Newsletters
Update on recent issues affecting residents
Posted 17th Jan 2025
1. UNDERCROFT BIKE THEFT UPDATE
We’re disappointed to report further developments and a most worrying escalation of theft tactics. On December 21st, two thieves got into the Undercroft below Sirius House, by probably using a cloned key fob, or fireman’s gate key, to steal a bike under Sirus House. This time it did not appear that the thieves followed a car through the gate.
The worrying development is how fully prepared they came, with a cordless electric angle grinder. In spite of our repeated Newsletter warnings, this bike was only secured with a metal cable lock. The CCTV given to the Police showed the angle grinder cutting through this in moments. Sparks were flying everywhere, but no witnesses have come forward. Whilst even heavy duty ’D’ locks will not defeat an angle grinder given more time, they do act as a deterrent when other targets are so much easier and quicker to remove. The CCTV shows these thieves entering the undercroft two hours before, blatantly talking on their mobiles, then taking pictures of the locks of two bikes - before returning later that evening to their identified target!
Fortunately, the owner of the above bike had full insurance, to cover such a loss. He was prudent, but many other bike owning residents here will surely not have such cover. Most certainly, bikes stored in the undercroft are not covered by the VQMC Buildings insurance. Short of hiring our own security patrols, the Board can only offer common sense approaches, when the estate is faced with determined thieves, knowing our undercroft is extremely vulnerable:
- Invest in one or two heavy duty D locks secured to the frame
- Remove your front wheel for storage elsewhere
- If you have a valuable bike, add it to your home insurance, or take specialist cover
- Store your bike in your apartment
The only positive aspect to report is the outstanding CCTV images above of the two culprits that we were able to give to the Police, to assist them in their enquiries.
2. DRAINS CLEARANCES
At the end of last year, the Board commissioned a specialist drains clearance company, Flow Drainage to provide an overview of the whole estate’s sewage and waste drainage system; a complete survey and health care condition scan. Within the first day of works, the specialists estimated to the Board that the solid grease and fat build up detected indicated that no cleaning had been untaken for many years.
A full schedule of works was provided and the Board had budgeted for works to commence early in 2025. The works actually started on Monday, January 6th at Antares House and the contractors are now near to completion of a gruelling two week schedule. The descaling and flushing works necessary sees water pumped through the system at a pressure of 3000 psi. Even at this early stage, the contractors have found major blockages caused by baby wipes, congealed fat, dishwasher tablets and toilet flushers - and advise all leaseholders and tenants to be circumspect in future.
Incredibly, a complete t-shirt was also found in the system. Whilst there are the unexpected items to be found, the major problems concern the build up of limescale which, as the pictures show, forms itself into layered lumps, much resembling pieces of slate. These solid masses can resist high water pressure and needed the expert resourcefulness of our brilliant contractors, using specialist plunger parts and, often, the brute force of their own muscle power when going down into the drain itself. Not a sight for the squeamish! The most astonishing ’find’ was a large chunk of tarmac found to be blocking a Rigel House main down pipe. The best guess of its origin was from works at the time of the original building, where its soft form was just thrown down the pipe. Surely not put down a toilet but, who knows!
The contractors have also pointed to the dangers of build up in the red sewage undercroft pipes, where excessive blockages has caused swelling and leakage of joints, which will need repair. Irresponsible car damage to these red down pipes has also been detected and will also need to be rectified. If any leaseholder would like to understand more about the process and benefits we now enjoy, the Directors would be happy to accommodate such requests.
The Board of VQMC
MAKING MACQUARIE QUAY A BETTER PLACE TO LIVE
Calling Notice For EGM On January 30th
Posted 10th Jan 2025
NEWS UPDATE: CALLING NOTICE FOR EGM ON JANUARY 30th
The Calling Notice delivered to the leaseholders does not confirm that it is called by more than half of the members who Ms Lintott claimed to have requested. The EGM is therefore invalid.
The Directors wish to make it clear that they are fully prepared to call an EGM on the due date after they have received a request properly completed. Unfortunately, the documents received so far in this regard do not comply with the requirements of the Companies Act, nor this company’s Articles.
To assist those members requesting an EGM in complying, we are providing them with a proper template in order to require the Board to call the EGM. This document must be signed by those shareholders who wish to have the EGM convened and then delivered to the Company’s registered address; merely giving names is not sufficient. I can confirm that on receipt of a correctly completed request, I will immediately arrange for the EGM to be held.
Please note that any meeting held on January 30th next will have no validity.
Yvette Hubbard
Chair of VQMC
January Update - Enhancing the estate
Posted 6th Jan 2025
Enhancing the estate and its services
This Newsletter is sent to provide essential information and background ahead of a possible Extraordinary General Meeting (EGM) to be called by a group of former Directors. Since its inception in July 2024, the Board consisting of Chair Yvette Hubbard, Patricia Dalal and Michael Foy have worked tirelessly and completely voluntarily to enhance this estate and the services it requires.
An initial task of the Board was to appraise the contractors and expenditures that, in our finding, had endured with a minimum of control over many years. With considerable experience in contract management, Board members decided to take direct control of many expenditure issues, such as insurance, lift refurbishments, undercroft lighting replanning, surveying, fire doors and drainage clearance; many of which were found to carry double charges for consultant checks on works commissioned. From its outset, this Board determined that every penny to be spent would be covered by work orders and approved estimates, with no sign-off amount allowed to the managing agent. Many thousands of pounds in savings have been realised for leaseholders.
This inevitably led to a rationalisation of the immediate role for the incumbent Managing Agent, Sensible. With the Sensible contract up for review last November, the Board asked Sensible to tender within an amended definition of service. Sensible declined to tender and then announced its resignation. The Board conducted an extensive research and tendering process including three alternative companies - and, eventually, appointed Wishtower as the new Managing Agent, commencing 1.2.25. The Directors have experienced a campaign of defamation against them by disgruntled ex Directors, one of whom has accused Board members of being "totally untrustworthy", guilty of "malpractice", "complete liars", "incompetent" and of our "deceiving leaseholders" - without any substantiation. He has advised of his "prosecuting the Board and the Directors individually for defamation of character." In a sorry attempt to undermine the Wishtower relationship with the VQMC company before it had started, an ex Director has even attempted to undermine the reputation of the Directors by writing to Wishtower stating that: "The current Board of Directors are for the most part incompetent."
Challenging the lawful Board
Ms Lintott, on behalf of a group of those aforementioned former Directors is now conducting a process of questioning the very lawfulness of the Board to exist, citing the EGM of 23.11.23, to have been illegally conducted, with Yvette and Patricia not being first named leaseholders on the company Register. At the last EGM, the Chairman Iain McCulloch and Martin Ayling of Sensible assured all members that this was not the case and they both wished Yvette and Patricia all the very best going forward. The appointments were officialised by the Chairman, Plummer Parsons and Companies House. There was no challenge to the appointment of Yvette and Tricia at that EGM from any member or authority, nor at any time since.
Serving the leaseholders
This Board set out to offer complete transparency and information to all members - and to treat all members with respect. We are regularly praised for our Newsletter communications. We have achieved a considerable amount despite being derided by ex Directors, seemingly not able to countenance any change. We have referred to major projects we have undertaken, but can point to a recent workload agenda that has included revamping the houses quadrant and tree surgery, meeting with lift contractors all over Christmas, constant CCTV investigations and liaison with the Police in respect of the raft of bike thefts, constant monitoring of bin stores and CCTV protection from fly tipping, managing interior rendering and the constant leaks from apartments and undercroft, recovering costs resulting from a break-in to the company store.
When Sensible were previously tendering to take over the whole finances of the company, we have maintained Plummer Parsons as our experienced Accountant, developing an excellent working relationship with Chris Gorringe and his team. We have prepared a robust budget for 2025, which has determined a minimal service charge increase of 6%. We are developing the original 5/10 year plan of expenditures as formulated by Sensible and previous Directors. This continual re-assesment in conjunction with our new Managing Agent, Accountant and Surveyor will be regularly reported in our Newsletters. We have maintained a Reserve for major works of £320,135, with all this information published for comment or challenge by leaseholders. We are entirely voluntary Directors and do not receive any payment for our services to leaseholders. Our workload continues to be considerable and we are constantly seeking to recruit other Directors to join us. If you think you could make a contribution to our endeavour, we would like to hear from you.
Yvette, Tricia & Mike
The Directors of VQMC
MAKING MACQUARIE QUAY A BETTER PLACE TO LIVE
Your Quay Matters - December Update
Posted 18th Dec 2024
NEW MANAGING AGENT FOR MACQUARIE QUAY
With the Managing Agent contract of Sensible up for review at the end of last November, the Directors asked the incumbent to tender against a defined specification of rationalised management requirements. Sensible declined to tender and then advised of their giving VQMC three months notice of ending the association with VQMC. Sensible’s contract will, therefore, terminate at end of January 2025.
The Board researched the market for suitable managing agents, sounded out and appraised recommendations and invited three companies to tender. After a lengthy consultation process, the Board has selected Wishtower as the new Managing Agent for VQMC. We consider Wishtower www.wishtower.com entirely appropriate for our needs and budgeting. They display impressive credentials and experience, have flexibility to respond promptly from their local base and have the enthusiasm to make a highly significant contribution to the ongoing wellbeing and financial stability of our estate.
We like the key personnel of Wishtower. We hope you will do too. To this end, we have asked Wishtower to meet leaseholders at an informal "getting to know you" presentation in early February. They will be happy to address any questions you might have. The Board has retained the services of Plummer Parsons, as the company accountant.
May we take this opportunity to wish all leaseholders a very happy Christmas and New Year - and to thank all those of you who have offered their support and encouragement in 2024.
The Board of VQMC
MAKING MACQUARIE QUAY A BETTER PLACE TO LIVE
Your Quay Matters - December update
Posted 4th Dec 2024
UNDERCROFT SECURITY UPDATE: THROWING MORE LIGHT ON THE SUBJECT
We write further to the last special Newsletter concerning bike thefts from the Undercroft areas. With regard to the incidences of Thursday, October 31st, the Board was able to provide the Police with good quality CCTV images of the perpetrators. These same culprits were next found on the CCTV on Friday, November 1st, stealing an unlocked electric bike from under Vega House. They even found time to pump up the tyres before cycling off!
A gateway to theft
It would now seem that the most likely method of entry was by simply putting a key into the "Firemans Lock" as can be found outside undercroft gates. These keys can be purchased from Amazon for £4.99! Fireman’s Locks are designed to allow quick key access for emergency services. So, the Board faces the dilemma of whether these locks should / can be removed. The Board is taking appropriate Police advice and your observations would be welcomed. Another likely way of entry could, of course, be thieves following cars in through our slow closing undercroft gates. The gate at Altair/ Capella is, unfortunately, out of CCTV camera shot. Signs are now being placed on all gates asking for drivers to wait until the gate closes fully behind them, before moving to their parking space. Your cooperation would be greatly appreciated in this respect.
The other critical factor to emphasise once again, is that bike thieves really are deterred by heavy duty D locks fixed to a frame or back wheel; even better if the lock itself emits an alarm sound when movement of the bike is detected. The warning can then be transmitted to a remote sensor - possibly in your apartment. Finally, a leaseholder has asked the Board to bring Immobilise.com to the attention of all bike owners. By registering bikes free on www.immobilise.com full details can then be put on a national database that Police can access and compare items that have been found or recovered from suspected criminals.
Seeing the light
One absolutely essential determinant of undercroft security and safety is, however, the deterrent and reassurance of adequate illumination. The recent spate of bike thefts determined the need for nighttime inspections of the undercrofts - and Board members were truly alarmed by the extremely inadequate state of lighting, with missing bulbs, inconsistent illumination sensors and forbidding dark corners throughout. It was a sobering experience to see complete darkness beyond the immediate areas of illumination where one stood, or where one’s car was accessed. The Board has viewed Hamilton Quay as a benchmark for safety and feeling safe, with its constant nighttime illumination. Even at the expense of additional communal energy costs, the Board is to instigate a budgeted trial of full triggered illumination from dusk to early dawn. The electrical work will be completed by Tuesday, December 10th. Once again, all views are welcomed on this radical change of undercroft facility.
SUBSCRIPTION CHOICE
We’ve taken the liberty of distributing this Newsletter again to the email addresses held by The Managing Agent for all previous communications and Notices sent to all our Leaseholders. If you would like to unsubscribe, or update an email address, please email the Directors with your request and property number to vqmc@macaquariequay.com
WORKING HARD TO MAKE MACQUARIE QUAY A BETTER PLACE TO LIVE