AboveBoard

24/04/2024

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16/04/2024

🌟 Welcome to AboveBoard Homes - Property Management Redefined! 🌟

🏢 We're not just any property factor; we're your proactive partner in property management. At AboveBoard Homes, we elevate the standard of property care with a comprehensive suite of services tailored for shared spaces and community living in Edinburgh.

Our woman-led team is revolutionizing property management with fresh perspectives and robust financial strategies.

🔧 Core Services Include:

• Maintenance of shared spaces and common areas.
• Management of repairs, renovations, and major projects.
• Coordination of ongoing service contracts and cyclical works.
• Financial management - invoicing, collection, payments.
• Ensuring compliance with all local building codes and regulations.
• Resolving disputes and managing communications effectively between all parties.

💡 What Sets Us Apart?

• A small, agile, and disruptive approach ensuring continuous improvement.
• Strong local focus, collaborating closely with stakeholders to empower decision-making and foster community.
• Full transparency in all dealings coupled with cutting-edge technological solutions.

🌍 Driven by a Community Focus, we're not just about managing properties, but also nurturing environments where people feel truly at home.

💬 Many manage properties. Only one does it AboveBoard.

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24/11/2023

When searching for a property factor, consider the following to ensure you find the right fit for your needs:

Services Offered: Assess the range of services provided by the property factor.

Experience and Reputation: Look into the company's experience in managing properties. Check reviews, testimonials, and ask for referrals to gauge their reputation in the industry.

Cost and Fees: Inquire about their fee structure and ensure it aligns with your budget. Understand what services are included in their monthly fee.

Communication: Evaluate their communication methods and responsiveness. A reliable property factor should have clear channels for communication and be prompt in addressing concerns or queries.

Legal Compliance: Ensure the property factor complies with all relevant laws and regulations.

Insurance and Protection: Check if the property factor has adequate insurance coverage for properties under their management.

Technology and Tools: Assess their use of technology and tools for property management, such as online portals which can streamline communication and access to information.

Client References: Request references from current clients to gain insights into their experiences working with the property factor.

Personal Interaction: Arrange a meeting or conversation with them to gauge their professionalism, knowledge, and willingness to address your concerns.

Contractual Terms: Ensure clarity on responsibilities, termination clauses, and SLAs.

17/11/2023

Your Property Factor should be sharing information with you regarding your Block Insurance Policy. Here's a breakdown of the key information and documents you should expect from your Property Factor:

When Setting Up Policy and Renewal Time:

Master Schedule: This document includes essential policy information such as Sum Insured, Declared Value, Excesses, Property Owners’ Liability, and a breakdown of costs related to the policy.

Certificate of Insurance: Provides a summarised version of the policy information, making it easier for quick reference.

Statement of Fact: This contains the information provided to the broker on behalf of owners. It outlines cover, sums insured, assumptions about properties and tenants. Owners should review this to ensure accuracy.

Property Owners Policy Document: This document outlines the detailed policy terms and conditions that apply.

Renewal Notices: These keep owners informed about policy renewals, giving ample time for adjustments and sharing necessary paperwork.

Claims:

Claim Process: The Property Factor should clearly communicate the process for making a claim. It's possible that the Factor files the claim on behalf of the owners with the Claims Team, so owners need to be aware of this procedure.

Access to Claims Information: Owners have the right to access information about claims made, as this information impacts future premiums. Property Factors are obliged to share this information.

14/11/2023

Property factors will typically arrange Block Insurance policies on behalf of owners.

A challenge arises when owners intend to change property factors but hold insurance policies extending beyond the outgoing factor's termination date. Typically, the incoming factor aims to continue with the existing policy until its conclusion, but unfortunately, the outgoing factor can cancel it, leaving owners exposed.

Securing a new policy can be a time-consuming process, contingent on the characteristics of the building (age, condition, flood risk, claims history, cladding etc), market conditions, and willingness of insurers to provide quotes. It is therefore advisable to give the incoming factor and broker as much time as possible to arrange.

Provision of comprehensive information to the new broker enhances the accuracy of premium calculations and an up-to-date Reinstatement Valuation Survey can be beneficial.

The insurance market is very challenging at the moment for a number of reasons and as a result many insurance providers are not quoting for Block insurance.

If you aren’t aware of what your policy details are nor have access to the relevant information, you should seek this from your property factor as they are obliged to share this with you.

26/10/2023

🏢⚠️ Empty Homes: A Growing Risk to Flat Security in Scotland ⚠️🏢

Did you know that empty homes pose a significant risk to the security and safety of blocks of flats? Let's shine a light on this issue:

1️⃣ Security Vulnerability: Empty properties are often more tempting targets for vandalism and break-ins, compromising the safety of the entire building.

2️⃣ Community Neglect: Neglected empty homes can lead to deteriorating living conditions, affecting everyone in the block.

3️⃣ Fire Hazards: Lack of maintenance can create fire hazards that endanger neighbouring residents.

4️⃣ Decreased Property Values: Empty flats can drive down property values and reduce the appeal of your community.

5️⃣ Social Impact: Addressing the issue of empty homes can help build a more vibrant, safer, and closer-knit community.

20/10/2023

Car security in communal areas is essential for those living in developments where parking is a collective endeavor. Protecting vehicles from theft and damage is a shared responsibility.

Here's how you can enhance car security in communal areas:

Secure Parking: Utilise designated parking areas and follow any rules or regulations set by the community.

Lock Your Car: Always lock your vehicle, and use additional security features like steering wheel locks or alarms.

Lighting: If possible, park in well-lit areas, and consider motion-activated lighting to deter potential thieves.

Community Communication: Establish a network with neighbours to report any suspicious activity, share security tips, and promote vigilance.

Surveillance: If available, parking areas with security cameras can provide an extra layer of protection.

Visitor Access: Be cautious about who has access to your parking area. Restrict entry to authorised individuals only.

Gate and Garage Doors: ensure gates and garage doors are closing behind you to avoid unauthorised access by someone tailgating you.

Surveillance: If available, parking areas with security cameras can provide an extra layer of protection.

Visitor Access: Be cautious about who has access to your parking area. Restrict entry to authorised individuals only.

Gate and Garage Doors: ensure gates and garage doors are closing behind you to avoid unauthorised access by someone tailgating you.

By following these practices, you can help create a safer environment for everyone's vehicles in communal parking areas.

17/10/2023

Bike security in communal areas is of paramount importance for cyclists. Theft is on the rise, we have witnessed some brazen acts of thefts recently, and in broad daylight!

Ensuring the safety of your bike not only protects your investment but also promotes a sense of community trust and responsibility.

To bolster bike security, consider the following measures:

Secure Parking: Utilise designated bike racks or storage areas whenever available. These spaces are often equipped with locks and surveillance. If you don;t have surveillance in place, consider having CCTV installed, this can be done cost effectively.

Lock it Up: Always use a sturdy lock, such as a U-lock or a heavy-duty chain, and secure both the frame and wheels to the rack. Avoid using flimsy cable locks.

Visibility: Park your bike in well-lit areas, preferably within view of security cameras or passersby.

Register and Label: Engrave your bike with a unique identifier and register it with local authorities and/or the National Database. This makes it easier to recover if stolen.

https://www.bikeregister.com/join

Community Involvement: Encourage neighbours to be vigilant. Do not let anyone into the building you are not expecting, follow security guidelines, and report any suspicious activity to your property factor or police.

By practicing these precautions, we can collectively create a safer environment for our bicycles, fostering a sense of trust and security within our communal spaces.

16/10/2023

As the nights grow longer and darkness falls earlier, it's crucial to prioritise the safety of both your building and your belongings. Here are some essential considerations to keep in mind:

CCTV: Ensure that your building's security cameras are in good working order. Adequate surveillance can deter potential intruders and provide valuable evidence in case of any incidents.

Bike Security: If you use a bike, invest in a sturdy lock and always secure your bike properly. Consider storing it in a designated bike storage area if available.

Car Park Gates: Confirm that car park gates are operational and functioning as they should. These barriers can help control access and enhance the security of your vehicle.

Keypad Entry Systems: If your building uses keypad entry systems, make sure they are functioning correctly. Report any malfunctions promptly to your property factor to maintain secure access control. Also consider who you are letting into your building.

Closing Doors: Pay extra attention to closing doors behind you, especially during wet weather when doors might not naturally close properly. Ajar or unlocked doors can be an invitation for unauthorised access.

Belongings in Communal Spaces: Avoid leaving your belongings in communal areas where they can be easily stolen. Keep these items in your flat to minimize the risk of theft.

By being proactive and vigilant about these safety measures, you can help create a secure environment for yourself and your neighbours.

10/10/2023

As the seasons change, it becomes imperative to undertake autumn maintenance in anticipation of the colder, wetter weather.

Gutter Maintenance: Removing leaves, debris, and moss from gutters and downspouts is paramount to prevent blockages that could lead to water damage and leaks. It's also crucial to ensure that water doesn't flow outside of downpipes, which could cause harm to the building's render and masonry.

Exterior & Roof Inspection: Regularly examine the building's exterior for cracks and other vulnerabilities to safeguard against water damage.

Window and Door Sealing: Check windows and doors for seal gaps, preventing water intrusion that could lead to wood swelling and hinder proper door closure.

Car Park Repairs: Repair any cracks or potholes in the parking area to prevent tripping hazards and further deterioration.

Tree and Shrub Pruning: Trim trees and shrubs that might pose a hazard during winter storms or damage the building.

Pest Control: Seal potential entry points for pests and consider professional inspections to prevent infestations.

Safety Systems Assessment: Ensure smoke detectors and dry risers are in optimal working condition.

Emergency Preparedness: Confirm the accessibility and clarity of emergency exits and evacuation routes.

Common Area Maintenance: Regularly clean and upkeep common areas to prevent accidents due to wet leaves and debris.

05/10/2023

Regular roof inspections for blocks of flats are more than just routine maintenance; they are essential for the safety, longevity, and financial well-being of both residents and property owners.

Here's why:

Preventing Costly Repairs: Detecting roof issues early can save significant money in the long run. Small problems can quickly escalate into major, expensive repairs if left unattended.

Protecting Property Value: A well-maintained roof enhances the overall value of the property. Neglecting it could result in a decreased market value, making it harder to sell or rent flats in the building.

Ensuring Safety: A damaged roof can pose safety hazards, including leaks, structural damage, and even the risk of collapse. Regular inspections mitigate these risks, ensuring the safety of occupants.

Energy Efficiency: A properly maintained roof can improve energy efficiency by preventing heat or cool air loss, reducing utility bills for both residents and property owners.

Compliance: Many local regulations and insurance policies require regular roof inspections. Non-compliance could lead to legal issues and insurance complications.

Regular roof inspections are an investment in the long-term health and value of a block of flats, ensuring safety, financial stability, and peace of mind for all stakeholders. Don't overlook this critical aspect of property management.

04/10/2023

Gutter Maintenance:

This helps preserve your property's value and safeguards it from moisture-related damages. We have had a significant surge in rainfall in Scotland, necessitating regular gutter upkeep as priority.

When they get clogged with debris (leaves, plants, or bird waste), they tend to leak, leading to dampness within the walls, especially in older buildings. Unaddressed dampness can result in both aesthetic and structural deterioration, which can result in much higher costs to rectify the problem.

Routine inspections of your gutters can highlight trouble, such as damp spots and stains beneath them, indicating potential leaks and overflows. Any presence of vegetation, even in its infancy, signifies blockages and overflowing water.

Additionally, be attentive to specific gutter issues, such as loose fixings, rust on cast iron gutters, and corrosion at joint points that can result in leaks and drips. It's advisable to clean gutters annually or bi-annually.

For areas with substantial tree cover, consider installing leaf guards to prevent blockages in the downpipe. When replacing gutters, opt for larger sizes to accommodate increased rainfall, and add undercloaks for protection against rainstorms.

Gutter repairs typically fall under common maintenance, requiring a simple majority for implementation, particularly when addressing climate change resilience.