Cavity Tray/Window removal

[Caron111]

HELP!!!
Leasehold flat owner, 2nd floor balcony flat
Been going on 4 years now.
Long complicated story but how much would it cost a builder or window technician to remove a patio window/door inspect change a cavity tray and then put same window back???
Not covered by maintenance insurance. Costing residents £120k to rebuild 6 balconies because HAC was found in support rods in flat below when their ceiling bowed. Surveyor says fault is my balcony window??‍ 4 years of torrential wind driven rain and no further water ingress.
Thought was included in the main cost but now saying I need to do. Been quoted £1300 by JMR who are rebuilding balcony !!!!

 

[Wayners]

Cavity tray and other stuff £100
Any scaffolding required?
2 guys labor for a day.
Survey and background paperwork that's another £100
Add profit to job.

Add all that plus VAT

 

[crank39]

I'm confused, cavity trays sit above the frames and every patio/window on each balcony will have or should have a cavity tray above the frame so unless water is leaking into your property then how can it be your fault, is it coming in in the flat below you, surely then they need to be looking at their cavity tray not yours or am I missing something?

 

[Caron111]

Me too am so stressed and managing agents continue to bully me saying it’s my demise so I have to sort. I have emails and the quote which clearly says included in the works.
Have actually lost the sale of flat due to this factor am selling to pay for the repairs!!
The builders have managed to get to look all say it’s not the cavity tray.
It was built in 1969 and underneath the long window is curved concrete no brickwork to expose anything. Being single feel am being ripped off left and right. Also says taking window out of next flat to me on second floor. Quote shows £3500 for both and yet want £1300 for one from me on top?! Agents are **** called them Wednesday nothing followed up.
One glazier company also agreed not the cavity tray and wouldn’t remove as been in 14 years so wouldn’t go back in!
Now have to find a new buyer just before Xmas!!

 

[Caron111]

Cavity tray and other stuff £100
Any scaffolding required?
2 guys labor for a day.
Survey and background paperwork that's another £100
Add profit to job.

Add all that plus VAT

So sorry what’s a total figure roughly?

 

[Wayners]

£750 plus vat.
It's hard to price up tbh.
We just paid £700 for one and a half hours dentist work. Was a bit tricky and top dentist but how do you justify any price.
I think the problem is the unknown and maybe when done if problem persist they will on hook for it.
I wonder what it would cost for new window and fix problem?
Often companys don't want to remove and replace existing because it may break. It's a difficult job and with risks.
Im sorry your going through this. Big learning curve I guess.

 

[SJRSJR]

I’m no expert but wouldn't you have damp in your wall if your window was leaking? Would it be worth getting a £25 moisture meter and prod your wall?

Can you get a second opinion from your own surveyor? It might work out a lot cheaper if it turns out they disprove it.

What part of the country are you in? My window fitter had price list according to type and size. I got multiple quotes and excl. the nationwide companies, they were all similar. By comparison a single door and a large window (3 sq m+) like yours would have been £325 plus VAT to remove old and install new. Two blokes, they didn’t use scaffolding, it was all done from the inside. But you’ve got a balcony anyway?

I take it the residents aren’t the management company? Explains why the quote is so high. Are you obliged to use them? Do some research on the subject, get your own quotes and try to get a male friend to be there.

 

[Caron111]

Thanks for the info been trying to get someone to show interest for 4 years. My flat has no damp! But being blamed for water ingress to flat below. Also said was the flooring of balcony initially said I had to do that but they’re responsible for maintenance on that, funny enough they’ve now said included in main bill.
Your info is great will call round builders Monday to try sort yet again.
The quote showed removal of both mine and neighbours adjacent flat windows, tray in and put back £3500 yet another £1300 from me to do!! Absolutely crazy.
As said lost my sale after 7 months was so close.
Am going to try see the actual landlord who owns many blocks of flats.
Managing agents are greedy just want to get out.
Can I ask would a general builder be able to do or a specialist??

 

[SJRSJR]

I'm not a professional and I can only speak as a homeowner, as if this was a just window replacement.

I think a good general builder can easily do the work if they know their stuff but replacement windows/cavity trays come within the scope of Building Regulations. There are two approaches. 1. You get a builder to do it and get it inspected/signed off by your Local Authority Building Control department. For that BC would charge a fee (mine charges £215). Sometimes they come out, sometimes they accept photos. 2. Use a firm who is a member of the 'competent persons scheme' who can self-certify the work done with Building Control. https://www.gov.uk/building-regulations-approval/use-a-competent-person-scheme

I chose the latter for a batch of replacement windows, my installer was a member of CERTAS. FENSA is another. I'm now doing a general project which needs a Building Control application/inspection and includes a new window, so rather than get the window fitter to install, the builder will do it.

You might also find out about other works by searching the Property Register on your Building Control database, it's public access.

I don't know about bigger construction projects, leaseholds or management companies, they might have you over a barrel. But if you want to challenge them, arm yourself with other quotes/opinions. Or you may decide it's not worth all the aggro...

 

[Caron111]

Am doing just that. Being told am being ripped off, been going on 4 years, currently getting opinions from builders/window fitters which are going against what the surveyor is expecting to be done.
Thanks for your advice