Building Surveying

Building Defects Investigation

Our principal area of operation, our training and experience enable us to investigate building defects, interrogate physical symptoms, analyse evidence and arrive at reasoned and measured responses.

We provide Snagging and Expert Witness reports. 

Building Appraisals, Inspections & Surveys

A building appraisal, as opposed to a building survey, is a building MOT inspection.  We recommend regular periodic inspections of all properties, to ensure they do not present a risk to occupants and users.

We recommend a structural survey where structural failure is suspected, where a ‘self-build’ property lacks ‘adequate’ third party certification, or before embarking upon a major refurbishment or alteration.  In each case a detailed survey inspection can assist mitigate risk.

Industrial & Commercial Surveys

Pre-acquisition/occupation surveys can help reduce the risk associated with the purchase or leasing of buildings.  Reports are tailored to suit individual circumstance, from a brief ‘investment’ overview, through to a fully detailed report, with individual sections covering all major aspects, including those with a legal or financial implication.

Domestic Property Advice

All the above services are applicable to domestic property.  Knowledge enables considered decision-making, all too often the heart can rule the head, unless there is sufficient appreciation of potential pitfalls.  We are regularly called upon to comment on Homebuyer Reports and NHBC Technical Standard related issues.

We act for property factors, inspecting and advising on residential flatted dwellings and estates.

Thermographic Surveys

Thermographic equipment enables us to interrogate buildings without physical disruption and can, on occasion, assist the identification of roof leaks, cold bridges, the causes of heat loss as well as assisting in the assessment of cavity and other concealed forms of wall insulation.

Dilapidations

We have extensive experience, Colin was involved in writing the RICS Guidance Note. Strictly speaking, the definition of Dilapidations is the breach of non-monetary obligations under the terms of a lease, such as an obligation to repair, reinstate, redecorate or comply with statute.

Landlord

Maintain the value and condition of your assets by ensuring your Tenants comply with their repairing, redecoration and reinstatement obligations both during and at the end of their leases.  We can assist you interpret lease obligations, carry out inspections and provide advice on breaches.  We can formulate RICS compliant schedules, monitor remedial works, as well as cost and negotiate financial settlements on your behalf.

Tenant

Repairing obligations are often overlooked or misunderstood by Tenants.  In addition to being responsible for repairs, a Tenant will more often or not be responsible for the Landlord’s cost of preparing and negotiating the Schedule of Dilapidation and or, make suitable budgetary provisions.  Being pro-active can help reduce your liability for remedial work and associated professional fees.

Bruce Shaw act for Landlords and Tenants and Colin Bruce has been appointed as Court Reporter and to provide Expert Determination input for the commercial court on a number of occasions.

Schedules of Condition

Often confused by non-professionals with ‘Schedules of ‘Dilapidation’, these are distinct in composition and purpose. A Schedule of Condition is a written record (NB. most often supported by photographs) of the physical condition of a building, or property, at a point in time. Schedules can vary significantly in their level of detail and purpose, and we can devise bespoke formats.

Schedules of Condition are often attached to a lease, normally with the purpose of limiting the Tenant’s repairing obligation, by evidencing a pre-existing condition.  Schedules are also utilised by developers and contractors prior to undertaking works, to limit the potential for unfounded claims later.  We also prepare schedules to record damage occasioned by fire, flood and structural movement. 

The quality of a schedule and a detailed understanding of its specific purpose is vital, if the parties’ interests are to be adequately protected.

Construction

Maintenance, Repairs & Refurbishment

This core service hinges on our ability to interrogate buildings and advise upon the requirement for remedial works in line with operational, occupational requirements, or legal obligations.

We prepare forward maintenance programmes to support property budgets.

We can help advise on energy performance and the reduction of a building’s carbon footprint.

Contract Administration

Administering construction projects, chairing contract meetings and monitoring works to ensure all parties to the contract meet their obligations, including signing off the works on the owner’s behalf and agreeing final accounts, issuing completion certificates and co-ordinating snagging issues.

Project Management

Responsibility for implementing framework controls to enable the successful delivery of construction projects.  Combining understanding of construction processes, industry expectations and teamwork to deliver projects on time, to pre-agreed standards and on budget.

Health & Safety

CDM Regulations

The Construction (Design & Management) Regulations 2015.  The aim of CDM 2015 is to ensure health and safety is considered and managed throughout the lifecycle of a construction project, from the initial design stage to project completion and ongoing maintenance.

The “Principal Designer” (PD) now takes on responsibility of health and safety at the pre-construction phase, with the Principal Contractor responsible during the construction phase. Emphasis is increasingly placed on the Client being responsible for notifying the HSE, however the thresholds have been increased significantly, and this is now only required on more significant works, nevertheless, we can assist our clients through this process.