Condition Surveys for Council’s park buildings – London Borough

Metcalfe Briggs Surveyors assisted a London Council by carrying out surveys of a number of council owned and maintained park buildings in several locations throughout the Borough. The buildings included chapels, pavilions, storage units and toilet blocks constructed throughout the Victorian era, 1950s and modern day, in varying styles and state of repair.

Our surveys reported on the external and internal elements of construction, the condition and the extent of repair or redecoration required and provided indicative costs enabling the reports to be used to determine budgets for future programmes of work.

Contract administration – Upgrade for two sports pavilions – London Borough

As part of a London Council’s programme of bringing their park buildings into good repair and maintaining their commercial viability, two sports and recreational pavilions built in the late 1950s were identified as requiring upgrading and modernisation. 

Proposals included providing a new accessible toilet with shower facilities, new accessible ramps, upgrading of the hot water and electrical installations together with new kitchen, floor coverings and decorations both internally and externally.

The Council had already carried out surveys, produced specifications based on those surveys and appointed a contractor to carry out works to both pavilions as one contract. We were instructed to administer the contract from contractor appointment through to completion and the end of defects.

The combined value of the refurbishment works equated to £200k and both pavilions were successfully handed back for use by local cricket and football clubs and community groups.

Contract administration – building conversion for boxing club – London Borough

A London Council had identified one of its disused and run down park pavilions as an ideal property for refurbishment and conversion for use by a boxing club. The existing building consisted of a single storey structure with a flat roof above and roof level water tank. The building housed a large number of small internal rooms resulting in inefficient use of space. 

The Council obtained planning approval for the conversion which included a main gym with a boxing ring and training areas plus associated facilities. The works were tendered as separate packages for the building works and mechanical and electrical works with Metcalfe Briggs Surveyors being appointed to administer the contract for the two packages (with separate contractors) managing the project from the pre-contract phase through the construction works to completion and end of defects period with an overall contract figure of £380k.

The project was successfully completed and handed over for use by a local boxing club.

Contract administration – Reinstatement following a fire - London

A fire originating in the bedroom of this first floor flat in the heart of the docklands spread throughout the property causing damage to the roof structure, internal partitions and joinery with smoke damage contaminating the remaining area. Water damage had been caused to the ground floor flat whilst the fire brigade had brought the fire under control.

Metcalfe Briggs Surveyors was instructed following its long-term housing association client’s agreement with the loss adjustor appointed on behalf of the insurers.

A survey was carried out, a specification of works prepared, competitive tenders organised and, following loss adjustor’s agreement, contract administrator duties were performed throughout to completion using a JCT Contract and end of defects resulting in both affected properties being brought back into habitable use 

All the works orders relating to the investigations, temporary works and reinstatement works were collated and submitted and the final claim with the loss adjustor was agreed.

The value of the reinstatement works was £65k and both properties were successfully handed back to the housing association for re-letting.

Stock Condition Survey for London Borough Housing Association

A Housing Association in a London Borough which, with the assistance of, and long term successful association with, Metcalfe Briggs on a number of purchase and repair schemes, expanded its original portfolio of sheltered housing schemes and houses in multiple occupation to include street properties for general needs.

Metcalfe Briggs was subsequently delighted to continue this association by carrying out a Stock Condition Survey of the Housing Association’s entire stock. The existing buildings ranged from Victorian, 1930s, 1950s and 1990s housing to 1960s and 1990s sheltered housing schemes.

It was important for the Housing Association to complete these surveys from time to time to assess the potential costs of maintenance and repair so that future budgets could be realistically set.

Our surveys consisted of both internal and external inspections of houses,  HMO and sheltered housing schemes with sample flats inspected in detail within the large schemes to establish the condition and state of repair.  

Our survey reports described the external and internal elements of construction, their condition and the extent of repair or redecoration required for a period of 30 years, together with indicative costs.

Schedule of Condition before Construction - Vauxhall, London

Before commencement of construction of a 50 storey residential complex, the contractor required a Schedule of Condition of the surrounding area to provide protection against spurious claims.  We surveyed the adjacent building elevations and joinery, walls, fences, pavements, road surfaces, ironworks and street furniture to produce a record Schedule of Condition document for safekeeping.

Schedule of Condition for London Development - Westminster

A major commercial development was to commence on 3 sides of this 5 storey listed property in Central London.  This entailed demolition of the existing surrounding buildings and new construction, including at lower ground level.  The contractor’s client wanted a Schedule of Condition at the start of the works.

The subject property was vacated for the duration of the works.  Metcalfe Briggs Surveyors completed an internal and external Schedule of Condition.  Internally a number of rooms had detailed plaster mouldings and timber paneling which required a very methodical approach to complete our work.

We delivered a comprehensive Schedule, an archive record against which any future defects could be measured.

Dilapidation Settlement at 50% of the Claim - London

Metcalfe Briggs Surveyors were appointed by an education provider who had vacated two floors in this West London office building. A near six figure claim was put forward by the landlord based mainly on suspended ceilings, scruffy condition of the carpets, internal decorations and the need to strip out tenant’s alterations.

Careful analysis of the lease liabilities, a review of the landlord’s contractors’ tenders for the necessary works and detailed negotiations led to a settlement at around 50% of the original claim. In this case the tenants had no responsibility for the exterior of the building but nonetheless a substantial claim had to be settled. This could have been budgeted for at the beginning of the lease had appropriate professional advice been taken at that time.

Condition Survey & Tenants Dilapidation Advice - London

This is a case where Metcalfe Briggs Surveyors advised the client, a major Further Education College, on entry to and exit from the building at the end of the lease (Christmas Eve). Before the start of the lease extensive fit out works were undertaken by the landlord for the prospective tenant.

Some years later, on operation of a break clause by the tenant, the landlord submitted a substantial schedule for dilapidations on the basis of reinstatement of these fit out works. Metcalfe Briggs Surveyors records were vital in proving that the “alterations”, the removal of which were now being demanded, were in fact landlord’s works carried out before the start of the lease and therefore part of the building and with no requirement for reinstatement. The client was advised that the best strategy for the remainder of the schedule of dilapidations, which largely involved carpets, decorations and minor repairs, was to undertake the works to the required standard and vacate cleanly by the required time, which in this case was midnight on Christmas Eve.

Even once the works were complete, a further substantial schedule of dilapidations was received, but detailed records enabled Metcalfe Briggs Surveyors to demonstrate that this was without justification. The net result was that Metcalfe Briggs Surveyors client was able to vacate the building for costs in the region of £25k by undertaking the necessary works to a controlled programme rather than for a cost of in excess of £100k which was being claimed by the landlord.

Building condition survey and insurance reinstatement, London

Further education clients of Metcalfe Briggs Surveyors were having heavy equipment delivered to their premises when a 40 ton crane reversed into their theatre teaching building.

Our survey revealed substantial damage to the end wall, including cracks through which daylight was visible into the staff mess area and a substantial portion of the end wall was distorted and needing rebuilding.

Metcalfe Briggs Surveyors were appointed under the terms of the insurance policy to assess the damage, specify the necessary remedial works, procure suitable tenders, to supervise the work in progress and certify payments from the insurance company to the contractor.

Works were successfully completed on time and within budget and the building was back in use with the minimum of delay.

Purchase and Repair Scheme– Harrow, Middlesex, HA1

This scheme consisted of the purchase and repair of 5 x 1 bedroom flats, 2 x 2 bedroom four person units and 3 x 3 bedroom 5/6 person units for a Housing Association in Middlesex having received Local Authority funding. Additional finance was provided by the Housing Association to enhance the unit mix.

Metcalfe Briggs Surveyors were instructed to locate and recommend potential properties to meet the client and end users’ brief.  Following successful Housing Association purchase negotiations Metcalfe Briggs Surveyors carried out acquisition surveys, advising on condition and refurbishment costs.

Within the project the Housing Association introduced one of their own properties, a large house in multiple occupation.  The residents were re-housed and planning approval obtained for conversion into self-contained flats.   Planning, Building Regulation and Party Wall services were provided by Metcalfe Briggs Surveyors.

Subsequently we provided Contract Administration through to project completion.

Purchase and Repair Scheme– Hillingdon, Middlesex, UB7

Local authority funding enabled this scheme of 5 x 3 bedroom five person houses to be purchased and repaired for general needs tenants recommended by the Local Authority.  

With a limited repair budget per property and specific repairs required by the funders the search for suitable properties was restricted.  Metcalfe Briggs Surveyors carried out the initial search and assessment of properties, enabling the Housing Association to agree purchase prices with the vendors’ estate agents.  

We completed a detailed survey, costed that highlighted the repairs required to meet the brief.  Using a bespoke schedule of rates enabled the contractor to take possession on the day of purchase completion and carry out the refurbishment works without delay.  Throughout the contract Metcalfe Briggs Surveyors acted as Contract Administrators.

Purchase and Repair Scheme – Harrow, Middlesex, HA2

Metcalfe Briggs Surveyors assisted a Housing Association in the Borough of Harrow in the location of a small portfolio of street properties to be purchased and repaired for a specialised end user.   Local Authority funding was secured with the Housing Association contributing from their own funds to achieve the overall project requirements.

We carried out the initial search for properties to achieve the client’s brief, consisting of 1 x 3 bed six person and 4 x 2 bed four person units in the Borough of Harrow.   Inspection of potential properties was made to assess existing condition, suitability and outline refurbishment cost to enable the Housing Association to initiate purchase negotiations.

Once purchased, we carried out an acquisition survey, costed and checked against the client’s brief.   We produced a Schedule of Works, using a tendered, bespoke schedule of rates.   This enabled the selected contractor to take possession of the property on the day of purchase completion and commence works immediately.

Metcalfe Briggs Surveyors acted as Contract Administrator throughout the works, including cost management to ensure that the budget constraints were met.   The project was delivered on time and within budget.

Final Account Dispute - Offices London

Metcalfe Briggs Surveyors’ client had commissioned an office refurbishment to a Central London investment property but were not satisfied that a fair and reasonable final account had been arrived at with the contractor.

We were asked to review the contract documents, the tender procedures and the contract administrator’s documentation.  On site we had to review the state of completion and standard of finish of the project.  With this knowledge our objective was to come to a view on the equitable level of the final account.

Metcalfe Briggs made an inspection and reviewed all the documentation in detail.  We then discussed matters with the contract administrator and the contractor.  From this we produced an independent final account, which successfully resolved the dispute.

Closing Order Averted - Victorian Terraced Building, London

Metcalfe Briggs Surveyors was asked to help clients to avoid a Local Authority Closing Order.   A central London Victorian terraced building, converted into flats many years ago, had fallen into serious disrepair externally and the original stone staircase internally had part collapsed.   The Local Authority served a Dangerous Structures Notice and subsequently initiated proceedings to obtain a Closing Order.   The landlord was also pursuing possession of the building under Section 146 of the Law of Property Act 1925.

This called for detailed involvement from Metcalfe Briggs Surveyors.  We assessed the damage and prepared a detailed specification of works.  A coherent tendering programme was defined.  Together with expert evidence our work was presented to the Court.  Ultimately we were successful in averting the Closing Order, the possession proceedings and in satisfying the terms of the Dangerous Structures Notice.

Employers Agent For Social Housing, London

This development of land adjoining 2 properties in Stratford, London E15 allowed a three storey building to be constructed to provide 6 self contained flats for people with mental health disabilities with ground floor office accommodation.

Acting as Employers Agent, Metcalfe Briggs Surveyors procured a design and build contract to achieve the client’s Project Design Quality Plan including meeting Housing Corporation Scheme Development Standards, Secured by Design, NHBC Building Choice Warranty and Eco Homes ‘very good’ standard.

Completed for East Thames Group this building consists of a concrete frame with a mixture of facing brickwork and through colour render to achieve the overall appearance.

Employers Agent For a Residential Project, Romford, Essex

This £1.9M scheme was to deliver 20 one and two bedroom flats for a Shared Ownership as part of a larger residential/commercial development for East Thames Group. The seven storey block of flats was constructed using a bison concrete frame clad in coloured metal panels. To achieve Planning Conditions for car parking a Katopark car stacker was used.

Acting as Employers Agents Metcalfe Briggs Surveyors procured a Design and Build Contract to achieve the client’s project design quality plan, Housing Corporation Scheme Development Standards, secured by design and NHBC Building Choice Warranty.

Render Condition Surveys and Maintenance - Docklands

An extensive, modern residential apartment block, the buildings had been finished with a proprietary ‘thin coat’ render system, coloured white. The Directors were concerned that after 10 years the buildings were not keeping their appearance and that many water leaks were reported.

Metcalfe Briggs completed a condition survey of the elevations and roofs found at various levels of the array of buildings. This revealed that the rendering was very dirty and had algae growths in shaded areas; this made the elevations look shabby. We discovered that there were many small cracks in the render due to detailing inadequacies, poor render application and mechanical damage. These issues were scheduled. We discussed the issues with the render manufacturer.

From this we delivered proposals to the Directors for repairs, regular maintenance and cleaning that would restore the appearance of their property. This for a property where it was assumed that no such maintenance was required.

No-Maintenance Building Has Condition Survey - Pimlico

This luxury apartment block is approximately 10 years old. It was designed with the objective of low maintenance. Building materials were used that supported this concept. However, it is a mistake to believe nothing needs to be done. Low maintenance does not mean no maintenance.

Our external and internal condition survey provided information of each building element and what was required to preserve its design life. It included researching manufacturers’ information for regular cleaning and servicing procedures. Our condition survey gave the Directors knowledge so that they could plan maintenance rather than storing up problems for the future

Planned Maintenance Programme for 400 Flats - Docklands

This prestigious property in London Docklands is a modern apartment complex with in excess of 400 flats.  It has brickwork elevations, flat roofs and powder coated aluminium windows, doors and trims.  The internal common parts are extensive but are similarly unfussy.  As would be expected in such a building there is a substantial amount of M&E. It could be assumed that there is little to be done to maintain such a building. 

Our client required a long term Asset Management Plan for future annual budgeting. They also wanted a definitive document that would be used to realise a maintenance work programme year by year.

Having surveyed the buildings Metcalfe Briggs produced a PMP schedule by building element each with a budget cost for maintenance identified by year.  Other than M&E items which have prescribed maintenance and replacement periods there were many small, relatively standard items that need regular maintenance and eventual renewal in order to keep the building in good order.

The PMP has already been used to identify and complete the first year of maintenance and decorations required which included a catch up of the backlog of maintenance not previously done.