Measured Surveys
Feasibility Study
Pre-acquisition Surveys
Building Surveys
Architectural Design and Planning Consultancy
Development Appraisals
CDM Principal Designer / Health & Safety Consultancy
Building Regulation Design
Party Wall Matters
Schedules of Condition
Structural Design
License to AlterConstruction Specification Writing
Project Management
Employers AgentLead ConsultantContract AdministrationClerk of WorksDevelopment Monitoring
Crane / Scaffold License
Building Pathology
Boundary determination
Planned Preventative Maintenance
Historic Building AdviceReinstatement Cost Assessments
Fire & Flood ReinstatementDilapidations
Section 20 Works
Facade ConsultancyFire Risk Assessment
We can advise on the Statutory compliance matters across all stages of the project lifecycle.
Usually, we are instructed on these commissions when a party has a dispute with another party. Usually (but not limited to) between client and builder. This is an impartial appointment where the Surveyor must adhere to the Civil Procedure Rules. The surveyor will carry out site visit(s) and assess the case for both parties and prepare a report advising the court of the position in an impartial manner.
We recommend that an initial advisory appointment is instructed for a smaller fee to ascertain whether a strong case can be made for the Client’s position. This information can be used to determine whether a full Expert Witness Report should be commissioned.
Measured Surveys involves undertaking a site inspection of a particular property and taking measurements of the current arrangement. This information is then used by Architects or other designers to produce proposals for the property. An accurate and detailed measured survey data procurement underpins the quality of all the other elements within the project lifecycle such as architectural, planning, building information modelling, structural design elements and sets the tone for the reminder of the project lifecycle. Inaccurate measurements are common all too often cost the client time and money in its resolution and impacts the quality of the project delivery. Adamo Estates can provide highly detailed and accurate measurements for the use of your designers which would tools such as AutoCad to prepare existing arrangements to scale and use that foundational information to creative your desired proposals.
A pre-acquisition survey is required by clients when they are looking to acquire a lease of a particular property. This type of survey highlights the potential risks and the likely liability the purchaser would be taking on. We recommend the commissioning of our technical due diligence report or pre-acquisition report.
Read MoreWithout a doubt any and every property purchase carries risks and rewards. Further, all property purchases can be for a myriad of different objectives ranging from buying a home, purchasing an investment or development opportunity or entering into a lease. There are numerous pitfalls that accompany any property or lease acquisition. At Adamo Estates we carefully consider your objectives in relation to the intended use of the property in the first instance, then we look to provide you with bespoke tailor-made advice to assist you in making an informed decision revealing all the foreseeable and undisclosed items. We utilise our knowledge across may disciplines such as design, statutory compliance, cost consultancy, building pathology, project management to provide you with an unparalleled level of sound advice in lay terms. You can expect to be informed regarding your business case, building defects, potential financial implications, statutory implications, technical construction elements, logistics plus more if required. We are client focused and detail oriented and look to exceed your expectations whilst assisting you throughout the process.
A Building Survey is the most comprehensive type of survey carried out by the Building Surveyor. You may be a developer who wants a survey carried out for a property you may wish to refurbish and want to know the risks associated with the purchase. You may be looking to purchase your first investment project and want to know whether there are any repairs required or other issues that could be costly now or in the future.
You may be leaseholder looking to acquire a leasehold interest of a property and wish to understand your dilapidation liabilities prior to signing the lease (this is also known as a pre-acquisition survey).
Our in-house team can advise you in relation to which type of survey is the best suited to your needs.
When receiving an instruction for a survey, we will firstly discuss with you with regards to what you are looking to achieve from the survey to ensure that the type of survey meets your requirements. There are several differences between the different types of Surveys. These are as follows:
• Level 1 (Condition Report),
• Level 2 (Homebuyers Survey / report which provides a snapshot of the condition of the property)
• Level 3 being the most detailed (Building Survey).
We offer design services from initial sketches to planning/ technical and building control drawings for a myriad of different types of works across the residential sector. Our technical background in Building Surveying and Neighbourly matters allows us to foresee challenges in advance and provide a technical perspective on design in accordance with the RIBA plan of Work 2013 to ensure best value. From initial sketches to specifications and technical drawings suitable for Building Control and contractors. We ensure the design evolves in time and is complete before works start whilst limiting any foreseeable issues.
All developments carry risk and rewards for any particular scheme. Our appraisals provide advice on development potential, design, procurement, legal issues, risks, potential return and construction costs.
We use both the RICS and RIBA methodology when appraising sites to ensure best approach and accurate level of detail required to make an informed decision. Our appraisals can also be used for funding purposes.
The Construction (Design and Management) Regulations 2015 (CDM 2015) places the responsibility of health and safety on the client. We assist the client in adhering to their obligations by acting as the Principal Designer and appointing Principal Contractors as necessary. We can also let you know whether your proposals are notifiable to the Health and Safety Executive and can issue the initial F10 notification on your behalf. We can manage the Health and Safety matters from the initial feasibility, pre-start meetings all the way to completion of the project which is signified by the handing over of the Health and Safety File.
We prepare building control design suitable to be approved by the local authority and to be used by the appointed contractor in order to be comply with the Building Regulations and obtain Building Control Completion Certificates.
Party wall legislation is in place to facilitate construction work, while protecting the property interests of adjoining owners. The Act traces its origins back to 1666 when, following the Great Fire of London, authorities regulated the construction of party walls between properties. We can advise on proposed developments and the implications of the Act at the planning and design stage, taking costs and time into account at the project outset. We consult with designers and engineers to advise on the likely consequences of, and the best way of applying, the Act. For example, provisions within the Act facilitate access from adjoining land to undertake works, which otherwise might not be obtained.
Read MoreSchedules of condition (also known as condition surveys) are prepared for a variety of reasons and they provide property occupiers and owners with an invaluable record of a building’s condition at a specific moment in time.
This can range from the commencement of a lease to before commencement of construction works.
When they are drafted well, schedules of condition can protect both parties and reduce the risk of a future
dispute. And, In the event of a dispute; disagreements can be resolved quickly and efficiently. Our schedules of condition include a detailed description record of the property and its condition and are supported by carefully indexed and cross-referenced photographic evidence.
A Schedule of Condition reduces the likelihood for spurious claims of damage.
A Schedule of Condition limits liability for both neighbours.
Contact us today for more information or to request a quote.
Complementing our design team, we provide full structural engineering support to our clients. This includes but not limited to structural appraisal, design, calculations, reports and surveys. We can if required design temporary works for example propping wall(s) and inspections in accordance with BS5975.
Under the terms of the lease, generally several types of works would require the Freeholder’s written consent prior to the work commencing. It is prudent to ensure compliance with the lease clauses as failing to do so could ultimately mean the leaseholder is required to remove the improvements and bring the property back to its previous arrangement. The lease documentation must be carefully and thoroughly assessed to ascertain whether the leaseholders proposed work requires permission from the freeholder
Both Structural or non-structural works could be identified within a lease to require consent.
Works such as changing windows, inclusion or re-position of wet areas or changing floor coverings from soft to hard coverings typically are mentioned in a lease to require freeholder’s consent; Working closely with the freeholder, their solicitor and leaseholder we ensure the smooth obtaining of a License for Alteration where one is required. From the initial review of the design and lease we identify whether the works would require a License to Alter from the freeholder.
We then request the necessary information, once in receipt of the information which would include method statements and possible structural design. We produce a specification of the works and drawings if requested. If required by the Leaseholder, we can deal with requests for any security deposits on behalf of the freeholder to be placed in an independent escrow account.
We prepare thorough and detailed construction specifications to be used by the proposed contractor to tender / price for the project. Once a contractor has been appointed, he is obligated to follow the specification, by preparing the specification to a high standard; this mitigates the likelihood of the contractor requesting additions or variations. Our construction specifications are often used as part of construction contracts.
We can manage your project on your behalf and ensure your development gets completed on time and within budget. Further we regularly oversee construction projects across residential, commercial and retail sectors and are able to bring value to our clients that require expert knowledge and experience in their business model. We can if required provide a fusion of several roles and a combination of multiple services such as Project Management, Lead Consultant, Contract Administration and CDM Regulations Compliance to provide you with an all-encompassing management and advisory service to fully safeguard your interests.
We act in the capacity of an Employer’s Agent alongside our core service of Contract administration, Project Management and Cost Consultancy. Acting in the interest of the client our duties as the Employer’s Agent are governed by the form of contract opted to be used on a particular project. Bringing together the experience in several roles and over several core services we can manage your project and assist during pre-contract and post contract stages.
Acting in the capacity of Lead Consultant the main responsibilities are to manage the different consultants appointed on a project. We act as the primary point of contact for the client in relation to updates and progress reports. The Lead Consultant role has similarities with the Project Management role but is distinctly different.
If you are looking to undertake a property construction project, having a professional contract administrator is advised. A contract administrator, in essence, manages the contract between all involved parties, including clients, project managers, engineers, consultants and contractors.
Construction projects are multifaceted, and professional construction contract administration can help monitor performance and manage risks, particularly those associated with timing and budget.
Our professional advisors can support you through the pre-contract and post-contract stages of construction to help ensure the best possible result from your construction project.
Selecting an experienced contract administrator and delineating tasks from the start is often the key to a successful project. As such, if you are considering beginning a construction project and would like to receive professional advice, please don’t hesitate to contact us.
Having experience in managing and monitoring construction works and liaising with the multitude of professionals and contractors involved in on a project, we have developed an eye for detail. When on site we check the quality of the workmanship in accordance with the best standards and product installation with the manufacturer’s guidance. We check compliance with the Health and Safety legislations and site policies. We check on-site construction works to ensure adherence with the approved design and report back to the various managers and stakeholders. We communicate effectively with strong leadership skills to ensure quality and compliance are at the forefront.
We are very conscious and aware how a competent developer should run their projects. This places us in a good strategic position to truly uncover the risks of the development and make our client aware of those issues whether they are a private lender, investor, funder or stakeholder. We then work closely with the developer with regards to finding solutions and ensuring the funder’s position is not jeopardised. Our in-house team of surveyors are on hand to support with the monthly drawdown requests and design review.
Only in two instances can access be permitted into the neighbouring land. One is under the Party Wall etc Act 1996, where the Building Owner intends to carry out works in pursuance of the Act. The other is under the Access to Neighbouring Land Act 1992. The latter Act only allows for maintenance works. All other access requirements must be dealt with by way of a License Agreement, where the neighbour has expressly consented to providing of access to the Building Owner to facilitate a tower crane, hoarding or scaffolding arrangement that will need to be placed into their land and/or airspace. Note that the neighbour is under no obligation to provide access if works are not covered in the aforementioned legislations.
Both the Building Owner and the neighbour can have a professional representative or concur in the selection of a single joint professional, usually a Surveyor which will negotiate the terms of the License on their behalf.
Buildings Owners would need to cover the costs of relating to putting a License Agreement together.
Common items covered in a License Agreement are as follows:
● Statutory compliance obligations such as Building Regulations / CDM Regulations
● Condition Survey of the neighbouring property including a photographic schedule
● Methodology for scaffolding, hoarding or crane erection and dismantling
● Compensation monies for access and for breaching agreed timescales
● Professional fees relating to surveyor’s time
● Protocols for dealing with damage claims
● Access duration timings
● Protection clauses
Access requirements into the neighbouring property should ideally be considered at due diligence stage of a particular scheme. As a refusal for access by a neighbour could potentially render a scheme unfeasible or require a late design change to omit the requirement for access.
Further, neighbours should be aware of their rights and have highly experienced representatives so that their position is safeguarded at all times and that they receive fair compensation and high levels of protection to their
building fabric.
Contact us to find out more and see how we could assist you whether you are a Building Owner who requires access into the neighbouring land or whether you are a neighbour who is concerned about the proposed access and have been approached by the Building Owner.
Our technical in-house team are well versed in the science of building pathology; our experience with construction and buildings allows us to correctly undertake analysis of building defects initially this is by a thorough and in-depth visual survey. If further investigation including opening up or other intrusive methods of investigation are required we would give recommendations to the client. From the analysis of the information gained we can advise of additional intrusive investigation required or give recommendations of any necessary repairs works. If required we are able to provide full specification for the remedial works and provide contract administration and CDM Regulations Compliance services.
Regularly a cause for hostility between neighbours, boundary disputes need not to be onerous or time consuming. We carry out site visit(s) to carry out initial measurements and look at the historic evidence for the boundary line and can advise the owners of the accurate boundary position with the intention to bring the cessation of any contention between the neighbours.
This service is required to prepare a detailed maintenance plan of a particular property in order to assist with preparing accurate cost information in relation to setting service charge thresholds.
We have experience in obtaining statutory approvals for historic buildings and are familiar with their construction.
Property owners require appropriate insurance cover to safeguard themselves from having to pay out in the unfortunate event that their property is exposed to fire, flooding (due to weather or services leak), driven into by a motor vehicle or subject to a gas related explosion.
It is therefore prudent to ensure that your property is insured for the correct sum in relation to the rebuilding and reinstatement.
Not having an accurate valuation can pose significant risk on the property owner.
Our highly experienced surveyors take a thorough approach when preparing the reinstatement costs, taking into consideration many factors such as age and construction of the property.
Contacts us for advice in relation to obtaining an accurate valuation that can be relied upon to ensure peace of mind.
All leases have obligations for the tenant to comply with, to ensure that the value of the landlord’s asset is not diminished as a consequence of what the tenant has done to the property.
In the event of a dilapidations claim the tenant will require sound and robust advice in relation to the legitimacy of the quantum requested by a Landlord, time frames and their position from a legal point of view.
We have highly experienced surveyors in house that are experts in construction, costs of remedial and reinstatement works and are aware of the different protocols relating to dilapidations claim. We are well versed in the art of negotiation.
We are here to assist and will always look to obtain a favourable result for our client using our years of experience, creatives angles and providing bespoke solutions in a timely and orderly manner.
Section 20 of the Landlord and tenant Act 1985 is invoked when the landlord wishes to carry out works to the block of flats. In accordance with the aforementioned legislation the leaseholders have a right to be consulted prior to works being carried out for which they will be required to contribute.
A myriad of different types of work could be proposed such as external decorations and internal repairs.
Our highly experienced surveyors can assist with the smooth running of the process by liaising with the leaseholders and professional consultants.
We can assist with appointing and managing the contractor and fair defraying of apportioned costs between the leaseholders.
Contact us today to see how we may be able to assist.
