A Building Survey is a comprehensive inspection of a property, reported upon in a style to suit the property and a client’s specific requirements. At BGD we can carry out bespoke surveys for all types of property including commercial property, listed buildings, buildings constructed in an unusual way and properties where renovations are planned or have been carried out.
Our full Building Surveys include an inspection of all accessible areas of a property tailored to meet any specific requirements of a client. The report is detailed and provides an analysis of the construction and condition of all elements (or those elements instructed to be analysed) within the structure. The report is far more detailed than a RICS Homebuyer Survey. The exposure and testing of services are however not included, but we can arrange for the commissioning of any specialist third party inspections and surveys on behalf of clients on their request.
We also offer various other surveys such as Intermediate Building Surveys (more cost effective than a full Building Survey), Condition Surveys or specific surveys to meet a client’s requirements.
An elemental or specialist investigation can be carried out as part of a Building Survey or it may be instructed as a separate survey by a client. This type of survey is usually instructed where concern exists over specific parts of, or defects in, a property. Examples of this specialist work are the detailed study of movement, cracking, bulging or timber decay.
Pre-acquisition and feasibility surveys are particularly useful in identifying inherent defects and expected expenditure in the rectification of defects prior to the purchase or planned refurbishment of a property. Formal reports are produced at the completion of investigations and inspections, and these will include recommendations for the rectification of any defects identified. If required this can include preparation of a Specification of Works for the client to seek competitive builder quotations themselves or we can provide a full Project or Contract Management service.
At BGD, we can offer a full dilapidation service with regard to any aspect of a leased property whether it be a landlord or tenant requirement. We offer pre-lease dilapidations advice for tenants prior to formal agreement of a lease (normally at heads of terms stage). This ensures that the tenant is not signing into an onerous future dilapidations liability that they are unaware of. We can undertake Condition Surveys prior to lease completion for incorporation into the lease for either the tenant or the landlord.
Dilapidation surveys are bespoke to either the tenant or landlord to identify the repairs required to a property in relation to the tenant’s obligations under the terms of the lease. The Schedule of Dilapidations may be an interim, terminal or final report which is prepared for the landlord to be served on the tenant and sets out the respective lease obligations. To minimise costs and potential disputes we advise that both landlords and tenants are proactive with the dilapidations process . An exit strategy should be formulated at least 12 months before the end of the lease or a lease break opportunity. BGD can manage the whole dilapidations process for tenants or landlords seamlessly to ensure that the required outcome is in accordance with the lease requirements and dilapidations protocol.
The Party Wall Act 1996 applies throughout England and Wales. It provides a framework for preventing and resolving disputes between neighbours in relation to boundary walls, party walls and excavations within 3m or 6m of a neighbouring building or structure.
Our team has significant experience in the administration of the Act in the capacity as Building Owner’s Surveyor, Adjoining Owner’s Surveyor, acting in a single capacity as Agreed Surveyor or acting as the third Surveyor.
If you are intending to carry out construction works near to your neighbour’s property or if indeed you have been served with a formal notice by your neighbour, please don’t hesitate to contact us for free, no obligation advice.
Download the RICS Party Wall Guidance note here.
Planned maintenance and effective spending on regular maintenance can reduce the need for costly repairs, protect the fabric of your building and save money in the longer term. Regular maintenance is the best way to ensure the continued preservation and the future cost effective use of a building.
It is often the case that buildings are maintained on an ad-hoc basis without proper planning as and when defects become apparent. This can result in inefficient expenditure with an excessive and unexpected peak to finances.
The solution is to prepare a pro-active maintenance Plan which captures and enables all property element expenditure to be planned in advance, whether it is a single property or a portfolio of properties. This approach enables correct maintenance planning over a set period of time (normally 5-10 years). This helps organisations or property management companies to predict, plan and budget for future maintenance costs or introduce capital expenditure.
Prior to a maintenance plan being prepared, it will first be necessary to carry out a detailed inspection of the property. A Schedule of Condition will then be drawn up identifying all defects in a formal report. Our team of professionally qualified Building Surveyors and Quantity Surveyors combine their skills to provide repair and maintenance plans which are presented in a tabular format. This enables the reader to gain an in depth understanding of the key issues in an easy to understand layout.
Listed Building Advice
At BGD we are able to offer Clients with a full range of bespoke services on various property types that have a Listed Building Status including obtaining necessary statutory approvals and liaison with Conservation Officers and Departments.