Pleasant living in Brabantpark

Pleasant living in
Brabantpark
Major maintenance for 52 Epelenberg student apartments
CONTENTS
Pagina 3
1. Work inside the
apartment
2.
Pagina 5
Work on the outside of
the building and the
general areas
Pagina 8
3. Energy saving measures
Pagina 9
4. Central heating
Pagina 10
5. Mechanical ventilation
Pagina 11
6.Facilities
Pagina 12
7. Your cooperation
Major maintenance is about to start!
We’ll thoroughly refurbish your apartment: outside as well
as inside.
Your apartment will have a new toilet installed and possibly also a new
kitchen and/or bathroom. We’ll furthermore improve - among other
things - the insulation and will install double glazing with trickle vents.
Everything important to know about the maintenance work you will
find in this brochure.
WonenBreburg has chosen Rosmalen contractor Van Wijnen to carry
out the work. This contractor is very experienced in major maintenance.
Pagina 14
8. Presence during the work
Read all about it
Pagina 15
9. Damage and
responsibility
This brochure explains everything we’ll be doing inside and outside your
apartment. Afterwards your apartment will look differently from the
inside as well as the outside; you can read all about it in this brochure.
Pagina 16
10.Compensation
Pagina 17
11.Contact persons
Pagina 19
12.Planning
1
@wonenbreburg
www.facebook.com/wonenbreburg
www.linkedin.com/company/wonenbreburg
www.youtube.com/user/wonenbreburg
June 2016
This brochure has been compiled with the greatest possible care. No rights may be derived from its contents.
1
1.Work inside the apartment
1.1Toilet
We’ll break open the toilet wall. The current drain behind the wall is made from asbestos.
This will be replaced. We’ll install a new ventilation system and central heating duct. A new toilet
bowl and cistern will be installed and the walls above the tiling will be stuccoed. We’ll put in a new
suspended ceiling in which the mechanical ventilation unit will be installed. We’ll also place an air
valve for suction.
1.2 Bathroom (Overseer’s assessment)
The overseer will assess if the bathroom needs to be replaced. If we are going to replace the
bathroom you will get new bathroom fixtures. The colour of the floor and wall tiling will be the same
as in your new toilet. The new floor tiles will have slip coating. The wall above the tiling and the
ceiling will be stuccoed. Part of the ceiling will be suspended to conceal your upstairs neighbour’s
cables. We will also install an air valve in the ceiling for suction.
Kitchen (Overseer’s assessment)
The overseer will assess if the kitchen needs to be replaced. If we are going to replace the kitchen
you will get a new kitchen unit including work top, tap and wall tiling. The wall above the tiling and
the ceiling will be stuccoed. We’ll replace the sockets and add a few more. We will conceal the pipes
and install an air valve for suction above the upper cupboard.
1.3Asbestos
The main drain runs down behind the toilet and contains asbestos. Your health is not at risk because
undamaged asbestos is not a risk factor. We still want to remove as much asbestos as possible
from our property for the future. The asbestos drain will be replaced by a new one. We’ll furthermore
replace all other drains in the shaft behind the toilet. This is why it is compulsory to have your
toilet renovated. In the garages next to the entrance halls the asbestos drains will also be replaced by
new drains.
3
Some apartments have carpet in the hall or kitchen which also contains asbestos. This is called
colorvinyl. Do you have colorvinyl? We’ll remove this as well.
Asbestos is removed under strict safety legislation. Only specialized companies are allowed to
remove asbestos. This will be done by specialists wearing special suits. There will also be a tent
placed in the apartment. Always follow the specialists’ and overseer’s directions. Keep in mind that
you will temporarily not be allowed inside your apartment. Do you have any questions regarding
asbestos and health? Call the GGD via 0900-3686868 (local rate).
1.5 Other work
Gas and electricity
If your apartment has an old fuse box we will replace it by a new one with four groups and two
earth leakage circuit breakers. We’ll check the complete installation and replace broken switchgear.
We’ll also check the gas mains and replace it if necessary.
Adjusting central heating flues
The boiler flues end via the pivot window in the outer walls. We are going to improve this. We’ll
install new ducts behind the toilet wall. The flues will be fitted to this new duct above the upper
kitchen cupboards. We’ll finish the space above the upper cupboards to make sure no ducts are
visible. New glass will be installed in the pivot window.
Thermal bridge
What is a thermal bridge? This is an area between the inner and outer wall where there is no
insulation or air. This causes heat loss and sometimes condensation or mildew. We want to prevent
this.
Your apartment also has thermal bridges, especially in the area from above the window frames to
the ceiling. A strip of wood has been installed in some places, but not all the way to the ceiling.
We’ll replace these by a strip right across the width of the room, right to the ceiling. This strip will
be given a finishing coat. At the front and side wall we will also place a strip against the ceiling.
This will remove the thermal bridge, reduce the possibility of condensation and mildew and improve
your apartment’s climate.
4
2
Work on the outside
of the building and the
general areas
2.1 Outer walls
We will clean the masonry of the outer walls using high pressure and we’ll replace the jointing.
We’ll then waterproof the walls again. The floors, ceilings and concrete borders of the balcony will
be painted white. We’ll place new balcony railings; at the front a lamella railing or perforated railing.
This according to the architect’s plan, which means you can’t choose. They’re not closed railings:
you can look out through all of them. On the back there will be new railings with bars. The synthetic
window frames will be cleaned thoroughly. The wooden storage room frames, windows and garage
doors will be painted dark grey. The panels beneath the windows will be replaced by a glass panel
with insulation. This way all apartments will look new and fresh.
5
6
2.2 Ground floor, entrance hall and storerooms
A new general front door will be installed. We’ll replace the post boxes and the doorbell panel
with the intercom. We’ll install HEWI locks on all doors to the entrance halls and corridors to the
storerooms. This is a key system that will be programmed. This way only tenants can enter the
building. All wooden frames and doors, walls and ceilings of the staircase will be painted. The front
doors will be replaced by new white ones. The glass above the front doors will be replaced by fireresistant glass.
We will install insulation against the ceilings of the entrance hall, the corridors of the storerooms,
each storeroom and garage. Door-springs will be installed on the doors to the storeroom corridors so
they’ll close automatically.
2.3Garages
The garage doors’ outsides will be painted dark grey. Insulation will be installed against the ceiling of
all garages. In half the garages we will also replace the drains that contain asbestos. We’ll also adjust
the water mains. This only applies to the garages directly next to the staircase. We’ll replace the
vertical drains in the corner, but also the horizontal part beneath the garage floor. This means the
garages will have to be emptied completely.
2.4 Storerooms
We’ll install insulation against the ceiling of all storerooms.
2.4 Roofing
We’ll install extra insulation and new roofing on the main roofs. The roofs of the garages will be
installed with a new layer of roof covering.
7
3
Energy saving measures
Energy saving measures will make sure your apartment is better insulated. After the work your
apartment will have energy label B. This may mean a lower energy bill. We can’t say how much
exactly you will save as this is dependent on your consumption.
What will we be doing?
We’ll insulate the floors of the first floor by installing insulation against the ceilings of the
storerooms and garages.
We’ll install extra insulation underneath the new roofing.
The double glazing will be replaced by HR++ glass with trickle vents.
The cavity walls have already been insulated, but this has subsided in some places. This is where
we will reinsulate the cavity walls.
We’ll install demand-driven ventilation (only if your apartment doesn’t have an open geyser or
heater in the living room for central heating).
8
4
Central heating
Some apartments still have an open geyser in the kitchen and a heater in the living room.
The geyser is an open burner and can be dangerous to your health when the levels of carbon
monoxide released are too high. You can’t smell carbon monoxide, but it is very dangerous when
you breathe it in. Central heating will give your apartment a more pleasant climate. You can heat all
rooms separately. The boiler will be placed in the kitchen, between the top two cupboards.
Ducts will run from the boiler to the radiators in the living room, bedrooms, kitchen and bathroom.
WonenBreburg will of course take care of the maintenance of this new HR combi boiler as well.
The geyser in the kitchen has become redundant when a new HR combi boiler has been installed.
9
5
Mechanical ventilation
Good ventilation is important for your health. Ventilation and airing brings healthy, fresh air into
your home and removes polluted and damp air. The best way to do this is by always opening the
window or trickle vents (a bit). It’s best to open a window after showering and cooking for 20
minutes. Ventilation and airing means loss of heat and energy. You recover the extra costs of this
however because it takes a lot less energy to maintain the temperature in a well-ventilated house.
It is cheaper to heat up fresh air every day than a damp house. Think of how long it takes for a wet
coat to feel warm again. It’s furthermore much more pleasant and healthy to live in a house that is
not damp.
We’ll install a mechanical ventilation unit above the suspended toilet ceiling. This will remove
the damp and polluted air from the apartment. The suction points are in the kitchen, bathroom
and toilet. The air will be removed to the roof through new ducts behind the toilet wall. The unit
measures the living room’s air quality and controls the air suction. For example: when there are more
people in the apartment more air will be removed and refreshed. The kitchen and bathroom will
have a timer installed to turn up the system with, for example when you’re cooking.
The kitchen, bedroom and living room windows will have trickle vents that will bring in fresh
air. Always leave these trickle vents open. This way the air in your apartment will be freshened
automatically.
10
6
Facilities
You will not be able to use your toilet and maybe your bathroom and/or kitchen for a while. We
want to make this period as easy as possible for you. Therefore you can use:
a shower apartment/hut/room: is there temporarily no hot water in your apartment? You can get
hot water in the shower apartment/hut/room. Let the overseer know during the house call if you
want to do this. You have to clean the shower apartment/hut/room after showering.
a washer and dryer: you’ll find these in the shower apartment/hut/room.
a chemical toilet: the contractor will give you a clean and empty chemical toilet. He’ll explain to
you how it’s used. We want you to return the toilet clean and tidy. The contractor will fill up the
toilet’s rinsing agent during the work, so you don’t have to do this yourself. He’ll also empty the
chemical toilet for you.
removal boxes: are there items you would like to pack up? And do you need boxes for this? We’ll
give you those.
covering the floor: wherever work is being done in the apartment, the contractor will cover the
floor for protection.
cover sheet: the contractor will give you a cover sheet to cover your possessions. This can be
collected daily on the building site.
electricity and water: the contractor will make sure you have electricity and cold water in your
apartment ever night.
cooker: if we renovate your kitchen and you won’t be able to cook for a few days we’ll lend you
an electric cooker.
Let the overseer know if you want to use these facilities. He’ll discuss this with you and make further
arrangements during the house call.
Note: The workers will use water and electricity in your apartment while working there.
11
7
Your cooperation
Will you help us to get the work done as well and quickly as possible? The most important thing
is that the workers can easily reach everything. Don’t leave items stand in the way!
This will prevent damage!
Would you please:
remove your valuable and/or beloved items from the rooms where we are going to work?
not keep cash in your apartment?
completely empty your toilet and if necessary your bathroom? And remove all lamps?
make room in your storeroom for the work?
make sure the workmen can work on the window frames? They need about one meter free
working space.
empty all other areas the contractor has to be able to reach, including the balcony?
cover your possessions with plastic to protect them against the dust?
remove plants, curtains, curtain rails, lamps, shower curtain and curtain rod and similar items
where necessary?
remove paintings and other items from the walls? This because of the vibrations during
demolition work.
remove roll-down shutters, screens, sunblinds and flower boxes on the outside wall?
look after your pets; they may be troubled by the renovation work!
The contractor will cover all floors of the relevant rooms before the work starts. Transport of
materials is being done from the outside, via the balcony into the apartment.
Note: Before the work starts the contractor will cover all floors of the rooms where he is going to
work. During the house call the overseer will tell you what you will have to do yourself. If you can’t
remove your possessions yourself a family member or acquaintance might be able to help. If you
have trouble moving heavy items like your washing machine inform the overseer or contractor.
Note: Before work on the outer wall starts you have to temporarily remove roll-down shutters and
other sunblinds. You have to remove and put them back yourself.
You can always stay in your apartment, even if we’re at work. Except when we’re removing
asbestos: in that case you may have to leave your apartment temporarily. When we’re working in or
on your entrance we’ll make sure you can enter your apartment some other way.
12
Practical information
On the Hoogeind stretch of grass the contractor will place several sheds and building containers.
Here you also find the site office where the overseer and contractor can be found.
Scaffolding will be installed around the apartments. This requires storage space as well. That is why
the pavement and parking spaces may not be accessible. Thank you for your understanding.
13
8
Presence during the work
You have to open your door to the workers yourself. You can’t give them your key. This means you
have to be in your apartment when they’re working. It is important that you’re at home during the
work, because you’re responsible for whatever is happening in and around your apartment. If you’re
not at home no work can be done. This has consequences for the rest of the planning so also for
your neighbours upstairs or downstairs. They work from 7.30 till 16.30 hours. They have ID, so you
can ask them to show it to you.
Key declaration
If you’re not able to be in your apartment and you can’t ask neighbours or family you can sign a key
declaration with the contractor. Note: WonenBreburg and the contractor cannot be held liable for
any damage to your possessions.
Please be aware that the front doors are often open during the work. A thief can easily enter your
apartment! WonenBreburg and the contractor cannot be held liable for that happening. We advise
you to do whatever it takes to prevent this. Stay at home or make sure someone else – neighbours,
family or friends - is in your apartment.
If you really feel you can’t stay in your apartment during renovations you’ll have to find another
temporary home yourself. WonenBreburg doesn’t have furnished apartments available for temporary
leasing. You can use the inconvenience pay to temporarily live somewhere else, for example a
holiday park.
Are there any special circumstances? Are you leaving for a longer period of time? Please let the
overseer and contractor know. Together we’ll try to find a solution.
14
9
Damage and responsibility
We’ll do everything we can to prevent damage to your apartment and possessions. We advise you to
bear in mind the tips in chapter 9. What if there are damages?
For a quick settlement follow this procedure:
1. Are there any damages? Tell the overseer immediately (on weekdays within 24 hours). He will put
this down in writing. If you report damage later this makes it harder to assess so we will not take
this up. The overseer will assess if the damage is a result of the work or not.
2. You will then inform your Insurance company (also in case it’s not clear the contractor is
responsible).
3. Your own insurance will usually cover the damage. The insurance company may recover the
damage from the contractor.
4. What if your insurance company won’t pay or if you’re not insured? Let the contractor know.
He will take up your report with the housing consultant.
15
10
Compensation
We’ll be making a lot of changes to your apartment and building. This means you’re temporarily
living in an apartment where a lot of work is being done. This unfortunately may cause some
inconvenience. WonenBreburg understands this is a nuisance for you which is why you will be
compensated. The contractor needs about 14 workdays in your apartment to do all the necessary
work.
How much compensation will you receive?
This depends on the work being done in your apartment. These consist of:
toilet replacement;
asbestos removal;
installing new downpipes;
drain replacement;
installing ventilation system;
adjusting central heating flues;
replacing glass;
possible replacement kitchen and/or bathroom.
You’ll receive a compensation of e 144,- in total.
Is your apartment finished? You will receive your compensation within two months.
Note: the contractor needs about 14 weekdays to finish your apartment, but the other apartments
and the entrance hall will be refurbished before or after your apartment, so this means a longer
period of inconvenience.
Note: in case of rent arrears or an unpaid claim these will be deducted from the compensation.
Note: you’ll only receive the inconvenience pay if you have a current tenancy agreement with
WonenBreburg during the major maintenance work and fully cooperate with the maintenance work.
16
11
Contact persons
In the coming period you will meet WonenBreburg and contractor Van Wijnen employees. You can
always ask them questions. Who can you ask what?
Contractor’s work foreman Willem van Orsouw
Willem is the project’s work foreman and works for Van
Wijnen contractor. He is responsible for organizing the work
with the workers. He’s your first contact during the work in
your apartment. You can reach him from Monday to Friday
from 8.00 till 16.00 hours on 06 - 51 14 51 00 or in the
Hoogeind site office.
Stan van Eldijk
Stan is the contractor’s planning engineer. You can find him on
site daily and in the Hoogeind site office. When work foreman
Willem is not in the site office you can also ask Stan.
Michael Kneppel
Michael is WonenBreburg’s overseer for this project. He’ll visit
you and can be found on site almost daily. This means you’ll
see a lot of him during this project. You can contact him for
any technical questions about the project on 06-46 25 28 71.
17
Manon Huijben
For any non-technical questions you can contact student
councellor Manon Huijben by email:
[email protected] or telephone on
the customer service line: 0900-0209 (50 cents per call).
Johan van Gool
Johan is the estate manager who monitors your building and
neighbourhood on a daily basis. You can therefore talk to
Johan about practical matters in and around your apartment.
You can reach Johan on 06 - 46 25 29 10.
Good luck during the major maintenance work!
18
12
Planning
House call
Overseer Michael Kneppel will visit you at home well in advance of the start of the work.
He’ll bring work foreman Willem van Orsouw and occasionally estate manager Johan van Gool.
During these visits the overseer and work foreman will have a look at your apartment and determine
what needs to be done. They will then explain clearly what is going to happen. They will explain
what this means for you and what needs to be arranged by you. We’ll be happy to answer any
questions you might have. You could make a list of your questions beforehand so we’ll be able to
answer those straight away.
Start of the work
The contractor will start work on the apartments of Epelenberg block 9 in September. We will let
you know exactly when it’s your apartment’s turn. Work foreman Willem van Orsouw will visit you
two weeks before the start of the work with the planning. This planning will show you exactly
which work will be done on your apartment each day. He’ll tell you which items to remove and
which rooms to empty. Work foreman Willem will come by one day before the start to discuss the
final matters. Are there any changes? We’ll let you know in time. We’ll try to finish the work in your
apartment in a maximum of 14 days.
Planning
From September 2016 to December 2016
Block 9 (Epelenberg 243 t/m 277)
Block 10 (Epelenberg 279 t/m 301)
Block 11 (Epelenberg 303 t/m 337)
Completion
We’ll deliver the apartment when the work has finished. This means Johan van Gool, together with
the overseer and the contractor, will check the apartment to see if the work has been done correctly.
The overseer notes down everything that hasn’t been done correctly yet on a special form.
The contractor will repair any defects if possible.
19
20