Decision

To appoint RISA to carry out fenestration remedial works at Ockford Ridge Nos 45-50 (Houses), and 51- 52 Ridge Court (Flat Block)

Reasons for the decision

Following handover of Site D Ockford Ridge (Nos 45-50 & 51-52 (a-d) flats, a number of tenants reported difficulties with the operation of windows and doors. This issue has been identified as an inherent defect that has persisted since the construction of Site D (16 properties) and continued throughout and beyond the Defects Liability Period (DLP) for both sites.
In its capacity as both developer and landlord, the Council appointed RISA in 2025 to undertake a detailed on-site investigation of these two development sites at Ockford Ridge. RISA systematically assessed and evaluated the window and door installations against relevant UK Building Regulations and industry standards, subsequently producing a comprehensive report setting out its findings with photographic evidence and recommendations.
The Council now wishes to appoint RISA to undertake the necessary remedial works at Site D to rectify the identified defects and ensure that the windows and doors operate as intended. We do not have recourse to the contractor as they went into administration.

Alternative options considered

Alternative Options Considered:
There are two possible alternative options in this matter: firstly, do nothing and ignore the tenants’ complaints. This is not a viable or feasible option because the council has a duty of care to its tenants to ensure that the properties let are fit and habitable. Clearly, with defective doors and windows, insultation, weather tightness and security are all compromised to the detriment of the tenant and to the council who would be allowing its assets to deteriorate and increasing the risk of legal action against the council from its lack of proper maintenance.
The second option would be to replace ALL the doors and windows, ignoring whether some were in good order or might just need adjustment. This option is considered unwise as it might well cost significantly more than is necessary.
Therefore, the option of appointing a suitably experienced and qualified surveyor to investigate and report its findings is considered sensible and proportionate, having regard to the council’s duty to ensure value for money: survey reports would inform the council of the scale of the problem, the veracity of its tenants’ complaints and indicate the options for repair and / or replacement.
No other options were considered