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5.02.25
Please be advised that the bin store and recycling area at Meadow Mill will be operational again from tomorrow, Thursday 6th February.
The refuse area is accessed via the back door by the service lift. There is a walkway to the waste storage area which has been put in place by the freeholder’s contractor. Residents are required to re-enter the main building in the same way using their access code or fob.
Kindly remind your tenants that all refuse must be disposed of inside the bins and the following guidelines be adhered to:
GREY BINS – General waste only
BLUE BINS – Flat packed cardboard & paper
BROWN BINS – Glass, bottles & cans
Bulky Waste, electrical waste or furniture must not be disposed of in the bin store or anywhere on site. Please refer to Stockport Council’s website for guidance on how to book a collection for these items.
Should rubbish be disposed of in the incorrect bins a decontamination visit will be required which will be a cost to leaseholders’ service charge.
We have received a number of reports online via the residents’ portal requesting a deep clean of the communal areas. Please be advised that the freeholder completed a deep clean prior to the reoccupation of the building. The cleaners are now back on site every Tuesday and Thursday from 8.30am – 4.30pm. We are collating quotes to have the carpets in the hallways deep cleaned and will update all leaseholders when the works are scheduled. We have also requested an additional refuse pick up for the surplus rubbish from the temporary skip at the front of the building.
Please could all Landlords and Letting Agents relay the above update to their tenants.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 4pm on Wednesday 5th February.
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3.02.25
We have now received confirmation from the freeholder that the water tests have been returned as satisfactory and the water in your apartment is safe for drinking.
There is an exemption in two apartments, numbers 204 and 303 where the results were inconclusive and a second test is required. We will contact the owners of these apartments directly when the freeholder confirms the arrangements for the re-testing, however in this interim period please refrain from drinking the water in these two properties until such a time it is confirmed otherwise. The water remains safe for bathing and washing.
May we kindly request that Landlords and Letting Agents relay this update to their tenants.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 3.15pm on Monday 3rd February.
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31.01.25
The previous update on 21st January 2025 stated that residents could return to their apartments in Meadow Mill, but that repairs to communal areas were still ongoing. An update has now been received from the freeholder who is managing this process.
The ground floor must be completely dried out before restoration work can begin. A specialist team determined the number, duration, and temperature requirements for the dehumidifiers. The 3-week drying process has 1 week remaining. During the first week, dehumidifiers remove water from the air and surface brick. During the second and third weeks, moisture is drawn from deeper inside the brick structure. The drying process must be completed to prevent future mold and damp.
Following completion of the drying out process and following satisfactory moisture level readings, redecoration can commence. This includes installation of partitions, doors and decorating. This is expected to take 2 weeks from inception.
The lift restoration has a 12-week lead time. The freeholder is collaborating with their supplier to expedite this process. The supplier will visit the site on February 10th to assess the situation and discuss potential solutions. Following this meeting, the freeholder will provide an update. However, we anticipate that lift reactivation will be staggered, with passenger lifts being prioritised.
Replacement post boxes have been ordered with a delivery date at the end of February. These will be installed when decorating is complete. The external parcel locker will be replaced with a delivery date expected next week. In this interim period a temporary locked post room has been created in the engine room that tenants will be able to access with their fob. Royal Mail are commencing postal service to the mill from today.
We are advised that the water testing results are due back from the laboratory by the beginning of next week. The freeholder reminds all residents that the water in their property should not be used for drinking, but it is safe for bathing and washing dishes. Please drink bottled water only.
May we kindly request that Landlords and Letting Agents relay this update to their tenants.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 3.19pm on Friday 31st January.
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21.01.25
Following the reconnection of the mains power supply and satisfactory testing and compliance of all safety systems, the freeholder is pleased to advise that apartments can be reoccupied from 7am tomorrow, Wednesday 22nd January.
Unfortunately the small number of apartments that were affected by the mains water pipe failure, communicated on Saturday 18th January, cannot be occupied until the freeholder has completed all remedial works. These leaseholders have already been contacted and we have been advised that the freeholder will give a further update on their progress in these properties tomorrow.
All lifts, including the firefighting lifts, will also remain out of service until further notice. We are required by the fire service to collate and issue to them any residents’ specific mobility needs in the event of an evacuation. Could all occupants please complete the form if this applies to them. Buy to let landlords and their letting agents are required to send the form to their tenants for completion.
Please be advised that further updates on the reinstatement of the lifts will be issued in due course.
Whilst the water testing results are awaited to be returned from the laboratory, the freeholder reminds all residents that the water in their property should not be used for drinking, but it is safe for bathing and washing dishes etc. Please drink bottled water only.
The damage at Meadow Mill, caused by extreme weather conditions on New Year’s day, has been significant. The freeholder has worked closely with all contractors to enact the required works swiftly, turning the required utilities and clean-up works around in 20 days.
The communal areas still require repairs, but have been made safe to ensure residents can get back to their homes at the earliest opportunity.
There will be an additional front of house presence on site tomorrow from 7am-9pm to support residents’ key collection. Residents will need to present identification and sign a document acknowledging the return of their key. Residents will also be provided with guidelines for reoccupying the property.
We appreciate that this has been a distressing time for residents and thank you for your patience and cooperation since 1st January. We’re delighted to be able to share this welcome news with all concerned parties and see residents return to their homes from tomorrow.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 6.48pm on Tuesday 21st January.
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20.01.25
The freeholder has updated us this afternoon that replacement elements for the life safety systems have been located in the Midlands and transportation has been sent to collect them this afternoon and deliver them to Meadow Mill for installation. This installation will extend into Monday night.
Following this, the system will be retested tomorrow with a further update on reoccupation thereafter.
We are advised that the accommodation provision via The Insurance Claims Accommodation Bureau (ICAB) has been extended to include tonight and tomorrow night. As per earlier communications, questions on these arrangements should be directed to the Insurance Claims Accommodation Bureau (ICAB) directly:
T: 0208 421 8427
We have also been asked to remind all residents visiting apartments to collect belongings that water should not be used for drinking until the freeholder confirms otherwise. The water systems in the properties have been chemically cleaned to ensure it is free from harmful contaminants/bacteria, with the process involving taking samples of drinking water and sending them away to a laboratory for testing. The results from this process are expected to be returned by 31st January 2025.
Please could all letting agents relay this message to their tenants who may be visiting the properties to collect belongings.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 6.08pm on Monday 20th January.
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20.01.25
We have received an update from the freeholder this morning to advise that the Insurance Claims Accommodation Bureau (ICAB) are working to extend the alternative accommodation provision until Tuesday 21st January for all involved. They will make contact with tenants directly as necessary.
We would remind you that this process is being managed by The Insurance Claims Accommodation Bureau (ICAB) directly with leaseholders or their representatives; CERT nor the freeholder will be able to advise on arrangements. Any questions on these arrangements should be directed to the Insurance Claims Accommodation Bureau (ICAB) directly:
E: [email protected]
T: 0208 421 8427
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 10.23am on Monday 20th January.
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18.01.25
Further to yesterday’s update, testing and commissioning of the life safety systems remain ongoing.
Unfortunately the freeholder has reported there to be a high quantity of emergency lights which are not operating, the batteries have discharged and are not holding a recharge to operate for the required 2 hours in the event of an emergency. The freeholder is sourcing replacement batteries/light units but are unlikely to have these on site until Monday.
During testing yesterday, a pipe connection in a water main failed causing potential water damage to 10-12 apartments. The leaseholders of the affected properties will be contacted separately by the freeholder who will require access to remediate any damage.
We are also advised that there are 8 apartments that the freeholder has not been able to access as no keys have been provided. These leaseholders will be contacted by separate email and will need to arrange an appointment for the electric and water to be recommissioned.
Earlier today the foul drains have also been checked and cleaned.
The freeholder has advised there will be a delay to the announcement of a reoccupation date. We are advised that contractors are continuing on site and the freeholder will update further on Monday 20th January following the delivery of replacement electrical parts.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 7.15pm on Saturday 18th January.
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17.01.25
The switch over to Electricity North West’s permanent power supply took place earlier today, ahead of tomorrow’s targeted deadline. Final safety tests and commissioning are currently being completed to ensure the emergency systems are fully operational. Subject to satisfactory compliance, the freeholder is confident they will be in position to advise on a reoccupation date in tomorrow’s update.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 6.15pm on Friday 17th January.
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16.01.25
The freeholder has today advised that works continue on site as previously communicated, and there are currently no anticipated delays to the targeted electricity switchover of Saturday 18th January.
We have also received the following update from the insurance broker to clarify the position on the freeholder’s insurance cover following some enquiries received in regards to the provision of accommodation, resident claims and leaseholders’ loss of rent:
1. AXA has agreed to the provision of accommodation from 10 January until 20th January for those residents whose property has become uninhabitable because of the flood on 1 January 2025. Please note we are informed that residents will not be reimbursed for any accommodation costs outside of the ICAB process nor any costs incurred prior to the 10th January 2025. Any resident who needs accommodation should be provided with the details by their leaseholder or letting agent for the Insurance Claims Accommodation Bureau (ICAB):
T: 0208 421 8427
2. Any leaseholder who is seeking loss of rent cover should refer to their own Insurers.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 6pm on Thursday 16th January.
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15.01.25
Please see below today’s update from the freeholder concerning progress on site:
1.External cleaning is almost complete to the car park areas and internal cleaning has commenced in the commercial areas.
2. Floor slabs in the commercial ground floor units that were damaged by the flood are being removed and replaced.
3. A number of vehicles remain on site and need to be collected by Thursday 16th Jan. Should they not be collected, they will be relocated to ensure no disruption to the external works of the building.
4. Testing and commissioning of all safety systems are ongoing. Critical works to the permanent electrical connection will continue tomorrow and Friday.
All other ongoing works communicated in previous updates currently remain on schedule.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 4:30pm on Wednesday 15th January.
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14.01.25
Scheduled works as per previous updates remain on going at site, with the freeholder reporting no current delays to previous communicated target completion dates.
1. Electricity to 120 apartments has been certified and visits will continue tomorrow and Thursday.
Work to the main electrical switch room which connects the substation to the building has been ongoing today. Subject to parts and cables arriving on Thursday the switch over from the temporary power source to Electricity North West’s live feed remains on track for Saturday 18th January.
To be clear, the temporary supply is in place to allow the works to take place and it cannot accommodate occupancy and living usage. Therefore, we reiterate that residents cannot safely return until the utilities switch over from the interim power supply to Electricity North West’s (ENW) permanent power supply, and power is restored to the safety systems.
2.Chlorination of the water pipes is ongoing with commissioning of all water systems anticipated to be on target for the end of the week.
3. Strip out of all damaged materials and decontamination in the communal areas is ongoing ahead of reinstatement.
4. The lift company has been out to assess the status of all of the lifts today and have moved the lift cars up so that lift shaft pits can have flood water pumped out and dried; and electrical equipment replaced. The contractors will return to site Thursday for further diagnostics on completion of these works.
5. External cleaning is complete from the entrance to the car park to the main residential entrance; this is continuing round to the river where the largest amounts of dirt and debris are located.
6. Work has started in the commercial units, where 1 or more floor slabs have been damaged by the flood and will need to be replaced.
7. Testing and remedial work on the life safety systems remains ongoing in anticipation of the scheduled switchover to mains power scheduled for Saturday.
As per yesterday’s update, we would remind anyone visiting apartments during the daylight hours please don’t run any water as all lines are currently chlorinated. The freeholder will advise when cleaning is complete and water is safe to use.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 5:13pm on Tuesday 14th January.
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13.01.25
Please find our latest update about the progress of works to the property as follows:
1. The freeholder’s electricians have been able to commence re-commissioning the electricity supply to all apartments with the use of the interim power supply to the Landlord areas. Thanks to the apartment owners and residents who have left keys at site; there remain 16 units we still require keys for. Please could keys for those properties be delivered to site ASAP to prevent any delays in reinstating the full power supply.
To avoid condensation, moisture and dampness in the apartments, as the freeholder is commissioning apartments they are leaving 1 heater on, set to 18-20 degrees, to lower the humidity level in the apartments. This will also mean that the apartments will take less time and energy cost to achieve residents’ comfort heating levels in their apartments.
2. The water supply has been renewed and water pipes are being cleaned. Residents are instructed not to use water within the apartments until further notice whilst this process is completed.
3. Thank you to those who have arranged personally or via insurers to pick up cars from the car park. This has allowed the external clean up to really make visible progress today. If you are the owner of any of the remaining cars still to be removed, the freeholder would be grateful if you could make arrangements as soon as possible please.
4. Testing and fault finding on the life safety systems is ongoing with completion targeted by the end of the week.
5. Switch over from the temporary generators that have been installed by the freeholder, to Electricity North West’s permanent power supply from the substation, is being targeted to be completed by Saturday 18th January, subject to all replacement equipment, cables and materials being on site by Thursday 16th January. Following a successful change over, the freeholder will be able to confirm a date for reoccupation of the apartments.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 4.45pm on Monday 13th January.
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12.01.25
Further significant updates have taken place at the property today:
- A specialist team have been working in the switch room today, where the mains power from the substation connects power to the building. They’ve ordered further essential replacement parts which will be delivered early next week.
- A team has been in the water tank room yesterday and today. The water tank had been cleaned and refilled, ready to start chlorination of all water pipes from tomorrow morning.
- The fire alarm panel and backup supply has been replaced and tested today, there are some faults from water damaged sensors which will be replaced from tomorrow.
- Access control systems have been energised and faults identified. Replacement parts have been ordered for replacement.
Thank you to everyone who has come down with spare keys so that we can re-commission electricity and water to the apartments. 85% of all keys are secure and commissioning commences tomorrow.
There’s still time to arrange alternative accommodation assistance. To do so, leaseholders must complete their consent for their details to be sent to The Insurance Claims Accommodation Bureau (ICAB). The ICAB will then contact and make arrangements directly with leaseholders. The link to allow consent can be found below.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 6.12pm on Sunday 12th January.
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11.01.25
We have received the following significant updates from the property today:
- The generators were delivered to site late yesterday afternoon, with the communal area interim power supply made live earlier than the scheduled date of Monday 13th January. The temporary power source is now live in the communal areas of the ground floor and all residential levels.
- A specialist cleaning team arrived on site this morning with the external cleaning commencing as scheduled. This will continue all weekend.
The freeholder wishes to thank all residents who have dropped off keys at the welfare cabin. Facilitating this request promptly has meant these apartments will be in the 1st batch to have their electricity board and water pipes certified for occupation. It is greatly appreciated. We would remind residents who still need to provide keys that the deadline is close of business Monday 13th January. For those who have contacted us to advise they cannot provide access, we will write to you by separate cover on Monday.
The freeholder has asked for us to highlight that there are 17 cars remaining in the car park that will need to be recovered by their owners or their insurers. Should anybody need assistance, the freeholder has shared the details for the company below who have completed much of the removals this week for third party insurers.
Thomas Recovery Ltd
Tel. 01204 861777
[email protected]
We have also been asked to remind residents that access is currently restricted to collect belongings in daylight hours only. For the time being and until confirmed otherwise, access can be provided from 8am daily, but no entry can be facilitated after 3.30pm, with the building being locked at 4pm.
Can we also remind all leaseholders that require alternative accommodation assistance, to allow consent for your details to be sent to The Insurance Claims Accommodation Bureau (ICAB), who will contact you accordingly and make arrangements directly with leaseholders.
Pending any significant milestones tomorrow, we expect to update all leaseholders and their representatives again on Monday afternoon, 13th January.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 6.43pm on Saturday 11th January.
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10.01.25
As an update to all concerned, as you may be aware Stockport Council released a statement earlier this evening saying AXA have agreed to fund alternative accommodation arrangements for Meadow Mill residents for the next seven days from today. We have received through correspondence from the insurance broker confirming this. Whilst we have not been provided with any further details than this at this stage, this is obviously welcome news.
We have been advised that this will be managed by the Insurance Claims Accommodation Bureau (ICAB). We have communicated this to leaseholders and have requested leaseholders confirm their willingness to be contacted by the ICAB who will contact leaseholders directly to discuss their situation and make the necessary arrangements. Neither CERT nor the freeholder will be able to advise on arrangements. Any questions on these arrangements should be directed to the Insurance Claims Accommodation Bureau (ICAB) directly:
E: [email protected]
T: 0208 421 8427
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 9.51pm on Friday 10th January.
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10.01.25
Since the occurrence of the extreme weather event which saw one and a half times the rainfall expected in January occur in a 12 hour window, CERT’s client, the freeholder (the building owner), has worked at pace to address the damage caused by the flooding from the river as swiftly as possible.
Utility operatives have been working through the weekend, last week and all week with the objective of restoring power and water to the property as soon as possible. Our client has brought in a specialist disaster recovery consultant to manage the recovery process. As part of this process essential electrical and water equipment has been assessed by the manufacturers earlier this week and the specialist consultants are coordinating supply and installation. They are working with their appointed electrical & mechanical contractor and have been developing a solution to bring an electric supply to the building as soon as possible.
Based on the timeline of the works required to reinstate the building’s utilities, the target is to have power restored to the communal landlord areas of the building by Monday. From there, the necessary testing of the life safety systems within the building and within the apartments themselves can take place to ensure the systems are operating correctly and to check that there is no fire risk from the electrics systems. Following the delivery of the replacement water pumps, the water supply can be reinstated once the necessary water tests and chlorination is carried out.
This update was communicated to all Meadow Mill Leaseholders, and their agents, at 5.41pm on Friday 10th January.
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We have been in communication with all leaseholders (i.e. apartment owners) of the properties at Meadow Mill (and where relevant, their agents) daily Mon-Fri since New Year’s Day, and continue to provide thorough updates daily. We have reminded all leaseholders who are buy to let Landlords of their responsibilities to keep their tenants informed. Where we have identified that the leaseholders have not opened their communications from us, we have called them directly to urge them to promptly relay the information to their tenants.
For clarity in relation to responsibilities of our client it is important to make the distinction between a leaseholder (i.e. an owner of an apartment) and a tenant of an apartment, who is a tenant of a leaseholder typically under an Assured Shorthold Tenancy agreement. The freeholder (i.e. building owner), our client, has no legal relationship with a leaseholder’s tenant and typically does not even hold details of who is in occupation of a buy-to-let property. Any such leaseholders’ tenants, which in the instance of Meadow Mill make up the majority of the residents of the building, should refer to their landlord or letting agent for information. As explained above, we have been in communication with all leaseholders, both owner-occupiers and landlords (or their agents where appropriate) since New Year’s Day and it is their responsibility to ensure that message is relayed to their tenants.
We have sought to assist residents on matters that are within our control. We have communicated promptly, each day, to their landlords and agents with the current position to keep all parties informed. As above, it is the responsibility of the particular buy to let landlord, or their agent, to keep their tenant informed as we do not typically hold contact details for their tenants. Furthermore we have suggested in communications that those leaseholders who are landlords review the terms of any personal or property insurance policies they may hold which may offer a cover provision that provides support to their tenants in such an event.
We understand that the uncertainty around when residents can return to their homes, and whether they will be reimbursed for their personal costs since the event is very difficult and confusing, and we are sympathetic to their position. Our communications have been issued daily with the intention of keeping all parties informed of the most recent position.
