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Property Services

Peninsula Management are experienced and work hard to establish good communication and working relationships with both the Freeholder and Leaseholders. Our apartment block management services include:

LOCKSMITHS

We employ a local locksmith, who covers the whole of the North Devon area.
Fast response with 24 hour service.

CLEANING

Peninsula Management make sure the cleaning schedules are right for each building. A poor cleaning contractor or the wrong frequency of cleaning makes a difference to wear and tear, pests and odours. Our cleaning teams provide feedback on any issues they encounter so that we can ensure communal areas are consistently kept in good order.

WINDOW CLEANING

We would only use pure water contractors.  As window cleaning evolves, new techniques come and go, but PURE WATER CLEANING TECHNOLOGY is the best. Its safer and the windows remain cleaner for longer.

The technology
The water that we get through our taps is full of minerals and chemicals know as Total Dissolved Solids (TDS). When normal tap water is left to dry on glass, the water evaporates leaving the TDS behind as those familiar white stains.

Our system forces the tap water through intense filters which clean and polish the water leaving it 100% pure and giving a TDS reading of ‘000’ parts per million. So now as we clean your windows and rinse with Pure water the result is naturally air drying glass with no streaks or stains.

CLEANING OF GUTTERS

Our contractors can carry out the following:
They can clear out and wash your guttering systems up to a height of 50 feet (approx. 5 floors) from the safety of the ground using gutter vacuum systems.
They can reach gutters that are inaccessible by ladders (over conservatories, glass roofs & above extensions)
They can clean soffits, cladding and fascias on commercial and residential buildings

LIFT CONTRACTS

We at Peninsula Management have a duty to ensure that your lift is safe to use. With this in mind it is crucial that lift maintenance services are carried out on a regular basis in-line with the manufacturer’s recommendations.
Our contractors provide the highest customer service levels, offering lift maintenance along with a highly efficient call out and lift repair service. We are available 24 hours a day, 365 days a year with very competitive pricing.

FIRE EXTINGUISHERS

Fire extinguishers should be regularly serviced to ensure they remain in good working . Order and function correctly should they be needed. We will that the responsibility to ensure that extinguishers are serviced in accordance to the BS 5306-3:2009.

GARDEN & ESTATE MANAGEMENT

First impressions are important so whether the requirement is just for weed control and litter removal or a full gardening programme for landscaped grounds, we know that this is an area that has a great impact. We adjust our gardening programmes seasonally to ensure grounds look the best they can all year round.

CAR PARK & DRIVEWAY MAINTENANCE

We cover all car parking areas twice a year with weed control sprays.
We always check and remove litter on each monthly visit.

GENERAL MAINTENANCE AND MAJOR WORKS

Where possible, Peninsula Management source local companies and tradesmen. We negotiate the best value for services, without compromising on workmanship or product quality. Where required, we will instruct a 5 year planned preventative maintenance report so that we can adequately budget for upcoming works. We manage major works programmes and ensure properties comply with all Health and Safety regulations.

FIRE RISK ASSESMENT

The Regulatory Reform (Fire Safety) Order 2005 requires a fire risk assessment to be carried out in blocks of flats or a building containing common parts of two or more dwellings. The duty is on the “responsible person” who will generally be the person responsible for managing the common parts. This can include the freeholder, a Right to Manage Company, a Residents Management Company and also managing agents contracted to act on behalf of any of the above.
The purpose of the assessment is to evaluate the risk to people from fire, taking into account existing fire safety measures and to determine whether additional measures are necessary. It is limited to the common parts and does not extend to the leaseholders own “demised premises”.

The legislation states that “Any such assessment must be reviewed by the responsible person regularly so as to keep it up to date…” Presumably the frequency of the risk assessment may depend upon the building concerned. For example: a small converted house with just a small communal hallway may need not an assessment as frequently as a large block of flats.

HEALTH & SAFETY RISK ASSESSMENT

All blocks of flats must have a health & safety risk assessment carried out of The communal areas. This is a legal requirement under the Management of Health and Safety at Work Regulations 1999.

You may argue that the communal areas of your block of flats are not a place of work. But the Courts and the Health and Safety Executive (HSE) do include communal areas in health and safety regulations. So if a cleaner, gardener, managing agent or repair contractor enters them, then a risk assessment must be made.

Communal areas do not just mean the internal parts of the building – they also include the roof, structure and other external areas. When carrying out a risk assessment, remember to include all areas including gardens, grounds, plant rooms, meter cupboards and lift motor rooms.

If there aren’t any employees of the landlord working at the block, then there’s no requirement to record the risk assessment – but it would be foolish not to do so. If there’s an accident and you have no proof of a risk assessment being carried out, you are much more likely to be prosecuted or sued for negligence. The risk assessment should be reviewed at least annually.

NICEIC ELECTRICAL TESTING

Periodic inspection and testing should be carried out only by electrically competent persons, such as registered electricians. They will check the condition of the electrics against the UK standard for the safety of electrical installations, BS 7671 – Requirements for Electrical Installations (IET Wiring Regulations).

The inspection takes into account all the relevant circumstances and checks on:
• The adequacy of earthling and bonding.
• The suitability of the switchgear and control gear. For example, an old fuse box with wooden back, cast-iron switches, or a mixture of both will need replacing.
• The serviceability of switches, sockets and lighting fittings. Items that may need replacing include: older round-pin sockets, round light switches, cables with fabric coating hanging from ceiling roses to light fittings, black switches and sockets mounted in skirting boards.
• The type of wiring system and its condition. For example, cables coated in black rubber were phased out in the 1960s. Likewise cables coated in lead or fabric is even older and may well need replacing (modern cables use longer-lasting pic insulation).
• Sockets that may be used to supply portable electrical equipment for use outdoors, making sure they are protected by a suitable residual current device (RCD).
• The presence of adequate identification and notices.
• The extent of any wear and tear, damage or other deterioration.
• Any changes in the use of the premises that have led to, or may lead to, unsafe conditions.
The competent person will then issue an Electrical Installation Condition Report detailing any observed damage, deterioration, defects, dangerous conditions and any non-compliance with the present-day safety standard that might give rise to danger.

If anything dangerous or potentially dangerous is found, the overall condition of the electrical installation will be declared to be ‘unsatisfactory’, meaning that remedial action is required without delay to remove the risks to those in the premises.

MAINTENANCE & TESTING OF EMERGENCY ESCAPE LIGHTING

Government guidelines state that all emergency escape lighting systems should be regularly tested and properly maintained to BS 5266. This testing has traditionally been undertaken manually although, as noted above, emergency luminaires are now available with a self-test facility.

Depending on the type of installation, the responsible persons should be able to carry out most of the routine tests by themselves. As the test methods will vary, there may be some doubt, in which case it is recommended that advice is sought from the supplier or other competent person.

A typical test is via a key operated switch that is located either near the main fuse board or adjacent to relevant light switches. This is also known as a ‘secret key’ switch, as it is designed to allow testing of emergency lights while preventing non-authorised operation of the test switch.

Testing would usually include the following:

• A daily visual check of any central controls;
• A monthly function test by operating the test facility for a period sufficient to ensure that each emergency lamp illuminates; and
• An annual full discharge test

Particular care needs to be taken following a full discharge test. Batteries typically take 24 hours to re-charge and the premises should not be re-occupied until the emergency lighting system is full functioning, unless alternative arrangements have been made.

It is best practice to keep a record of all tests in the fire safety logbook.

FIRE ALARMS MAINTENANCE AND TESTING

All smoke and heat detectors inc break glass points must be tested bi annually.
Alarm panels should be checked and alarm sounders for effectiveness.
We always have a maintenance contract with a local approved alarm company.

ASBESTOS SURVEY

In a similar way to fire safety, there is a legal duty on the person responsible for managing the maintenance and repair of common areas in buildings containing flats to “manage” asbestos.

The requirement is in the Control of Asbestos Regulations 2012 and applies only to common areas such as foyers, corridors, staircases, lifts.
The duty is to ascertain whether the premises contain asbestos and if so where it is and what condition it is in, to assess the risk and to make a plan to manage the risk and act on it.

The regulations are enforced by the Health and Safety Executive and local authorities. According to the HSE website any building prior to 2000 could contain asbestos and was extensively used as a building material between the 1950s and 1980s. Recovery of the cost of the survey and necessary work resulting from this is based on similar principles as set out above for fire safety. The lease may specifically allow for recovery as a service charge, or the freeholder may be able to bring the cost within a “sweeping up clause”.

A final point as to why it is beneficial to leaseholders to have these checks is that on sale of a flat, the purchaser’s solicitors will ask for confirmation that a risk assessment has been carried out for fire safety and asbestos as a matter of course and ask to see evidence of this. It may cause a problem with a sale if this is not available.

24 HOUR RESPONSE SERVICE TO ALL TRADES

We have a 24hr service 7 days a week to cover all trades.
From block drains , electrical failure to water leaks.

If you have any questions about our Property Services please contact us on 01271 386306.

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