We’re aware of some recent security issues with the main door to the block. Our contractor has attended and repaired the door. Please make sure that it is closed firmly after each use, and check for anyone following behind you.

If you find an unauthorised person in the building, please call the Police to ask for them to be removed, and contact our Customer Service Centre 0345 111 0000 to log the incident.

We are pleased to announce that the tendering process has now been finalised. Following a thorough evaluation, United Living (UL) have been selected to carry out the required external wall remediation works to Rutland House.

Riverside have now entered the pre-construction period with United Living. This phase involves detailed planning, surveys, and preparation to ensure the smooth and efficient execution of the project. It is projected that we are on track to meet the previously advised timeline as was shared on our webpage in December 2024.

Information such as the pre-construction and construction phases, further updates, including information about specific timelines and any potential disruption, will be shared with you as the project moves along on a quarterly basis with the next due in June 2025.

Background

In February 2023, we wrote to you to announce the outcome of a fire risk assessment carried out to the external walls of your building.

We informed you that the assessment found the external fabric materials used, did not meet current safety standards. We indicated that action was needed to address and fix this issue. Additionally, there were other concerns to address, including roof repairs to stop leaks and other fire safety measures. We wrote to all customers in May 2024 with an update on those issues and from our previous website portal update in August we would like to once again, provide a further update below.

What’s the latest?

The tender process to select a contractor to carry out the required works is currently in progress, and we hope to select a new contractor by early 2025.

It is estimated that the new contractor will take approximately six months to review the work required, which includes architectural design, engineering, and securing the proper planning permission. These works are expected to take up to a year to complete, with a projected completion of summer 2026.

We can confirm that no qualifying leaseholder will be asked to pay anything towards these remediation costs. If you are unsure if you are a qualifying leaseholder, or wish to read more about qualifying leases, please visit www.gov.uk/guidance/qualifying-date-qualifying-lease-and-extent.

In our previous update, we also let you know about the potential to secure Government funding from the Cladding Safety Scheme (CSS) to assist with covering the remediation costs. We are pleased that we can now confirm that Rutland House is eligible for this funding, and the CSS is expected to cover approximately 50% of the costs towards the required work required to your building.

The remaining 50% of costs towards the require work we aim to retrieve from the original contractors, Lindum Group, and Riverside has instructed Devonshires, our independent legal experts, to pursue this.

If we are unable to recover costs from the original contractor, we will explore alternative funding options.

Selling your home – EWS1 form

The External Wall System (EWS) process, and resulting certificate (EWS1), provides a way for building owners to prove that the external walls have been assessed and confirmed as safe by a qualified fire expert, in line with government guidance.

This certificate may be requested by tenants and owners who may be looking to sell their property. However, requirements can differ, and a compliant certificate can only be made available after all works have finished.

Following an additional appraisal (the Fire Risk Appraisal of the External Wall, or FRAEW) the certificate for Rutland House has been rated as ‘OPTION B2’. This means that remedial works are required.

Should you require any further information on this, please contact the team by email directly at [email protected].

Other issues

• Water: Our surveyors identified a fault with the water pump at Rutland House. We arranged for an urgent repair which took place on Thursday 31 October 2024. Thank you for your understanding and cooperation during this time and we can confirm that this fault has now been fixed and water should be running normally again.
• Car park: As we told you in our last update, we were working to resolve an issue with the car park shutter, which was broken due to vandalism. The shutter is now fixed, and fobs have been delivered to most customers. We are still working to address some supply issues, and the remaining fobs will be delivered to the remaining customers very soon. We sincerely apologize for the inconvenience this has caused and hope there will be no further vandalism and security issues. To assist with this, please ensure the shutters are closed after use.

We hope this update is helpful. Please remember you can view regular updates on our progress at Rutland House on this page. You can contact us about the cladding issues at [email protected] and the Home Ownership team here.

Background

In February last year, we wrote to you to announce the outcomes of a fire risk assessment at your building.

We told you the assessment had found that the insulation materials used in the external walls of the building did not meet safety standards. We told you that action was needed to address the issue. There were also other issues we needed to address too including works to the roof to stop leaks and action to address other fire safety measures.

We’ve wrote to all customers in May with an update on those issues (read the letter here) and have provided a further update below.

What’s the latest? An update from Scott Barnett, Assistant Director of Building Safety

As we told you in May, we had instructed our legal representatives to assess the validity of a legal claim against the original developer of the building with a view to them funding the work to fix the cladding. They have now concluded this is not viable.

Whilst this is disappointed from a point of view of securing funding, we have also submitted a bid to the Government funding scheme – the Cladding Safety Scheme (CSS) – which is run by Homes England. We hope that will be successfully confirmed soon.

In the meantime, Riverside, as a group, are finalising on the creation of a new cladding remediation framework. This will help us to appoint contractors to carry out this type of work. We expect this to be concluded in October and we hope we will then be in a position where we have secured funding and to be able to offer the work to contractors.

Once we have done so, and carried out the necessary legal consultation period we will be in position to award a contract and begin to design a solution in consultation with the appointed contractor.

We expect this to be in January 2025 and take around six months including architectural design, engineering and securing planning permission.

Whilst I appreciate that is some time away, I hope this update will assure you that we are taking this project very seriously, that it is a key priority for us and that we are taking all the necessary steps to ensure a safe, effective and compliant solution is achieved at no cost to you.

Selling your home – EWS1 form

The EWS process, and resulting form (EWS1), is a way for a building owner to confirm that an external wall system on residential buildings has been assessed for safety by a suitable expert, in line with government guidance. This may be requested by lenders if you are looking to sell your property.

Following the FRAEW, the EWS1 for Rutland House has been assessed as OPTION B2, with remedial works required.

If you would like a copy of the EWS1 please contact [email protected].

For further information regarding the EWS1 form please click here.

Other issues 

As we told you in our last update, we were working to resolve an issue with the car park shutter which is currently broken because of some vandalism.

Background

In February last year, we wrote to you to announce the outcomes of a fire risk assessment at your building.

We told you the assessment had found that the insulation materials used in the external walls of the building did not meet safety standards. We told you that action was needed to address the issue. There were also other issues we needed to address too including works to the roof to stop leaks and action to address other fire safety measures.

We’ve wrote to all customers in May with an update on those issues (read the letter here) and have provided a further update below.

What’s the latest? An update from Scott Barnett, Assistant Director of Building Safety

As we told you in May, we had instructed our legal representatives to assess the validity of a legal claim against the original developer of the building with a view to them funding the work to fix the cladding. They have now concluded this is not viable.

Whilst this is disappointed from a point of view of securing funding, we have also submitted a bid to the Government funding scheme – the Cladding Safety Scheme (CSS) – which is run by Homes England. We hope that will be successfully confirmed soon.

In the meantime, Riverside, as a group, are finalising on the creation of a new cladding remediation framework. This will help us to appoint contractors to carry out this type of work. We expect this to be concluded in October and we hope we will then be in a position where we have secured funding and to be able to offer the work to contractors.

Once we have done so, and carried out the necessary legal consultation period we will be in position to award a contract and begin to design a solution in consultation with the appointed contractor.

We expect this to be in January 2025 and take around six months including architectural design, engineering and securing planning permission.

Whilst I appreciate that is some time away, I hope this update will assure you that we are taking this project very seriously, that it is a key priority for us and that we are taking all the necessary steps to ensure a safe, effective and compliant solution is achieved at no cost to you.

Selling your home – EWS1 form

The EWS process, and resulting form (EWS1), is a way for a building owner to confirm that an external wall system on residential buildings has been assessed for safety by a suitable expert, in line with government guidance. This may be requested by lenders if you are looking to sell your property.

Following the FRAEW, the EWS1 for Rutland House has been assessed as OPTION B2, with remedial works required.

If you would like a copy of the EWS1 please contact [email protected].

For further information regarding the EWS1 form please click here.

Other issues

• Car park – As we told you in our last update, we were working to resolve an issue with the car park shutter which is currently broken because of some vandalism. The shutter is now fixed, and fobs have been delivered to most customers. We are still working to address some supply issues and the remaining fobs will be delivered to the remaining customers very soon. We sincerely apologised for the inconvenience this has caused and we hope there will be no further vandalism and security issues. To assist with this, please ensure the shutters are closed after use.

• Notice board – Finally, customers have reported to us that some messages have been posted on the noticeboard which have caused them concern. Please use the noticeboard responsibly.

I hope this update is helpful. Please remember you can view regular updates on our progress at Rutland House at www.riverside.org.uk/rutlandhouse. You can contact us about the cladding issues at [email protected] and the Home Ownership team via www.riverside.org.uk/homeowners

Background

In February last year, we wrote to you to announce the outcomes of a fire risk assessment at your building.

We told you the assessment had found that the insulation materials used in the external walls of the building did not meet safety standards. We told you that action was needed to address the issue. There were also other issues we needed to address too including works to the roof to stop leaks and action to address other fire safety measures.

We’ve now written to all customers with an update on those issues.

Technical information

External Wall Survey – Fire Risk Appraisal of the Externals Walls (FRAEW)

An external fire engineer, Tri Fire Ltd, was commissioned to undertake a Fire Risk Appraisal of the External Walls (FRAEW) at Rutland House in August 2022. The FRAEW was undertaken based on the government guidance PAS9980 that was introduced in January 2022. This risk-based assessment methodology takes into consideration three factors:

• Fire performance risk factors.
• Façade configuration risk factors
• Fire strategy / fire hazards.

Findings from the FRAEW:

The Fire Engineer determined that the external wall systems for this block are as follows: 

Façade Type 1: EWI System (Render)

It is estimated that approximately 50% of the total external wall area of the building comprises of an insulated render system, commonly referred to as ‘external wall insulation’ or EWI). Based on an inspection of the render, it appears that the insulation to this system comprises expanded polystyrene.

Façade Type 2: Metal cladding panels

It is estimated that approximately 20% of the total external wall area of the building comprises of metal cladding, primarily located on the top two floors. Metal cladding has also been applied as an architectural feature between glazing units.

Façade Type 3: Masonry

It is estimated that approximately 10% of the total external wall area of the building comprises of fair faced brickwork. The masonry clad walls are considered to be of ‘full brick’ conventional facings.

Cantilever balconies:

The cantilever balconies are vertically aligned with timber decking. Tri-Fire has determined that the risk of rapid external fire spread is minimal due to the limited number of balconies vertically aligned.

Recommendations based on the FRAEW:

Following the fire risk assessment our contractor, Tri Fire Ltd, recommended the following measures:

1. Removal and replacement of current external wall rendering and insulation
2. Installation of a sprinkler system in the property.

They did not recommend any interim fire safety measures. However, we elected to change the fire strategy for the property from stay put, which essentially means you stay in your flat in the event of a fire alarm sounding – to simultaneous evacuation supported by the newly installed automatic fire alarm system, which now means you should evacuate the building should the fire alarm sound.

We made this decision to exercise caution as there are still some outstanding fire safety issues to address.

Leaseholder protections  

The Building Safety Act 2022 has brought in number of financial protections for qualifying leaseholders, preventing them from being recharged for cladding remediation works. For further information regarding this please visit the Government website.

Next Steps

Riverside has instructed our legal representatives, Devonshires Solicitors, to assess the validity of a legal claim. This can be a time-consuming process and we cannot give a timeframe for when this could be completed. If we were to conclude this was not viable, or if a claim was unsuccessful, there is also a Government funding scheme – the Cladding Safety Scheme (CSS) – which is run by Homes England. We may be able to pursue funding via that route once we have exhausted all avenues with the original contractor. However, we must pursue our legal options in full to be eligible to apply.

The Building Safety Team will continue to keep you updated on the progress of the works which will be provided on a quarterly basis. The next update for your building will be provided in August 2024 however, we will ensure that we communicate with you earlier, if there is any significant progress in relation to the above.

EWS1 form

The EWS process, and resulting form (EWS1), is a way for a building owner to confirm that an external wall system on residential buildings has been assessed for safety by a suitable expert, in line with government guidance. This may be requested by lenders if you are looking to sell your property.

Following the FRAEW, the EWS1 for Rutland House has been assessed as OPTION B2, with remedial works required.

If you would like a copy of the EWS1 please contact [email protected].

For further information regarding the EWS1 form please click here.

Other issues

We’re working to resolve an issue with the car park shutter which is currently broken because of some vandalism.

Our contractor, Maintec, have visited the building but need a specialist to repair the control panel. We’re doing everything we can to get this resolved as soon as possible.

In the meantime, we know that customers have reported that homeless people have been accessing the bin store and car park. If this does happen again, please ensure you report this to police via 101.

We have reviewed CCTV footage of the vandalism and have passed it on to the police to investigate the matter.

Other issues update

Roof replacement

In March 2022, we received reports of a roof leak. Our investigation revealed a fault with surface water drainage and the waterproofing membrane, which means the building needs a partial roof replacement. We formally consulted you on those works which led to the appointment of a contractor. In February 2024, we told you that works would begin in early March. However, we are having to rearrange those works due to a delay on the part of our contractor. We apologise for the delay and will communicate a new date for works as soon as possible.

Background

In February last year, we wrote to you to announce the outcomes of a fire risk assessment at your building.

We told you the assessment had found that the insultation materials used in the external walls of the building did not meet safety standards. We told you that action was needed to address the issue. There were also other issues we needed to address too including works to the roof to stop leaks and action to address other fire safety measures.

We’ve now written to all customers with an update on those issues.

Technical information

External Wall Survey – Fire Risk Appraisal of the Externals Walls (FRAEW)

An external fire engineer, Tri Fire Ltd, was commissioned to undertake a Fire Risk Appraisal of the External Walls (FRAEW) at Rutland House in August 2022. The FRAEW was undertaken based on the government guidance PAS9980 that was introduced in January 2022. This risk-based assessment methodology takes into consideration three factors:

• Fire performance risk factors.
• Façade configuration risk factors
• Fire strategy / fire hazards.

Findings from the FRAEW:

The Fire Engineer determined that the external wall systems for this block are as follows:

Façade Type 1: EWI System (Render)

It is estimated that approximately 50% of the total external wall area of the building comprises of an insulated render system, commonly referred to as ‘external wall insulation’ or EWI). Based on an inspection of the render, it appears that the insulation to this system comprises expanded polystyrene.

Façade Type 2: Metal cladding panels

It is estimated that approximately 20% of the total external wall area of the building comprises of metal cladding, primarily located on the top two floors. Metal cladding has also been applied as an architectural feature between glazing units.

Façade Type 3: Masonry

It is estimated that approximately 10% of the total external wall area of the building comprises of fair faced brickwork. The masonry clad walls are considered to be of ‘full brick’ conventional facings.

Cantilever balconies:

The cantilever balconies are vertically aligned with timber decking. Tri-Fire has determined that the risk of rapid external fire spread is minimal due to the limited number of balconies vertically aligned.

Recommendations based on the FRAEW:  

Following the fire risk assessment our contractor, Tri Fire Ltd, recommended the following measures:

1. Removal and replacement of current external wall rendering and insulation
2. Installation of a sprinkler system in the property.

They did not recommend any interim fire safety measures. However, we elected to change the fire strategy for the property from stay put, which essentially means you stay in your flat in the event of a fire alarm sounding – to simultaneous evacuation supported by the newly installed automatic fire alarm system, which now means you should evacuate the building should the fire alarm sound.

We made this decision to exercise caution as there are still some outstanding fire safety issues to address.

Leaseholder protections

The Building Safety Act 2022 has brought in number of financial protections for qualifying leaseholders, preventing them from being recharged for cladding remediation works. For further information regarding this please visit the Government website.

Next Steps

Riverside has instructed our legal representatives, Devonshires Solicitors, to assess the validity of a legal claim. This can be a time-consuming process and we cannot give a timeframe for when this could be completed. If we were to conclude this was not viable, or if a claim was unsuccessful, there is also a Government funding scheme – the Cladding Safety Scheme (CSS) – which is run by Homes England. We may be able to pursue funding via that route once we have exhausted all avenues with the original contractor. However, we must pursue our legal options in full to be eligible to apply.

The Building Safety Team will continue to keep you updated on the progress of the works which will be provided on a quarterly basis. The next update for your building will be provided in August 2024 however, we will ensure that we communicate with you earlier, if there is any significant progress in relation to the above.

EWS1 form

The EWS process, and resulting form (EWS1), is a way for a building owner to confirm that an external wall system on residential buildings has been assessed for safety by a suitable expert, in line with government guidance. This may be requested by lenders if you are looking to sell your property.

Following the FRAEW, the EWS1 for Rutland House has been assessed as OPTION B2, with remedial works required.

If you would like a copy of the EWS1 please contact [email protected].

For further information regarding the EWS1 form please click here.

We’re working to resolve some building issues we’ve identified at Rutland House, Derby

There are several issues at the building in addition to the external wall issue we told you about in February 2023. Below is some key information about these issues, what we’re doing to resolve them and how it will impact you. If you live or own a home in Rutland House, you do not need to do anything; we’ll be in touch with regular updates via this webpage.

Fire safety

In 2022, we carried out a fire risk assessment of the building. This found that the insulation materials used in the external walls of the building do not meet fire safety standards. The risk is low but, to provide an additional level of safety, we have now changed the fire detection system in common areas and apartments. The fire strategy has also changed to simultaneous evacuation. Full details of what to do in the event of a fire are displayed throughout the building.

Roof replacement

In March 2022, we received reports of a roof leak. Our investigation revealed a fault with surface water drainage and the waterproofing membrane, which we now believe means the building needs a partial roof replacement. We need to formally consult with you about the works and the contractor we propose to carry them out. This is called a Section 20 consultation. We’ve sent customers a first phase consultation letter earlier this year and in October 2023, we sent a second phase letter to confirm our intentions to appoint a contractor. Once the consultation period has been completed, we will be able to progress the work further.

Gas safety

We appointed a company called Morgan & Lambert to carry out a gas safety inspection of the building. This revealed the need for some minor works to replace some piping and ventilation components. We have now received quotation for the gas safety works. We are looking into if the options available will satisfy the requirements of the safety report and what will cause the least disruption.

Ventilation

We appointed McIntyre Compliance Services to carry out a survey of the ventilation system in the building. This identified that the smoke ventilation system was not configured correctly and that some minor works are required to fix it. To fix this, we have now installed a new system and this work is complete.

Car park

A car caught fire in the under-croft car park on Saturday 27 May causing an evacuation. There was some smoke damage, and the roller shutter was broken. We quickly removed the car and instructed contractors to jet wash the car park area and replace the damaged lighting. We recently replaced the car park roller shutter but unfortunately it has been damaged in a car accident. Contractors have now inspected and quoted to repair it and this will be resolved soon.

Selling your property

As you may be aware some mortgage lenders have been reluctant to lend on properties with cladding issues, making it difficult for leaseholders to sell their homes.  However, earlier this year, several UK lenders announced that they are now willing to lend on properties with a B2 rating if a detailed remediation plan, that includes timescales, is provided. We are confident that we will be able to provide this if required by a potential lender. We will work closely with lenders to support any prospective buyers applying for a mortgage on your home. If you are thinking of selling your home, please contact the Resales Team via [email protected].

How we will communicate with you

We understand that you will be concerned about the issues in Rutland House and that you may have questions. We promise to communicate with you proactively, regularly, and clearly throughout the programme of works to fix the building and will use this page to keep you updated. We will update it whenever there is something important to tell you.

Still have a question? 

Contact us and a member of the team will be in touch.

Ventilation update

What do we need to do to fix it?

Our electrical contractor McIntyre will be starting repair works to the ventilation system from the 5th July. This will include replacing some internal doors on each corridor floor that are part of this system. From the 10th July McIntyre will start works on upgrading the fire alarm and detection installations. This will include some alterations to the detection inside apartments and access will be required. McIntyre will contact residents directly and tenants can also speak to McIntyre engineers whilst at the building from 5^th July to make suitable arrangements. The works are expected to cause minimal disruption. If you have any questions or concerns you can contact Hussain Goodwin, Building Safety Manager  07816642947 email [email protected]

We’re working to resolve some building issues we’ve identified at Rutland House, Derby

There are several issues at the building in addition to the external wall issue we told you about in February 2023. Below is some key information about these issues, what we’re doing to resolve them and how it will impact you. If you live or own a home in Rutland House, you do not need to do anything; we’ll be in touch with regular updates via this webpage.

Section 1: The issues 

Fire safety – In November 2022, we carried out an external wall survey of the building. This found that some of the cavity barriers were not correctly installed behind the cladding and render. The fire engineering consultants who carried out the survey have assured us that there is no immediate risk but we do need to take some remedial action to ensure it does meet safety standards.

The Fire Risk Assessment has also identified some minor fire stopping works that are required in cupboards and around cable and pipe penetrations.

Roof replacement – this is a new issue that we need to tell you about.  In March 2022, we received reports of a roof leak. Our investigation revealed a fault with surface water drainage and the waterproofing membrane, which we now believe means the building needs a partial roof replacement. Again, we will use this web page to keep you updated on the progress and more information is provided in Section 2 below.

Gas safety – this is a new issue that we need to tell you about.  We appointed a company called Morgan & Lambert to carry out a gas safety inspection of the building. This revealed the need for some minor works to replace some piping and ventilation components.

Ventilation- this is a new issue that we need to tell you about. We appointed McIntyre Compliance Services to carry out a survey of the ventilation system in the building. This identified that the smoke ventilation system was not configured correctly and that some minor works are required to fix it.

We understand that these issues combined will be a cause for concern for you and you may be worried about living in Rutland House. Please be assured we are making every effort to resolve them as quickly as possible. Section 2 summarises each issue, what we’re doing to fix it and, the expected timescales.

Section 2: Summary of issues and action plan

Fire safety

What do we need to do to fix it?

External Walls

We will need to do one of two things:

• Carry out major works to strip and replace the external walls, or;
• Put in place a system to manage the risk such as a sprinkler or misting system

Fire Stopping

• Carry out fire stopping works.

We have a legal obligation to do this within two years, however, we want to ensure we go beyond that and act as quickly as possible. 

What are we doing about it?

Our fire contractor McIntyre has now completed a survey to review the fire alarm system in place. This is with a view to temporarily change the evacuation strategy of the building to a simultaneous evacuation policy as an interim measure. This would mean you would evacuate the building in the event of activation of the fire alarm. To make this change, we will need to install a heat detector with a sounder in each flat entrance hall. Heat detectors only activate if the room temperature rises above 58 degrees, so false alarms are unlikely unless tampered with. An initial survey was also carried out regarding installing a sprinkler system throughout the building with the view of mitigating the risk. A quote is now being sourced for such a system and this and a works specification should be finalised very soon.

Roof repair

What do we need to do to fix it it?

We need to remove the paving slabs, Thermal boarding, gravel and water control membrane which is a waterproof barrier to the roof terrace. We will replace the waterproof membrane and then replace the thermal board layer. The thermal board layers will be shaped to direct the surface roof water to the drainage gullies at the edge of the roof and around the outer walls of the top floor apartments. New more substantial drainage will be formed on the roof terrace to allow the surface water from rain and the top roof to drain away more efficiently which at present is not happening causing water damage issues.

What are we doing about it?

We need to formally consult with about the works and the contractor we propose to carry them out. This is called a Section 20 consultation.; we’ll write to you in May with a view to starting this work as soon as possible.

Gas safety

What do we need to do to fix it?

Works required may involve gas pipe work alterations, installation of detection devices and installation of relevant gas safety signage. This includes the possibly changing the gas pipe work from coper to steel, boxing off gas pipes in car park and making changes to the ventilation system.

What are we doing about it?

We are now investigating having gas detection and cut-off devices installed as a means to reduce any risks. A specialised contractor has been appointed to carry out this survey.

Ventilation

What do we need to do to fix it?

We need to configure the control system already in place and install additional control devices to address the issue identified with the automatic vented smoke doors on internal corridors. Each communal corridor has a door which opens to a shaft to vent smoke out of the building, away from the corridor. Upon activation of the fire alarm all the vented doors open, potentially spreading smoke to other floors. We need to configure the control system so that only the vented door that is on the corridor effected by fire opens and vents smoke out of the area.

What are we doing about it?

We have received a quotation for works to be carried out and to reconfigure the automatic vented smoke doors. This includes additional control devices and fitting of vented doors to current standards.

Section 3: Where does the financial responsibility for solving the problems lie?

With regards to the fire safety works, if the property is your main home and you did not own more than three UK residential properties in total (including the property at Rutland House) as of 14 February 2022, we will not be seeking to reclaim any service charge. If you do not meet the criteria stated above, you can visit www.gov.uk/check-building-safety-costs to determine whether you are liable to contribute towards these costs.

For the roof repair works, the financial responsibility would be shared between Riverside (for the rented apartments) and Leaseholders.

With regards to any other works, we are working to determine where responsibility for the cost of works lies from a legal perspective and will update you on this further as soon as possible.

Section 4: Selling your property

As you may be aware some mortgage lenders have been reluctant to lend on properties with cladding issues, making it difficult for leaseholders to sell their homes.  However, earlier this year, a number of UK lenders announced that they are now willing to lend on properties with a B2 rating if a detailed remediation plan, that includes timescales, is provided. We are confident that we will be able to provide this if required by a potential lender. We will work closely with lenders to support any prospective buyers applying for a mortgage on your home. If you are thinking of selling your home, please contact the Resales Team via [email protected]

Section 5: How we will communicate with you

We understand that you will be concerned about the issues in Rutland House and that you may have questions. We promise to communicate with you proactively, regularly, and clearly throughout the programme of works to fix the building and will use this page to keep you updated. We will update it whenever there is something important to tell you.

You can also get in touch here.

We’re working to resolve some building issues we’ve identified at Rutland House, Derby

There are several issues at the building in addition to the external wall issue we told you about in February 2023. Below is some key information about these issues, what we’re doing to resolve them and how it will impact you. If you live or own a home in Rutland House, you do not need to do anything; we’ll be in touch with regular updates via this webpage.

The issues

Fire safety
In 2022, we carried out a fire risk assessment of the building. This found that the insulation materials used in the external walls of the building do not meet fire safety standards. The risk is low and there is no change from the building’s ‘stay put’ fire risk policy. But we do need to take action to ensure it does meet safety standards.

Roof replacement
In March 2022, we received reports of a roof leak. Our investigation revealed a fault with surface water drainage and the waterproofing membrane, which we now believe means the building needs a partial roof replacement. Again, we will use this web page to keep you updated on the progress and more information is provided in Section 2 below.

Gas safety
We appointed a company called Morgan & Lambert to carry out a gas safety inspection of the building. This revealed the need for some minor works to replace some piping and ventilation components.

Ventilation

We appointed McIntyre Compliance Services to carry out a survey of the ventilation system in the building. This identified that the smoke ventilation system was not configured correctly and that some minor works are required to fix it.

Fire in the car park – 27 May 2023

As residents will be aware, a car caught fire in the under-croft car park on Saturday 27 May causing an evacuation. The Fire Service attended and extinguished the fire relatively quickly. However, there is some smoke damage to the under-croft. The roller shutter, which provides access to the car park, was also broken during the incident. As the car has no registration plate, we have not been able to identify the vehicle owner. However, we are working with the council to have the vehicle removed. The Fire Service has confirmed that the vehicle is not dangerous. Repairs to the smoke damaged area and roller shutter, will be done as soon as possible. We will pursue costs of repairs via our building insurance.

We understand that these issues combined will be a cause for concern for you and you may be worried about living in Rutland House. Please be assured we are making every effort to resolve them as quickly as possible. Section 2 summarises each issue, what we’re doing to fix it and, the expected timescales. 

Summary of issues and action plan

Fire safety

What do we need to do to fix it?

We will need to do one of two things:

• Carry out major works to strip and replace the external walls, or;
• Put in place a system to manage the risk such as a sprinkler or misting system

We have a legal obligation to do this within two years, however, we want to ensure we go beyond that and act as quickly as possible.

What are we doing about it?

Our fire contractor McIntyre has now completed a survey to review the fire alarm system in place. This is with a view to change the evacuation strategy of the building to a simultaneous evacuation policy. This would mean you would evacuate the building in the event of activation of the fire alarm. An initial survey was also carried out regarding installing a sprinkler system throughout the building with the view of mitigating the risk. A quote is now being sourced for such a system and this and a works specification should be finalised very soon.  

Roof repair

What do we need to do to fix it?

We need to remove the paving slabs, Thermal boarding, gravel and water control membrane which is a waterproof barrier to the roof terrace. We will replace the waterproof membrane and then replace the thermal board layer. The thermal board layers will be shaped to direct the surface roof water to the drainage gullies at the edge of the roof and around the outer walls of the top floor apartments. New more substantial drainage will be formed on the roof terrace to allow the surface water from rain and the top roof to drain away more efficiently which at present is not happening causing water damage issues.

What are we doing about it?

We need to formally consult with you about the works and the contractor we propose to carry them out. This is called a Section 20 consultation. We’ve sent all customers a letter with a view to starting this work as soon as possible. 

Gas safety 

What do we need to do to fix it?

Works required may involve gas pipe work alterations, installation of detection devices and installation of relevant gas safety signage. This includes the possibly changing the gas pipe work from coper to steel, boxing off gas pipes in car park and making changes to the ventilation system.

What are we doing about it?

We are now investigating having gas detection and cut-off devices installed as a means to reduce any risks. A specialised contractor has been appointed to carry out this survey.

Ventilation

What do we need to do to fix it?

We need to configure the control system already in place and install additional control devices to address the issue identified with the automatic vented smoke doors on internal corridors. Each communal corridor has a door which opens to a shaft to vent smoke out of the building, away from the corridor. Upon activation of the fire alarm all the vented doors open, potentially spreading smoke to other floors. We need to configure the control system so that only the vented door that is on the corridor effected by fire opens and vents smoke out of the area.

What are we doing about it?

We have received a quotation for works to be carried out and to reconfigure the automatic vented smoke doors. This includes additional control devices and fitting of vented doors to current standards.

Where does the financial responsibility for solving the problems lie?

With regards to the fire safety works, if the property is your main home and you did not own more than three UK residential properties in total (including the property at Rutland House) as of 14 February 2022, we will not be seeking to reclaim any service charge. If you do not meet the criteria stated above, you can visit www.gov.uk/check-building-safety-costs to determine whether you are liable to contribute towards these costs.

For the roof repair works, the financial responsibility would be shared between Riverside (for the rented apartments) and Leaseholders.

With regards to any other works, we are working to determine where responsibility for the cost of works lies from a legal perspective and will update you on this further as soon as possible.

Selling your property

As you may be aware some mortgage lenders have been reluctant to lend on properties with cladding issues, making it difficult for leaseholders to sell their homes.  However, earlier this year, a number of UK lenders announced that they are now willing to lend on properties with a B2 rating if a detailed remediation plan, that includes timescales, is provided. We are confident that we will be able to provide this if required by a potential lender. We will work closely with lenders to support any prospective buyers applying for a mortgage on your home. If you are thinking of selling your home, please contact the Resales Team via [email protected]

How we will communicate with you

We understand that you will be concerned about the issues in Rutland House and that you may have questions. We promise to communicate with you proactively, regularly, and clearly throughout the programme of works to fix the building and will use this page to keep you updated. We will update it whenever there is something important to tell you.