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Commercial Advice Featured Our thoughts //

What is a Planned Maintenance Report?

As we come out of what feels like a very long winter, occupiers and landlords across the region are being hit with no end of surprise expenditures. From roof leaks to damaged cladding, properties of all shapes and sizes have fallen victim to the elements.

As we work with a number of occupiers on their planned maintenance programmes for the next 5-10 years, I’ve been increasingly aware of the need to build up our clients’ understanding of their properties as we help them avoid fighting fires and plan for the future.

A Planned Maintenance Programme, often known as a Planned Maintenance Report (PMR), enables both owners and occupiers to plan any necessary works into their budget, an essential step when looking to set reliable budgets, better monitor the financial health of projects and ensure value for money is demonstrated over the life of their property.

It doesn’t take me by surprise that you may be thinking ‘but do I really need it?’. It’s certainly tempting to take things as they come, but avoiding an issue can only last so long and a forward thinking approach is essential. Reactive work more often than not proves inefficient, costly, and in severe cases results in significant failures such as water ingress or structural damage, leading to further impact on business operations and the subsequent negotiation with impacted parties who may have suffered loss of earnings as a result. A painful prospect whether that’s your own business or one of your tenants.

Believe us when we say that regular maintenance is your best friend, helping prevent small issues from becoming larger issues at a later date.

We’ve seen a lot of properties in our time, and the biggest, and most common, issues we come across nearly always stem from a lack of routine maintenance. Ignoring that leak, putting off replacing those roof tiles, and leaving the potholes until they get really bad always lead to more issues down the line. If you’re leasing a commercial space, it can also mean a pretty hefty bill when it comes to your dilapidations responsibilities during or at the end of your lease.

Given the increasing need for efficient use of our resources, energy efficiency in the built environment and reducing waste, regular maintenance is an essential way of reducing deterioration of buildings and preventing unnecessary damage, ensuring properties operate at optimum efficiency, protect the health and safety of occupants, and ensure continued compliance with statutory requirements.

Simply put, a Planned Maintenance Report allows you to anticipate future costs of building work to your property so that you can budget for them and ensure repair works fit in around your business and cause the least disturbance possible. Whilst not everyone is as passionate about buildings as we are, there’s certainly something rewarding in enabling owners and occupiers to proactively maintain, manage and improve their properties for years to come.  

Get in touch to discuss your Planned Maintenance: reimagine@fourthwallbc.com // 0161 706 1131

Categories
Beginners Guide Featured Residential Advice

Where to start with an extension: The Architectural Process

We all want to live in a home we love, but sometimes we need to make improvements, adaptions and create a little extra space. Building projects begin with a want or need, maybe you’re outgrowing your family home or need some home office space, whatever it is we’ll work with you to turn your ideas into the perfect space. Building, extending or altering a property can be stressful, but using years of experience and heads brimming with creativity, we’ll guide you through every step of the architectural process to bring your vision to life.

So, what does the architectural design process involve?

  • Initial Consultation & Design Brief;

We’ll always begin with a design brief meeting, be that over the phone or in person, to discuss your project, what you’re wanting to achieve, any ideas you already have, and how we can help you. We’ll then issue you with a bespoke quote so you can understand the costs at every step of the architectural design journey.

  • Measured Survey;

Once we’ve had our initial design brief, we’ll come to the site to conduct a full measured survey. This is a comprehensive survey of the site which involves taking measurements ready for initial drawings. We’ll be on-site for a number of hours ensuring we fully understand your property, any issues which may arise, and to discuss our initial ideas in person. We won’t say no to a coffee whilst we’re there!

  • Drawings;

This is when the fun part really begins as we start creating the initial drawings for your project. Don’t worry, we can do lots of iterations until it’s perfect for you. We’’ll produce existing plans of the property and issue design options as per your initial brief, this may include alternative options of the internal layout or external appearance, where discussed as part of your brief.This isn’t just lines on a page, we’ll bring your project to life.

  • Planning submitted;

Once you are completely happy with the designs, we’ll submit them for planning permission, liaising with the council’s planning officer as we wait for approval. It can take 2 months plus for planning to be granted on a residential property, with larger and more complex plans sometimes taking longer, and if the planning office requests changes we’ll need to discuss these with them and potentially make some amendments. Where a proposal doesn’t require a planning application and falls within Permitted Development Rights, we typically advise our clients to submit a Lawful Development Certificate Application to the Planning Department. Permitted Development Rights are always changing  and this verifies the proposed works meet the requirements at the time, preventing any issues when you come to sell your property.

  • Technical drawings;

Once your planning application has been approved, feel free to pop some champagne whilst we create your technical drawings and specifications, working with a structural engineer to achieve approval from building control. These drawings include key elements of the construction, such as the foundations, supporting steels, and electrics, and can be used to gather quotes from tradespeople ready for construction to begin. They are also used to ensure that safety regulations are met and give clear guidance to your builders on how the project is being constructed.

  • Party Wall;

If your project is going to affect the boundary wall with a neighbouring property, you’ll need a party wall certificate. It’s important to start thinking about Party Wall requirements several months before you want to start work and ideally ensure your designer is working with a Party Wall Surveyor during the design process to ensure there are less issues during the party wall process. Making changes to the design can be difficult, particularly post planning stage, where alterations to the external appearance may require further consultation with the planning department.

  • Construction begins.

It is finally time to start the construction and turn your ideas into reality. We’ll always be here if you need to ask any questions. Here’s where we may step away for a less complex build. However, we can be on hand to ensure your work is competitively tendered to achieve the best price, contracts are administered to ensure you’re protected, and works are managed on site to ensure you get the best quality and finish.

So whether your renovating, creating more room or building from scratch, at Fourth Wall we will always put you at the heart of the design process and be with you from start to finish. Get in touch if you’ve got an idea, whether you know if it’s feasible or not, we’re always happy to schedule a call.

Categories
Beginners Guide Featured Residential Advice

Which survey do I need?

Intro //

When buying a home, you should be advised by your estate agent and solicitor to get a home or building survey. We’re hoping you already have and that’s why you’re here! All our surveyors are members of the Royal Institute of Chartered Surveyors (RICS) so are qualified and experienced to conduct a thorough survey for you.

RICS has done research that found home buyers are often confused by the products on offer and many are not aware of what survey they’ve paid for and what it should include. They’re introducing a new home buyers survey standard to simplify the process and language used in surveys and standardise their format to ensure they are all clear, honest, upfront about costs, and provide definitive value to clients. We’re proud to already adhere to these standards with our Level 2 and Level 3 surveys.

Choosing which survey is right for you and your property can depend on many things, such as if you need detail on costs, the age of your property and its general condition. It’s essentially a health MOT for your house.

Get an instant quote for your property survey here.

What is a Level 2 Homebuyers Survey //

Level 2 surveys, also known as a homebuyers survey, involve an inspection of easily accessible areas of the property and will highlight serious issues relating to the building fabric and services such as gas and electric. This level of survey highlights defects identified but will not provide a detailed analysis, explanation of potential remedial options, or predicted costs.

In our Level 2 surveys, we provide an overview of the condition of the property, what repairs are needed, and guidance on further issues your solicitor should investigate. If your house is a fairly new build, a Level 2 survey should be sufficient as there are unlikely to be significant or historic defects, but in older properties we always recommend a level 3.

What is a Level 3 Full Building Survey //

If you’re looking for something more in-depth with full cost guidance, if the property was built pre-war, or is in a general poor state of repair, we’d suggest getting a Level 3 survey, also known as a full building survey. This survey is much more thorough, will access all areas of the property if possible, and will identify significant repairs and defects outside of routine maintenance. A Level 3 survey will give full details of what the issue is, why it’s an issue, why it’s occurring, what will happen in future if it’s not dealt with, timescales for work to be done, and costs of the work to repair, so you will have full peace of mind of the condition of the property you’re buying.

We think our full building surveys are free, because we’ll provide you with a comprehensive survey from a RICS chartered building surveyor, with clear advice on the property’s condition and costs associated with any defects, so you can negotiate with your vendor on the price of the property, or even help you decide whether to go ahead with the purchase. Have a look at an example of our Level 3 full building survey here.

Why use Fourth Wall //

We guide you through the process, not just provide you with a one-off report. Our small team of knowledgeable surveyors are always at the other end of the phone so you can discuss the findings directly with your surveyor.

Our bespoke reports provide risk ratings and a traffic light system so you can immediately understand what you need to worry about. We remove the jargon and talk to you in a language that everyone understands, and provide photos throughout your report so you can easily reference any issues without any hassle.

Get an instant quote for your property survey here.

Get in touch via our instant quote, or arrange a call with our expert team➡️
contact us via reimagine@fourthwallbc.com / 0161 706 1131 / 0114 400 0254.

Check out our full list of services here or get in touch for a chat.