Building Surveys &
Acquisition Surveys
Purchase of a property or acquiring the
responsibility for repair of a property under a lease arrangement requires a large
investment. It is not without risk and in order to protect your interests a building
survey should be undertaken.
Our building surveys are tailored to suit a clients requirements utilising a standard
general framework. A detailed brief is taken from the client and this influences the
approach and detail included within each survey.
The building survey involves an examination of all the building elements available for
inspection. Elements are described and their state of repair analysed to identify any
repairs that may be necessary. As part of our conclusions we provide a list of the repairs
needed together with budget repair costs that can be used as part of purchase or lease
negotiations.
In many situations further specialist advice is required particularly in respect of
mechanical and electrical services and asbestos surveys. We have developed relationships
with other property specialists to ensure that if further inspections are required then we
can aid our clients by recommending or appointing an appropriate consultant on their
behalf.
Schedules
of Condition
In many instances properties may not be in a
good or brand new condition and certain elements may be showing signs of ageing but do not
need immediate replacement. In order to limit a tenant’s repairing responsibilities a
schedule of condition can be prepared which will be attached to a new lease to record the
condition at commencement. This document can then be used at the end of the lease to
identify whether the condition has deteriorated.
Our schedule of condition includes a general building description and summary of the
proposed lease details to identify the intended purpose of the document. Each element is
examined and its condition recorded in both a written and photographic format to provide
the best record possible for use at the lease end. It is our experience that simply
providing a photographic record is insufficient.
Dilapidations
At the end or during the course of a lease a
schedule of dilapidations can be prepared by a Landlord and served on a tenant to identify
their views with respect compliance with the lease obligations.
We are able to advise a Landlord on a tenants lease obligations in respect of repair,
reinstatement and decoration and prepare a schedule of dilapidations for service by
solicitors on the tenants. We are able to negotiate with a tenant or their surveyor to try
and have repairs implemented during or near the end of a lease or to agree a cash
settlement in lieu of works being completed.
Equally we are also able to act on behalf of tenants to defend their obligations under the
terms of a lease and to advise on the liability for repairs that may have been identified
as part of a schedule of dilapidations.
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Project
Management
Building projects vary in size and complexity
and in the majority of instances a project manager needs to be considered. We are able to
act as project managers and in our experience it is important that we are appointed or
consulted as virtually the first stage of the construction process.
As project manager we will be able to provide advice on the options that are available in
terms of the methods of procurement of the works using either a traditional method or
design and build as an alternative. The latter has been briefly reviewed under the heading
of Employers Agent below.
The Project Management role is extensive and varied and is dependant upon the scale and
complexity of the project.
On smaller less complex schemes we are able to deal with the complete project from
inception to completion providing the client with a single point of contact.
On larger more complex schemes we are able to advise and help with the competitive
appointment of consultants to establish a design team suitable for the project. In
conjunction with the design team we are then able to agree upon a suitable programme,
method of procurement and project budget to meet the clients design brief.
The role is extensive but the key areas where we are able to provide advice include:
- Development of clients brief
- Establishment of project programme
- Establishment of project budget
- Agreement of suitable contract forms,
warranties and consultant appointments
- Management of design process and
construction process
- Establishment of procedure for payments and
certification to comply with the terms of the contract
- Preparation of design and tender drawings
- Preparation of suitable contract documents
to reflect the scheme complexity
- Quality control during and prior to
construction
- Financial control
- Contract administration throughout the
construction phase
- Establishment of agreed communication routes
and regular meetings
- Commissioning and completion of the project
- Management of defects periods should they
apply to the works
The degree to which each is required is
project specific and through our experience we are able to provide advice on the most
appropriate means of management.
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Employers
Agent
Design and Build is a popular form of
construction due to the perceived improvements in cost efficiency, programme and
communication that this procurement method brings to a construction scheme.
It should also be borne in mind that a design and build contractor is trying to maximise
their profits and decisions may be influenced by this fact. An Employers Agent can be used
to look after a clients interests in such development schemes.
An ideal time to appoint an employers agent is prior to purchase of the land, invariably
this does not happen, but we could be appointed at an early stage in the design process.
We are able to provide advice on the selection of appropriate consultants and in the
selection of contractors to implement a scheme.
Rather than simply approach one contractor we can prepare a document referred to as the
Employers Requirements which will summarise a clients needs. Dependant on the nature of a
scheme this can include a detailed design specification and drawings or simply provide an
outline scheme for development by contractors. The document can be issued to a number of
design and build contractors to obtain their development proposals on a competitive basis.
It enables the client to make a decision on a comparative basis.
We can aid in the selection of a contractor and act as the clients “eyes and
ears” throughout the development of the scheme to ensure that it meets the design
criteria and monitor the works as they proceed to completion.
Monitoring
Surveyor
A client may purchase a building for
investment purposes prior to or during construction. We can provide a monitoring service
to ensure that the building is constructed to the required standard and in accordance with
the design specification. We will often be required to inspect on a weekly or monthly
basis dependant upon the size of the scheme to provide a regular report on progress and
quality.
It is desirable that as part of any purchase agreement that the role of a monitoring
surveyor is defined as part of the agreement and that they have the ability to provide
some input into the scheme.
Party
Wall Matters
The Party Wall etc Act 1996 places an
obligation on a building owner to notify adjacent occupiers of their intended completion
of certain works that may affect the Party Wall between premises.
We are able to provide advice on the relevant obligations of a building owner and to deal
with the service of notices on adjacent occupiers to ensure compliance with this Act. We
are also able to provide advice to adjacent occupiers who may have been served with a
notice of intended works or development.
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CDM Co-ordinator
If you are about to alter or extend a building or structure, thinking of putting up a new one or demolishing an existing one, then the Construction (Design and Management) Regulations 2007 place a number of specific duties upon the Client.
The CDM Regulations separates construction project into two types – dependant on how long they take to build and how many people are involved.
For projects which are notifiable to the HSE, you are required to appoint an advisor called a “CDM Co-ordinator” before specific detailed design work, starts so that they can advise and assist you with all of your duties. The aim of the CDM Regulations is to make Health and Safety an essential and integral part of the planning and management of projects and to make sure that everyone works together to reduce the risk to the Health and Safety of those who work on the structure who may be affected by those works or will use it as a place of work once it is completed.
Gregory Associates has the competence to carry out the co-ordination of the Health and Safety aspects of the design and planning process. They are fully conversant with the new CDM Regulations and the duties of the CDM Co-ordinator and can provide advice and assistance to the Client throughout the various stages of the project.
Property Stock Condition Surveys
We are able to undertake reviews of property
portfolios to provide a detailed comparative summary of the property held and to identify
the extent of potential repair and maintenance costs.
Reviews have been undertaken for both public and private clients with reports tailored to
suit individual requirements. In order to ensure our reports are as accurate as possible
we will utilise other appropriate property consultants including quantity surveyors and
mechanical and electrical engineers with whom we have a good working relationship. If
further specialist advice is required then we will advise as appropriate as part of our
reporting procedure.
Reinstatement Cost Assesments
Reinstatement Cost Assesments are estimations of the cost of rebuilding property following total
destruction and represent the sum that a building should be insured for. Many factors influence
reinstatment costs making assesment a highly technical exercise. At Gregory Associates we use both
published building cost information and our extensive knowledge and experience to ensure that the
insured value is correct
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