Building Surveys are a detailed non-intrusive investigation of the construction and condition of a building providing a detailed description of each of the elements of construction including any defects together with a recommendation for remedial works and further specialist investigation if necessary.
Building Surveys
Contract Administration
Contract Administration includes the preparation of construction contract documents including drawings, schedules of work, specifications and penalty clauses, and the on-site monitoring of work through to completion, including advice on implementation of conditions, valuation and certification of the works and practical completion.
Roger Hannah & Co can provide a full Contract Administration service, including advice on the most appropriate form of contract and contract procedures.
Defect Analysis
Our experienced Building Surveyors have a detailed knowledge of construction methods and techniques and are able to assess and understand building defects and material failures including damp, cracking and subsidence and are able to undertake defect analysis of commercial buildings and their component parts and provide accurate and detailed reports including recommendations on any remedial works required.
Development Appraisal & Project Monitoring
Development monitoring is generally undertaken on behalf of developers/funders in order to mitigate statutory and commercial risk. The role usually involves a pre-contract assessment of the development documentation including Notices of Grant of Planning Permission and Building Regulation Approvals and involves examination of the construction programme and the development costs. During the construction phase progress monitoring is undertaken which includes the preparation of periodic progress reports including recommendations for financial drawdown.
- Evaluation of cost against approved budgets and programme
- Advise on the quality of project team appointments
- Monitoring of progress, quality and workmanship of construction
- Analysis of design and quality, energy performance and related environmental issues
- Advise on appropriateness of building contracts including terms & conditions
Dilapidations
Repairing clauses of a lease are enforced through a Schedule of Dilapidations which sets out items of disrepair where the tenant has failed to comply with the repairing clauses of the Lease, and also the works required to put the property back into repair.
Interim Schedules of Dilapidations are served during the Lease Term and identify items of disrepair requiring immediate remedy which otherwise may lead to deterioration in the fabric or structure of the building (for example a leaking roof).
Terminal Schedules of Dilapidations are served towards the end of a lease and require the Tenant to put the property back into repair by the expiry date and may include the removal of Tenant’s trade fixtures and fittings and removal or reinstatement of any tenant alterations.
It is usual for the Landlord and Tenant to each appoint a surveyor to negotiate on their behalf, and agree the extent of the repairs to be carried out during the term. If the Tenant does not complete the works by Lease expiry, the Landlord can sue the tenant for breach of covenant.
If it can be proven at Lease expiry (or shortly after) that the Landlord intends to refurbish or redevelop the property then special rules apply which could limit the Tenant’s liability. The Dilapidations claim is usually limited to the reduction in value of the Landlords reversionary interest.
Our Building Surveyors can prepare Schedules of Dilapidations for Landlords and if necessary prepare financial claim statements. We also act for Tenants in defending Dilapidations claims.
Employers Agent
Under a design and build project the Employers Agent will undertake the employers duties and has full authority to act for the employer to manage the procurement and construction phase of a project.
The role often includes acting as lead consultant, with responsibility for project management. The Employers Agent often undertakes the following duties:
- Preparation of the project plan
- Appointment of design consultants
- Managing clients and third-party liaison
- Preparing employer’s requirements / tender documentation
- Contract administration
Party Wall etc. Act 1996
The Party Wall Act covers three types of work including alterations to a shared (party) wall, the construction of a new wall along the site boundary and excavation work in the vicinity of properties close by.
Under the Act Building Owners are required to serve notice and obtain the Adjoining Owner’s consent to the works. If consent is not provided a dispute is deemed to have arisen and Surveyors must be appointed so that the dispute can be resolved by way of a Party Wall Award.
Our experienced Building Surveyors act for Building Owners and developers and also for Adjoining Owners.
Planning Process & Building Regulation Approval
When undertaking Building works (including new builds, refurbishment, fit out and alteration works), the works need to comply with current statutory Planning & Building Regulation requirements.
Our experienced Building Surveyors can provide advice on compliance and are experienced in preparing Planning & Building Regulation applications on behalf of clients.
Schedules of Condition
Commercial leases often place a responsibility upon the Tenant to keep the property in good repair regardless of the condition at the beginning of the lease. However, it may be possible to limit the Tenant’s liability to handing back the building in no worse or better condition than at commencement by preparing a Schedule of Condition, which is then engrossed in the Lease.
Tenants should consider taking professional advice before committing to a full repairing lease, especially if the property is in poor repair or if a Schedule of Condition is provided.