This is a specified schedule that will usually cover a 1-10 Year(s) and sometimes a 15 year  period, that details the type of current and future maintenance that will be required regularly to keep the structure, fabric and facilities of a building in good state of repair. These may include quantities and pricing rates for budget purposes. 

Typically, we provide a bespoke scoring matrix based on condition ratings and urgency of maintenance works. In addition, we also provide a summary of breaches to Health and Safety and Statutory compliance.

In England and Wales, the Regulatory Reform (Fire Safety) Order 2005, requires that the responsible person (Duty holder) on whom the Fire Safety Order imposes requirements, must make a suitable and sufficient assessment of the risks to which relevant persons are exposed.

We liaise with the Duty holder (of the building) to establish any management and procedural risks of fire safety that may expose persons to that risk. 

We undertake a visual assessment of the building to determine any short comings in accordance with PAS (Publicly Available Specification) 79-1:2020-New Code of Practice for Fire Risk Assessment’s.

We will issue a detailed report with recommendations together with an action plan and timetable for improvements.

There are many types of building surveys, the following is an example of the surveys that we can provide.

Condition Survey - The more basic type of visual survey to provide an overview of the general condition of the property identifying significant issues that warrant attention. The application is for relatively new properties that have no abnormal design features or materials. 

Full Building Survey - This may also be referred to as "The Structural Survey" which provides a detailed and thorough survey of the property and structure. The survey includes a schedule of defects, explains the defects and consequence of inaction together with advice on maintenance and repairs; this may include budget estimates.

The application is for older types of properties that may also be in a poor condition. This survey is suitable for properties that have abnormal/ unusual features, materials or where alterations / extensions that may be considered after purchase.

Generally, not undertaken on flats

Measured Survey - A measured surveys involve taking measurements of the building and providing accurate drawings illustrating elevations and internal layouts.  

Stock Condition Survey - Non-intrusive visual surveys that provides an overview of the general condition of the estate and identifies significant issues that warrant attention. 

New Build Survey - A snagging survey that lists out small cosmetic issues up to and including structural problems. This type of survey is provided when a developer is on site, close to completing the property and prior to purchase. This list can be used to get the developer to sort out any problems quickly and / or under any new build warranty.

All buildings require some form of maintenance to achieve their life expectancy through use of materials and components; invariably these sometimes fail. 

Building pathology is a holistic approach to identify specific building defects; why and how defects occur and the consequence to your property in the longer-term should you not act accordingly.

We can carry out visual and intrusive surveys and advise on an appropriate course(s) of action. 

Typical examples of defects are:  

• Water Penetration

• Damp

• Mould

• Noticeable Cracking

• Failure new build work 

These examples can be the result of deficiencies in: -

• Design 

• Material 

• Specification

• Workmanship

• Maintenance and Repair

Dilapidations (Schedule of Condition)

If you are either a commercial tenant or landlord, and you are entering into, or are currently leasing or renting, and a lease (or other contractually binding agreement) that expressly states ‘full repair’ obligations or a full repairing lease [obligations], then one should have a survey carried to safeguard Parties’ interests as to the condition of the premises (premises includes the property and the land on which its sits).

Quite simply, the dilapidations process is to ensure a premises is put or kept in a condition which is in accordance with the lease obligations.

The four types of surveys and schedules we offer are:

Pre-acquisition – A schedule of condition to identify the condition and the state of (dis)repair to the premises prior to, or nearing completion of any legal commitment between the Parties. This schedule is typically appended to the legal documents and may be referred to at any interim dilapidations (poor upkeep of the premises) or terminal / final schedule of dilapidations.

Interim schedule [of dilapidations] – A schedule of condition generally requested by the landlord (or landlord’s agent) to ascertain the condition of the premises during the term of the lease. The schedule may be used to remind the tenant of their obligations which may also be a pre-cursor to ‘protect’ the tenant and potentially limit higher repair costs later.

Terminal schedule [of dilapidations] – A schedule of condition that is actually issued towards the end of a lease and is often detailed identifying changes to the premises during the tenancy (notwithstanding any licence to alter) and items of disrepair that need to be fixed by the end of the tenancy.

Final schedule [of dilapidations] – A schedule of condition that is issued upon the termination of a lease whereby all outstanding alterations and repairs, with due consideration to a licence to alter, are detailed. This may include budget costs for repairs and loss of rent. This part of the process can also form the basis of negotiation between the Parties’ consultants.

If you intend to carry out building work on an existing party wall or structure shared with another property, then it is likely this will fall within  The Party Wall Etc Act 1996. 

We can act as either the Building Owners Surveyor, Adjoining Owners Surveyor or Agreed Surveyor in all matters involving the Act.

Listed building consent is a procedure to achieve statutory compliance for construction work to listed buildings. Typical properties include heritage, older and unique buildings or those with architectural interest. 

We liaise closely with Local Authority Conservation Officers to produce drawing and design work, specifying products and materials that were either used when the building was originally constructed or a sympathetic modern equivalent. This allows us achieve compliance and maintain the character of the original building.

We can assess and audit the internal and external environment of your building Portfolio in accordance to the requirements of the Disability Discrimination Act 1995 / 2005, or such aspects only encapsulated in the Equality Act 2010. 

We will then provide you with a detailed report of our findings and recommendations on how you may achieve / improve compliance.

Drawing design work for both external alterations and internal remodelling and spatial planning. Completion of the Planning Application process and Building Control compliance. 

Detailed specification and tender documents collated and issued to contractors for competitive pricing. 

Review and analyse returned tenders and provide best value and advise on form of contract.

We can assist you in preparing a detailed specification of products and materials together with a schedule of works to form the basis of tender documents for competitive pricing in the market place.

These documents mean that contractors pricing for the work are pricing on an equal basis ensuring that best value for money and total transparency in costs is achieved during the early stages of a construction project. 

The above approach reduces ambiguity and risk whilst construction work is onsite.

See Contract Administrator (Project Management) for onsite services.

Drawing design work for both external alterations and internal remodelling and spatial planning. Completion of the Planning Application process and Building Control compliance. 

Detailed specification and tender documents collated and issued to contractors for competitive pricing. 

Review and analyse returned tenders and provide best value and advise on form of contract.

We can assist you in preparing a detailed specification of products and materials together with a schedule of works to form the basis of tender documents for competitive pricing in the market place.

These documents mean that contractors pricing for the work are pricing on an equal basis ensuring that best value for money and total transparency in costs is achieved during the early stages of a construction project. 

The above approach reduces ambiguity and risk whilst construction work is onsite.

See Contract Administrator (Project Management) for onsite services.

When the specification and schedule of works forming the tender documents have been priced and parties have agreed to a cost, a programme, and have mitigated health and safety risks one can then enter into a contract.

The contract can be simple (shortlist of key conditions) or more complex; a construction recognised form of contract such as a JCT (Joint Contract Tribunal) contracts / suite of contracts for example.

The outline of the contract terms and conditions is typically within the tender documents. This allows the contractors to price for the work with an understanding but not limited to payment conditions, how deal with change and the effects of project overrun. 

When the contract terms and conditions (Contract Documents) are completed the Parties sign these which then become legally binding. Formal contracts need to be managed by a Contract Administrator who understands and uses the documents as a route map through the project. (See Services – Contract Administrator).

There are many types of construction contracts depending on sector and scope of works, we are well placed to advise you on the correct form of contract for your project.

If your construction project requires an industry recognised form of contract, that contract stipulates the requirement of a Contract Administrator. 

We are well versed in administering various forms of contracts dealing with such matters as valuations and payments (financial), change (instructions), completion and defects to control your construction project.

Under the Construction (Design and Management) Regulations 2015 (CDM) a Principal Designer is to be appointed for construction projects where work will involve more than one contractor (Includes Sub-Contractors) The Project maybe notifiable to the Health and Safety Executive.

The wording of this role can be misleading; The role is " To take the lead in planning, managing, monitoring and co-ordinating health and safety during the pre-construction phase (Design and Planning stages) of a project."  

We can also assist and discharge the clients (your)duties under the CDM regulations.

Walls, ceilings and floors crack for a number of reasons; sometimes superficial (hairline cracks) and sometimes cracks warrant further attention. It is important to distinguish between progressive cracking (still moving) and historical cracking (not moving anymore).

Cracks may need to be monitored at regular intervals and typically over seasonal changes (a year). 

We can provide a monitoring service using digital callipers to determine whether the crack is progressive or historical and can advise on the appropriate course(s) of action.