Building Surveys & Due Diligence
Make informed investment or property choices with our clear range of building surveys. We place equal importance on due diligence, so you know the condition of the property along with the implications of ownership or leasing.
Full building commercial and residential surveys in Plymouth, Truro, Exeter & Bristol
Building surveys are often seen as the cornerstone of the surveying profession, and we understand that the wide variety of options can be overwhelming for clients and professional alike.
To make things easier, we have streamlined our services to offer a comprehensive and clear selection. Our surveys go beyond assessing building condition; we place equal emphasis on due diligence to ensure our clients make informed investment choices and are fully aware of their insurance and maintenance responsibilities.
Our Building Surveys & Due Diligence services
Defect Analysis & Investigations
Defects surveys seek to identify and diagnose building defects, such as structural issues, water ingress, or material failures. The aim is to understand the cause of the defect and recommend clear and actionable recommendations for repairs and maintenance. Differing construction technology across the Southwest means that our surveyors must be agile in their understanding of how materials interact and behave, with specialist knowledge of building pathology. We are therefore able to provide advice on a wide range of defects to clients, involving anything from historic residences with complex/failing rainwater disposal systems, to hidden leaks in modern office accommodation.
Ecclesiastical & Quinquennial Surveys
Ecclesiastical surveys focus on the specific needs of church buildings and establishments, often looking at their structural integrity, historic significance, and maintenance requirements. Quinquennial surveys, typically conducted every five years, are a statutory requirement for all Church of England church buildings in the UK, providing a detailed inspection to identify any urgent or necessary repairs. Quinquennial surveys are very much linked with Planned Preventative Maintenance (PPM) and are not limited to church buildings. We have provided detailed quinquennial inspection reports to our clients for over 30 years, having due regard for both the age of the building in question, and priority for each item of repair required. If you have a church in need of a quinquennial or would like to setup a quinquennial programme for a historic residence, please get in touch.
Historic & Listed Building Surveys
Historic building surveys assess the condition and needs of historic or Listed buildings, the latter being statutorily protected due to their cultural or architectural significance. Our surveys take into account the need to preserve the character of a building while maintaining or remediating its overall integrity. However, we also consider the effects of present-day requirements and their interaction with historic fabric. We provide a suite of surveys and reports for historic buildings, including isolated defects surveys and pre-purchase surveys.
Planned Preventative Maintenance (PPMs)
PPMs are scheduled maintenance tasks, typically presented in the form of a scheduled report, aimed at preventing major failures in building fabric and systems. This proactive approach ensures that maintenance is carried out regularly to avoid larger and costlier reactive repairs in the future for our clients. We undertake PPMs on a wide range of buildings, having regard for their specific age, locational and use requirements.
RICS Commercial (Technical Due Diligence) Surveys
Guided by the Royal Institution of Chartered Surveyors (RICS), these surveys involve a comprehensive inspection of commercial properties. The goal is to evaluate the building’s condition, identify potential issues, and assess compliance with legal and regulatory standards before purchase or lease agreements.
RICS Level 3 Building Survey
Colloquially known as a ‘full structural survey’, this is the most comprehensive type of residential survey offered by the RICS. It provides a detailed analysis of a property’s structure and condition, including significant defects, required repairs, and maintenance recommendations. We also provide budget cost information for specific items of repair required. Many firms do not do this as it is not a mandatory requirement, however we believe that this an essential part of a Building Survey, so that clients are aware of any potential cost liabilities.
Project Monitoring & Landlord Monitoring
Our project and landlord monitoring services provide oversight and assurance for funders of construction projects. We have acted for various banks and project funders to report on progress, budget, and quality of work. Our services include regular site inspections, progress reports, and risk assessments to identify and address potential issues before they become problems.
Reinstatement Cost Assessment
We conduct reinstatement cost assessments to determine the accurate cost of rebuilding properties, as required by buildings insurers. Our in-depth assessments will always include a visit to the property to ensure accuracy when preparing a bespoke rebuild valuation, which considers elements such as current construction costs, building regulations, and specific property features. This helps our clients ensure adequate insurance coverage and financial protection.
Schedules of Condition
We prepare detailed schedules of condition to document the state of properties at the start of leases or projects. We also undertake schedules of condition in relation to Party Wall services to provide sufficient protection to affected parties. We conduct thorough inspections, take photographic evidence, and produce comprehensive documentation to provide a clear record to prevent future disputes and claims, protecting the interests of landlords, tenants, building owners and adjoining owners.
License to Alter
Our team assists with obtaining licenses to alter, ensuring all structural modifications to a property comply with lease terms and Planning and Building Regulations requirements. We provide guidance and support throughout the application process. Our services include preparing detailed plans, liaising with landlords and local authorities, and ensuring that all alterations are carried out to the required standards.
Building Surveys & Due Diligence Case Studies
Building Surveys & Due Diligence FAQs
What does a building surveyor do?
A building surveyor is responsible for assessing the quality and condition of buildings and are a crucial part of any construction or property maintenance team, advising on safety issues, tenders, contractors, maintenance schedules, energy regulations, boundaries, party walls and licences, as well as project managing building schemes. They will also advise on the condition of properties in relation to leases to provide dilapidation assessments for landlords and tenants, or in relation to contracts, should there be disputes between parties. A qualified building surveyor is likely to have a degree in building surveying and a chartership (MRICS) or association (AssocRICS) with the Royal Institution of Chartered Surveyors (RICS).
What are 'dilapidations'?
Dilapidations relates to a commercial property that has been let to a tenant and refers to the condition both during and after the period of the tenancy. Lease agreements stipulate the level of repair or maintenance that is required from a tenant during, or on completion, of a tenancy, and the parts of the property that are the responsibility of the tenant. Dilapidations relate to any breaches of the obligations of the tenant, including to repair, redecorate or reinstate elements of the property. Landlords and tenants can disagree on the levels of work required and it is worthwhile getting expert advice from a building surveyor before entering into a lease, as well as during or at the lease end, as costs can be significant for both landlord and tenant.
What work should a tenant do to a property when they leave?
When a lease comes to an end, the tenant will have to comply with the clauses in their lease, especially the repairing and decoration requirements. It is a good idea for a tenant to commission a Dilapidations Liability Assessment well before the end of the lease term in order to allow a tenant to budget for repairs or decoration costs before the end of the lease. A tenant who has ‘to keep in repair’ may find they incur considerable costs, so it is worth having your lease evaluated before you sign it. Tenants often feel that repairs required are less than the landlord will ask for, which can lead to a dispute. Our building surveyors can advise you on defects and fabric repairs along with the impact on value.
What dilapidations is a landlord responsible for?
A “full repairing and insuring” lease will require the tenant to be responsible for the whole of a commercial property, while an “internal repairing and insuring” lease will leave the responsibility for the external building fabric (walls, roofs, soft and hard landscaping etc.) with the landlord.
As the end of a tenancy approaches, it is recommended that landlords appoint a RICS accredited building surveyor to carry out a dilapidations survey, and to present the tenant with a Schedule of Dilapidations in advance of the lease ending. The intended use of the property may affect the extent of work that a tenant may be required to undertake. If a financial settlement is to be agreed, the money to be paid by the tenant for repair work might be limited to the loss in value to the property. If the landlord chooses to undertake dilapidations work at the end of the lease, they can reclaim the cost of doing so from the tenant.
Landlords usually want a property ready to go back on the market as fast as possible, so agreeing the work in advance is sensible. There is the possibility, in some leases, for a landlord to undertake work on behalf of the tenant prior to the lease end and recover this money via the lease. Careful assessment of the options available to a Landlord in advance of the lease end is advised.
What is a Party Wall Agreement?
A Party Wall Agreement is compulsory for anyone carrying out certain work to shared structures or within 3-6m of neighbouring structures. A written notice needs to be submitted, preferably several months before the work starts. Typical projects requiring a Party Wall Agreement are excavation for foundations, loft conversions, extensions and removing a chimney stack.
If you do the work without a Party Wall Agreement, your neighbour can seek a Court Injunction to stop you proceeding. If any damage is incurred to your neighbour’s property, and there was no Party Wall Agreement, you may have to pay additional costs in compensation.
There is no formal qualification to be a Party Wall Surveyor, even a chartered surveyor may not be conversant with the Party Wall etc. Act, so you should ensure any advice you receive is from a suitably experienced surveyor. Other affiliations such as being a member of the Pyramus and Thisbe Club may also indicate a surveyors interest and wider involvement in the Act.
What can you do if there isn't a Party Wall Agreement?
If your neighbour is starting work to a shared wall or excavation within 3-6m of your property, and the work is covered by the Party Wall etc. Act 1996, but you have not been served Notice, we recommend you talk to your neighbour immediately and ask if they intend to serve a Party Wall Notice. While you can decide to consent anyway, you must be given the opportunity to consent or not. If you are concerned that work is proceeding without notice or agreement, the remedy is to apply for a Court Injunction to halt the work. If damage is incurred by you, and the neighbour didn’t apply for a Party Wall Agreement, you can sue for damage under Common Law. The Courts will nearly always favour the other party over the neighbour who has not been compliant with the Party Wall Act.
How can I resolve a boundary dispute?
To resolve a boundary dispute, you should first assess the land in question, review your Title documents and any other conveyance information, and try to have a conversation with your neighbour about their understanding of the boundary. Resolving a boundary dispute requires a lot of patience and attention to detail. The cases can be very complicated, which is why we recommend using an experienced surveyor to advise you if you cannot resolve the dispute directly with the neighbour. Land Registry offers a process for resolving disputes, but it’s still worth getting expert advice on the validity of your claim. RICS have mediation and dispute resolution services to help neighbours avoid litigation, which can be a good option since it explores the dispute and helps both parties achieve an outcome that suits everyone.
What is an Expert Witness?
Our RICS qualified building surveyors can assess the condition of your property and draw up a schedule of maintenance including time and costs required. Owners or tenants can put in place a Planned Preventative Maintenance schedule, allowing them to budget and plan for ongoing maintenance.
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