Schedule of Condition, Horley, Surrey

We received an enquiry to prepare a schedule of condition of an office suite in Horley, Surrey.

We were provided details of the accommodation to include the size, layout and extent of the demised area and we prepared a fee quotation setting out the extent of our services and our fee.  Following agreement of our fee proposal we attended site 2 days later to accommodate the time critical nature of this instruction.  The site inspection was completed to view and record the condition of the office suite.  The inspection included recording both the nature and condition of the internal finishes making particular note of any defects, damage and general wear and tear.  The information gathered was supported with detailed photographs.

The schedule of condition was then prepared and included detailed descriptions with copies of the supporting photographs.  The report was prioritised and issued to the Client 2 working days after the inspection was undertaken.

The purpose of undertaking the schedule of condition was to evidence the condition of the office suite at this point in time to limit future repairing liabilities to being no better than the condition as evidenced in the schedule of condition.  This offers the party liable for future repairs protection from any obligation to repair pre-existing defects and wear.

Party Wall Appointment, Tottenham, London

We have recently been appointed as Adjoining Owner Surveyor under the Party Wall etc Act 1996 to agree a party wall award on their behalf.  Our Appointing Owner (the adjoining owner) was served notice by a housing association, the owner of the neighbouring site, who are planning to undertake a major development of the adjacent site.  The development is proposed to be undertaken in 2 phases with the first phase to include the construction of an ancillary building with the construction of the main structure to follow in the second phase.  The works to both phases will require the construction of piled foundations which require notice under the Party Wall etc Act 1996 and the notice for the first phase has been served and a party wall award needs to be prepared and agreed.

Upon receipt of a party wall notice the Adjoining Owner appointed us under the terms of the Party Wall etc Act 1996 to agree the party wall award.  We are currently in discussions with the party wall surveyor acting for the housing association to agree the party wall award.  The final party wall award will include details of the proposed works and a schedule of condition of our appointing owners property prior to the works commencing.  We have reviewed the details of the planned development relevant to the party wall legislation and have met the surveyor on site to prepare and agree the schedule of condition and are in discussions with the surveyor to agree the party wall award which once agreed, will be served on our both the housing association and my appointing owner.  After the party wall award has been published to the owners the first phase of works can then proceed.

The party wall notice and initial party wall award only relate to the first phase of the development and a further award will be required for the second phase which will need to be agreed once the first phase is completed.

RESIDENTIAL SURVEY, BELGRAVIA, LONDON

RESIDENTIAL SURVEY, BELGRAVIA, LONDON

Overview


Client

Sector

  • Residential

Service

  • Building Survey

Location

  • Belgravia, London

Instruction Details

We received an instruction from our client to undertake a building survey of a period residential property in Belgravia, London, prior to them purchasing the building.

We undertook a building survey of the property assessing the condition of the external elements, from which a number of defects were identified. The inspection included a detailed study of the internal condition of the property which was also subject to a number of significant defects which highlighted to the client the potential liabilities he would be exposed to as the property owner.

We prepared a detailed report setting out the findings of the inspection, identifying the defects and the potential effects of those issues and made recommendations for further specialist advice on some defects prior to purchase.

For further information please contact Anna King (anna_king@tg-a.co.uk, tel: 01293 804672).

We received an instruction from our client to undertake a building survey of a period residential property in Belgravia, London, prior to them purchasing the building.

We undertook a building survey of the property assessing the condition of the external elements, from which a number of defects were identified. The inspection included a detailed study of the internal condition of the property which was also subject to a number of significant defects which highlighted to the client the potential liabilities he would be exposed to as the property owner.

We prepared a detailed report setting out the findings of the inspection, identifying the defects and the potential effects of those issues and made recommendations for further specialist advice on some defects prior to purchase.

For further information please contact Anna King (anna_king@tg-a.co.uk, tel: 01293 804672).

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DILAPIDATIONS, KNOTTINGLY, WEST YORKSHIRE

Our Client was the freehold owner of an industrial unit in Knottingly which was occupied by a tenant under a full repairing and insuring lease. The tenant exercised the break option within their lease and then decided to stay in the building but wanted to negotiate a new lease with our Client, with one important change, that being to limit their future repairing obligations.

After many discussions, agreement was reached to limit the tenants repairing liabilities requiring them to maintain the building to the current condition only and not to the standard typical of a fully repairing and insuring lease.

The tenant’s surveyor prepared a Photographic Schedule of Condition. Tim Greenwood & Associates were instructed to carry out an inspection of the building to check and comment upon the schedule which was to be attached to the new lease.

The inspection was undertaken and, in addition to agreeing the schedule, we reviewed the condition of the building, taking into consideration the tenants liabilities under their existing lease. It was apparent that the tenants’ maintenance regime was not fully compliant with their current lease requirements. Accordingly we recommended our Client to impose conditions on the tenant, in conjunction with agreeing a new lease for the backlog of repairs and maintenance issues to be completed within one year of the new lease. With this approach our client was able to agree terms, whilst ensuring no further deterioration occurred to the fabric, structure and services, thereby maintaining his long-term asset value.

For further information please contact Anna King (anna_king@tg-a.co.uk , tel: 01293 804672).

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Pre-Acquisition Schedule of Condition, Hammersmith, West London

We were approached by our client, who was due to take the lease of a small café/retail unit in Hammersmith but, due to the condition of the unit, wanted to limit their potential lease liabilities.

We were instructed to undertake a site inspection and record the condition of the unit prior to agreeing the lease and preparing a Schedule of Condition setting out the condition and defects currently visible in the unit.

We prepared a detailed Schedule of Condition which was issued to the client and for attaching to the lease limiting their liabilities at the lease end.

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DILAPIDATIONS, GILDERSOME, WEST YORKSHIRE

Our Client occupied two adjoining industrial units in Gildersome, West Yorkshire under separate leases and had interconnected the two buildings for their operational purposes. There were 5 years left to run on both leases and our Client was looking to plan for their end of lease dilapidations’ liabilities so instructed us to carry out a Dilapidations Assessment to set out their anticipated dilapidations liabilities.

In undertaking this instruction we reviewed the lease and licence documentation and undertook a survey of the property, which included hiring an access hoist to inspect and identify high level and roof defects.

The inspection highlighted a number of defects at high level some of which if left unattended would deteriorate further and should they not be addressed until the lease end could be significantly worse and more costly to deal with.

The report we produced, whilst setting out the dilapidations’ issues and their anticipated costs, included recommendations for works to be done in the short and medium term, especially where they were progressively deteriorating. This information and advice allowed our Client not only to budget for works in 5 years at the lease end, but also to plan general maintenance works to prevent current defects deteriorating further.

For further information please contact Anna King (anna_king@tg-a.co.uk , tel: 01293 804672).

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BUILDING SURVEY, INDUSTRIAL UNIT, ST NEOTS, CAMBRIDGESHIRE

Our Client, was looking to buy the freehold of an industrial unit in St Neots, Cambridgeshire and wanted to understand the condition of their proposed investment. The unit was occupied and whilst the tenants full repairing and insuring lease had a number of years to run, our Client wanted to identify the building defects and other potential issues which might impact on his investment. We were instructed us to carry out a building survey and undertook an inspection of the external and internal elements, using an access hoist to inspect the roof areas.

A report was then prepared which provided the client with details of the defects identified and made recommendations for the remedy of those issues. The report enabled the Client to complete his acquisition of the building with an understanding of its condition and the potential issues that may impact on the building in the future.

For further information please contact Anna King (anna_king@tg-a.co.uk , tel: 01293 804672).

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PARTY WALL MATTERS, LONDON

Our Client recently acquired a small residential block in central London, adjacent to which a significant development was being undertaken which included the excavations for a double basement.

The development had required Party Wall notices to be issued in accordance with the Party Wall etc Act 1996 on the adjacent properties, including the property purchased by Client. On acquiring the building, the party wall documentation was not passed on to our Client as it should have been, and with no documentation provided our Client was concerned about the potential impact of the adjacent development on his property.

We were instructed to advise our Client on the party wall legislation, its’ implications and our Client’s rights under the Party Wall Act. We worked closely with our Client’s solicitors and following their legal enquiries, the Party Wall Awards prepared on behalf of, and published to, the previous owner were finally made available to our Client.

We were instructed to review the Awards, and consulted with the developers working on the adjacent site. We were able to advise our Client on the content of the Awards, the issues that he had inherited from his buildings previous owner and his rights in accordance with legislation.

For further information please contact Anna King (anna_king@tg-a.co.uk , tel: 01293 804672).

DILAPIDATIONS, BRISTOL

Our Client occupied a 5 storey office building in Bristol, under a fully repairing and insuring lease. The lease was due to expire in September 2013 and several months prior to this our Client, concerned about their end of lease repairing obligations, approached their landlord to enquire about the potential dilapidations claim that would be served on them.

The landlord would not engage in discussions prior to the lease end so we were instructed to prepare a dilapidations assessment setting out the anticipated items of claim and the likely cost of such works. We completed this instruction three months prior to the lease end it allowing our Client to formulate their exit strategy. This assessment allowed our Client to decide whether to undertake the dilapidations works prior to their lease end, as they were entitled to do, or to wait for the formal claim from the landlord to be prepared and negotiate a cash settlement.

In undertaking this instruction we reviewed the lease documentation, undertook a survey of the building and prepared a report setting out our Clients liabilities and the anticipated costs for the works required to address those liabilities. For further information please contact Anna King (anna_king@tg-a.co.uk , tel: 01293 804672).

PRINCES GATE COURT – DECENTRALISATION OF HEATING

Tim Greenwood & Associates were appointed as Lead Consultants and Project Managers in relation to the decentralisation of heating and hot and cold water services to the 42 apartments of Princes Gate Court. This 1936 block suffered increasing problems of leakage from heating, hot and cold services resulting in great disruption to the lessees and an increasing number of costly insurance claims. The original services rose in four or five risers through each flat.

A new boosted cold water service was installed to the rear service stairwells, and thereafter a programme was presented to the lessees for the changeover from communal to independent services. This included connection of each flat to the new boosted cold water service, and the installation of independent boilers to each flat to provide their own heating and hot water.

Tim acted as landlord’s surveyor in approving lessees’ proposals for works inside their flats, whilst liaising with the block’s mechanical consultant and lessees’ contractors. This enabled him to provide guidance to individual leaseholders on how works could be undertaken with minimal disruption to individual flats, avoiding the need for wholesale refurbishment of flats or disruption of internal finishes. This programme was implemented over a four year period and all lessees were provided with independent services by the target date of September 2013.

ALBERT COURT – CENTRAL LONDON

Tim Greenwood has been the surveyor advising the Management Board at Albert Court for the last 16 years. His appointment includes responsibility for a variety of property matters including:-

  •  The preparation, annual review and reporting upon preventative planned maintenance programmes, budgets and reserve fund contributions;
  • Preparation of specifications, obtaining tenders and implementation of repair and maintenance works;
  • Acting as landlord’s surveyor in approving lessees’ licences for alteration and monitoring the works undertaken;
  • Auditing, approving and monitoring the development of 6 penthouse apartments by two separate developers, including:-
    • The inspection and approval of works on site;
    • Preparation of various Planning and Listed Building applications;
    • Preparation of feasibility studies for improvement projects to the block;
    • Acting on behalf of the Management Board in relation to a variety of legal matters, including providing expert witness reports for Court
    • Acting as Lead Consultant and Contract Administrator/Project Manager in relation to fire restoration works following a major fire in 2007.

Tim Greenwood has overseen a number of specific projects from minor, low value projects to major development works. Some of the larger projects Tim has undertaken are:-

  • Phased cycles of repair and redecoration works to the external elevations, including brick/stone cleaning and repair, external redecoration and refurbishment of windows, pipework and other sundry repairs. Contract value total £1.5 million.
  • Four phases of light well restoration programmes, including repairs to glazed brickwork, structural repairs, repair of dilapidated concrete cills and full redecoration. Contract value total £1.7 million.
  • Reinstatement and refurbishments works to 15 flats following fire and water damage, with a refurbishment budget in the region of £15.0 million.
  • Approval and monitoring of penthouse developments with a development value of £40 million.
  • Preparation of master plans in relation to basement development works to create additional residential and leisure accommodation, potentially adding £75 million to the value of the building.
  • Acting as landlord’s surveyor on over 50 Licence for Alteration applications, including monitoring works on site and developing the controls/processes governing lessees’ works.

Should you require any further information then please do not hesitate to contact Tim Greenwood Greenwood (timgreenwood@tg-a.co.uk, tel: 01293 804671).