Here comes the 2013/14 Ski Season

After a great summer season and a year in which there has been significant changes and improvements in Bansko all benefiting both the summer and winter season some of which i would like to highlight in this blog.

First though Ulen officially announced (21/11/13) this seasons opening and closing dates these being 30th November 2013 to 13th April 2014.

Official opening ceremony will be 20th December with Alberto Tomba (http://www.albertotomba.com) will be doing the honours.

And these are the season ski pass costs as we have been advised.

And as we wait for the predicted massive dump of snow during the next couple of days the season is really ramping up in the town with all the old regulars and a host of new players setting up their stalls for the action, bring new restaurants, clubs, shops and supper markets some of which we will show below.

Firstly summer 2013:

As i have always advocated summer is the hidden gem with Bansko, yes its the top bulkan ski desitnation and fast climbing the world ranks, but summer to is just not to be missed perfect weather great events and a hoist of things to see and do, and it seems more than a number of key hotels and complex's agree with the number of out side swimming pools and facilities this year over doubling. this is no small investment nor commitment and shows that faith & confidence in the summer and all it has to offer is growing.

Some of the Great new and refurbished out door spaces to be enjoyed during the summer.

One of the big news items for me is the arrival of Carrefour in Bansko the first mall has been let to a very serious business group and their anchor tenant is Carrefour this means the big players are finally taking the resort seriously, its no small decision for such a company to invest here and it bods well for the future expect some other serious retailers here in the shopping centre and else where.

The Municipality has with the benefit of significant EU funds, kicked of a significant Street refurbishment program along the main streets of bansko, and not a bad job being done it all kicked of a little late but primarily as a result of late funding but they are having a damn good go at finishing. Along side this is there is a major overhaul and upgrade of the sewage/drainage infrastructure through-out the town again its a bit late and no chance of finishing for the season and before the big snow and freeze so expect some disruption to getting around town, a pain yes but infrastructure has to be improved for the long term benefit and expansion of the resort.

  
Also during the year a major river management upgrade took place again EU funded, any stores you may have heard of the EU abandoning Bulgaria are grossly over stated and generally circulated by the haters and nay-sayers.

The biggest new investment in the town is the new shopping and entertainment centre being constructed on the plot exactly opposite the kempinski, no small investment nor commitment and from the plans we have seen very a very exciting project set to bring a new level of facilities and benefits to the resort, it has meant that all the non legal retail sheds in this area have had to be dismantled but this is for the greater good of the resort.

a massive endeavour 

Progress has been great expect a season 2014/15 opening 

Some other things going on is the refurbishment of the municipal building in the church square a lovely building, not 100% set as to what will be here but it was the old cinema for the town and word has it it could be again if the right operator can be found this would be cool. In the centre square / coffee area a new audio visual screen has been placed bring more information to visitors. 

We have a feeling this season will be the best season ever, dont forget if your planning to come and enjoy bansko and your property the Crown Services Group can cater for all your needs.

From the airport and back with Crown Lux Transfers, all your internet and media needs with Crown Connect plus anything and everything to make your Holiday all you could want with Crown IPM, for information on either of the above and anything you could need please enquire on info@crown-fm.com  

More Exciting News and posting leading up to the season and during it.

2013/14 Season, Gondola Run and Transfers

In our continuing efforts to push the St John Village Complex forward Yana and I have invested in a beautiful Veto for the Gondola run during the season as well as airport transfers, which along with our Mercedes ML and soon to arrive A class (LWB) will also be operating in our Prestige Transfer Services available to all our clients new and existing.

Like everything Crown we try our best to raise the game and set new standards, hence a better class of vehicle for a better class of complex, giving owners and there guests more reasons to stay and enjoy.

All vehicles are fully equipped, with leather, AC, and the Veto has air suspension to even out those Bulgarian roads, PLUS and we believe Uniquely all vehicles will run with Wireless Internet for you journey, in the mountains & remote areas this service may drop of but for the majority of the journey your be able to fully benefit from free internet & all at the Same Value Prices everyone enjoyed as last year.

Further we have invested in 2 brand new babe seats for visitors with young children, available on request.

For full details of Prices, availability and bookings please contact us via: info@crown-fm.com 

An evening town drop of and collection service will also be available up to 12 midnight.

During the summer period all vehicles will be available for hire at competitive market prices with the added benefit of free airport pick up and drop off, so no need worry for getting lost or vehicle change overs.

Discounts on all our services and priority booking is available on request to all Crown IPM clients.

Another Great Balcony Refurbishment Completed

We are really rock and rolling with our balcony refurbishment projects and with so many owners signing up this along side our stone cladding repair program we are really changing the face of the complex.

Crown doing it RIGHT, doing it to LAST, and fully standing behind our workmanship with our 5year warrantee 

A huge amount of balcony to this penthouse apartment and difficult to do as it adjoins another apartment but like always we so such issues, and the balcony just looks and feels brand new 

You can see the contrast here 

Balconies on two sides of this apartment, this face is right into the prevailing wind and weather of the forest and the upper hand rail had to be completely renewed, had it just been rubbed down and stained its lack of integrity and thus ability to retain fixing would have meant a potential safety issue, doing the job right is not an option for us. 

The difference is clear for us

Slowly but surely it all starts to come together 

This apartment is also presently subject to a stunning interiors & furnishing make over and fit-out from Crown pictures from which will be issued soon, on our Interiors Facebook page at https://www.facebook.com/Crown.Interiors.and.Furnishing so watch this space.

Balconies update

Thanks to a massive response to our Balcony refurbishment program phase 2 we are very happy to announce that assuming all clients that have requested and received one of our proposals over the past few weeks actually sign up, everyone will be entitled to a 10% discount against our quotation.

Those that have-not seen our 5 guarantee document its show below, your also note that for all our IPM clients there is a 7 year option available, this will also be open to any new IPM clients as well as our existing client base.

In preparation for this important work and in the knowledge that the weather will shortly be closing in and thus be less than favourable for timber treatment particular if you're doing an in-situ job. 

As we completely dismantle we have the distinct advantage of an off site location where we have created a dedicated work base thats enclosed, ventilated and heated creating an almost idea environment for such works activity and thus we are able to fully stand behind our 5 year warrantee and optional 7 year warrantee for all IPM clients.

During our inspections and survey activities we have already had to revisit a number of balconies clients had, had in-situ jobs completed on and payed for and where now already less than 18 months down the line they are having to payout again for a proper job by our selves.

In response to the many questions we have been asked we set out visually accompanied by short text where we see the differences and short comings of an in-situ solution against our complete solution.

As you see here the dead timber remains and the new stain/vanish has simply been rejected and damaged areas continue  to show through, which is not only short term but the general appearance of the facade remains unsatisfactory.    

Despite only having been completed less than 18 month ago the old damage is showing through and new finish pealing of, with-out taking back to a live wood finish any in-situ work is only ever going to be a short term solution.   

even with a top coat of new stain the damage shows through and the resultant finish remain a tired and unsatisfactory one

Here a good quality stain and varnish was used on top of an in-situ rub down, but still the  wood rejects the treatment and we are back to square one. 

With the moisture allowed to still penetrate the wood via surface splits and any remaining dead wood areas any hand applied in-situ treatment or finish will have a limited life span and internally the timber will continue to deteriorate and in a very short period will have to be re-done again.

As you see on this in-situ repaired balcony whilst it has a new top coat the damage shows through and there is no constancy in the finished product, with the over all appearance still messy and unpleasant at best, the damaged areas will in a mater of time reject the top coat and the wood will continue to deteriorate. 

This is a balcony shown below we repaired some 3 year ago and here we are still looking great, further it remains very easy to perform on going ppm maintenance, thus our offer to all our IPM clients to extend our warrantee to 7 years such is our confidence in what we do.

When properly executed a timber referb job delivers a consistence visual finish even after 3 years.  

Proper and complete treatment that is prep, prima & finish with UV protection mean longevity and thus value for money

Visual and weather protection constancy front and back

A proper job, a Crown job

Here are a couple off recently completed balconies & weather boards from phase one, as we finish more and more balconies they combined with our on going efforts and works on the stone facade's are starting to lift the face of the complex for the future.

Block A, Hill see the Crown job what a difference 

and at the Park, all starting to come together

Trust in Crown, working to deliver on better more sustainable, long term solutions for all our clients every day.

Balconies

We all know they need some urgent attention.

A side from the obvious, that is zero care and attention for the last 5 years +, the primary issue's with the balconies at both the Hill & Park is the initial inappropriate selection of timber for the works by the builder that is white pine (this is generally used as a construction timber not a finishing timber, it can be used for finishing works but in this type application its critical, that its properly dried, treated and then maintained), as well as this the initial poor, basic and insufficient application of all the essential treatment requirements for delivering, properly on an external wood solution that is impregnation, primer, colour and top coat with weather and UV protection, all compounded by a general poor installation and finishing, has lead us to where we find our selves now. 

 Current Balcony condition

You see where the wood is blackened here it is dead already, and any measure of protection has completely failed 

In this condition damp and moisture enters the core of the wood and it rot's from the inside out.

When it rots internally and the wood dies it looses its ability to hold its fixings as the wood fibbers no longer have any structural retentive properties, and as above the sections no longer hold together and any integrity of the installation is lost and becomes potentially dangerous.  

Close up, if you remember when you knock a nail in to wood the timber fibbers grip it and remove is difficult, at the stage the timber has got to above it has lost its ability to do this, and thus must be replaced. 

Here at the Park is a balcony where you see it is obvious the timber was never dried at all so totally inappropriate for such use, you see the sap is / has worked its way out the wood as its dried in-situ, this means any initial treatment is completely useless as is this section of wood.  

Dilapidation is all over the complex Hill and Park worst areas are blocks A, B and K Hill plus A, D and rear B Park but its every where and to a certain extent a little bit of a lottery as quality of the timber, wood treatment and workmanship was totally hap-hazard, also over the years and depending of aspect of the apartment deterioration has varied, some apartment in what you might think where low risk area's have proved also to be in condition where wood section needed replacement. And the full extent is not know until sections have been dismantled. 

After a hell of a lot of experimentation, time and effort we have arrived at what we believe to be the perfect solution, in respect to process, procedures, materials and finishes all coming together to essentially bring a tired at best, neglected and poorly sourced / selected wood back to life, fully repaired, looking beautiful and ready to serve and survive the next 5 years.

Currently we have a significant program of Balcony refurbishment work for owners well underway and all looking great, thus slowly but surly we are collectively lifting the face of the complex back to where it should be.

Here is a selection of some of the internal wood damage we have come across

Where the wood has split water penetrates and the obvious damage ensues 

Bad here as you see

Not possible to see this internal damage with out disassembly total replacement needed, zero integrity to the section 

rot right through 

And again

Here you see the variations in deterioration and as the sections have been formed out of the clue-lam process that is sticking smaller sections of timber together to form a larger section, when failure sets in and the glues used cheep if not internal type the elements come apart, water ingress occurs and rot happens. 

Not possible to either see the full extent of this rot with out demounting and certainly not possible to properly treat or repair. 

This is a small up right and you see water has attacked it through the failure of the timber section above, any fixing not possible and at some point this will just fall out.

Rotten to the core

Another small upright section

Here you see an existing section that has failed and the sections of timber that make it up coming apart from each other, not repairable, if you want both surety of any additional life with in the balcony as a whole and a warrantee of 5 years. Next to existing section is our replacement element your see its one piece and totally dry Please also notice we section sections and wood with as few knots as possible. 

As most owners already know of us we are very passionate about the St John Village complex and our work here, as such we have put together what we feel is the right and proper works specification for the balcony repair program and consequently are able to offer a meaningful 5 year Guarantee against the works done on each balcony project. And  this its a proper and meaningful warrantee as we are here and there is no escaping our responsibility nor our accountable to both the Owners Association and each and every owner.

To dismount and repair or repair in-situ

There has been a lot of discussion on this subject, Crown for one given our on site experience to date, as seen above, and with the timber in general by our assessment being far beyond a simple rub down and lick of stain, a side from obvious issues in respect to damage, an in situ solution would not provide any measure of longevity, as access to facilitate the works is not appropriate, a by hand job would not allow proper remove of the dead wood element for this you need to take the timber down at least 3 to 5mm if this is not removed, it doesn't matter what impregnation, primer of finish we specify the results will potentially be as you see below.

Here owners have been sold or instructed an in-situ job and as you see the dead wood remains, it is unable to absorb properly any treatment applied and the latent discolouration will show through, and any on going protection limited as rot will continue internally and eventual failure inevitable.  

With the best will and endeavours in the world at best a patchy finish is achieved and the stain colour will not be true to the manufactures literature 

Additionally the constant visuals we are looking to achieve are not meet, and whist a measure of additional life is gained the over look is all most worst than the untreated look of the existing timber.

Not a bad in situ job here but still your see the colour differential and the dark dead areas of wood showing through.

Our Works Offer & Proposals

Below we set out what Our Offer for repair and re-instatement of Hill and Park Balconies entails and show example’s of the problems we have faced and over come, plus the various stages of these works ending up at the finished product. 

Given the poor selection of woods, poor initial installation, complete lack of on going maintenance and the high levels of wood rot to date we have uncovered we strongly recommend that in order to ensure, first and foremost a safe balcony, & the surety of no further deterioration plus protect the on going visual integrity of the complex the balconies have to be completely demounted in order to first fully understand the complete extent of the problems / deterioration of the wood and secondly properly facilitate the refurbishment and on going integrity of the wood thus guarantee it for the 5 years that we provide.

For the Owners Association and all owners we have derived a Linear Meter Rate for the balconies including any Juliet’s and a separate Linear Meter Rate for the weather boards. If a number off owners wish to get together for such works as a collective we have also advised the OA a % discount rate for groups of 15, 30 and 60 owners, please contact Stewart Burn’s for details.

Included in our offer:

Works stages, process and inclusions in our offer.

1. Complete remove of all balcony sections from the apartment to our factory.

2. Complete disassembly of all elements 

 

 

*All sections that make up each balcony are completely disassembled

3. Completely machine sanding down each off the elements back to the live wood surface of the timber. Where the wood has been left so long untreated and originally so poorly treated, the external circa 3 to 5 mm of the timber has died, this is why is looks gray, and when it rains turns black, this part of the wood will never now accept treatment and is beyond hand repair. This is why we disassemble and those sections where rot has not set in remove complete this part of the wood (as below).

BEFORE

AFTER 

4. Included with in our linear meter rate there s a 20% allowance for the replacement of any rotten sections that we might come across. We have selected and stored quantity lengths of pre finished timber, all tested for dryness, ready to be cut to size and incorporated into the finished balcony project.

All replacement balcony sections are one piece taken from well dried and tested wood source, even for the Hill where header sections are 150 mm x 100 mm

5. Once all wood elements have been properly plained and sanded back to live wood plus those elements needed replacement have been remade. We re-assemble the panels (with all new screws and fixings) as they make up the balcony from which they came. These sections/elements are then hung/suspend with in our paint shop area and fully spray finish first with the impregnator, two coats primer and then two coats finishing (as per the OA specification derived buy our selves on behalf the owners and OA). We choose to spray finish, one as the wood better absorbs the treatment and finishes this way, second the finish is far more durable and thirdly the over all look is vastly superior and consistent.

Now ready for treatment.

Thats what I call a proper job.

To get the best and most complete finish assembled sections are hung for spraying and treatment 

Half way through the process, and starting to look the part

6. With everything properly dried, all elements are inspected for constancy of cover and finish then released to the site installation team to re-install and finish the works

Ready for re-installation.

7. Full making good of the areas where the timber connects with the fabric of the building are all made good is facilitated and finished back to their original status, if not better where original finishing and workmanship was lacking.

And the finished job is we feel Bloody great and slowly but surely change the face of the complex for the better and the future

8. We send staged images of the works/process so you can ensure proper adherement to the process.

A little sample of our detail and the quality of our finishing.

BEFORE

AFTER / Crown doing the right job

With all the above complete each and every balcony project completed by Crown carries a 5 year warrantee we full and proper accountability. 

For any inquiries and detailed cost please email info@crown-fm.com