Building Condition Surveys

We carry out regular building condition surveys for clients at pre-acquisition stage and also for ingoing tenants considering leasing commercial premises. 

This front end due diligence audit often leads to more intrusive investigation into the history of Planning Consents and Building Warrants for extensions and alterations.  This can then also lead to recording the condition of premises prior to leasing in the form of a schedule of condition. 

We would always comment upon repairing clauses within draft lease documentation and the future repairing liabilities imposed by the lease. 

Recent clients include Stirling Council, East Renfrewshire Council & Kenmore Investments Ltd.

Fire Insurance Valuations

We run appraisals for many commercial businesses based on a rolling programme of updates on a five yearly cycle.  This service is provided for clients in all property sectors where we provide specialist advice in relation to the whisky industry with various other major portfolio valuations often undertaken.

Recent clients include John Dewar & Son, Tullis Russell & The Edrington Group.

Dilapidations

We have developed a very successful strategic approach to dilapidations, securing significant financial savings for many clients.  We attempt to determine the best available “exit strategy” which increases client cost certainty, aiding their financial planning.  The average figure saved from the original landlord’s claim equates to 70%.  This is based upon the past five years of dilapidations defended on behalf of outgoing tenants. 

We can and do of course act for landlords to maximise claims and allow buildings to be returned to a marketable condition to assist their re-letting. 

Recent clients include Scottish Enterprise, Menzies Distribution Ltd & George Wimpey.

Planned Preventative Maintenance Programmes

Often we project maintenance for 15 years or longer for property portfolios.  This can be useful in order to plan maintenance and avoid major dilapidations liabilities at lease expiry, or simply in order to reduce emergency maintenance costs.  We have a specialist format for PPMP reporting which aids the essential updating process post survey. 

Recent clients include Glasgow Royal Concert Hall, Trinity Mirror, The Maritime & Coastguard Agency and East Renfrewshire Council across their entire property portfolios of building stock.

Project monitoring

Our role is to identify and help manage the risk within a construction project on behalf of third parties such as a lending bank tenant or fund. The initial development appraisal reviews the set up of the project and highlights the key areas of risk before the project starts on site. The appraisal will review the developer’s/contractor’s proposed costs and cash flow forecast in great detail and we provide the appropriate comfort that they are realistic.

Once the development starts on site, our role involves attending site progress meetings, reviewing progress, quality and workmanship. We will review the areas of risk already identified and ensure that they are being managed properly. We will also review and agree valuations with the developer/contractor and ensure that they are being managed properly. Valuations are reviewed and agreed with the developer/contractor and we certify the works to allow money to be drawn down into the operational account, safe in the knowledge that the value of the project up to that point is not less than that which has been drawn down.

This professional role will therefore limit the risk attributed to a third party such as a bank, fund or occupier, with our expertise acting on your behalf from project conception through to completion.

Contract Administration

We can collate drawings, planning consent, building warrant and any necessary conservation or listed building consent applications, tender documentation and all necessary Health & Safety information in house.  For smaller projects with a contract value of between £25,000 and £500,000, this can ensure that cost certainty is very high, without the need to appoint an entire design team and cost consultant. 

We can act as a single point of contact and would manage any project from inception to completion, allowing companies to concentrate the efforts of senior staff on core business as opposed to managing project works. 

This service is available for fit out, any alterations or refurbishment works, both internally and to a building’s external fabric.