Vickers House

This page is for residents at Vickers House to be updated on building safety matters. Please check back regularly for updates.

 

Fire Risk Assessment (FRA)

The last FRA was undertaken at Vickers House on 2^nd September 2025, and the block was assessed as low. FRA’s are reviewed annually at this building.

If you would like any further information about the FRA, please contact us.

 

Evacuation Strategy

Vickers House currently has a stay put evacuation strategy in place. This means you should remain in your flat in the event of a fire unless you are at immediate risk from fire and/or smoke. If you do not feel that it safe to remain in your flat then please evacuate the building and await instruction from the Fire Service

If you see smoke or fire either in your flat or communal area of the building please call 999. Please do not assume that someone else will do this.  

If you are worried or concerned about your ability, or someone in your household, to evacuate the building independently, please contact us.

 

External Wall System

Vickers House has two materials on the exterior:

• Metal cladding: This was replaced following the Grenfell Tower fire and now meets the standard required under current Building Regulations. We used a material which has A1 fire classification.

• Brick: Bricks have an A1 fire classification as they will not sustain or support external spread of fire. Work has now been completed to the cavity behind the brickwork and the building meets the highest standard of fire safety. 

 

Balconies

The balconies are constructed of concrete and glass. They will not support the spread of fire; however, this is why it is important that residents do not use their balconies to store combustible material, as this could allow fire to spread.

Please do not store timber or other combustible materials on your balcony as this may affect your safety in the event of a fire.

 

EWS1 Forms

An EWS1 form is available upon request for Vickers House; please contact us if you require a copy.

Further information can be found on our EWS1 page.

 

Residents

We do ask that all residents take direct responsibility for the safety of the block by:

• Ensuring items are not left in communal areas – these could help spread fire and /or prevent escape from the building;

• Not smoking in communal areas;

• Notifying us of any repair issues in communal areas – please call 0808 169 1969.

Floors 1-8 
Several walls damaged by missing doorstops next to intercoms, to be plastered- order raised 
Hole in wall identified 7th floor- order raised 
Several fire exit signs missing in lift lobbies and stairwells- order raised 
Architrave on 6th landing by internal door broken and pulled away- order raised  
Few missing doorstops- order raised 
Damage to lift panel 5th floor- order raised 
Skirting outside 46 47 needs replacing/making good- order raised 
Hole in wall 4th floor, and wall repair required- order raised 
Magnet on door 4 main side- order raised 
Missing stair nosing required- parts being sourced 
New fire door and replacement skirting between 33 and 34- order raised 

Underground and Lower Ground Car Parks 
Car park shutter- sideway installation- quote requested  
Cycle store A B- customers can’t get in with fobs- to be solved
Lower ground stairwell- flaking plaster on wall next to socket- order raised 
Missing stair nosing lower ground- order raised 
CCTV missing right hand side Lower Ground- order raised 

Lifts 
CCTV missing in right lift- order raised  

Outside Building 
Abandoned car- registration taken for removal 

Inside Properties 
Windows and balcony decking to be looked into further- ongoing

Floors 1-8 
Identified areas of graffiti to be removed-complete 
Several areas where stair nosing was missing-parts still be to sourced  
Several areas of water damage, to be repaired and painted-complete
Missing ceiling access panels to be replaced-complete 
Doors that aren’t closing to be looked into-complete
Cracked door frames to be repaired-complete
Damaged or lifted carpet to be looked at-consultation with residents required  
Door stops to be provided–complete

Underground and Lower Ground Car Parks 
Several areas of damp on walls to be repaired–complete 
Concrete in car park to be filled-structural issue, ongoing 
Cracks on floor and in ceiling to be looked at-as above
Various lights above bays or doors and in bin rooms to be fixed-complete
Leaks to be repaired-complete
Maglocks and gas meter door to be repaired-complete
Car park shutter repair to be chased–complete

Lifts 
Faults in left lift to be fixed–complete

Outside Building 
Graffiti to be removed–complete
Registration numbers provided to Housing Officer blocking access and pavement– complete
Bushes on roof-ongoing
Lights and floorplates to be replaced–order raised

Inside Properties 
Windows and balcony decking to be looked into further-ongoing

Vickers House- Summary of Building Safety Walkabout 19th March 2025 – Updated 6th June 2025 

Floors 1-8 
Identified areas of graffiti to be removed- ongoing
Several areas where stair nosing was missing- order raised 
Several areas of water damage, to be repaired and painted - order raised
Missing ceiling access panels to be repaired- ongoing  
Doors that aren’t closing to be looked into- completed 
Cracked door frames to be repaired- completed 
Damaged or lifted carpet to be looked at- consultation with residents required  
Door stops to be provided– order raised

Underground and Lower Ground Car Parks 
Several areas of damp on walls to be repaired - order raised 
Concrete in car park to be filled- possible insurance claim
Cracks on floor and in ceiling to be looked at- as above
Various lights above bays or doors and in bin rooms to be fixed - completed 
Leaks to be repaired- Estuary are working together to ensure access and inspections into shared owners and other properties as necessary
Maglocks and gas meter door to be repaired – completed  
Car park shutter repair to be chased – completed 

Lifts 
Faults in left lift to be fixed – completed 

Outside Building 
Graffiti to be removed - order raised
Registration numbers provided to Housing Officer blocking access and pavement – completed
Bushes on roof- ongoing
Lights and floorplates to be replaced – ongoing 
Inside Properties 
Windows and balcony decking to be looked into further- ongoing

Floors 1-8
Identified areas of graffiti to be removed-complete
Several areas where stair nosing was missing, to be replaced-complete
Several areas of water damage, to be repaired and painted-complete
Several areas of wall or ceiling damage, to be repaired and painted-complete
Missing ceiling access panels to be replaced-complete
Doors that aren’t closing to be looked into-complete
Cracked door frames to be repaired-complete
Damaged or lifted carpet to be looked at-complete
Door stops to be provided-complete

Underground and Lower Ground Car Parks
Damaged areas of carpet to be looked at-complete
Missing carpet tiles to be replaced-complete
Several areas of damp on walls to be repaired-complete
Concrete in car park to be filled-complete
Cracks on floor and in ceiling to be looked at-complete
Various lights above bays or doors and in bin rooms to be fixed-complete
Leaks to be repaired-complete
Maglocks and gas meter door to be repaired-complete
Car park shutter repair to be chased-complete
Doors to be repaired, and door stops to be provided-complete

Lifts
Faults in left lift to be fixed-complete

Outside Building
Graffiti to be removed-complete
Bushes to be removed from roof-complete
Registration numbers provided to Housing Officer blocking access and pavement-complete
Lights and floorplates to be replaced-complete

Inside Properties
Windows and balcony decking to be looked into further- separate visits to be undertaken-complete  

Key Points from Building Safety Quarterly Meeting September 2025

1.     Welcome by Bali Nahal, Assistant Director Customer Services,  and Introductions

2.     Windows

-          Chris Rutter, Interim Compliance and Health and Safety Lead, advised authorisation has been given to instruct a company to service all external doors and windows. Windows that are broken or faulty will be prioritised. All residents will be written to by the end of September. This first service cost will paid for by Estuary.

 

3.     Balcony Reparation

-          Chris Rutter advised a contractor has been agreed and the correct material has been identified for replacement. These will be looked at on a case-by-case basis.

 

4.    Parking

-           Susan Harland, Housing Operations Manager, advised new signage is being installed 15th September out the front of Vickers House to prevent people parking there, over the dropped kerb and pavement. PCM have been reminded to ticket people in this area and visit regularly.

 

5.     Anti Social Behaviour

-          Susan Harland advised no official reports were received between January- September.  ASB reports have recently been made and a Housing Manager is progressing with an investigation.  Updates on cases can only be given to those who make an official report.

-       Residents are encouraged to report safety or ASB concerns:

Email: info@estuary.co.uk
Phone: 0300 304 5000
Use the ReportIt app

 

6.     Building Safety Walkabout

-          Poll to be sent for walkabout options week commencing 29^th September with Chris Rutter and Tanveer Riaz, Building Surveyor.

 

7.     Lower ground car park

-          Customers reported box in front of gate to manually open has been misused. Date of works to be confirmed.

 

8.     Window Cleaning
Window clean included in service charge has not been completed. Service Charge Manager to look into. Customers can email service.charge@estuary.co.uk if they have any queries regarding their service charges.

 

Next Steps
A Building Safety Walkabout will be scheduled for end of September 2025, followed by the next quarterly meeting.

 

Service Charge Manager will be invited to the next meeting.

Next Quarterly Meeting 3^rd December 2025, Teams link to sent via email.

1.    Welcome by Madeleine Spencer (MS) Customer Voice Officer, and Introductions

2.    Balcony repair works
-    Chris Rutter, Interim H+S and Compliance Lead has attended a number of properties. Damage has been reported following the cladding remediation work, some balconies visited appeared to be wear and tear rather than damage. Before and after photos are being collated to go back to the contractor. 

3.    Windows
-     The manufacturer has been identified and a contractor is being procured to repair, service or replace. No timeframe as yet.
-    Residents enquired whether annual external window cleaning is included in the service charge, MS to look into 
 
4.    Leaks
-    Leaseholder contacted Axis and was told unable to log communal repair. Nicholas Kyprianou, Head of Repairs, to follow up and speak to leaseholder direct

5.    Service Charge 
-    Residents requested a breakdown of service charges and sinking fund balance, MS to source and provide 

6.    Building Safety Engagement Strategy
-    Is online and customers can request a hard copy or further explanation 
Building Safety Resident Engagement Strategy - Vickers House | Estuary

7.    EWS1 Update
-    Form to be sent to all relevant customers by MS via email

8.    Parking
-    2 contractor bays installed. No parking signs have been removed from railings, new ones ordered to be installed onto wall.
-    Registration numbers of those parking irresponsibly to go to PCM by residents. 

9.    ASB 
-    Discussion of non residents misusing bin sheds and car park. 
-    Bin shed doors also not always shut- Repairs to look at locks before potential replacement 
-    Residents are encouraged to report safety or ASB concerns: 
Email: info@estuary.co.uk 
Phone: 0300 304 5000 
Use the ReportIt app 

AOB
-    Repairs have been taking too long and wrong contractors or departments being instructed. Focus going forward is on joint working, quarterly meetings and walkabouts to ensure all issues resolved. 

-    Customers would like an update of outstanding actions from March Building Safety Walkabout 

-    Individual customers to be contacted regarding leaks or ongoing complaints. 

Next Steps 

A Building Safety Walkabout will be scheduled for September 2025, followed by the next quarterly meeting 

 

Key Points From Building Safety Quarterly Meeting 5th March

 

Key Points from Building Safety Quarterly Meeting November 7

1. Introduction and Meeting Purpose

• Michael Burch (Building Safety Manager) introduced himself and emphasised:
• Resident engagement in building safety.
• Accountability of Ian Martin (Chief Executive) as the Principal Accountable Person (PAP).
• Initiation of Quarterly Building Safety Meetings.
• Block QR codes to enhance resident communication.

2. Fire Safety Protocols

• Residents reminded to stay put during a fire unless instructed otherwise.
• Fire doors to remain closed; annual checks conducted; report issues with doors.
• Communal areas must remain clear for emergency access (no bikes/scooters).
• Fire safety training will be offered to residents, including fire door checks.

3. Personal Evacuation Plans & 'Everyone Matters' Project

• Government's 'Everyone Matters' project addresses safety needs of vulnerable residents.
• Customer Ambassadors will contact residents for Personal Evacuation Plans.

4. Building Safety Measures

• Cladding replaced with A1-grade material; residents with related repair concerns should contact Michael Burch.
• Fire brigade to receive detailed building plans with evacuation routes and lift statuses.

5. Resident Concerns

• Delays in Repairs: Acknowledged incident caused by delays; prioritization promised.
• Accountability: Root cause analysis to be conducted.
• Maintenance Issues: Broken windows, damaged balcony floorboards, and lift problems noted; surveys and follow-ups planned.
• Parking Issues: Unauthorized parking blocking fire access addressed; ongoing collaboration with PCM, local authorities, and Fire Service.
• Lift Issues: Frequent breakdowns reported; strategic review of assets planned, with potential government funding assistance.

6. Ongoing Collaboration

• Residents encouraged to report safety or ASB concerns:
• Email: info@estuary.co.uk
• Phone: 0300 304 5000
• Use the ReportIt app (details forthcoming).
• Police granted fob access to Vickers House for safety measures.

7. Next Steps

• A safety walkabout will be scheduled before the next Quarterly Meeting in February (details to follow).