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BUILDING CONSULTANCY

Building Surveys

A survey undertaken by us can advise/report on a vast range of matters from condition of building fabric elements (highlighting defects and remedies), to major future maintenance liabilities, implications for occupation and the need for any specialist investigations. Specific requirements for Building Surveys vary considerably and our reports can be tailored to your precise needs - Budworth Hardcastle understand the importance of a report that not only identifies the defects but also provides technical solutions.

The well presented and illustrated reports are usually produced in less than a seven day turnaround and initial findings can be discussed over the telephone.

  • Mechanical and Electrical (M & E) Condition Surveys
  • Budget costings for work
  • Geo-Environmental Reports
  • Flood Risk Assessments
  • Type II Asbestos Surveys
  • Structural investigations
  • Below ground CCTV drainage inspections
  • Fire risk assessments
  • Measured surveys (in AutoCad format)
  • Topograhical (site level) surveys (in AutoCad format)
  • Building Insurance Reinstatement Cost Assessments
Typically our clients instruct us to carry out Building Surveys during freehold or long leasehold acquisitions. Likewise Schedules of Condition are required from clients securing leasehold space on either an internal repairing or a full repairing and insuring basis.

Measured Surveys

Measured Surveys can be produced to provide dimensional information on land or property or as a preliminary service before the start of building work to assist with space planning and refurbishment. Our measured survey drawings are produced in industry standard AutoCad format and can be issued electronically in various formats or in hard copy.

Planned Preventative Maintenance

We can provide advice on the existing condition of a property and its future maintenance liabilities. We are experienced in reviewing the effect on overall life cycle costing relevant to maintenance, and can review the cost of maintenance works now against future maintenance/replacements costs in order to match the anticipated building life and expenditure. We can also prepare a Planned Maintenance Programme (PMP) and can identify and organise preventative (cost effective) maintenance works.

Building Reinstatement Cost Assessments

We assist in preparing an assessment of the cost of replacing a building, or specific elements of the building fabric, in accordance with the insurance policy using the Building Cost Information Service pricing information. If you need to make a claim we can liaise with the insurer and loss adjustor in respect of organising and managing repair works. .

Dilapidations

If you are a Landlord or have a sub tenant we can advise on the extent of your tenants’ liabilities under a lease and negotiate a financial settlement, where relevant, lease break or expiry. We have the experience to undertake inspections to prepare Schedules of Dilapidations and these may be prepared on either an ‘interim’, ‘final’ or ‘terminal basis’, depending on the unexpired term of the lease and in accordance with the RICS Guidance Note (and draft CPR protocol where appropriate). We can organise the formal service of a Schedule via solicitors.

Likewise for Tenants, a dilapidations schedule is an express statement of your liability in respect of the lease terms and may form the basis of legal action if a negotiated settlement of the claim cannot be achieved. While it cannot be guaranteed on every occasion, we have regularly negotiated savings for Tenants in excess of 50% of the original Landlord dilapidation claim . We have also successfully organised relevant repair works in order to minimise dilapidation claims and associated claims for loss of rent etc.

Schedules of Condition

Schedules of Condition protect Tenants against repairing liabilities for building elements in disrepair before entering into a lease. We can undertake detailed inspections of buildings producing comprehensive Schedules of Conditions and agree the content of the documents with other parties’ advisors.

Construction (Design and Management) Regulations 2007

The CDM Regulations 2007 revise and bring together previous legislation into a single package.

Most construction work requires the appointment of a CDM Co-ordinator (CDMC) to ensure that Health & Safety is considered throughout the design and construction process. In this role the Building Surveyor will ensure that Pre-construction Health & Safety Information is co-ordinated and that a Health & Safety Plan governing the conduct of the works on site is complied with. We would also ensure that a Health & Safety File containing information for future use is produced in accordance with the Regulations.

We can ensure that notification to the HSE via an F10 form is properly executed when the construction project requires such notification (broadly if it lasts longer than 30 days or involves more than 500 persons days of construction work). The complex raft of legislation has implications for all clients commissioning such construction projects; we have the skills and experience to guide clients through what can be a complex matter.

Project Management/Contract Administration/Employer’s Agent

We have and continue to act on larger projects as either Project Manager or Employer’s Agent; this involves co-ordinating the design team and providing strategic advice to our clients on all construction issues.

For new buildings or extensions we usually offer ‘design and build’ Project Management Services, and can prepare the employers requirements package (documentation containing the Contract Conditions, Site Information, Health & Safety Information, Warranty Requirements and Building Specification). We can manage the process of competitive tendering.

Our Project Management (Employers Agent EA) service ensures sufficient livery of the building by monitoring the progress and the quality of the works to financial and timeframe constraints.

For minor works and traditional refurbishments/maintenance schemes we offer a Design and Contract Administration Service, producing specifications, schedules of work and drawings for tendering together with the appropriate contract documentation. These skills are often used on behalf of private clients, investment fund clients and banks to appraise building work, monitor its progress and authorise payment.

 
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