Schedule of Dilapidations – Landlords

Recent cases have once again highlighted the need for Landlords to consider how a dilapidations claim is valued and raised the question of Landlords intentions.  A dilapidations claim can be valued one of two ways firstly by preparing a Schedule of Dilapidations and secondly by valuing the diminution of value to the reversionary interest, known as a Section 18 valuation.  A Landlords claim can then only be the lower of the two valuations.  The Landlords intentions and actions can also impact the claim and final settlement figure.

Preparing for the the end of a lease is something Landlords should consider in good time.  The timing of the preparation and service of a Schedule of Dilapidations can impact on the claim so early action in appointing a surveyor to advise and guide you through the process and prepare a Schedule of Dilapidations is recommended to ensure the you understand your position and achieve a successful outcome.   We are able to provide guidance throughout the claim to ensure Landlords understand the issues and make informed decisions during the claim.

Schedule of Condition

We are often contacted by Clients who are taking a lease but are unsure whether they need a schedule of condition or building survey and what the difference is between them.  In some cases they may need both.

A schedule of condition is a document which simply records the visible condition of the property.  It will note and make reference to defects however will not offer any commentary on either the cause of the defect nor make recommendations on the remedy required to put defects into good repair.  A schedule of condition is typically required when a tenant is taking a lease on a building where there are issues and they wish to limit their future lease liabilities.  In the event that the tenant wants a more detailed understanding of the building then a building survey would be required which would analyse defects offering information on the cause and recommended remedial works to address those issues.

In some instances Clients require both a schedule of condition to limit their lease liabilities and a building survey to fully understand the structure and condition and potential issues of the property that they will be responsible for.

We are always happy to discuss your requirements to ensure you have the most appropriate information to allow you make informed decisions to progress your lease negotiations.

 

Party Wall Instruction

We are pleased that we have recently been appointed by a developer to deal with the party wall issues for their new residential development near Guildford under the Party Wall etc. Act 1996.  In accordance with the party wall legislation we will be reviewing the development proposals, preparing and serving the party wall notices on the adjoining owners which are required in relation to the foundations for the new houses.  Once responses to those notices are received we will agree the party wall awards that are necessary prior to the works relevant to the notices being undertaken.

New Building Surveyor

We are delighted to announce that following the sustained growth of Tim Greenwood and Associates Andrew Hagon has joined our team as a Building Surveyor.

Andrew has extensive experience having worked for several local surveying practices which covered instructions in London and the South East.  Andrew has extensive contract administration and project experience and has worked successfully for a number of managing agents, commercial landlords, school, NHS and private clients to deliver a variety of construction and redecoration projects on commercial and residential buildings.

Andrews’ construction experience is varied and includes roofing projects, the installation of fire and smoke detection in residential blocks and internal and external repairs and redecorations of commercial and residential properties.  Andrew is also experienced in dealing with party wall issues in accordance with the Party Wall etc. Act 1996, schedules of condition and reinstatement cost assessments for insurance purposes.

Tim Greenwoods and Associates extend Andrew a warm welcome to our team.

Millpond (Carshalton) Management Company Ltd

We are pleased to announce our appointment to act on behalf of the Freehold Company of this residential development in relation to a building dispute with a large south-east based developer. Our instructions include the analysis of inherent building defects, the preparation of specifications in relation to remedial works required, and overseeing the remedy of these construction faults by the original developer. It includes the dismantling of brickwork cavity walls and parapets, and the introduction of new cavity trays, damp courses, leadwork and cloaks around window, balcony and rainwater outlets.

Prestigious Belgravia Development

We are pleased to announce invitation to tender for a broad package of consultancy services in relation to the extension and refurbishment of a prestigious Belgravia Mews House, the work to include excavation of additional basement accommodation, addition of further floor, and full internal refurbishment including major structural alterations. The scope of our services will include preparation and submission of Planning Applications, with all supporting drawings and documentation, Building Control Approval, Party Wall matters, specification, tendering and contract administration of all works. As part of our appointment we will be employing a range of specialist consultants including structural, mechanical, electrical, geo-technical basement engineers and arboculturalists.

We look forward to working with our new client on this and a number of other high-value residential developments in Central London.

Construction Dispute

We are pleased to announce our appointment on behalf of a south-east based development company in relation to a dispute relating to the quality of work to a prestigious detached residential property, and in particular in relation to faults to the external roof frame and fabric. Our report was to identify any faults in the quality of work and materials supplied, and the scope of remedial work required, when judged against relevant codes of practice, British Standards and Good Practice Guides.

Appointment as Building Surveyors for Princes Gate Court, London

We are pleased to confirm our appointment by Princes Gate Court Residents Ltd to act as Building Surveyors in relation to a wide variety of building surveying services at this prime central London block, including preparation of planned preventative maintenance programmes, implementation of internal and external refurbishment projects, acting as landlord’s surveyor in relation to approval of lessees’ applications for Licences for Alteration, preparation and submission of Planning Applications in relation to a number of matters, including installation of new external railings and gates, in addition to managing general repairs and refurbishment matters arising at the building. In 2014 we will be undertaking the next cycle of external repair and redecoration programme to the block, including the cleaning and repair of external brickwork and stonework, refurbishment of existing timber sash windows, stripping out existing roof coverings to dormer windows, and renewal of coverings in traditional lead work to renewal of valley gutters to the perimeter of the roof, installation of new lightning conductor system, in addition to opening up roof voids and stripping out of redundant cold water storage tanks and pipework to a number of roof voids. Removal of these redundant services follows the successful completion of a 4 year programme to decentralise the hot and cold water and heating services with the installation of independent systems to each apartment, including new boilers, pipework and radiators. For further information please contact Tim Greenwood (timgreenwood@tg-a.co.uk, tel: 01293 804671).

New Working Partnership with ‘1508 London’

  • We are pleased to announce that we are in the process of creating a working partnership with highly regarded London interior designers and architects, 1508 London, with a view to managing all future submissions for Landlord’s Approval in relation to refurbishment or redevelopment projects designed by 1508 London, as well as Project Management and Contract Administration in relation to high-value residential developments throughout London and the south-east. 1508 London were formed in 2009 and in a short period have established themselves as one of London’s premier interior design and architectural firms, with projects not only in the UK, but around the world. The creation of this working partnership is a huge step forward in the development of Tim Greenwood & Associates, and an opportunity that we feel reflects our strengths and long-established track record in relation to working on occupied residential blocks, in a wide variety of roles, whilst managing high-value residential refurbishments on behalf of a number of private clients. For more information about 1508 London, please visit their website. For further information please contact Tim Greenwood (timgreenwood@tg-a.co.uk, tel: 01293 804671).

Instruction to provide Technical Advice

  • Tim Greenwood & Associates are pleased to announce their appointment by Rivermead Court Ltd to provide technical advice, in conjunction with the existing residential property managers and the mechanical consultants in relation to the planned renewal of mechanical services to 214 apartments in this prestigious river-front residential block. Our initial role has included inspection of the block, and review of a number of options available in relation to the maintenance of the existing communal services, or installation of independent services to each apartment and, following successful presentation to the body of residents in October 2013, further consultations are under way with residents in relation to timing, implementation and budgets.  For further information please contact Tim Greenwood (timgreenwood@tg-a.co.uk, tel: 01293 804671).