One of the critical stages in any building project is obtaining quotations from builders for the works required – but how do you ensure that when you come to compare those prices, all the builders have quoted for the same things, and for works to be carried out to the same standard with the same quality of materials? and how do you ensure that your builder is going to carry out the repairs using the correct methods? The traditional solution is to prepare a document describing what needs to be done – a ‘recipe’, if you like, that describes what ‘ingredients’ should be used and ‘the method’ for how it should be done. This recipe in construction terms is known as a ‘Schedule of Works’.
Our approach ...
Our team of Chartered Building Surveyors will discuss your project with you before visiting site to determine the works required. A Schedule of Works can then be prepared and this will contain the appropriate level of detail for your particular project; liaising with you to ensure the document contains only the works necessary for your requirements and will, as far as possible, tailor the quality to accommodate your budget constraints.
The Schedule will contain the technical details that specify to a builder what works will be required, the methods to be adopted, the materials that should be used and the volumes or coverages expected where appropriate. Where circumstances dictate we can advise on appropriate guidance sums to include until such time as you are able to make those final design decisions.
This document provides an invaluable tool to ensure that subsequent quotations or tenders are viewing like-for-like alternatives that can be validly compared in a meaningful way.
We very often provide a Schedule of Works as part of a larger Contract Administration / Project Management service - where we advise on contractor selection, conduct tendering procedures using the Schedule, monitor the eventual works and value the works in progress for contractor accounts.
If you wish to discuss Building Works Specification in more detail, or for further information on any of our professional services please don’t hesitate to get in touch. We can be reached on 01342 833448 or by emailing This email address is being protected from spambots. You need JavaScript enabled to view it.. Alternatively, you can complete the enquiry form below and we will contact you immediately.
A planned maintenance programme involves a detailed element by element inspection of a building or property and the subsequent compilation of a plan for strategically attending to maintenance or repair works. This is typically used for budgeting purposes or in the case of leased properties also as a means of mitigating dilapidations liabilities.
It is of importance where buildings are large and where a number of flat leaseholders or commercial property leaseholders contribute to maintenance costs.
Owners and managers of small, medium and large businesses are often not experts in property repair and benefit from outsourcing this function to a Chartered Surveyor, allowing them to devote their time to business management. Also, buy-to-let investors also often do not have the time and expertise to deal with buildings maintenance and may live many miles away from their investment property.
As part of this service we would provide:
- Carrying out preliminary discussions with the Client on the proposed programme to ensure the Clients priorities and management criteria are fully understood and satisfied.
- Carrying out a detailed element by element survey of the property
- Arrangement for the inspection of the communal building services such as lifts, hot and cold water supplies, heating, ventilation, electricity supply and drains by Specialist consultants.
- Preparing a report together with costings for each repair, prioritised in respect of the repairs urgency and their overall effect on the building and its occupants.
- Preparation of a programme of repairs, taking account of cyclical maintenance. Provision of a final programme in electronic format enabling the programme to be revised on an annual basis.
- When the plan has been adopted we can advise of its implication together with preparing Specifications for the work, obtaining tenders from suitable Contractors and carrying out the contract administration process.
Dilapidations
Many commercial leases provide for the leaseholder to carry out repairs and to redecorate at specified intervals. Others provide for freeholders to arrange repairs at the leaseholder’s expense.
Business managers often place the planning of such work low on their priority list. This may culminate in the landlord serving a Schedule of Dilapidations on the leaseholder. This may be costly because most leases provide for the leaseholder to pay surveyors and solicitors fees for preparation and service of schedules.
The repairs and maintenance require early planning to ensure that the terms of the lease are fully complied with. In the case of Dilapidations works at the end of a lease it is prudent to complete the works prior to termination to ensure that the leaseholders interests are protected.
If you wish to discuss Programmed Maintenance in more detail, or for further information on any of our professional services please don’t hesitate to get in touch. We can be reached on 01342 833448 or by emailing This email address is being protected from spambots. You need JavaScript enabled to view it.. Alternatively, you can complete the enquiry form below and we will contact you immediately.
A Schedule of Condition is a factual record of the condition of a property, with descriptions and photographs. The report is date-specific so that condition can be assessed at future dates and any variation from the original report can be easily identified. We prepare schedules of condition for both commercial and residential clients; our RICS accreditation ensures that our reports carry weight for any future claims or negotiations.
- Commercial Leases
- Residential Leases
- Party Wall Matters
Schedules of Condition are also a prepared when the Party Wall Act 1996 applies to any building or refurbishment work carried out. This is in order to provide evidence of the condition of a neighbouring building prior to these works being undertaken. See Party Wall Matters for more information.
Dilapidations are any breaches of the lease contract, due to the condition of the property, during or near the end of a lease. Dilapidations can not only occur due to absent or poor maintenance. They can also be due to repairs required in the conditions of the lease, or by mistreatment of the property.
Dilapidation is a complicated issue due to the calculation of the loss of value to the property. It is made additionally complex also due to the calculation of repair to set right these issues. Our Schedule of Dilapidation reports can be prepared to support either the tenant or the landlord.
Landlord
The Landlord must ensure that the property is maintained correctly in accordance with the repairing covenants within the lease. An interim schedule can be prepared to focus the attention of the tenant on existing problems. Hopefully, this can be done before the property falls into disrepair.
A final Schedule of Dilapidation with costings will identify items of disrepair to be made good by the tenant. The list is made in order to protect the asset value to the landlord at the expiration of the lease. If the tenant has not complied with their repair obligations, the schedule can be put to use. It will form the basis of a financial claim by the Landlord.
Tenant
Landlords can sometimes present large dilapidation claims at or very near to the expiry of a lease. It is important that the tenant ensures the schedule only includes items of disrepair relating to the repairing obligations of the lease. Furthermore, these must be priced correctly. A Schedule of Dilapidation is crucial for tenants. This is because any works not carried out by the tenant before the termination date of the lease can be claimed as damages by the Landlord (Terminal Dilapidations Claim). This can, in turn, lead to Court proceedings if left unpaid.
If you wish to discuss Schedules of Condition & Dilapidation in more detail, or for further information on any of our professional services please don’t hesitate to get in touch. We can be reached on 01342 833448 or by emailing This email address is being protected from spambots. You need JavaScript enabled to view it.. Alternatively, you can complete the enquiry form below and we will contact you immediately.
Our wide ranging experience of Landlord & Tenant property issues means that we’re perfectly placed to assist in the following:
- Schedules of Dilapidation/Condition
- Investment Brokerage
- Property Management
- Acquisition & Disposal
- Retail
- Leisure
- Offices
- Industrial Development
- Valuations
If you wish to discuss Landlord or Tenant Matters in more detail, or for further information on any of our professional services please don’t hesitate to get in touch. We can be reached on 01342 833448 or by emailing This email address is being protected from spambots. You need JavaScript enabled to view it.. Alternatively, you can complete the enquiry form below and we will contact you immediately.
Experienced Party Wall Surveyors
Our Surveyors specialise in Party Walls. The advice we provide is based on many years of practising, along with being an RICS Chartered Surveying firm and members of the Pyramus and Thisbe Club
What is a Party Wall?
Party walls are walls that separate buildings belonging to different owners, such as in semi-detached or terraced housing. As you probably know this can cause all sorts of complications when carrying out any work to or near the party wall.
There a 3 physical forms for a Party Wall:
- A wall that stands on the land of two (or more) owners and forms part of a building - this wall can be part of one building only or separate buildings belonging to different owners
- A wall that stands on the land of two owners but does not form part of a building, such as garden wall (but not including timber fences)
- A wall that is on one person's land but is used by two (or more) owners of separate properties.
How am I affected?
If you’re planning any building work on your property, then you may be affected by The Party Wall etc Act 1996 and need to use our Party Wall Surveyors. This act sets out a building owner’s rights and obligations and exists to prevent your actions from causing damage or disruption to adjoining owners while ensuring you can still perform construction or repair work on your property. If your neighbour is planning work on their property you will also have rights and obligations around the protection of your own property while this is carried out.
What does the Act cover?
The Act covers the complex legal requirements and procedures that must be followed before works can commence – such as party wall notices, counter-notices, and party wall awards – and the timings of these actions. Getting these wrong can mean you could incur extra costs and a project suffers long delays.
If you wish to discuss Party Wall Matters in more detail, or for further information on any of our professional services please don’t hesitate to get in touch. We can be reached on 01342 833448 or by emailing This email address is being protected from spambots. You need JavaScript enabled to view it.. Alternatively, you can complete the enquiry form below and we will contact you immediately.
