Moisture is a primary cause of a large percentage of problems in buildings. Blistering, corrosion, decay, delamination, efflorescence and freeze/thaw damage are just a few of the common defects associated with moisture in a building. Unfortunately, rectifying the damage caused by moist conditions within building elements can be extremely problematic, troublesome and expensive to repair.

In order to support the results obtained from measuring the moisture content in building elements, it is essential to recognise the likely sources of damp. Determining the source is an essential part of investigations into moisture-related defects that form party of our commercial building surveys and dilapidation surveys.

Although there are many tools and methods utilised to help determine the source of damp, this post will concentrate on the Chemical Analysis to provide important clues as to the source and also highlight anomalies in moisture measurements to provide a crucial aid to correct diagnosis.

A chemical analysis can be carried out on salt deposits, plaster or wallpaper scrapings to determine the presence of two types of salts, nitrates and chlorides.

A useful guide for the interpretation of salt test results is as follows:

Nitrates + Chlorides + (may be moisture from the ground, tap water, other plumbing leaks or garden soil)

Nitrates + Chlorides – (a rare result from the ground is likely tap water)

Nitrates- Chlorides + (Tap water possible)

Nitrates – Chloride – Penetrating damp (rainwater) probably not tap water.

An example scenario is presented below, a damp basement with high levels of moisture entering through the brick wall. Moisture levels appear to increase with wet weather. Located above the area in question, a recently repaired rainwater gully. The increased moisture content when it rains, along with the test results below, provide further evidence that there are problems with the surface water drainage pipes  and are not likely to be problems mains water supply pipes. It was concluded that further investigations such as a CCTV survey of the drainage were required to identify any breaks in the drains, these provided evidence of damaged sections in close proximity the buildings frontage.

Test 1 – Location

 

 

 

 

 

 

Test 1 – (Salt sample – likely to be rainwater) –Salt Sample Brown No Chlorides Present, Yellow: No Nitrates Present.

 

 

 

 

 

 

Test 2 – (Tap Water Sample to illustrate chlorides present in incoming mains) Yellow: No Nitrates Present, Yellow: Chlorides Present.

 

 

 

 

 

 

At Bradley-Mason LLP, our team of highly experienced and versatile building and commercial dilapidation surveyors bring a wealth of building consultancy skills to the table. Our specialist expertise includes building surveys and material investigations, property acquisitions and project management to take care of all your property needs. To find out more about our services, to discuss your specific requirements or request a quote, please get in touch.

 

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 Minimum Energy Performance Standards (MEES or ‘MEPS’) will affect commercial property Landlords and Tenants from the 1^st April 2018.  The new legislation (MEES) came into force following the Houses of Parliament approving The Energy Efficiency (Private Rented Property in England and Wales) Regulations 2015 under the Energy Act 2011 in March 2015.

The regulation triggers a mechanism that allows enforcement of Minimum Energy Efficiency Standards (MEES) within Private Rented Property across England and Wales under the Energy Act 2011.  From the 1^st April 2018, a lease or lease renewal will be unable to be granted of a commercial property with an Energy Performance Certificate (EPC) rating of F or G.  With all leases of Private Rented Properties that commence before 1^st April 2018 must comply from the 1^st April 2023.

MEES, however, does not affect freehold sales and purchases however, could have a negative impact on the value of a property.  Also, the regulations do not affect owner-occupiers or tenants until 2023 unless they wish to sub-let.

Further exemptions depending on the type of building (place of worship, listed etc.), tenancy agreement length and impacts on the buildings structure if improved.  *Please contact us for more information on exemptions.

Even though the legislation does not come into effect until April 2018 for commercial properties landlords and tenants should begin to think about the impact and take time to analyse the implications to current and new lease tenancies.  This is even more imperative with the potential penalty notices that could be enforced on Landlords if they breach the legislation.  Financial penalties can reach a maximum of £150,000.

The Impact MEES will have on Dilapidation Matters

The legislation will affect existing leases from the 1^st April 2023, which will cause a headache for dilapidation surveyors advising their client on interim and terminal dilapidation matters on properties that don’t meet the MEES requirements.

Mid-term issues such as improvements to M&E plant will need to be discussed between the LL and T in relation to logistics of undertaking the works.  If tenants refuse access ‘Get-out’ clauses within leases could be triggered.

It is certain that there will be an increased take-up of collaborative ‘green’ lease provisions to facilitate access for improvements in accordance with MEES.  Service charge issues which look to exclude liability for energy enhancements to minimise financial exposure will become a prevalent issue.

Tenants could negotiate a cheaper/free rental period over the course of the works being implemented for inconvenience to business disruption if you take on a current F or G stock building.  This therefore supports the need for Technical Due Diligence at the pre-construction stage.

In the case of a building with a poor EPC, the question of supersession will inevitable arise if, at lease end, a landlord needs to implement extensive works to bring the building up to MEES compliance standard.  Wholesale replacement of mechanical or electrical equipment due to poor energy efficiency rather than disrepair will fall outside of a typical repairing obligation under a dilapidations case.  A significant portion of a dilapidations claim could be extinguished if replacing plant leads to a further full refurbishment of the building.

Summary:

As with any hot topic in the Building Surveying profession, MEES is no different and there are a varying opinions on the impact of this regulation especially in relation to dilapidations claims.  As ever dilapidations matters must be considered on a case by case basis with regard to the lease documents and issues with the specific property.

Whilst MEES do not fundamentally change standard dilapidations procedures, energy enhancement works both mid-term and at term end will surely increase in prevalence and the impact of such improvements must be considered.

Landlords need to identify cost effective improvements early on and put in place strategic plans for implementing such works in advance of the 2018 and 2023 deadlines.

All parties of a lease need to understand the implications of this new legislation and the possible outcomes both mid-term and at lease end regarding dilapidation issues. For more information please contact one of our team.

 

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.

Bradley-Mason LLP have been appointed as Project Managers, overseeing the reinstatement works at Tadcaster Medical Centre following flood damage caused to the building.  The works entail a full strip-out of internal finishes including flood damaged plaster and a full refurbishment across the ground floor.  Prior to commencement of the works on each phase, specialist drying consultants are brought in to speed dry the building to remove all residual moisture.  Flood resilience measures have been considered and implemented including upgrading the dispensary counter to a full metal system which can be wiped clean following possible future flooding.  Phase 1 works are now complete and the rooms shown in the images are in-use by the team.

For more information on the services we provide and how we can help you, get in touch with us today on 01423 534 604 or fill out the form found on our contact page.

 

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.

Bradley-Mason LLP are proud to sponsor the Stamford Bridge Under 10’s girls 7 a side football team who recently won the league.

Commercial property owners and business owners that have been flooded may be eligible to apply for a Flood Mitigation Grant (also known as a Flood Resilience Grant or Repair and Renew Grant). The purpose of this grant is to provide funding for measures designed to improve the property’s resistance or resilience to flooding, over and above any repairs that would normally be covered by insurance. Businesses may wish to apply for this grant in order to better prepare their property in the event that it may be flooded again in the future.

Bradley-Mason LLP offers professional advice in applying for a Flood Mitigation Grant in addition to conducting the necessary initial Building Survey required for a successful application. The more critical Flood Resilience Survey can also be carried out by our experts where required.

Flood Resilience Survey

A report designed to assess the commercial property and identify any resistance and resilience options that are available in order to better protect the property against flood risks in the future. By conducting this report, clients will receive detailed information on what can be done to prevent flood damage from occurring in the future, the applications of which can be set in motion using Flood Mitigation Grant funds.

When Will I Receive the Grant?

The grant is received following the completion of the building survey and flood resilience works.  Therefore, clients will have to pay up front, the costs of any surveys and flood resilience measures they may choose to implement before getting the grant from the council.

However, written confirmation via a grant award letter will be given before any flood resilience works have been implemented, in order to properly inform the client that they will be receiving the grant. This gives clients peace of mind that they will receive a refund for any works implemented that would have been covered by the grant.

Advice When Applying for a Grant

Below is a summary of the main steps that must be taken before and after applying for a Flood Mitigation Grant:

1. Download the report provided by the National Flood Forum, which outlines typical flood resilience measures that can be carried out to the building.

 

2. You will need to instruct a Building Surveyor to carry out a Building Survey of the property to identify all suitable flood resilience measures.  This report will then be used to form part of your online application. Bradley-Mason LLP can carry out this survey and would be happy to provide this additional service. The grant allows for a fee of £500 for this survey to be carried out.

 

3. Following the building survey report, quotes need to be gathered relating to the flood resilient measures identified in the building survey report. These quotes will then be attached to the online application form as evidence of the works you are going to carry out.  It is recommended that more than one quote for each type of works are submitted.

 

4. Apply for the grant – also known as a Repair and Renew Grant – via your local County Council website. Quotes and additional information can also be included in the application form to help assist the application process

 

5. Once the application is sent to your Local County Council, they have reviewed the application and are happy with it, you will receive a grant award letter. This will set out the works that should be undertaken and the level of the grant that will be awarded upon successful completion of these works. You will then sign an acceptance form outlining the conditions of the grant. Once we have received this letter we will look at implementing any flood resilient works into our scope of works and subsequently into the project works.

 

6. Once all the works are complete final receipts / invoices need to be submitted to the council so that the grant funds can be released. The council expects that works are completed within three months unless we state otherwise.

 

7. Payment will then be paid directly into your chosen bank account within 30 days.

Get In Touch

If you would like more information regarding the application process for Flood Mitigation Grants, or if you would like to find out about the other property related services offered by the Bradley-Mason LLP team, contact us today. Please be aware that depending on your council the deadline is likely to be early June. Call us on 01423 534 604 or complete the contact form and we will get back to you.

Click here to download a guidance document on Flood Support Schemes. For information on PLP, click here.

 

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.

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