Tod Head
Lighthouse Accommodation Block
Latest Update (Argyll Group Ltd project) as at 14th October 2023.
We need to put in place a “Backup Safety Plan” to protect the (albeit slow) progress at the Tod Head Lighthouse (UPC34 Group) on this project ~ Land Registry Title: KNC6706 (here). This is in case the tertiary endoscopic CCTV camera survey confirms the very worst. Currently, the second roof survey was as problematic as the first survey: “At best, substantial wet-rot and at worst, dry-rot, depending how long the roof has been leaking.”
Tod Head Accommodation Block
To The Left of The Photograph
The Seller of this building has agreed a firm price with the our group who own this website and the various buildings within our portfolio and that of our sister company, website: www.uniquepropertybulletin.co.uk
=> Our ringfenced Buyer company being deployed for this project from our 585 shareholders of the plc days (here) and the 111 HNWs since going private-equity is Argyll Group Ltd.
The Seller has been very patient and understanding throughout. It is unfortunate that yet again we have a survey that condemns the roof structure. On top of which, the Scottish Government’s new legislation tightening up EPC regulations to the point where properties such as Tod Head accommodation block must have a major back-to-bricks renovation. A massive insulation effort similar to our Sannox Hotel rebuild shall likely be required. Otherwise the Tod Head building will be at risk of a “closing order”.
^^ One of Four Sannox Hotel Flat Roofs ^^
This was just a very small pin-prick leak. A nightmare was exposed when the ceiling plasterboard was removed. Worse was the fact that an emergency exit footway traversed the flat roof above. The structural integrity was collapsing already (at “1” and “4” above).
Notwithstanding the survey setback and EPC problems at Tod Head, after the initial first survey returned an adverse set of results, we have made it clear to our conveyancing solicitor that we do not want to renegotiate on the agreed price. The property is at the top end of valuation, but we don’t like being messed around when we sell, and prefer to afford the same respect to people from whom we buy these buildings.
=> The Seller has already reduced his price by £100,000 and the current agreed sum is fair to both Buyer and Seller.
=> For us to haggle further would possibly derail the process. Indeed were the Seller/Buyer positions reversed, we would not countenance any further price reduction.
Fortunately, our sister company that project manages each building renovation and our contractor-crew (the same specialist team as the NLB deploy) have the precise skillset relating to 5 previous lighthouse station renovations.
When each of our lighthouse station compounds has the individual buildings added up, the total we are at as of October 2023 is 28 individual lighthouse houses and/or flatted apartments (with almost identical dilapidations as witnessed at Tod Head Lighthouse Station).
Revised Budget Commentary:
=> (a). This body of work and experience we have, enables cost-effective economies-of-scale to be applied favourably to Tod Head.
=> (b). The backfilled works warehouse facilities contain ample Ecotherm + RW45 etc., at 2019 cost to complete the Tod Head project (thereby ameliorating current inflationary and war inflation cost increases).
=> (c). The back-to-bricks renovation (required because of EPC laws mandate much higher insulation spec., adds significant uplift to the end valuation as the unavoidable EPC work will have already been completed.
=> (d). Our new Head Office at Abbey Studios in Arbroath (click here) is now fully let. The investment income is already proving the principle of funding our fleet of free websites via property annuity works well. However, demand for the renovated office space has been high. Our own presence at Abbey Studios has been reduced to just 2 of the 18 offices. So we need additional space and part of Tod Head will fit perfectly within our portfolio. Especially given our websites can reach 186,000 readers:-
&
There is a certain irony in that the website rate at 186,399 was operated from the old Noss Head Lighthouse Station HQ (our CEO can no longer make the TEN HOUR round trip from his home at Carnoustie due to the Sannox Hotel and CalMac Ferry injury ~ Full statutory disclosure: click here and here).
=> Tod Head Lighthouse Station is less that a ONE HOUR drive from our HQ in Arbroath.
Here are the bona fides to our numbers in case any shareholders have not yet seen the detail…
186,399 Hits
^^ Screenshot of 186,399 Hits ^^
Focussing back onto the Tod Head project, the lengthening “Schedule of Works” that a Buyer would be taking on with Tod Head we can study the example of the roof dilapidations by the most up to date expert from our specialist (NLB) panel surveyor…
Tod Head Accommodation Block
A Decent Effort At Maintenance Work Has Been Achieved
=> But the regular (unseen) dilapidations for the roof and chimneys are clear to see at the property professionals that will be tasked with the renovation work.
The Tod Head main building’s facia at the elevations’ are well serviced and there is clearly regular maintenance. BUT, the flat roofs are often out of sight.
=> The Tod Head roof is particularly degraded as the bare plank decking can be clearly seen. Both surveyors pointed out the denuded areas where even the tarmacadam/bitumen jointing and for original Robertson construction, the caulking has been weathered away.
=> The second surveyor (roof only) has advised that wet-rot is pretty much “inevitable.”.
Sadly, this set of roof/chimney dilapidations is widespread across the whole of the GLA lighthouse estate throughout the UK and Eire.
=> The same old problems recurring with dispiriting regularity.
For our members and shareholders not totally familiar with flat roof terminology, here is an example for guidance…
^^ Flat Roof ^^
^^ Several Variations Exist ^^
Source: Click Here
Our Northern Lighthouse Board (NLB) main project contractors recommend an additional decking of specially treated marine-ply plus the proprietorial “sponson” type kevlar quality backed rubberised material as utilised by the Royal National Lifeboat Institution (RNLI)…
^^ RNLI Rigid Inflatable Lifeboat ^^
The Sponsons Are Those Tubes That
Wrap Around The Rigid Inner Hull
This has worked remarkably well at Noss Head Lighthouse Station.
It is moderately more expensive than major flat-roof areas such as New York, but less costly than high-gauge lead. Whilst we prefer lead due to the type of locations that lighthouse buildings are constructed, it is often too tempting to thieves. We have witnessed distressing random roof stripping and the horrendous damage below the vandalised roof when invited to consult with our fellow lighthouse owning readers of this website.
=> The latest estimate for Tod Head roof is £63,484. That figure is based upon what was required at a near-identical vernacular structure of the former Northern Lighthouse Buildings owned by the Buyer up at Noss Head Lighthouse Station (it also includes the scaffolding for a two-storey building as per Tod Head).
That predecessor roof at Noss Head Lighthouse Station was: £48,628 (2017 for roof alone) and included all works such as chimneys etc…
^^ Noss Head Lighthouse Station ^^
.^^ Noss Head Lighthouse Station ^^
Remedying Dilapidation “5”
As Also Afflicts Tod Head (Click Here)
.^^ Remedying Dilapidation “1” ^^
As Also Afflicts Tod Head “1” (Click Here)
First Sheet For Stabiilty
Overlapped Atop With High Grade Mariner Ply
Full Width & Length of Roof
In the world of flat roofing, it is remarkably reassuring when an over-engineered remedy to the reasonably well known problems that beset these types of structure is deployed.
With the new technology, employing RNLI high-specification sponson type heavy-duty covering epoxy-cemented to a double-engineered base, the result is this very robust, completed flat roof work at Noss Head Lighthouse Station…
.^^ Noss Head Lighthouse Accommodation Block ^^
With regular maintenance, this flat roof protocol has been proven to last for 30 to 40 years.
.^^ Noss Head Lighthouse Accommodation Block ^^
^^ Remedying Dilapidation “1” ^^
As Also Afflicts Tod Head “1” (Click Here)
Here is a selection of photographs charting the progress up at our Noss Head Lighthouse Station. Our shareholders will be aware that the main accommodation block was sold for…
£249,000 FULLY RENOVATED
.^^ Noss Head Lighthouse Accommodation Block ^^
^^ Remedying Dilapidation “6” ^^
As Also Afflicts Tod Head “6” (Click Here)
.^^ Ceiling Work ~ Underside of Roof ^^
The Statutory EPC Insulation
Must Be Added To The Equation
.^^ Wall Work ^^
Part of The EPC Statutory Insulation Requirements
.^^ Noss Head Lighthouse Accommodation Block ^^
^^ Before Renovation ^^
.^^ Noss Head Lighthouse Accommodation Block ^^
^^ After Renovation ^^
.^^ Noss Head Lighthouse Accommodation Block ^^
^^ Before Renovation ^^
.^^ Noss Head Lighthouse Accommodation Block ^^
^^ Before Renovation ^^
.^^ Noss Head Lighthouse Accommodation Block ^^
^^ Before Renovation ^^
.^^ Noss Head Lighthouse Accommodation Block ^^
The Specially Rebuilt Roof Is Marked With A Green Tick
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^^ Noss Head Lighthouse Accommodation Block ^^
^^ Chimney Work Is Crucial ^^
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Returning to the Tod Head Lighthouse Station project and…
ARGYLL GROUP LTD
BACK-UP PLAN
The current owner has kept this building in as best a condition as possible given work commitments abroad. As with several former lighthouse buildings, the flat roofing is notorious for minor leaks leading to major structural problems. This can be frustrating when it is usually very inexpensive to remedy the initial (but unseen) leak.
Back Up Plan
=> The Back-Up plan is relatively simple….
=> One of the Buyer company directors has indicated a preference to sell one of his spare shops (none have any mortgages). The proceeds will fund the extra costs to renovate Tod Head. These costs are increasing the further we analyse this project and compare it with almost identical earlier restorations. The various quantity surveyor assessments (particularly due to the increase in building material and energy costs) for Tod Head are similar to the gradient at Noss Head.
The reason is two-fold:-
(i) The parent company (formerly Argyll Group plc) has indicated a wish to base it’s main office for the CEO and support staff at this specific site.
(ii) The immediate two predecessor project renovations (Sannox Hotel, Isle of Arran and Noss Head Lighthouse Accommodation Block) have demonstrated that when all of the new statutory EPC work is completed, the resultant heating-cost savings are substantial and the value of the completely renovated building increases proportionately.
It may take several years to recover the funds (or reflect their value on the relevant balance-sheet), but completing each project to a high specification has proven to be the wisest move during the past 37 years of business.
As for the dilapidations, here is a portion of the drone footage. It clearly films just “roof planks” with the various tarmacadam temporary repairs and other coverings either blown off or simply warn away…
^^ Initial Roof Assessment ^^
Tod Head Accommodation Block.
Some Maintenance Has Been Achieved.
However, as of 12th October 2023 it has become painfully apparent, mostly due to the new legislation surrounding EPC insulation, that when audited with the mandatory EPC reports (produced privately at the foot of this password-protected page for convenience)…
=> The Tod Head Accommodation Block WILL require a back-to-bricks renovation as it will not be legal to rent out any of the spare accommodation…
^^ Statutory Minimum EPC Certification ^^
Source: Click Here
Without the minimum “C” standard at EPC Survey, it ill be ILLEGAL to lease out the accommodation. Fines totalling £5,000 for each dwelling upon infraction being proven at court.
=> Currently the Tod Head dwellings are a significant worse “F” grading.
There is no short-cut, nor an easy-fix. The renovation has to be done properly.
=> A full Planning application & Building Warrant Application will be required.
=> That has added 16 to 24 months onto previous projects before they become anywhere near habitable.
The two main issues, being (a). The chronically overdue roof repair/renewal and (b). The statutorily required insulation in walls, ceiling (and ideally floors). This must be completed otherwise it will be unlawful to rent out any of the accommodation. The building will require a complete rewire + replumb etc., and shareholders have been emailed the latest figures to balance the books on that.
=> It is important to note the evidence that problems we have encountered in many previous projects also lurk behind several damp surfaces in the Tod Head Lighthouse structure…
Tod Head Internal Accommodation
^^ Tod Head Former Keepers’ Apartments ^^
Damp Patches & Water Ingress
Highlighted With Red Ink
^^ Tod Head Former Keepers’ Apartments ^^
Damp Patches & Water Ingress
Highlighted With Red Ink
^^ Tod Head Former Keepers’ Apartments ^^
Damp Patches & Water Ingress
Highlighted With Red Ink
^^ Tod Head Lighthouse Station ^^
^^ Former Keepers’ Apartments ^^
Reference Photographs
Roof Works Required
^^ Tod Head Lighthouse Station ^^
^^ Former Keepers’ Apartments ^^
Reference Photographs
Roof Works Required
^^ Tod Head Lighthouse Station ^^
^^ Former Keepers’ Apartments ^^
Reference Photographs
Roof Works Required
^^ Tod Head Lighthouse Station ^^
^^ Former Keepers’ Apartments ^^
Reference Photographs
Roof Works Required
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THE FOLLOWING IS FOR EASE OF REFERENCE &
NOT
FOR EXTERNAL PUBLICATION
TOD HEAD ~ EPC REPORT
EXCERPTS
^^ EPC SUMMARY FIRST FLOOR LEFT ^^
^^ Tod Head Lighthouse Station ^^
^^ EPC SUMMARY FIRST FLOOR RIGHT ^^
^^ Tod Head Lighthouse Station ^^
^^ EPC REFERENCE REGARDIN THE ROOF ^^
^^ Tod Head Lighthouse Station ^^
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AILSA CRAIG LIGHTHOUSE STATION
^^ Ailsa Craig Island & Lighthouses ^^
This short segment is to remind our shareholders of the brief ownership we were able to secure of the Ailsa Craig Lighthouse Station between 1999 and 2000.
=> It became apparent that the 21 mile journey by sea from our arbour offices in southern Kintyre meant progress on this lighthouse station would be painfully slow.
=> Worse, the long and hazardous sea journey from the Kintyre side would place our staff and contractors in harms way.
With considerable regret, we placed this lighthouse station at Ailsa Craig Island up for sale and made the express point that it would be far easier and safer to renovate if the new owner embarked from the secure harbour at Girvan in Ayrshire. A distance of approximately 9 miles as opposed to 21 miles from the other side.
^^ Ailsa Craig Island & Lighthouses ^^
=> An acceptable offer was received from a gentleman. A promise was made to ensure the buildings would be maintained in the habitable condition with which we conveyed them out of our ownership.
=> It is a source of much distress that for reasons unclear, the buildings have been allowed to become utter ruins during the 22 years out of our ownership.
=> We have made repeated efforts to buy the Ailsa Craig lighthouse keepers’ houses back. But to no avail.
This matter relating to Ailsa Craig Lighthouse Station is covered here to make an important point that these buildings do deteriorate over time.
Our own position when it became apparent that Ailsa Craig was in such a bad state was first, to try and buy the buildings so we could undertake the require renovations (via an workshop and premises in Girvan).
Our subsequent efforts were to establish a website and group of folk that help each other to ensure lighthouse buildings are kept in good and serviceable condition (the websites were established in 2012). The goal to reach the standard of the former uniformed service that was the Northern Lighthouse Board and Trinity House, plus the Commissioners of the Irish Lights.
=> This form of atonement has worked far better than we could have hoped for (though sadly not yet for Ailsa Craig Lighthouses).
We are still making efforts to purchase the Ailsa Craig Lighthouse Buildings. Or at least help someone who has the ability to restore the lighthouse buildings on the island to their former glory.
^^ Ailsa Craig Island & Lighthouses ^^
2020: Utter Ruination of These Buildings Has Occurred
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Ailsa Craig Lighthouse Homes
Finding The Owner?
The Land Registry details indicate a new owner was recorded 6 years after we sold the buildings.
It is a general fact of life that often, when folk move house, if they own secondary or investment property, they do not always notify the HM Land Registry of a change in their address.
Though this set of Land Registry pages is worth keeping an eye on as it is likely the Ailsa Craig buildings may come up for sale again.
Indeed, we understand a compulsory purchase action is in the works. That would at least open the door to save these buildings.
=> Unfortunately the renovation cost is now estimated at over £585,000 plus another £82,000 to build a new pier…
^^ Ailsa Craig Island & Lighthouses ^^
2020: The Pier Is In A Dangerous Condition
^^ Reproduced By This Website: HM Land Registry Licence100026316 and Ordnance Survey Licence: 100052015 ^^
^^ Lighthouse Keepers’ Cottages ^^
^^ Ailsa Craig Island ^^
^^ Ailsa Craig Island & Lighthouses ^^
^^ Ailsa Craig Island & Lighthouses ^^
This is what happens when lighthouse buildings are left to the elements.
It is one of the founding principles of this website to either prevent this happening viand deploy our own resources. or to help others in their efforts to save these precious and iconic buildings.
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Please feel free to get in touch with the owners of this website…