Category Archives: Commercial property surveyors

Building refurbishments and alterations

When carrying out building refurbishments it is important to plan out the end result that you would like to achieve. This is sometimes done by professionals like architects or surveyors but often it is left to the property owner and building contractor to finalise the specifications. This needs to be managed carefully because you do not want the works to not comply with the UK building regulations and other statutory requirements that can potentially cause expensive re-working if not done correctly. So your building contractor will need to have a good understanding of the building regulations and other statutory requirements. These are not always well known or understood by some building contractors, you will be able to get a feel for your builders knowledge by asking them some simple questions about the UK building regulations for instance what sections covers the structural elements? It is section “A”. There are other regulations for instance if you are going to use a computer screen in a commercial environment you will need to select the correct light fitting to meet the required regulations. This is not always known to some building contractors and could potentially have you paying for the same item of work twice. Again as with most things it can be a case of buy cheap buy twice.

House prices set to rise in 2013

Many property pundits and property professional like to make predictions on the future of the UK property market and house prices. There are also a number of banks and economists that are prepared to put their reputations on the line and estimate where the average UK house price will end up. These projections rarely vary greatly but some have proved far more accurate than other particularly after the last property boom. Amongst one of the best respected and accurate is the Royal Institute of Chartered Surveyors. They do have the advantage of having so many members who have the unenviable task of valuing people’s homes and properties. For the new year of 2013 they are predicting a rise in house prices of around 2 percent which given the economic landscape is a positive and sustainable increase. They are also tipping an increase in transaction volumes with the number of property sales thought to rise by a around the three percent mark edging them tantalisingly closer to the million sales marker. This is still a far cry from the heady days of average number of transactions edging up towards 1.7 million at the height of the property boom in 2006.

Property conversion projects

When converting an existing property to a new use it can prove both an exciting and rewarding experience both financially and personally. This will require planning permission and building regulation approval. The planning can add value to your building as soon as it is granted this is called the planning gain and some property speculators and property developers simply focus on adding value to their property and projects and then selling a property ready to develop. The next consideration is the building regulations approval these can be both onerous and expensive depending on the type of property and the end use. If you are converting older properties or carrying out a mixed use property development the building regulations and other statutory requirements need to be carefully planned and budgeted. With sub division of properties there is an issue called compartmentalisation this is where individual residences flats or muse dwellings or separate commercial units need to be separated from each other. This is when the individual units are separated or compartmented from acoustic and fire spread from the neighbouring units. When carrying out conversions over many floors or in period building this can require careful planning as some services like drainage will need to pass through or from one unit to another. Sound or acoustics requires a carefully specified design and good onsite installation as the units will have to be sound tested upon completion. The integrity of the buildings fire separation between units will be inspected at the site visits by the building control officer. It is important to get a good building contractor on board who has experience on this type of work and can check the design options and advise on cost savings and value engineering. This could save you thousands of pounds and their experience can prove very valuable when any issues that have not been seen or discovered becomes an issue on site.

Ready to get building in spring?

Many property developers and home owners like to get their projects set up ready to start the building or construction phase early in the New Year. So this time of year is a good time to make sure that you have all the necessary documentation and your building contractors in place. Good building contractors get booked up so it’s a good idea to get the build costs agreed and a start date confirmed. You will also need to make sure you have ironed out all the planning conditions any issues with building control as well as other items that need to be ready before you start your building project. If the building project is a new build or a commercial property you will need to make sure that you put in an F10 form and appoint a competent person to look after your heath and safety responsibilities. You will also need to make sure you have an asbestos report from a suitable asbestos surveyor. There are other items that need to be organised prior to you starting the building works these range from ordering items with long lead times like bespoke stonework of specialist lintels and bespoke windows. Through to organising statutory supplies like gas and electric and checking any requirements under the UK building regulations and if your project will fall under certain statutory requirements like disabled access and fire regulations. The key to a successful and stress free project is to employ good competent professionals like architects surveyors and an experienced and competent building main contractor. As with most things in life cheap is not always the best, good professionals and building contractors can save you thousands of pounds by finding the most cost effective solutions for items like drainage, fire safety and specialist acoustics and other mechanical and electrical solutions. They can also find the best solutions to structural issues saving money on unnecessary steel works. This skill only comes from their experience on other building and construction projects. Good construction professionals will also have a lot of contacts within the industry and may be able to reduce your finance costs and other costs by recommending other industry experts and professionals. They may be able to put you in contact with a good planning consultant or a general practice surveyor these could save you thousands of pounds on issues like party walls and planning conditions. They can often spot issues that you may have missed that may only become issues once your property development is complete and at this stage it could cost you a lot more to overcome.

Matching stone lintels, and period details

Many home and building owners want to make sure they project their investment by matching the existing period details if they are carrying out repairs, extensions or alterations. Many do not know where best to start when matching bespoke period details like stone lintels and corbel or special brick details. There are always options but matching original details can be expensive and it is important to consider the lead time of these items particularly if they form part of the structural element. If you are having stone detailing matched stone masons are usually booked up and cannot run up a couple of hand carved lintels in a few days. So make sure you start to look into suppliers before you start your building project. Again with items like bespoke bricks known as specials in the construction industry these take time to have made and are often tinted which adds more lead time. You do not want your brick layers leaving site to start another job because they have no bricks to lay. These bricks are often set as what is known as string courses often at first floor level so if they are not organised to site quickly you can end up with the build on hold just as it is starting to take shape. With stone work you can either go for natural stone or a reconstituted stone that is formed in a mould. These are considerably cheaper than the original stone work however this does have a few disadvantages. The first is that a purest will spot the reconstituted stone and this could potentially devalue your project and property. The other issue is that reconstituted stone requires a certain curing time for it to harden so again it can slow your building project down. Finally be careful if you have large openings to support because reconstituted stone lintels are not as strong as their natural stone counterparts. This means that on larger openings you will require specialist lintels to be added to the reconstituted stone lintels. This again can cause delays and reduces the savings made as well as this you can often see small sections of the steel lintels. This again detracts from the overall look, feel and success of your finished period renovation or home extension.

Dilapidation reports and repairs

Dilapidations is a phrase well know in the world of commercial property but is something that can catch out and be an expensive lesson for commercial tenants. Depending on the wording and conditions of commercial property lease agreements will depend on who is responsible for which and to what degree of property repairs and other associated costs. For instance if you are a commercial tenant and you have occupied a property for many years you may be responsible to return the property to the landlord with the appropriate statutory requirements in place. This does not sound to onerous but if could mean the introduction of various fire safety and other stator requirements. This could mean a new electrical fire detection system, fire doors and frames and some additional fire separation between fire exists. Dependant on the size and condition of the property this could leave the tenant with a bill for tens of thousands of pounds of refurbishment works. It is important to get a contractor on board who understands not only what needs to be done but also who needs to be informed and how to manage your dilapidation and repair budget. Even if the work is carried out by the correct competent person to the correct standard using the right materials you could still fall foul of the regulations and approval of building control. This could then create further issues and costs associated to getting in or out of the lease. There are different types of commercial property leases but retailers are very often only prepared to sign what are called weather leases. This term is used to describe a lease agreement where the landlord remains responsible for keeping the building weather tight and the tenant for the internal elements. So essentially the landlords keeps the roof, walls and external windows and doors in safe and serviceable condition while the commercial tenant looks after the rest.

Commercial refurbishment projects

Commercial properties are exposed to a lot more wear and tear than private houses and for that reason and other commercial requirements usually undergo a programme of refurbishment more regularly than houses. Retail, offices and other commercial facilities not only tend to have more foot traffic but they also fall under stricter and more onerous statuary requirements and regulation. This is why it is important to employ competent refurbishment contractors who understand and can advise not only on your businesses requirements but also on statuary requirements. There are several issues to be aware of when carrying out a commercial property refurbishments. They range from asbestos management and refurbishment surveys though to disabled access assessments. It is also important to involve a fire safety consultant as well as informing the local authority building control department or a private building inspector. With a competent building contractor they will have a good outline understanding of the various regulations but will require input from the various professionals to make sure they have covered all the site specific issues like interpretation of the various regulations. The regulations can be effected and budgets affected by a variety of other aspects. The end use of the property, if it is listed or in a conservation area even down to the use class orders or if it is zoned as a town centre property. It is also important to make sure that there are no under lying issues with the property that could affect the works once the refurbishments has been completed. It is important to get exposed areas checked for issues like damp or structural defects that will be covered up and could come back to cause problems in the future.

Commercial refurbishments and shop fitting

Many retail and commercial property managers are looking to make the most of their existing work space particularly as many businesses are looking to maximise efficiency and are reluctant to expand or move to larger commercial properties. So what are the best ways to maximise the benefits of a refurbishment budget and make sure you get the most attractive and efficient layout. Take some time to do some basic sketches of what you want, socket positions, material choices any key features like work stations or display stands. Think about the best use of materials do you need wipe able surfaces? Would anti bacterial panels be a more cost effective alternative to porcelain tiles? Chose a contractor who is as enthusiastic about your project as you are and can give you cost options and suggest budget savings and how to add value to your refit design. Avoid structural alterations unless they are critical to your design and look at other options to make better use of the space it might be more cost effective to make other less costly alterations. It is important to stay on the right side of regulations so find a building contractor who can advise on the requirements for building control, fire safety and asbestos regulations. Many facility managers do not realise that just having an asbestos report and register may not be enough you may require an asbestos renovation report. You might also need to add additional fire call points or extra fire doors to make sure that your visitors and staff are protected from legislation and safety issues. You will also need to consider disabled access and other statutory requirements. These may also be written into lease agreements so check what you can and cannot do to avoid costly dilapidations and other lease charges.

Office and industrial facilities partitioning and alterations

With offices and industrial facilities there is often a greater need for more regular alterations to office layouts and facilities like canteens and toilet blocks. Most offices and industrial buildings use partitioning that can vary greatly in design and costs. The use of anti bacterial cladding and trim is becoming more prevalent, as facility managers and site service managers look for solutions that are easier to clean and maintain than traditional tiles. The grout and silicone sealant can cause issues and requires regular replacement and can harbour dirt and germs. Office design has changed dramatically as office workers like their managers are looking to have natural light in their office environments. The use of roof windows, sun tubes, internal glass partitioning and doors are often requested and can transform a stuffy and dark office into a pleasant work environment. Just by changing the layout of offices and work environment can make a big difference by moving offices to walls where natural light can be introduced and moving them away from noisy and dirty production facilities. Another popular use of new products is in storage this can reduce the foot print of a storage area allowing more room for offices or more stock. This capital expenditure can quickly be recovered by allowing a facility to run more efficiently.

Understanding JCT building contracts and valuation reports

JCT’s are one of the most used and well known forms of building contracts they are the industry standard and worked under by many main building contractors. These are managed by the C.A. or contracts administrator who are often appointed as the project manager by their clients. There are different types of JCT building contracts, home owners JCT’s typically used on home extensions or refurbishment projects. One of the most commonly used is the minor works JCT this is used on many refurbishment projects. They can vary and contain various elements like contractors design and design and build sections. They lay out the basic ground rules of the project like the measured works these are fix cost or square meter rates that have been agreed by the main building contractor and client in the tender process and are listed in the schedule of works. There are other elements like instructed works and omitted items these are managed by the contracts administrator and allow the client to add or omit items at pre agreed prices or sometimes at the digression of the contracts administrator. The contracts administrator keeps control of the costs they carry out valuations of the works at set periods and value the amount of work that has been completed and check the quality of the work and if the main building contractor is on programme this means if they have got the amount of work done that they have forecast in there programme of works keeping the building project on schedule. Once the valuation has been agreed the contractor administrator will issue a valuation certificate and this allows the main building contractor to raise an invoice for the next or final stage payment. They also issue a client cost report this lets the client know what has been completed and what percentage of each element still needs to be completed. It also helps the client manage their finances as they can see what is left to pay if there have been any extra costs and how they can add in their wish list items or omit items if the costs have risen.