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More Basingstoke Woes!
Posted by The Editor on 24 March 2024
Mr Editor
Yet again, I would urge all
developments stuck with FirstPort to get out.It is not that difficult and with help from Michael E you can find out exactly what you need to do to get the ball rolling.
We had a problem with the Fire Brigade when an empty flat which
had been overrun with moths had some sort of machine running that set off the fire alarm in the evening . . The Fire brigade could not get into the flat as they were unable to gain access to the key box.
They were unable to contact FP so they broke down the fire door into the flat and it took months for FP to replace it. The work was obviously not done well anyway, as the moths are back!
Nearly 4 months since we left FP we are still waiting to get money owed to us to be repaid!
BUT we are free from them and life is wonderful without them. Be Brave and just get rid of them.
Yet again, I would urge all
developments stuck with FirstPort to get out.It is not that difficult and with help from Michael E you can find out exactly what you need to do to get the ball rolling.
We had a problem with the Fire Brigade when an empty flat which
had been overrun with moths had some sort of machine running that set off the fire alarm in the evening . . The Fire brigade could not get into the flat as they were unable to gain access to the key box.
They were unable to contact FP so they broke down the fire door into the flat and it took months for FP to replace it. The work was obviously not done well anyway, as the moths are back!
Nearly 4 months since we left FP we are still waiting to get money owed to us to be repaid!
BUT we are free from them and life is wonderful without them. Be Brave and just get rid of them.
Posted by RUTH on 26 March 2024
Editor,
Your latest news article suggests to me that firstport have many serious in house issues when it comes to lift maintenance, etc, etc, etc.
Their specially selected contractors appear in the example given, to have no off the shelf replacement parts why is this?
The predictive text reason (s) given for excessive delay in repair, replacement or renewal of any failure is nearly always laid at the door of others and never firstport which I find astonishing.
Firstport receive the service charge up front usually one year in advance which means any firm of that type should be cash rich.
The numerous articles on "About Firstport" paint a very different reality, which begs the question as to where has all that Leaseholder cash gone?
I wonder if the CMA will investigate any criminality of those that charge for goods and services which have not been delivered?
The Law must recognise that the actual payer of goods and services in Leasehold is in fact the Leaseholder and not the managing agent, so any dispute that may arise must be addressed between the Leaseholder and actual supplier in the case of final remedy, and not some third party imposed and often not wanted, needed or asked for managing agent.
Your news articles are always a pleasure to read and are highly informative and of great use.
Your latest news article suggests to me that firstport have many serious in house issues when it comes to lift maintenance, etc, etc, etc.
Their specially selected contractors appear in the example given, to have no off the shelf replacement parts why is this?
The predictive text reason (s) given for excessive delay in repair, replacement or renewal of any failure is nearly always laid at the door of others and never firstport which I find astonishing.
Firstport receive the service charge up front usually one year in advance which means any firm of that type should be cash rich.
The numerous articles on "About Firstport" paint a very different reality, which begs the question as to where has all that Leaseholder cash gone?
I wonder if the CMA will investigate any criminality of those that charge for goods and services which have not been delivered?
The Law must recognise that the actual payer of goods and services in Leasehold is in fact the Leaseholder and not the managing agent, so any dispute that may arise must be addressed between the Leaseholder and actual supplier in the case of final remedy, and not some third party imposed and often not wanted, needed or asked for managing agent.
Your news articles are always a pleasure to read and are highly informative and of great use.
Posted by Stephen Burns on 27 March 2024
Let's be clear? Lifts are expensive. Once your development has a lift service charges will be greatly increased.
Indeed so expensive can a lift be that to make a flat purchase in a development with a lift appear to be cheaper it can be that the lift is leased and does not belong to the development. The "reward" for the leaseholder is that as part of the lease for the lift onerous maintenance terms are imposed with huge fees attached to the lease agreement.
If a lift is properly maintained it can go 20 years before a major refurbishment is required. Such a refurbishment can easily reach £50,000 depending on the lift.
However any lift does need regular inspections and servicing. Often a minor repair can save a breakdown with expensive repairs then needed.
A simple regular greasing of the moving parts can add years to the serviceable life of a lift.
Firstport should be able to provide a detailed record of inspections for every lift and that record should be demanded by all residents.
Indeed so expensive can a lift be that to make a flat purchase in a development with a lift appear to be cheaper it can be that the lift is leased and does not belong to the development. The "reward" for the leaseholder is that as part of the lease for the lift onerous maintenance terms are imposed with huge fees attached to the lease agreement.
If a lift is properly maintained it can go 20 years before a major refurbishment is required. Such a refurbishment can easily reach £50,000 depending on the lift.
However any lift does need regular inspections and servicing. Often a minor repair can save a breakdown with expensive repairs then needed.
A simple regular greasing of the moving parts can add years to the serviceable life of a lift.
Firstport should be able to provide a detailed record of inspections for every lift and that record should be demanded by all residents.
Posted by The Editor on 27 March 2024
Editor,
I agree with you.
This Company's property insurer instructed a reputable firm to carry out two annual inspections of our communal lift and to issue a thorough report in terms of fit for purpose or otherwise, which is included in the insurance premium.
We engaged the services of a local qualified lift engineer who visits three times per annum.
We receive a quality service on time and at a competitive price.
Our lift is about 38 years old and has not failed us in the three years since we went Right to Manage.
We do not pay any call out fee in the event an emergency and I understand that most replacement parts are immediately available off the shelf and at cost price only.
Employing Local trades is a real benefit and it keeps costs down.
Why call out a lift engineer from, say, London (or France) when so many Local trades live minutes away in Blackpool?
I agree with you.
This Company's property insurer instructed a reputable firm to carry out two annual inspections of our communal lift and to issue a thorough report in terms of fit for purpose or otherwise, which is included in the insurance premium.
We engaged the services of a local qualified lift engineer who visits three times per annum.
We receive a quality service on time and at a competitive price.
Our lift is about 38 years old and has not failed us in the three years since we went Right to Manage.
We do not pay any call out fee in the event an emergency and I understand that most replacement parts are immediately available off the shelf and at cost price only.
Employing Local trades is a real benefit and it keeps costs down.
Why call out a lift engineer from, say, London (or France) when so many Local trades live minutes away in Blackpool?
Posted by Stephen Burns on 28 March 2024
Chaos for Leaseholders and retirement home owners as banks refuse to lend
Editor,
It was reported in the Telegraph on 30 November 2023 by Alexa Phillips that "Banks are refusing to lend on homes with "onerous" service charges over concerns that they can be difficult to sell, it has emerged".
Some lenders, including major banks and building societies, also said they have policies against mortgages on retirement homes which typically come with high annual maintenance fees.
A banking industry source told The Telegraph lenders have concerns about retirement homes having high service charges, being "notoriously difficult to sell" and dropping in value."
The article continues for several more paragraphs.
Going Right to Manage may prevent "Onerous" service charges?
It was reported in the Telegraph on 30 November 2023 by Alexa Phillips that "Banks are refusing to lend on homes with "onerous" service charges over concerns that they can be difficult to sell, it has emerged".
Some lenders, including major banks and building societies, also said they have policies against mortgages on retirement homes which typically come with high annual maintenance fees.
A banking industry source told The Telegraph lenders have concerns about retirement homes having high service charges, being "notoriously difficult to sell" and dropping in value."
The article continues for several more paragraphs.
Going Right to Manage may prevent "Onerous" service charges?
Posted by Stephen Burns on 20 March 2024
Not many purchase a retirement development flat with a mortgage as it tends to be those trading down that purchase. That said some residents had the idea of trading down and after a few years to take out an equity release plan to finance their remaining years. Little did they know that due to falling resale prices, it is nigh on impossible to obtain an equity release plan.
Posted by The Editor on 21 March 2024
Mr Editor
Yet again, I would urge all
developments stuck with FirstPort to get out.It is not that difficult and with help from Michael E you can find out exactly what you need to do to get the ball rolling.
We had a problem with the Fire Brigade when an empty flat which
had been overrun with moths had some sort of machine running that set off the fire alarm in the evening . . The Fire brigade could not get into the flat as they were unable to gain access to the key box.
They were unable to contact FP so they broke down the fire door into the flat and it took months for FP to replace it. The work was obviously not done well anyway, as the moths are back!
Nearly 4 months since we left FP we are still waiting to get money owed to us to be repaid!
BUT we are free from them and life is wonderful without them. Be Brave and just get rid of them.
Yet again, I would urge all
developments stuck with FirstPort to get out.It is not that difficult and with help from Michael E you can find out exactly what you need to do to get the ball rolling.
We had a problem with the Fire Brigade when an empty flat which
had been overrun with moths had some sort of machine running that set off the fire alarm in the evening . . The Fire brigade could not get into the flat as they were unable to gain access to the key box.
They were unable to contact FP so they broke down the fire door into the flat and it took months for FP to replace it. The work was obviously not done well anyway, as the moths are back!
Nearly 4 months since we left FP we are still waiting to get money owed to us to be repaid!
BUT we are free from them and life is wonderful without them. Be Brave and just get rid of them.
Posted by RUTH on 25 March 2024
How To Avoid The Digital Trap!
We all know that BT are changing from analogue to digital communications within the next 12 months.In many ways there are similarities with the roll out of digital TV's.
Of course Firstport are going to seize on the change as a means of making money out of residents via their connected Appello company. Let us not forget the Appello(then called Cirrus) involvement in a minimum of 65 development price fixing fraud for which they netted a cool £1.4m and for which they paid back less than £100,000 as a good will payment. So basically the fraud went like this:
Development Managers were told to identify all developments that were approaching 20 years old. They were then told to inform residents in those developments that all the warden call/alarm systems were obsolete and needed renewing. Quotes were obtained from two stooge companies and from Cirrus (Appello) Appello being the cheapest won the contracts. Firstport/Cirrus pleaded guilty to price fixing and because of that they escaped being fined heavily. The two stooge companies were fined but had already collapsed into administration.
So what to expect from Firstport in the coming months concerning the digital roll out?
The first thing they will do is increase the reserve funds so when the bill comes in somehow it doesn't seem to bad.
The development manager who will have no technical skills in this matter acting under instructions from Firstport will inform residents that the current systems are obsolete and would need replacing in the near future anyway.
the residents will then be given options as to any renewal ranging from the super expensive that does everything apart from making the tea to a pricy but much cheaper option that will make residents breathe a sigh of relief that they don't have to pay for the more expensive option. If questioned the development manager will quote some British Safety standards numbers to emphasise the point they are making, though in truth it is unlikely they will have a clue as to what the British Safety standards numbers they are quoting actually refer to.
They may forget to mention the option of a very inexpensive conversion box that changes the internal analogue signal to an external digital one?
Residents should ask why such a solution could not be not be used? Doubtless at this point the development manager will bluster on about the age of the system and that it was due for replacement shortly.
This being the case residents should then say to the development manager " Let's go for the converter box option and by the time the system needs replacing Firstport will no longer be the managing agent and we will have a new system installed by a competitor company to Appello"
When TV's changed from analogue to digital we didn't all rush out and buy very expensive televisions, instead we went to the local supermarket, shelled out 25 quid and we were all digitally up and running.
Of course Firstport are going to seize on the change as a means of making money out of residents via their connected Appello company. Let us not forget the Appello(then called Cirrus) involvement in a minimum of 65 development price fixing fraud for which they netted a cool £1.4m and for which they paid back less than £100,000 as a good will payment. So basically the fraud went like this:
Development Managers were told to identify all developments that were approaching 20 years old. They were then told to inform residents in those developments that all the warden call/alarm systems were obsolete and needed renewing. Quotes were obtained from two stooge companies and from Cirrus (Appello) Appello being the cheapest won the contracts. Firstport/Cirrus pleaded guilty to price fixing and because of that they escaped being fined heavily. The two stooge companies were fined but had already collapsed into administration.
So what to expect from Firstport in the coming months concerning the digital roll out?
The first thing they will do is increase the reserve funds so when the bill comes in somehow it doesn't seem to bad.
The development manager who will have no technical skills in this matter acting under instructions from Firstport will inform residents that the current systems are obsolete and would need replacing in the near future anyway.
the residents will then be given options as to any renewal ranging from the super expensive that does everything apart from making the tea to a pricy but much cheaper option that will make residents breathe a sigh of relief that they don't have to pay for the more expensive option. If questioned the development manager will quote some British Safety standards numbers to emphasise the point they are making, though in truth it is unlikely they will have a clue as to what the British Safety standards numbers they are quoting actually refer to.
They may forget to mention the option of a very inexpensive conversion box that changes the internal analogue signal to an external digital one?
Residents should ask why such a solution could not be not be used? Doubtless at this point the development manager will bluster on about the age of the system and that it was due for replacement shortly.
This being the case residents should then say to the development manager " Let's go for the converter box option and by the time the system needs replacing Firstport will no longer be the managing agent and we will have a new system installed by a competitor company to Appello"
When TV's changed from analogue to digital we didn't all rush out and buy very expensive televisions, instead we went to the local supermarket, shelled out 25 quid and we were all digitally up and running.
Posted by The Editor on 18 March 2024
Mr Editor
We had a new warden call system fitted when we were with FP and Apello. They did not do a good job as they did not cover the gap left in the wall because the system was smaller. We refused to pay until they rectified it with a larger wall covering. We then left FP for Freemont. They changed from Appello who charged £6,000 to Chichester Care Line who charge £1,800. I Presume that all developments who are still with FP are stuck with Appello. A good reason for them to go RTM and choose for themselves.
We had a new warden call system fitted when we were with FP and Apello. They did not do a good job as they did not cover the gap left in the wall because the system was smaller. We refused to pay until they rectified it with a larger wall covering. We then left FP for Freemont. They changed from Appello who charged £6,000 to Chichester Care Line who charge £1,800. I Presume that all developments who are still with FP are stuck with Appello. A good reason for them to go RTM and choose for themselves.
Posted by RUTH on 18 March 2024
It may be of interest to note that developments that have carried out a Right to Manage and have sacked Firstport have been offered discounts of up to 50% by Appello if they agree to carry on using them.
Posted by Michael Epstein on 18 March 2024
Michael,
We moved to "Carelink" they are based in Derby, DE22 1GT. They provide excellent response times when the pull cords are used.
We moved to "Carelink" they are based in Derby, DE22 1GT. They provide excellent response times when the pull cords are used.
Posted by Stephen Burns on 18 March 2024
There are many companies that provide a good service at a fair price without having to resort to price fixing.
Incidentally it should not be forgotten that the imposed on residents Appello failed to pass on an alarm call at Gibson Court that would have alerted the Fire Brigade that the fire had spread.
Had they done so it may well have been that the life of Irene Cockerton would have been saved.
Incidentally it should not be forgotten that the imposed on residents Appello failed to pass on an alarm call at Gibson Court that would have alerted the Fire Brigade that the fire had spread.
Had they done so it may well have been that the life of Irene Cockerton would have been saved.
Posted by Michael Epstein on 18 March 2024
Michael
One of our residents was stuck in the in the lift when we were still with Appello. She used the pull cord in the lift, and was told they would contact the lift company. An hour later she had heard nothing.
I discovered her and contacted Appello again. The man who answered me was very rude, saying that I had interfered
and interrupted him. That was when the lady had been there for over an hour. It took over two hours for them to get her out. Oxygen was getting a bit low and she was very agitated.
I have written this so that developments who might be tempted to accept the discount now on offer, keep well away.
One of our residents was stuck in the in the lift when we were still with Appello. She used the pull cord in the lift, and was told they would contact the lift company. An hour later she had heard nothing.
I discovered her and contacted Appello again. The man who answered me was very rude, saying that I had interfered
and interrupted him. That was when the lady had been there for over an hour. It took over two hours for them to get her out. Oxygen was getting a bit low and she was very agitated.
I have written this so that developments who might be tempted to accept the discount now on offer, keep well away.
Posted by RUTH on 18 March 2024
There have also been cases where Appello have not passed on the codes to allow access to the emergency services. In one case a resident was left lying unconscious for over an hour whilst ambulance crew tried to contact a fellow resident to open the door.
Posted by Michael Epstein on 19 March 2024
Note to Ruth ….. we are a RTM site about 30 miles west of you. All good & happy with our MA which is a small company, although their other sites have a different freeholder.. Interested in changing from Appello Careline & would like more info .
Not certain if the Editor has my email address
Not certain if the Editor has my email address
Posted by Tupe on 25 March 2024
Tupe,
We let go of Appello and decided to engage the services of Derby Carelink instead, they have provide a first class service for the past two years.
The Editor has my email, only to happy to help If I can?
We let go of Appello and decided to engage the services of Derby Carelink instead, they have provide a first class service for the past two years.
The Editor has my email, only to happy to help If I can?
Posted by Stephen Burns on 27 March 2024
Misery in Manchester!
Spare a thought for Liz Winstanley who bought her "dream" flat in Manchester, without understanding the implications of leasehold which few of us do.
In 2018 Manchester was visited by Storm Eustace causing the roof to be ripped off after which Liz noticed water coming through her light sockets and other electrical switches.
She contacted her managing agent Firstport for help. Dozens of phone calls and emails pleading for help were ignored as is only too typical of Firstport customer service.
Only after her flat became inundated with mould did Firstport agree to find Liz temporary accommodation. Unfortunately the accommodation they secured was beset with crime including rampant drug dealing. The finding of a dead body at the accommodation was the final straw for Liz who had to move out.
Only recently has Liz been able to return to her flat. According to Firstport delays in repairing the roof were caused by the problem being more structural than at first thought due to an inherent defect in the roof's construction.
How many more developments have the same defects is anyone's guess?
Liz's final comment? " I wouldn't touch leasehold and I wish I never had"
In 2018 Manchester was visited by Storm Eustace causing the roof to be ripped off after which Liz noticed water coming through her light sockets and other electrical switches.
She contacted her managing agent Firstport for help. Dozens of phone calls and emails pleading for help were ignored as is only too typical of Firstport customer service.
Only after her flat became inundated with mould did Firstport agree to find Liz temporary accommodation. Unfortunately the accommodation they secured was beset with crime including rampant drug dealing. The finding of a dead body at the accommodation was the final straw for Liz who had to move out.
Only recently has Liz been able to return to her flat. According to Firstport delays in repairing the roof were caused by the problem being more structural than at first thought due to an inherent defect in the roof's construction.
How many more developments have the same defects is anyone's guess?
Liz's final comment? " I wouldn't touch leasehold and I wish I never had"
Posted by The Editor on 17 March 2024
More Changes For Ground Rents
A CMA report states that" Ground rents can cause a wide range of problems including but not limited to circumstances in which lease terms are likely to be unfair and unlawful under consume protection law. Ground rent is not legally or commercially necessary"
Michael Gove is considering capping all existing ground rents, possibly reducing them to peppercorn.
The CMA then state that statutory intervention may be needed. Obviously the freeholder/developer who introduced ground rents as a pure revenue stream will have to be compensated for any losses on their investment but based on what they paid not on their future earnings. Should court action have to be taken and the court rule the ground rent charges are unlawful, the freeholder runs the risk of having to repay all the ground rents they have charged. this makes it all the more likely that they will agree a more modest settlement as they will come under pressure from their financiers to get their money back.
Whilst it is probable that there will be a change of government in the near future, these measures have cross party support so will be enacted.
The direction of travel is set. Once the profit margins for freeholder speculators has gone the road to commonhold opens up.
Michael Gove is considering capping all existing ground rents, possibly reducing them to peppercorn.
The CMA then state that statutory intervention may be needed. Obviously the freeholder/developer who introduced ground rents as a pure revenue stream will have to be compensated for any losses on their investment but based on what they paid not on their future earnings. Should court action have to be taken and the court rule the ground rent charges are unlawful, the freeholder runs the risk of having to repay all the ground rents they have charged. this makes it all the more likely that they will agree a more modest settlement as they will come under pressure from their financiers to get their money back.
Whilst it is probable that there will be a change of government in the near future, these measures have cross party support so will be enacted.
The direction of travel is set. Once the profit margins for freeholder speculators has gone the road to commonhold opens up.
Posted by The Editor on 14 March 2024
MR EDITOR
Great news. Thank you for that. Our Ground rent is £509.38 at present, for a 2 bedroom flat. Obviously that will double, but I wonder where the extra few pounds came from. It used to be an even number.I think I know what you will say!
Great news. Thank you for that. Our Ground rent is £509.38 at present, for a 2 bedroom flat. Obviously that will double, but I wonder where the extra few pounds came from. It used to be an even number.I think I know what you will say!
Posted by RUTH on 14 March 2024
Dear Mr Editor,
I stopped reading at “ Michael Gove is considering’.
A little bit of politics:
I think Gove and the Tories should be considering giving back the 10 million to the fella who said Diane Abbot MP makes him “ hate all black women” and that she “ should be shot”. …. Perhaps he thought she and all black women were “ Mares that need handling”. Here’s the thing, this type of abuse is just another day at the office for black women…. True that!
I stopped reading at “ Michael Gove is considering’.
A little bit of politics:
I think Gove and the Tories should be considering giving back the 10 million to the fella who said Diane Abbot MP makes him “ hate all black women” and that she “ should be shot”. …. Perhaps he thought she and all black women were “ Mares that need handling”. Here’s the thing, this type of abuse is just another day at the office for black women…. True that!
Posted by Kim on 14 March 2024
As offensive as the comments towards Diane Abbot were from Mr Hester for historical accuracy it has to be made clear that it was not Mr Hester who believed black women were "Mares that need handling" That dubious honour is down to Sebastian O'Kelly of LKP
Posted by Michael Epstein on 15 March 2024
Editor,
I read the full twenty five page CMA report in full. Your lead article is an accurate and highly informed synopsis of that report.
I continue to be optimistic about Leasehold and its abolition.
I believe that the "end is nigh" for ground rent and that the eventual agreed compensation package for freeholders will be for cost paid on the date of acquisition only.
Should the above be enacted freeholders have the option of going to court to seek compensation. Risky!!!
I read the full twenty five page CMA report in full. Your lead article is an accurate and highly informed synopsis of that report.
I continue to be optimistic about Leasehold and its abolition.
I believe that the "end is nigh" for ground rent and that the eventual agreed compensation package for freeholders will be for cost paid on the date of acquisition only.
Should the above be enacted freeholders have the option of going to court to seek compensation. Risky!!!
Posted by Stephen Burns on 15 March 2024
Thank you Stephen,
The golden goose of freehold is not merely ground rent income it is the revenue streams that can be generated from the freehold which include lease extensions/enfranchisement, permissions to alter either a mortgage or bathroom, sublet fees, sales packs and insurance commissions. That revenue stream is greatly enhanced if the freeholder effectively appoints themselves as the property manager.
That was the business plan of Tchenguiz as he combined his freeholding companies with Firstport. When the companies were forced to be split up this led to Tchenguiz property portfolio defaults and the sale of his freeholds at the behest of the lending institutions. step forward Longharbour with a similar business plan to Tchenguiz with the added bonus of paying under 50% of the previous Tchenguiz valuations.
Of course were a form of commonhold to come in that would mean that residents could freely choose a managing agent without a third party foisting one on them.
Currently it is believed that up to 90% of all Firstport management contracts are freeholder/developer appointments. Included in that 90% are developments where Firstport are falsely claiming a management contract from a company that is not the actual freeholder.
The golden goose of freehold is not merely ground rent income it is the revenue streams that can be generated from the freehold which include lease extensions/enfranchisement, permissions to alter either a mortgage or bathroom, sublet fees, sales packs and insurance commissions. That revenue stream is greatly enhanced if the freeholder effectively appoints themselves as the property manager.
That was the business plan of Tchenguiz as he combined his freeholding companies with Firstport. When the companies were forced to be split up this led to Tchenguiz property portfolio defaults and the sale of his freeholds at the behest of the lending institutions. step forward Longharbour with a similar business plan to Tchenguiz with the added bonus of paying under 50% of the previous Tchenguiz valuations.
Of course were a form of commonhold to come in that would mean that residents could freely choose a managing agent without a third party foisting one on them.
Currently it is believed that up to 90% of all Firstport management contracts are freeholder/developer appointments. Included in that 90% are developments where Firstport are falsely claiming a management contract from a company that is not the actual freeholder.
Posted by The Editor on 16 March 2024
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Councillor Dillow also expressed his concern that there appeared to be two conflicting charges for account preparation fees.
If that wasn't bad enough for the poor people of Basingstoke afflicted by having their homes managed by Firstport along comes Mulberry Meade a Firstport managed retirement development in Basingstoke From February 21st until March 20th their lift was not working which left residents trapped in their flats. They were unable to use communal facilities such as washing machines, tumble dryers and even were unable to access their waste bins.
The local fire brigade even had to attend to work out an evacuation plan in the event of an emergency.
Residents described it as "Being a nightmare" and who can blame them?
Firstport claimed that the delays were caused by the need for several parts and the complexity of the repair.
Thus far Firstport have not shown a copy of the lift repair maintenance records to the residents.