Full Building Surveys
Whether purchasing a property to occupy or as an investment or taking a lease, it is essential to fully understand its condition and the cost of repair, together with its suitability for the intended purpose and potential cost of necessary alterations or refurbishment.
Previously known as a Full Structural Survey, the Full Building Survey is a very detailed report. We will examine closely the structure and condition of the Building and undertake a surface examination of the services.
Some restrictions may still exist to prevent complete inspection (such as fitted floor coverings, limited floor and roof access) but within these limitations, the survey will be complete.
Although Building Surveys are suitable for all properties, they are especially important for buildings that are:-
- Older and/or listed
- Unusual or non traditionally built
- Dilapidated
- Extensively altered or extended
- Having known or suspected problems
Call: 01282 842514
Schedule of Condition
A schedule of condition is a document that simply records the condition of a building at a particular moment in time.
It has two main uses:-
Firstly to record the condition of a building at lease commencement, prepared on behalf of a tenant to limit their future dilapidation repairing liability.
A well advised tenant who has a schedule of condition prepared can save thousands of pounds at lease termination by requesting a schedule of condition be attached to their lease.
The second situation where a schedule of condition is often used is where the works involve the Party Wall Act 1996 (or indeed any works to adjacent or nearby buildings)
If a Building owner wishes to carry out works to party walls or floors, or undertake certain excavations, then a party wall award must be produced. A schedule of condition is prepared on the adjoining owner’s building to record its condition, prior to the building works commencing. It is then later re-examined to see whether the building works have caused any additional damage to the adjoining party. If any extra damage is noted over and above that recorded in the schedule of condition, the building owner carrying out the works will have to compensate or remedy the defects on the adjoining property.
Schedule of Dilapidations
The issue of dilapidations can be a very fraught and expensive area connected with properties held on leases.
Whether you are a landlord or a tenant, if handled incorrectly they can often cost parties a considerable amount of money.
Whilst each party have different requirements early representation by a specialist surveyor is essential.
Landlords
Landlords may commission Schedules of Dilapidations for a number of reasons including:
- To require a tenant to repair the premises during the term of the lease.
- To require the premises to be returned in good condition at the end of the lease, or to be adequately compensated for the tenants failure to do so.
- Other reasons including forfeiture, entry to repair, and break clause situations.
Tenants
If you are a tenant, ensure you consider your dilapidation liabilities early. Costs of dilapidation repairs, decoration and reinstatement works can be a considerable expense to any organisation. If not carried out before the end of the lease, the landlord is often entitled to recover further substantial monies from you, for items such as professional fees, loss of rent, and VAT, all of which could have been reduced or even avoided if as a tenant you had carried out the works yourselves.
Tenants should therefore obtain early advice to determine a strategy for dealing with dilapidations at lease end. Planning for, and effective management of, dilapidations should form part of a tenants decision to renew or vacate and a dilapidations assessment can be carried out to estimate potential liabilities in advance of the end of the lease.
Party Wall Matters
If you have been or are being affected by Party Wall issues, are a building owner planning work which may fall under the Party Wall etc Act 1996, or are an adjoining building owner in need of a Party Wall Surveyor we should be able to help.
The Party Wall etc Act 1996
If you intend to carry out Building work which involves one of the following categories:
- Building a free standing wall or a wall of a building up to or astride the boundary with a neighbouring property
- Work on an existing wall or structure shared with another property
- Excavating near a neighbouring building
Then you must find out whether that work falls within the Party Wall etc Act. If it does, you must correctly notify all affected neighbours by sending a Party Wall Notice. If you have received a notification then you must respond correctly to avoid prejudicing your position.
As Party Wall Surveyors we can offer a professional and bespoke personal service to residential and commercial occupiers and owners affected by party wall matters and can advise on the need for a Party Wall Award or Party Wall Agreement.
Building Refurbishment
Repair and Alteration
Building repairs and refurbishment are required on many occasions by either landlords or tenants, usually to improve the facilities for the occupying party, or simply to ensure the building is returned in the condition it should be under the terms of the lease.
Alterations to existing buildings require careful design and planning to ensure that the new works can be accommodated without compromising the integrity of the existing structure. Whether a commercial or residential building, if the property is to remain in occupation, the works must be carefully co-ordinated to minimise disruption and to ensure that the works can be carried out whilst maintaining the safety of those using the building.
In either scenario, it is recommended that professional advice be sought to prepare a detailed specification of works, so as to ensure that correct materials are used, correct workmanship is adopted, and that any works are in line with current statutory requirements.
Building Defects Analysis and Advice
We have a wealth of experience in the survey, repair and construction of all building types. We will establish a cause and report on solutions and likely costs. The nature of an appropriate solution will be discussed and implications of any identified defects will be considered to ensure a properly managed solution to the situation is provided.
The defect may be due to a fault in construction, a failure of materials, or a flaw in design. Some defects may require monitoring over a period of time to identify the nature of the defect.
A detailed knowledge of construction methods and materials, typical risks and failures, provide us with the necessary expertise to provide authoritative reports and solutions.
Landlord / Tenant Disputes
Disputes can arise between Landlords and Tenants regarding a number of issues such as dilapidations, service charge administration, break clauses etc.
If a Landlord and Tenant dispute has arisen it is important that both parties first seek advice on their legal rights and responsibilities so that they can make an informed decision on how to proceed.
With significant experience in this field, Linchpin are well placed to offer advice on Landlord and Tenant matters and/or disputes.
Insurance Works (Fire and Flood Damage Restoration)
We have significant experience of fire and flood reinstatement projects, from small domestic floods and fires through to the reinstatement of large commercial premises gutted by fire.
Our services include initial surveys to identify the scope of any loss, the preparation of schedules of works to not only reinstate the property but also to ensure that when reconstructed it complies with current Building and Fire Regulations, something which is often allowed for within insurance policies.
We then act as a point of liaison with the loss adjusters appointed by the insurance company so as to agree the scope of the work which we will then tender, seek Planning and Building Regulations approval and administer on site.
Again, our other skills, including Party Wall and Planning Supervisor duties are often introduced along with obtaining Listed Building Consent when the damage is to an historical property.
Expert Witness
As Chartered Building Surveyors, we are often asked to advise on inadequate construction, reporting on areas of poor workmanship, non compliance with Building Regulations and also defective materials.
Expert Witness Reports are used not only as a means of identifying defects and problems with elements of construction, but also as a tool to negotiate and have a contractor or supplier rectify the situation in an attempt to resolve disputes before arbitration or Court proceedings.
Over the years we have inspected many defective construction details, including roofs, flashings, foundations, brickwork, drainage etc.
