Royal Mills: Re-roofing a Listed Building at Zero Cost to Leaseholders
“The full replacement of a listed building roof has presented many challenges.”
The Issue
Royal Mills is a Grade II listed conversion in Ancoats, Manchester, comprising residential apartments and commercial units. Despite renovation in 2006, the building continued to suffer from problems with its roof.
The project
In 2013, we were brought in to deal with the roof issue of this iconic, canal-side building.
Besides the repair of the roof itself, we also could see potential issues around protecting the building and the interests of the residents simultaneously.
We needed to ensure we could protect the building during the repair work and that the new roof, once completed, would enhance it. We also needed to give residents access during the works via the Rochdale Canal.
There was also the issue of cost. We didn’t want leaseholders to bear the brunt of the expense, running into several thousand pounds.
Communicating clearly, regularly and empathically would be essential to get residents behind the repair work.
our Approach
We had to manage different expectations – conservation officer, local authority, landlord and residents – and take a balanced approach to satisfy them all.
We began with a comprehensive review of the works. We liaised with everyone who was invested in some way in the project's outcome.
After investigating thoroughly, we decided the building's current warranty should cover the roof replacement costs. Although the leaseholders would face some disruption, they wouldn't have to pay for the repairs.
The Outcome
We negotiated successfully with the warranty provider to get their agreement to meet the full cost of the works.
Working closely with the appointed contractors, we kept the residents up to date during each phase of the project. They had full access to their homes throughout.
The contractors replaced all the roof tiles and lead flashings, giving the residents a brand new roof fully compliant with conservation regulations at no additional cost.
“We were able to achieve the whole replacement on time and with no cost to the Leaseholders. This is a real achievement and an unexpected bonus for them.”
Property Manager, Zenith Management
