Three Clients, Four Weeks, Five Guys, Six Water Flooded flats?! Let's go
- Miles Khan
- Nov 23
- 4 min read
Updated: 5 days ago
What a pleasure it was to work on a full turnaround of six water‑damaged flats within a residential block in Reading, with just two weeks before viewings were due to commence with JNP Estates in High Wycombe (https://www.jnpestates.co.uk).
The situation originated from a blocked drain on an external flat roof at the top of the building. Over time in 2024, water had accumulated and slowly penetrated the structure, eventually causing the ceilings in four flats to collapse. A fifth and sixth flat were also included in the scope — with one, the largest unit, not water‑damaged but clearly in need of a full refresh and modern redecoration to bring it up to standard.
The block comprised a mix of property types: a studio, a 3‑bed flat, several 1‑beds and 2‑beds. By the time work commenced, a full year had passed and the structure had completely dried with no lingering signs of damp. The brief was clear: restore all six flats to a high standard and make them market‑ready within an extremely tight timeframe. All of this took place during a heat wave, adding further pressure and a ton of water bottles to the schedule.
Here is how the project unfolded, bit-by-bit.
Stage 1 – Mobilisation & Site Preparation (Days 1–2)
From the outset, the focus was on speed, organisation and efficiency. A core team of four was deployed and work began immediately across all six flats, following a structured approach working one flat at a time to maintain flow and control.
The first priority was thorough site preparation. This included:
Removing all damaged laminate flooring from every flat and arranging safe disposal.
Clearing all waste, debris and collapsed ceiling materials.
Treating and sealing all water‑stained areas with specialist stain‑blocking products.
Preparing and priming all walls, ceilings and skirtings to prevent future discolouration.
Work started with the studio flat, allowing momentum to build quickly. Once a steady rhythm was achieved, resources were split to allow parallel preparation across the remaining flats. By the second day, the studio was already being painted while other units continued through the preparation process.
Stage 2 – Structural Repairs & Plastering (Days 3–7)
With preparation complete, attention shifted to the structural damage caused by the ceiling collapses. The goal was to reinstate integrity, safety and finish quality without compromising the demanding schedule.
Key works carried out included:
Replacing saturated insulation and damaged plasterboard
Installing new drywall where ceilings had failed
Replastering all affected ceilings across the six flats
Installing matching downlighters to maintain a consistent finish
Coordination with the plastering team ensured the site was fully ready for their arrival. Starting early and working late, all ceiling repairs across six flats were completed in just one day — a pivotal milestone in keeping the programme on track.
By the end of the first week, every ceiling had been replastered, all flats fully prepped, and the studio flat completely finished.
Stage 3 – Decoration & Flooring (Days 8–14)
After allowing four days for plaster to dry (closely monitored due to the heat wave), the next phase focused on complete redecoration and finishing works.
The process moved systematically from flat to flat to maintain consistency and quality. During this stage:
All walls, ceilings and woodwork were fully repainted
New LVT flooring was installed throughout each unit (supplied by our good friends at https://www.acquastone.com/)
Finishes were aligned with lettable standards to ensure immediate market appeal
Despite the extreme temperatures, careful surface management and scheduling ensured that the quality of finish remained high. By the end of the second week, all six flats were virtually complete.
Stage 4 – Final Snagging, Cleaning & Handover (Days 15–18)
The final half‑week was dedicated to fine‑tuning and presentation. This involved:
Minor snagging and touch‑ups
Final inspections
Coordinating professional deep cleaning and carpet cleaning
The transformation was impressive. You would never have known the flats had previously suffered flooding or collapsed ceilings. The first flat was successfully let by the end of the month, with the remaining units following closely behind.
Why This Project Worked
This project succeeded due to clear planning, strong coordination and a focused approach to delivery. Don't get me wrong, there were some pinch points, but we worked well with the tight deadlines making decisions quickly and with efficient sequencing — and that balance was achieved throughout.
Key contributing factors included:
Rapid mobilisation and effective workflow management
Logical scheduling of trades
Strong communication with suppliers and contractors
Adapting to the heat‑affected drying times
Commitment to high finish standards despite tight deadlines
Project Reflections
This was a highly rewarding project to be involved in. Challenging circumstances, strict deadlines and significant damage created a demanding environment — but delivering six fully refurbished flats in just 2½ weeks is a result the entire team can take pride in. Did I mention our team comprised of five people? working alongside our amazing partners at SaMM Facilities Ltd.
At Offset Facilities Management, projects like these demonstrate our ability to deliver under pressure and restore properties quickly and professionally. From water‑damaged flats to full refurbishment turnarounds, these are the type of projects we wish would come our way more often.
