Status: Open
Reported Issue No. R003-GreenSquareAccord-111222
Provider: GreenSquareAccord
Date issue reported: 11/12/2022
Issue: Fire Hazards (fault equipment, smoke alarms, etc)
Comments:
It is our understanding (having been contacted by an independent source) that there is funding paid directly to GreenSquareAccord. This funding is to ensure that these ten flats provide a safe home, to vulnerable residents. Issues reported include:
Final exit door of escape stairs is locked
Electrical cupboard door is not fitted with mandatory signage, does not have a locked fitted and does not overcome latch bolt friction to close
Poorly prepared combined seals chopped into the doors, the rigid casing should be flush with the door lipping
Doors that are not lipped with seals cut into the raw edge
Gaps of up to 6mm between door and frame
Broken door operating furniture
Locks missing from door
Not fit for purpose ironmongery
Damaged door leafs
Modified noncompliant door frames
Bedrooms are currently being heated by plug in heaters as the central heating system is broken
Response:
GreenSquareAccord had taken us off copy, however this has since be rectified.
15/12/2022
Good morning *****
Do you have any availability to meet with myself and ******* ***** via Teams today - around 1.00 or 2.00 would be preferred ?
Kind regards
****
******** *****
Housing Support Manager (GreenSquareAccord)
Care & Support
Response:
Dear *******,
Thank you for your email requesting a meeting.I would appreciate if you could please advise for the purpose of the meeting.In addition I would recommend that the meeting consist of the required personnel if it’s related to the reports that have been submitted for action. Furthermore that the Manager for Court Oak House is also present and persons whom have reported on matters.bb I have been notified today that the Fire Alarm system when activated can not be heard in Room 7 and the tenants had to wake the occupant up that the alarm had been activated, this being a concern for the safety of the tenants. After recent inspection of the emergency lighting I will be submitting a report to you in regard that it fails to meet and comply with BS 5266 1 2016.
Thank you for your attention.
Kind Regards
*******(Trustee)
Springboard Housing Association
Response:
Dear *****
Thank you for your email.
The purpose of the meeting is to discuss the compliance issues that were raised in the email received from ***** ******* on Friday 9th December, along with outlining the responsibilities held on both sides, ie GSA and Spring Board Housing Trust. It is unfortunate that, through this process, there is a need for communications between GSA and the Managing Agent need to be improved on, as this will help provide the two-way communication needed, that enables each party to remain sufficiently informed.
We would also like to discuss with you the exemption status of the building and any other support or guidance we can offer with regard to proof of the status as required by Birmingham City Council.
With reference to the fire safety issues that were raised in communications from ******* , we would like you to note the following:
Emergency lighting – GSA employ and instruct appropriate Contractors to undertake installation and maintenance of our emergency lighting systems. Unfortunately, the documents provided, whilst including a statement that the system does not meet the criteria for BS 5266 1 2016, does not include a survey, report, or evidence that this review has been undertaken by competent persons or the context of the supplied PDFs appropriately. Whilst the emergency lighting design was not picked up upon in the FRA, our current Contractors CCSSS, who are NICEIC approved, with all installations they undertake certified to BS 7671 and they are currently responsible for maintaining the system, will undertake a survey, with report to confirm suitability to BS 5266. Attached is the latest maintenance certificate which evidences the certification of the systems current maintenance. As CCSS also maintain the fire alarm and detection system, referring to your concerns below, and, in the interests of thoroughness we will also instruct a survey of the fire alarm and detection system, to ensure the managing agent of the suitability of the system and again, attached is the maintenance certificate from last service.
GSA are contracted with Ventro Ltd, who provide our passive fire stopping and fire door surveys and are accredited through BM Trada, with FDIS Inspectors for fire doors. Unfortunately, the comparison between the FRAs significant findings and the comments made by an FDIS Inspector, separately instructed by the Managing Agent, is not a full like for like comparison. because the Fire Risk Assessor samples the building and does not undertake a full fire door survey, which does not fall under the remit of a type 1 FRA. The actions in the FRA are for us to instruct a competent Contractor to undertake this and any remedial work required. When you look at the action recommendations and action them with appropriate understanding of process, the Fire Risk Assessor has recommended competent person surveys. A request for Ventro to attend to survey the doors and passive fire stopping requirements has already been made. These risks require addressing together because passive fire stopping issues and fire doors are intrinsically linked and the issues need to be addressed together, to ensure the limitation of fire spread. It is unfortunate that communication did not take place with GSA ahead of this action being undertaken by the Managing Agent because suitable reassurance these issues are being addressed holistically would have been provided. Upon receipt of the survey and subsequent quote, orders then can be placed for remedial works. It is important that the works are addressed in a timely manner. A date for the survey will be provided, as it is part of a surveying programme which is already established.
Fire Safety (England) Regulations 2022 – GSA are currently implementing a fire door inspection programme in line with new legislation and a resident engagement strategy is being developed, to be implemented in January which meets the requirements of it. 150 Court Oak Road is 3 storeys so not expected to reach the height requirements for the initial set of inspections, however, we currently are measuring buildings where doubts are present. Savills are undertaking this work for us and for the purpose of certainty considering the conversion of the premises and the height of the front facade, we will incorporate the building onto this measurement programme. The fire door inspection programme will include asset tagging of all fire doors and inspections to the same frequency as outlined in the legislation. Whilst the requirements of the new legislation, in terms of the fire door inspection programme are initially aimed at buildings over 11m in height, it is GSAs intention over the first year to incorporate all buildings onto this inspection programme within the first year. More information will be shared with regards to this in January.
Fire safety management – The existing management agreement covers fire safety in section 15; however, it is recognised that this agreement requires updating. This work is currently with the Support team. In the interests of interim arrangements whilst this is being undertaken, the current arrangements for fire safety should be specifically discussed. GSA currently have responsibility for the physical fire precautions in the building and active fire safety systems, day to day management is stipulated to the managing agent. This means that responsibility for in house fire safety compliance activities, such as checks of means of escape, ensuring fire doors remain unlocked and routine testing of fire safety equipment, such as weekly fire alarm testing would remain with the managing agent. Improved communications between GSA and the Managing Agent are clearly required, so that two-way communication enables each party to remain sufficiently informed. To support this, considering the obvious recent failure in communication, a Building Safety Officer, as part of the Fire Safety Team will be allocated to the building. This will enable regular support as well as an escalation point for any safety issues, we will arrange a convenient date for the Building Safety Officer to attend, at the same time as CCSS initially, to undertake a survey of the building to enable any immediate issues to be escalated appropriately.
We are happy to arrange a meeting to discuss this further. Please could you provide dates and availability for a TEAMS meeting.
Kind regards
******
Housing Support Manager (GreenSquareAccord)
Care & Support
Response
Entro fire have no FDIS fire door inspectors working for them to my knowledge, the FDIS diploma holders Ventro have working for them are installers, the Diploma certification clearly states it does not permit you to inspect fire doors, see attached image, the FDIS list of inspectors is found on the FDIS site under search for an inspector, these are individuals not companies I can be found under Lee Kennedy, regarding bmtrada, I work very closely with them specifically Warrington fire on none compliance issues, we are both currently representing two clients in court cases at the moment, the scheme only permits one named individual to have 20 installers answerable to them, I’d question how many names individuals Ventro have on their books and the percentage of works that’s subcontracted to unknown agency staff, getting back to the FDIS I have a legal responsibility under the scheme as does previously claimed Ventro fire door inspector to communicate together about issues I’ve found, could you please give me his details, it’s also a requirement under the scheme when he’s done a proper fire door inspection to attach his Id sticker to the doors, this has clearly not been done, I’m going to absolutely level with you, that building has never been visited by a competent fire professional and I would comfortably stand up in court and state that,
regards ****
Response
Dear ********
Thank you for your email and confirmation on the company Ventro Ltd.As a matter of concern on your comments I will have to refer the matter to the Fire Authority and HSE for them to conduct a further investigation into this matter. It’s seems clear to me that there are untruths be submitted which can put tenants lives at risk.In addition the FRA Report and BCC Report after 2 visits haven’t been addressed which gives me great concerns as a Trustee.
Thank you for your attention and support.
Kind Regards
*********
Our response 16/12/2022
Hello *****,
Thank you for putting me back on copy *****.
It’s seems strange the GSA would incorrectly change the author of the original email and then remove me from the email trail. I’ll will update this on our website.
When the safety of vulnerable residents is our main concern, it is a shame to see a housing provider more focused on reputation management than ensuring the ten flats are made safe.
Updates to follow I’m sure.
Regards
Ben
Response
Ben
I have real concerns about the actions of ****** **** yesterday sufficiency to reference the specific torte of law, Deceit, they have no evidence that anyone with my qualifications or insurance to specifically inspect fire doors has ever visited the building but still made the claim, despite the FRA completed last December missing many very important facts they have still neglected to complete many actions from the report, in a previous email I questioned why close out dates for life critical repair work was dated for 19 months after the FRA completion.
Its very clear Green square don’t have the relevant qualified persons looking after this, with respect this would not be ******, the mental affect of putting untrained staff to be pulled apart by fire professionals will be huge, I personally feel for her situation but need to make sure the residents are safe, I will continue giving my time until this is achieved.
Kind Regards
Update - 21/12/2022
Property has now been inspected by Birmingham City Council with 11 urgent repairs required with two category two issues.
There has also been an independent survey has been conducted on the Emergency Lighting and Fire Door Inspection, of which have both failed the inspection.
Update 22/12/2022
Birmingham City Council have outlined the following issues with an expected timeframe for resolution:
There is no fire door to the kitchen
Fire alarms are missing in the kitchen and lounge
Fire strips on the flat entrance door are missing
Lock on the entrance door is not suitable – it requires a turn bolt lock
Fire alarm is missing in the bedroom
Bedroom door doesn’t close firmly. Gap on the bottom of the door is exceeding 4mm
Glass above Door 8 is not fire proof
Door 9 is not self-closing firmly
Self-closing mechanism on the door is broken
All windows are sealed in the property with no means for natural ventilation. Windows are rotten, mouldy and causing drafts
CO2 alarm is missing in the kitchen
Ceiling and walls are mouldy
Window, walls, ceiling and curtains in the bathroom are mouldy
Walls around the windows are mouldy
Waste pipe in the toilet in Flat *** to be covered
Recommend moving tenant from Flat **** as soon as possible due to the number of issues in the property. The tenant is also smoking in the room, which increases the fire hazard.
Timeframe for the above issues to be resolved is between 28 days (19/01/2023) and 42 days (02/02/2023)
Response GreenSquareAccord (23/12/2022)
Dear *****,
We are writing to provide you with an update regarding the visit made by both our Building Safety Officers and contractors, CCSS.
There are a number of key findings where we feel that it would be beneficial to meet to further discuss the expectations of both parties around the following areas:
Record keeping – for us to better understand the records that are being completed and whether any further support is needed from us to ensure that records are maintained in the most effective and efficient way, this includes, as discussed with staff on site, the recording of fire drills.
Emergency lighting testing – it would be good to also confirm that the process to test the emergency lighting is now understood, and if there are any gaps, we are happy to provide further support to ***** around this and the recording of this information.
CCSS recommendations – With reference to the emergency lighting system, the surveyor from CCSS is looking at a series of recommendations, due to the building having been converted in the past. We have been told that the proposal will include additions to the general lighting, and we will action this, along with other recommendations as and when received.
Fire doors and compartmentation – we have arranged a survey via Ventro for passive fire stopping and for the fire door inspection and we will need to work with you to arrange access for this to take place.
Fire Authority inspection – you will note that we have recently communicated with ***** *******, Fire Safety Manager, as we would like to support with the future Fire Safety Inspection, and will ensure that we are present when this takes place.
Co-operation and co-ordination – we would appreciate it if you would continue to co-operate and liaise with us when reporting repairs and concerns that you may have. As you can see from above, we are in the process of co-ordinating a number of surveys to ensure that, where appropriate, your concerns are acted upon. We would also ask that you respectfully refrain from commissioning any further surveys and contractors, as we wish to take a more collaborative approach with you in resolving the issues that you have bought to our attention. It is for this reason that we would like to meet with you in early January so as to formulate a plan of action and provide additional support to your team, where needed. We are waiting to hear from colleagues for a suitable date, and we will confirm this with you once received.
We have recently received and reviewed the inspection report from Birmingham City Council which took place on Thursday 22nd December, and have noted the works highlighted. We would like to confirm that our operatives will continue to work on site and address the issues identified in this report and a surveyor will attend site today to review the repairs being completed.
We would like to thank you for your co-operation on the matters above and we look forward to meeting with you in the new year.
Yours sincerely
******
Housing Support Manager
Springboard Housing response (29/12/2022)
Dear ******
Thank you for your email and support. After reviewing the attached letter you didn’t mention the re location of the tenant in the room that had been condemned by Birmingham City Council under the HHSRS Category 1 and would appreciate your response to my previous email re the matter mentioned. As a result it being Cat 1 we are entitled to inform the Environment Health Officer to conduct further assessment under HHSRS.
In addition you have mentioned that CCSS surveyor will be looking at the emergency lighting system, as you will appreciate I would like to advise you that the emergency lighting fails to meet the legal requirements of BS 5266 1 2016 and would recommend that a lighting consultant conducts the survey which will be designed to meet the legal requirements and that a self test system is provided for the site, however as you will be aware that I have submitted a recommendation in which a light consultant has designed the Emergency Lighting for the property in accordance with BS 5266 1 2016. A inspection has been conducted for the general lighting in the building and requires improvements and all stairs, Fire Escape Routes require to be illuminated continuously for safety in the event of a evacuation which includes the exterior the lighting and a ‘Fire Assembly’ notice requires to be installed for tenants to convene.
The purpose of emergency lighting is to provide sufficient illumination in the event of a power failure. It’s crucial not to neglect the emergency lighting, especially in winter when it gets dark early. You may not be able to rely on "borrowed light" from street lamps as they may be turned off in some areas to save energy. In addition it’s a legal requirement to test it monthly and record the results in your logbook. A program of routine maintenance by a competent contractor should also be established.
Further to the safety systems, Fire Alarm that, it can’t be heard in Room 7 of the accommodation and the additional Detection devices that have recently been installed should be linked to the Fire Alarm system to which they are not connected.In my previous email I have requested a Fire Strategy Drawing for the accommodation with no avail.I would appreciate if you could please supply the ‘Monthly’ documents for testing the emergency lighting by competent person.
The Regulatory Reform (Fire Safety) Order 2005
The RRFS0 states that those who are responsible for a building must provide a fire risk assessment and an emergency evacuation plan that provides a safe means of leaving the building for all persons likely to be in the premises, including disabled people.
In my conclusion after reading the report complied by Birmingham City Council it’s become clear after two visits that GSA have failed in there duty to conduct the recommendations as per Birmingham City Council Reports which puts vulnerable tenants with mental health conditions at risk. Furthermore the property has been visited by GSA representatives over a period of time and has failed to report on the condition of the property that the tenants are living in and it has recently been reported as unsafe environment after the inspection.After a recent inspections which was conducted by BCC Inspection Team asked a question during our conversation with which GSA representatives was present ‘ Would you live in a property in this condition’ in which people replied ‘No’ so why allow theses tenants to live in this condition. When you’re young and homeless life is a daily struggle to survive a vulnerable young person looks for a safe place to stay and a chance to find the stability and support they need to start rebuilding their life.
Our youngest generation, are our future but many, unfortunately, don't have a good start in life.
Thank you for your attention
Kind Regards****** (Trustee)
Springboard Housing Association
Response - 30/12/2022
Ben
What I find most confusing about this property is despite proving it’s none compliant and unsafe, *****, myself and others have given their time for free to help bring this to the attention of Green square accord, I can’t recall one email in the chain coming from the Responsible person, *********, it seems to all be ******, I had a conversation with ****** and she appeared to have very little or no knowledge on the RRO 2005, but two hours later that day sent out quite a detailed email on the subject of Fire safety, I’m presuming just adding her signature to ******* work, why doesn’t ****** correspond directly as ******8 simply is relevant as your looking to communicate with the Responsible person, i find it very strange and certainly not the normal way these processes work.
Kind regards
********* Cert FDI
My Response 03/01/2023
Hello *****,
This is often the case. The official reason will be that the senior leadership team are leaving it up to the correct person to action, the unofficial reason is the senior leadership team must be able to deny any knowledge. The email addresses for ***** ***** and ****** ****** will be monitored by the executive assistants, who will seldom forward on, and my email address is blocked.
If you read any online reviews from people who have worked at GreenSquareAccord, you’ll often hear how people who’s ‘face fits’ are promoted far above their station. This is not an attack on ***** who seems to be doing her best to gather the correct information and respond to you, however it would appear that she is woefully unsupported by the leadership team.
This unfortunately seems to be the GSA Way. There are many examples on my resident support website set up in direct response to this lack of engagement from GreenSquareAccord. - https://www.greensquareaccordresidents.co.uk
Thank you for your continued effort ****, let us hope that GreenSquareAccord can quickly make this property safe for the vulnerable residents who reside there.
Kind regards
Update 03/01/2023
Good afternoon ****** & *****, happy new year to you both.
RE: GreenSquareAccord and Spring Board Housing – Meeting 6th December at 2pm - 178 Birmingham Road, West Bromwich Central, West Bromwich, Birmingham, B70 6QG
I wish to facilitate a meeting between GreenSquareAccord and Spring Board Housing this Friday in order discuss the below matters that require urgent attention by both parties, we are happy to host the meeting at our West Brom office as above. Alternatively, the meeting can be facilitated remotely if more convenient?
GSA’s plan for Court Oak House proposed and accepted by Birmingham City Council on 3rd January 2023.Concerns that the support provision provided by Spring Board Housing will not meet the BCC exemption threshold and the potential future loss of housing income (as highlighted by BCC).Establish clear lines of communication between GSA and Spring Board Housing and clarify appropriate escalation routes.Discuss day to day housing service expectations.
I would be happy to discuss any other item you wish to raise; additional meeting can be set up towards the end of January with operational leads for ongoing dialogue and items not listed above.
Please note, this meeting is only for GSA and Spring Board Housing colleagues, I would appreciate it if you can confirm your attendance at the earliest opportunity.
Kind regards
************ *****
Director Of Operations (Support)
Response from Springboard Hosuing
Dear Mr ****
Thank you for your email and concerns for 150,Court Oak House Court Oak Road, Harborne. As you will be aware that there are many defaults within the property which have been highlighted by BCC in there report.The property has been neglected over a long period and matters have been reported to GSA to which have been ignored and failed to respond until now that the required authority’s have now become involved and raised serious concerns on the accommodation that it’s unsafe to live.
I am of the understanding that GSA representatives have attended the property over a period of time and failed to recognise the condition of the property and report on the state to which tenants are living all of whom are vulnerable tenants.
As you have mentioned that you are happy to host a meeting to discuss matters to which GSA are responsible to which we will be happy to accommodate, however due to other commitments and circumstances we are unable to attend as requested until the end of the month but I hope you will adhere to the guidelines as mentioned in BCC report and further the inspection that is due to be conducted by West Midlands Fire Authority on the Building.
In my conclusion you will appreciate I am concerned with the seriousness of the condition of the property and the Health and Safety of the tenants especially that they are vulnerable tenants and would hope that the property would meet the decent homes standard.It is a legal requirement for landlords to make sure their property meets a minimum set of criteria on things like: efficient heating. suitable facilities. limiting serious fire and damp risks.A decent home must meet the current minimum standard for housing and be free of Category 1 hazards under the HHSRS be in a reasonable state of repair with modern facilities, however after the recent report the property fails to meet the standards. I will request for BCC to revisit the property upon completion of the work as requested to ensure the standards are met.In addition you will be aware of several reports which have been submitted by professionals on the condition of Emergency Lighting and Fire Doors of which have failed to meet the required standards, this again a further concern.
Thank you for your understanding and attention.
Kind Regards
******* (Trustee)
Our Response to GSA
Hello Mr *******,
Another concern that has come to light is the desire for GSA to keep the progress being made between a select few, as you indicate between GreenSquareAccord and Spring Board Housing. Whilst I understand your desire to contain this incident it is clear that there are many more interested parties keen to see a positive resolution. As such I have also put back on copy Preet Gill MP and Ruth Cooke CEO GreenSquareAccord.
The safety of the residents at Court Oak House should be the focus of everyones attention, rather than the art of reputation management. As such I would consider it a professional courtesy if you could refrain from removing invested parties. As GSA often claim, we are all in this together.
If you have any question please let me know.
Regards
Ben Jenkins
CEO & Founder
www.HousingSector.co.uk
Further update requested - 17th Feb 2023
Dear GreenSquareAccord,
Can you please provide an update on the schedule of works (now overdue) at the address - Court Oak House.
As this is of major concern to numerous parties, a risk to life, and as you have sought legal guidance, I feel this is now an issue that is in the public interest. As such if you are unable to provide an adequate update with an agreed timeframe I feel the best course of action will be to contact local and national press.
GreenSquareAccord have taken some positive steps towards a more transparent approach to dealing with the concerns of residents, this lack of response appears to be a step backwards.
I look forward to hearing from you before COP Monday 20th February.
Kind regards
Ben Jenkins
CEO & Founder