insurer that scaffolding is on the building (page 29 in the handbook) and encourages residents to take out content insurance – further information on joining the low cost partner scheme is also included in the handbook
- Where items are damaged by the contractor whilst carrying out the works in a home, McLaren will repair, replace or compensate for the damage caused based on evidence (page 31 in the handbook, second section, second bullet point)
- If damage to a home is caused by external unauthorised access from the base of the site, McLaren is responsible for keeping the site secure and we have CCTV and out of hours security patrols in place
- If access to a home was gained from another flat in the building, this is a tenancy or leasehold enforcement matter
3. Can you help with moving items away from the windows?
During both home visits ahead of the works (6 to 8 weeks and 48 hours prior to the works starting in your home), McLaren will ask if you need help to move items away from the windows, if you have any mobility or other relevant issues. Every effort will be made to assist based on individual requirements and circumstances.
During this visit, you’ll have the opportunity to raise any queries or concerns you may have. Please refer to page 11 of the resident handbook.
4. There are concerns that Home Away from Homes (HAFH) are not available when needed.
HAFH flat allocation is based on availability of suitable accommodation, based on number of people in household, anticipated duration of works to their home and location.
There are sufficient HAFH flats to accommodate residents who require them at present. Additional capacity is being added as the works ramp up.
Resident stays in HAFH flats occasionally last longer than originally predicted if additional works are required to complete their upgrade.
If your circumstances change, we will – where possible – re-arrange the dates of the work to your flat to accommodate this.
5. I would like to purchase my own curtains or blinds. How can I go on about this?
Should the styles or colours of blinds and curtains offered not suit your personal taste, you’re welcome to choose your own. A financial contribution towards this is available. Please see pages 22-23 of the resident handbook with additional up-date in the May 2023 newsletter.
6. There have been health and safety queries raised in relation to dust and related issues. Should I be worried about anything?
Health, safety and security are our top priorities. It must be noted that the improvements made through the major works project puts in place an A1 fire rated cladding and curtain wall system. By removing the old curtain wall and windows we can make sure that only non-combustible materials are in place and fire stopping is fully upgraded. We also check internal wiring and update boilers as required as part of the work.
Before any works are carried out in the flats or the communal areas, McLaren undertakes a full risk assessment and describe step by step their approach to the work and also any mitigating actions to deal with potential issues such as:
- Silica – this is considered a low risk due to the areas of work. The contractor will be using extraction on most tools with “H type” filters. For areas that cannot be extracted, any dust is dampened down by water. The risk is low before the control measures we take and is even lower once control measures are taken. For areas of work open to elements, any potential risk is lower still
- Paint work – the paint used on the project is primary water based. We can provide more details and the data sheet for the products we are using
- Lead, chromium and old putty – The project is either not affected by these items or relevant tests and subsequent precautions are applied where necessary. The original window frames have been tested and show no lead presence. Chromium is not considered as a hazard to be controlled beyond the precautions to control dust with screens, masks, dust extractor, etc. Finally, prior to carrying out the works in a home, the old putty is tested for asbestos and for details, please refer to the answer provided to question 7. So far, the test and certificates for each home have not shown presence of asbestos in the work area.
McLaren’s risk assessment and management has been reviewed by independent health and safety advisors and they are satisfied that the approach is safe for residents and operatives. Furthermore, once removed, the old windows will be disposed of safely and the glass and metal frame is being recycled.
7. How do you deal with Asbestos. I am worried you might discover asbestos in my flat. Do I have to move out of my flat if you do? How do you go about managing asbestos?
Before the main works begin in each home, McLaren arranges to carry out an asbestos survey in your home if there is not already a valid certificate in place. This is to ensure that all works can be carried out safely. Residents are informed about this in writing.
A specialised contractor is used to carry out asbestos surveys. They will need access to only the areas in the property that are affected by window replacement.
If asbestos is found, it is unlikely the residents will need to be moved out. Asbestos can be removed with the resident still living in the property. The resident may be requested to leave the property for the day to ensure asbestos removal can be safely carried out.
From our surveys carried out to date and from historical information available there is minimal asbestos left in the towers and this can be removed and/or managed with minimal disruption to the residents.
Any asbestos removal required will be carried out under fully controlled conditions in accordance with current regulations enforced by the HSE and an air clearance certificate provided at the end of the removal process.
8. There have been reports of delays in residents’ flats. Why is that?
On average, we have completed the works in homes within 2 to 4 weeks. There have been instances where the works have taken longer than scheduled.
There are a variety of reasons for this, and the specifics are individual to the property. Causes for these delays entailed addressing essential matters requiring wider Camden services (e.g. Damp & Mould, Repairs, and or incomplete Fire Stopping works from Phase 2 Works etc.) to ensure Camden undertakes its obligations as the landlord.
Other delays were due to the existing concrete needing repair work, which is only discovered when the existing window is removed. When a concrete repair is necessary, it needs to be inspected and thoroughly assessed and then repaired. This process adds additional time to the individual flat’s schedule. It is important we take the appropriate steps for such repairs as safety and quality are our top priority.
We have also experienced delays during the stage three works. This has been because of the cold weather meaning drying times took longer. In addition, the performance of the previous electrical sub-contractor wasn’t as expected, which has been addressed swiftly. McLaren team are working to mitigate any potential delays where possible based on efficiency reviews and do discuss anticipated longer installation times with the residents when working in their homes.
9. How are works progressing to date?
We included an update in our letter on the 12 May and also in our latest newsletter – we will keep everyone updated on progress. Our aim is to maintain a good rate of progress and conclude the works in line with our published timescales so that residents can benefit from the new cladding and windows as soon as possible.
10. How are homes kept secure during the day and at the end of each day?
Residents who need to leave their home when works take place, those residents who stay with family or friends, go on holiday or move into a Home Away from Home flat for the duration of the works in their home, entrust us with the keys to their home. It is our responsibility to keep your home secure throughout the works, during each working day and at the end of the working day.
A security guard is allocated to each tower block and is the sole keyholder for the keys to the homes where works take place. The security guard opens the home for operatives who work there, patrols the access routes to the homes and checks each home throughout the day. The security guard checks each home and locks the home when the last operative leaves during the day, e.g. for lunch break. Operatives have to ring the security guard to gain access to a home and to advise when the last operative leaves the premises.
At the end of a working day, the last operative or cleaning team will advise the security guard when the home requires locking. The security guard locks each home, and this is recorded digitally for evidence with a time stamp. The security guard checks that each home is locked at the end of the working day. The McLaren Site Manager of each tower block then checks that each home is locked where work is taking place. Further checks are carried out by the Camden project team.
11. Sound proofing of the respite lounge
This was completed and additional works are underway to the doors to minimise noise transfer between rooms.
12. Support for those working at night
Where possible we provide this in line with individuals’ needs. This is reviewed on a case-by-case basis as and when brought to our attention. We encourage resident to contact the project team with any concerns.
13. The location of the central heating thermostat
Each home may be different and this will be assessed on case-by-case basis. Residents are kept informed and are involved in the decision-making.
14. Routing of electrical cables in flats
We will use existing conduits and trunking where possible. It might not always be possible to embed new cabling but we will work with residents to minimise any impact.
15. Cost for the optional electric winder for the smaller lounge window and information about ongoing maintenance.
A factsheet has been prepared to provide an overview on tilt only window opening options with cost contribution as applicable.
16. How Camden learns about any issues raised with McLaren
The Camden Project Team’s Quality Inspectors regularly check on all the works in progress and keep a log of all issues raised in each home and tower block. The contractor is expected to pick up and address issues to achieve sign off for the completed works by the Quality Inspectors.
Camden’s team is site based and we can always be contacted or visit if you think an issue has not been passed on to the Council promptly. We are also appointing an additional Camden employed resident engagement lead to help us track and communicate issues as the work gathers pace.
17. Co-ordination of the work within properties
We have a very clear step-by-step process for the works to be carried out and we talk this through with residents before the work starts within the home. More information can be found in the resident handbook on pages 16 to 19. We review our approach to the works regularly to improve and optimise on any lessons learnt.
18. Residents would like firm dates for the works in their flats
We have a detailed programme for each tower block and can confirm dates with residents when we book in the work to their home. We need to have conversations with residents about when works take place to make sure that these work for everyone. Sometimes, the residents’ circumstances change and we will move the dates of the works in a particular home to accommodate and instead we start works in another home as agreed with the resident.
19. Regarding the set-up of a clear plastic tent and dust extractor unit, in front of every window whilst it is being installed - Is that the same requirement, regardless of whether a resident is remaining in their flat during the works or not?
Yes. This was covered in the virtual resident meeting on the 27th April 2023.
20. Number of workers assigned to the works
McLaren arrange for resources to be available in line with the agreed programme and the progress of work on site. On any particular day resource levels can be affected by factors such as train strikes. In particular, McLaren make sure that each block has sufficient resources in place to deliver the work required.
21. What is the material used for the internal window sill
Following a detailed review with our fire engineers, Building Control team and designers, it was determined that softwood timber was the best product to use.
22. Has the timber studwork used for making good in internal reveals been treated or is it normal timber?
The performance specifications have already been concluded with Council’s independent fire engineers, technical advisors, and Building Control. Just to confirm, there is no timber studwork in the reveals and either fire retardant plaster boards or metal trims are being used.
23. What is used to infill the gap at concrete floor to window unit behind the trench heater?
There is no gap as we moved away from the stacked window system. The individual window is on a stainless-steel frame. The floor slab is extended; from a compartmentation perspective by using fireproof mineral wool product which are encased in plasterboard ceiling linings below and by the raised sill construction above. Design decisions have been concluded with Council’s independent fire engineers, technical advisors, and Building Control.
24. What is used to infill between window frame and concrete reveals?
There is no infill, there are full-length metal brackets on each side of the window. The design decisions have been concluded with Council’s independent fire engineers, technical advisors, and Building Control.
25. How do you make sure windows fit properly and are secured?
The glazing fits into the new aluminium frame and the new frame fits into the opening and are fixed using metal brackets, which allow for tolerances in case of slight size variations.
26. Why is there condensation when there is no external insulation when this is not the case with the current windows?
The new windows have high performance specified metal brackets along the vertical length of each window, which are exposed without the insulation and cladding system. This can temporarily cause some condensation. To prevent this, we install the rockwool insulation to the external wall around the new window frame to prevent this until the new cladding system is installed.
The existing windows are held in place by small brackets rather than continuous ones, which means the existing brackets have a much smaller surface.
27. Why do the original window frames and crittall windows need removing?
This is essential to have a clean concrete surface without other elements to ensure effective fire stopping around the new windows.
Please note that the project team is always happy to answer queries or address concerns. The team is happy to meet with residents to talk through any aspects of the works.
Some of the responses take longer to provide as other teams and third parties provide or contribute to responses.
We will continue to provide regular Question and Answer up-dates.
