Pleasant living in Brabantpark CONTENTS Major maintenance for 52 Epelenberg student apartments Pagina 3 1. Work inside the apartment Pagina 5 2. 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 Pagina 14 8. Presence during the work Pagina 15 9. Damage and responsibility Pagina 16 10. Compensation 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. Read all about it 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 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 1.1 Toilet 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. 1.3 Asbestos 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
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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. 2.3 Garages 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: studentwoonconsulent@wonenbreburg.nl 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
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