When you’re buying a property, it’s all too easy to fall for the look, feel, or even price of the place, and ignore the things such as damp corners or gurgling sounds that perhaps only your subconscious had picked up on.  Unfortunately, these are the things that could result in the building needing a large amount of work, possibly before you’ve even settled in.  Research by the Royal Institution of Chartered Surveyors revealed that many buyers unknowingly set themselves up for an average of £5,750 in repair bills when they move into their commercial properties, due to a wealth of hidden problems many of which only a trained chartered building surveyor would be able to identify.

 

Buying a commercial property is a huge commitment, and therefore requires the best support available.  While you may believe money spent on a commercial property survey could be better spent elsewhere, you have to think objectively.  The money spent on a survey could save you thousands, not only in repairs, but in the actual price of the property should a survey reveal grounds for renegotiation.  A building survey is a comprehensive report that provides a full breakdown of the fabric and condition of the property, with diagnosis of defects, repairs and maintenance advice.  Below are just a few examples of the problems that can be identified during one such survey…

 

Structural defects

You may think that any structural problems with your property would be obvious; whilst this is sometimes true, often they can be overlooked or disregarded as something else entirely.  External and internal cracks may be noticeable, but a building surveyor will be able to determine how problematic they might be, and while doors and windows that stick could be thought of as nothing by occupants, experts could discover that they are part of a much wider problem, such as subsidence.  Leaning building and uneven floors are also two defects you might assume you would notice, but in fact could be so slight that they are only determined by those using special tools.  Structural defects can cause insurance quotes to soar and devalue the property, so it is imperative that you have your prospective commercial property surveyed so that these problems can be identified.

 

Damp and rot

When someone is attempting to sell you a property, they will do all they can to endear you to the look of the place.  A lick of paint and some open windows can make a building appear clean, fresh and new, but can also mask the pervasive problems of damp and rot.  Building surveyors will do more than simply look around your property; they will closely expect the condition and examine the seriousness of any defects.  If not fixed and prevented, damp and rot can continue to cause damage to your building, as well as risking its contents and the health of occupants. Again, insurance quotes are likely to skyrocket in the presence of these issues.

 

Unsafe installations

Whether they are dated or rushed, unsafe installations, including plumbing and electricity, can be extremely dangerous to your property and the people that might frequent it.  Without a full building survey, such problems can be discovered too late, such as when an exposed live wire leads to a fire, when boilers break down or when a nail is hammered into the wall and bursts a plastic central heating pipe that has been placed too high.  To ensure the safety of yourself and others, see that your property is fully inspected before you inhabit it.

 

At Bradley-Mason LLP, we cover all aspects of building surveying and can perform a survey in a single visit to save you time and money. We can provide advice on the full life cycle management of your property, to reduce unnecessary costs and support your business. Get in touch with us today to see how we can help ensure you don’t receive any nasty surprises when buying your next commercial property.

 

DISCLAIMER: This article is for general information only and not intended as advice. Each project has its own set of unique circumstances, all potential issues should be investigated by a surveyor on a case by case basis before making any decision.

When granted, planning permission can give you free reign to develop your property as you wish and exercise your creativity, ultimately transforming its value. Unfortunately, to receive planning permission, you often have to go through a painfully lengthy process full of hassle and uncertainty. This can put people off attempting to make any changes to their building, or even contemplate buying a building that needs work. A simple consultation or building survey could advise you whether you might need planning permission and provide you with the information you need when applying for it. However, knowing more about the process yourself could help you make important decisions and better tackle the situation in future…

 

When you need planning permission

You’re likely to need planning permission if you want to build something new, make a major change to your building i.e. expand it, or if you change the use of your building. Your building surveyor will advise you whether you will need to apply for planning permission; it is highly recommended that you investigate the likelihood of receiving your planning permission before purchasing a property, particularly if you are only doing so with the intention of changing it. If you attempt to go ahead with work to your building before receiving planning permission, you will be served an enforcement notice and be liable for any remedial action, which could include demolition or restoration.

 

Submitting your planning permission application

After submitting your application, it could take up to eight weeks for a decision to be made.  Your local planning authority will make the final decision of whether or not to grant you planning permission for your project based on its development plan. They will look at the number, size, layout, siting and external appearance of buildings, the infrastructure available (e.g. roads and water supply), any landscaping needs, what you want to use the development for, and how your development would affect the surrounding area. If your application is refused, you can resubmit it for free.

 

Appealing the decision

If your planning application is refused, the best thing you can do is to try to come to an agreement with the LPA by adjusting your plans. If you cannot reach an agreement then you can appeal, but this must be done within a specified time limit. Unlike the initial planning permission decision, appeals can take several months to be decided. The application will be reviewed and decision made by an inspector acting for the Secretary of State, for whom you will be expected to provide information to support your case, while the LPA will provide information to support theirs. An appeal should be the last resort as if it is refused again, it will be even more difficult for you to develop your property in the future.

 

At Bradley-Mason LLP, we aim to make the development of your business as straightforward as possible, providing a proactive hands-on approach, offering a full range of building consultancy and project management services, including organising planning applications. So, let’s get to work on building your dream office together, today.

 

DISCLAIMER: This article is for general information only and not intended as advice. Each project has its own set of unique circumstances, all potential issues should be investigated by a surveyor on a case by case basis before making any decision.

If you’re in the process of refurbishing either a single commercial property or a series of properties, it’s highly likely that you’ll be working to strict deadlines. The old adage that time is money frequently rings true in the business world, and the ability to work to the deadlines established at the outset of a project allow more efficient planning.   When so many refurbishment deadlines are delayed, knowing the typical traps and failings in advance can help to ensure your own projects stay on track.  Here’s a rundown of five common project deadline delays and how to avoid them.

 

Unrealistic expectations

Perhaps the most common cause of a project deadline delay is, in fact, an over-optimistic deadline. When a project needs doing you’ll want it doing quickly, but tying yourself to an unnecessarily stringent deadline is guaranteed to cause problems.  Allowing yourself and your subcontractors enough time to complete the job to the required standard and to account for any other additional delays down the line is a much more efficient way of working.

 

Inaccurate job costing

Before you undertake your construction or refurbishment project, you’ll inevitably have to establish a budget as well as a deadline.  When offering project management for a refurbishment or upcoming construction project, as Building Surveyors we are able to provide realistic budget costs based on your outline brief.  It’s crucial that job costing is executed with the utmost accuracy at this stage, as otherwise a project can run over budget resulting in cash flow problems and likely delays.

 

Unprofessional contractors / subcontractors

While some project deadline delays occur as a result of poor preparation on behalf of the client, others are perhaps more difficult to avoid.  There are, of course, reputable contractors, but we’ve all seen the fabled ‘cowboy builders’ who cost individuals and businesses thousands of pounds with their unprofessionalism.  The wrong contractor can see your project beset with lengthy delays you couldn’t have accounted for.  Because of this, it’s important to do your research thoroughly and act on reliable recommendations and accreditations.  A project management team such as our own should also be able to recommend contractors they have worked with in the past.

 

Unforeseen logistical issues

Most construction projects will be beset by the occasional ‘acts of God’ that could cause a delay.  Depending on the severity of the problem, the delay may be minor or it may be significant.  Structurally unsound buildings, the presence of hazardous materials or even extremely inclement weather can hold up projects, and sometimes it’s impossible to prepare for such occurrences.  You need to establish a deadline and a budget that can account for a worst-case scenario should something go wrong; with our experience, we can assess the project programmes, produce a risk register and build in contingencies that will help to reduce the impact on the project.

 

Miscommunication between parties

A lack of communication can quickly derail a project, causing lengthy, inconvenient and expensive delays.  Several parties will be involved in the refurbishment of a commercial property, from your business to  building surveyors, contractors, sub-contractors and local authorities.  If you want your project to go ahead without a hitch and to avoid delays in future, ensure that channels of communication remain open and clear throughout the entire process.  Things might be ‘all clear’, but sometimes ensuring that you have a weekly call to confirm this means that any minor challenges can be flagged before they become full-blown problems.

 

There are numerous factors that can derail or delay a project deadline, but a well-drilled and well-organised project ought to have the momentum to get over the line on time.  Here at Bradley-Mason LLP we offer client-specific Project Management services that will ensure your deadline and budgetary requirements are met from the ground up, providing you with one point of contact to simplify the process as much as possible.  If you have a project to undertake this year, contact us to ensure that it gets done on your terms, not anyone else’s.

 

DISCLAIMER: This article is for general information only and not intended as advice. Each project has its own set of unique circumstances, all potential issues should be investigated by a surveyor on a case by case basis before making any decision.

One of the important roles of a Chartered Building Surveyors’ practice such as Bradley-Mason LLP is to assess older buildings for the presence of potentially dangerous materials. For decades, the construction industry has prioritised certain materials over others for their desirable properties – be they strength, insulation, flame retardance or more. Sometimes, however, the quest for the ideal building material leads contractors to use products that may be unsafe. In this article, we focus on five such hazardous materials that we need to look out for when conducting building surveys and dilapidation surveys in the UK.

Commercial Asbestos

Everybody knows the risks caused by asbestos. Throughout much of the 20th century, until it was finally banned in 1999, asbestos was widely used as a building material due to its excellent insulation and fireproofing properties. Even now, our commercial asbestos surveyors still come across asbestos in pipe and boiler insulation, fireproof coatings, roof coverings, flooring materials, asbestos guttering and downpipes. Unfortunately, the fine fibres present in commercial asbestos – so excellent for the retention of heat – are incredibly harmful to humans. Asbestos is now known to cause respiratory problems known as asbestosis and is even a carcinogen; the material is, of course, no longer used in modern buildings.

 

 

Lead paint

Lead paint had been used in commercial and residential properties for decades before it was first banned back in 1978. Lead was used as an additive to improve the durability and appearance of house paint before the true toxicity of the metal was fully understood. Alarmingly, lead-based paint can stunt growth, damage the central nervous system and hold back development in young children and, unfortunately, the product tastes sweet which can encourage children to put lead paint products in their mouths. While lead paint has been banned in the UK for decades, some older properties still contain rooms treated with the product.

Lead piping

Lead is an incredibly versatile material, and aside from being used as an additive in paint it was the primary material for domestic and commercial plumbing for centuries. The same knowledge that spelled the end of lead-based paint in the 1970s also stopped the material from being used to make pipes, so no new buildings utilise lead-based plumbing today. That said, a high proportion of old buildings still contain lead piping, a fact we need to be conscious of when conducting Building surveys and Dilapidations surveys here in the UK.

 

Pressed wood panelling

Pressed wood panelling was extremely popular in commercial offices and even many homes throughout the 1970s, but the material has mercifully slipped out of fashion in the years since. As well as looking desperately dated, many pressed wood products contain urea-formaldehyde resin – a highly toxic product associated with respiratory problems and perhaps even cancer. Modern pressed wood products are strictly regulated to reduce the risk of formaldehyde exposure to humans.

Fibreglass insulation

Fibreglass insulation was initially introduced as a replacement to commercial asbestos, as the man-made product boasted many of the same attributes that made the natural insulator so popular in the first place. Fibreglass insulation, however, is not without its problems. Despite the fact that numerous healthcare organisations have deemed the product safe to use in homes and commercial properties, there are those who believe that the tiny fibres can contribute to significant health problems in humans, particularly in areas where it’s likely to be disturbed frequently. Fibreglass is an irritant and must be handled with great care when being installed or removed.

As you can appreciate, even many newer buildings can contain dangerous substances, such as the five mentioned above, that must be carefully handled when commercial properties are surveyed here in the UK.  Contact us to arrange an asbestos survey, building survey or dilapidation survey of your commercial property – we know exactly what we’re looking for and will ensure that your business remains safe and compliant throughout the process.

 

DISCLAIMER: This article is for general information only and not intended as advice. Each project has its own set of unique circumstances, all potential issues should be investigated by a surveyor on a case by case basis before making any decision.

The days of inflated claims, ‘golden handshakes’ for Landlords at Lease expiry and ‘horse-traded’ dilapidations settlements bearing no resemblance to actual loss are over!

After 10 years since initial conception and a number of revised draft versions the Property Litigation Associations’ Dilapidations Protocol has finally been formally adopted and came into force on 1 January 2012.  The Protocol has been endorsed by the RICS and incorporated into the latest Guidance note for ‘best practice’ when carrying out a Dilapidations Survey.

The Protocol applies to Terminal Dilapidations claims for damages on expiry of Leases for commercial properties in England and Wales. Its aim is to reduce litigation by preventing exaggerated claims and by requiring both Landlords and Tenants to act within a procedural framework-promoting co-operation and the disclosure of information.

Continue reading “The Dilapidations Protocol – Time to comply!”