Issuing Party Wall Notification

June 19, 2014 By

Terraced housingWe were recently instructed to act as Party Wall Surveyors in Pangbourne. We were acting on behalf of the building owner to issue party wall notices to two adjoining owners on a Victorian Terrace.

Our client had already approached their neighbours and explained to them the works to be undertaken, then requested we issue formal notification of works to them.

Sometimes, as in this case where there is more than one adjoining owner, party wall notification can be more complicated. It is our role to determine who has an interest in the adjoining properties and which are the correct notices to serve under the Party Wall Etc Act 1996.

Our client had quite a tight deadline in which they wanted the Party Wall Agreements to be in place, as their appointed building contractor had an extremely busy schedule. So we acted efficiently and effectively to ensure everything was in place.

If you would like any advice regarding the Party Wall Etc Act 1996, please contact us on 01635 579 208, or complete the form below with your enquiry.

For further reading on Party Walls read our Understanding a Party Wall page.

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Filed Under: building survey, Building Surveying, Construction, Defects, Newbury, Party Wall, Residential, RICS, West Berkshire Tagged With: , , , , , , , , , , , , ,

Flood Insurance Reinstatement

June 16, 2014 By

Flood waters in residential BerkshireWe are currently overseeing an insurance reinstatement of a flood damaged property in Kingsclere, Berkshire.

We first became involved when our client was having difficulty in getting the loss adjustor from their insurance company to assess the property. We were asked to supply a defect diagnosis report to assess the cause of the water damage to their building.

We undertook the survey and produced the report which we supplied to the loss adjustor, who had not understood the gravity of the technical failure. As a result, we were able to explain that the insurance claim was likely to be larger than the loss adjustor had orginally anticipated and that a larger scale reinstatement would be necessary.

We were duely appointed by our clients to undertake and oversee the project management of the reinstatement, which is currently on site.

If you have damage to your property due to flood, fire or other insurance related loss, please contact us as we may be able to provide our professional assistance.

Contact Us

Fill in the below form to contact us today.

  • This field is for validation purposes and should be left unchanged.
  • If you are requesting a survey quotation please provide the address and postcode of the property.

Filed Under: building survey, Building Surveying, Defects, Flood, Flood, Flooding, Insurance reinstatement, Newbury, Residential, RICS, West Berkshire Tagged With: , , , , , , , , , , , , , , , , , , , , , , , , ,

Lack of Ventilation leads to Mildew

May 21, 2014 By

Lack of ventilationRecently we undertook an RICS Homebuyer’s Survey in Reading and found mildew staining to the underside of felt and roof timbers. It indicated that the roof ventilation was not adequate, causing moist air to condense on the cold surface on the underside of the roof covering.
This defect is more and more common as building owners are taking advantage of government incentives to improve energy performance in properties, adding additional insulation in their roof spaces. However, if insulation installers are not careful they can block up gaps between rafters at the eaves and prevent the cross flow of ventilation through the roof void.
Ventilation in the roof space is important as it is required to ensure roof timbers are protected from such moisture and the resulting consequences.
A defect like this is not costly to remedy but needs immediate attention to prevent damage to the timber roof structure. Potentially we saved our clients thousands of pounds in future repairs were this defect left unnoticed.
If you’re in need of some advice on a property defect, a Homebuyer survey or building survey, contact us on 01635 579 208.

Filed Under: building survey, Building Surveying, Defects, diagnosing damp, Newbury, Residential, RICS, ventilation Tagged With: , , , , , , , , , , , , , , , , , ,

The Case of the Missing Party Wall

May 15, 2014 By

No Party WallWhile conducting a recent Homebuyers Survey in Reading, we noticed something missing from the main roof space – a party wall.
It was common in Victorian terraces for there to be no separating wall at the party line in the roof space. In some cases, one could walk all the way through the roof space straight down the terrace.
Nowadays we are a little more security and fire conscious and walls have been installed.
It is rare in Reading to find a property where this has not been done. We advised our client that a party wall should be installed. In doing so we saved the client considerable additional cost.
Installing an adequate wall may require a party wall agreement before remedial works are undertaken.
If you need Party Wall advice in Reading or Newbury call us for a quote.

It is rare that property purchasers look in the roof space they are often dirty and detract from the glamour of buying a new property. Why not let us look for you?
If you need a property survey in West Berkshire, call us for a quote. Get in touch on 01635 579 208.

Filed Under: building survey, Building Surveying, Defects, Party Wall, Residential, RICS, West Berkshire Tagged With: , , , , , , , , , , , , , , , , , , , ,

When Flood Water Recedes

May 1, 2014 By

Flood waters in residential BerkshireRMA Surveyors Ltd have visited many properties over the last few months to assess flood water damage and work with home owners to reinstate their property.

About 6,500 homes have been flooded in the UK since December, according to this interesting BBC article, which takes a look at what happens after the flood water recedes.

If you are concerned about any damage to your property, then enlist the services of a Chartered Building Surveyor.

The reinstatement process can be long and involved. Many factors can come into play that delay or frustrate the process, particularly where there are so many claims being processed concurrently.

In our experience it is better to have an experienced Chartered Building Surveyor appointed to steer you through this lengthy and sometimes frustrating process.

If you need the assistance of a qualified and experienced Chartered Building Surveyor please call on 01635 579 208 or contact us via our contact page.

For further information read Five Steps to Flood Reinstatement.

Filed Under: building survey, Building Surveying, Defects, diagnosing damp, Flood, Flood, Flooding, Insurance reinstatement, Newbury, RICS, West Berkshire Tagged With: , , , , , , , , , , , , , , , ,

Project Management on Property Extensions and Refurbishments

March 27, 2014 By

An old Pumping Station for rennovationIt is frequently seen on self build tv programmes when the building owner dispenses with their professional team and announces they are going to take on the role of the project manager.

Often with little or no experience. Generally the end result is unsatisfactory, with conflicts with the building contractor, a lack of technical understanding, projects going over budget or well beyond the contract period, contractors not getting paid, legal disputes and all manner of stress to everyday life.

In short being a project manager is hard work. So why not let a professional help – in the long term, it will save you money, time, stress and heartache.

How can a professional help?
By enlisting the services of a Chartered Building Surveyor you will receive guidance and knowledge that will help your project to run smoothly. You’ll receive no nasty surprises and the outcome will be a refurbishment, extension or renovation that will be an asset.

RMA Surveyors Ltd will act on your behalf to specify, design and manage the building works. In addition to certifying works, assessing costs and liaising with the building contractor at every stage. We will use our professional skill, expertise and understanding of buildings and construction to administer and manage building contracts. We will supervise the building contract to ensure a smooth running of the project and a satisfactory outcome for all involved.

The Process
Once a project (e.g. a refurbishment, extension or reinstatement) has been designed and specified, we begin the process of procurement, usually via competitive tender. We issue the tender documents to several building contractors, who provide a quote for the works. Once tenders are received, we make a recommendation as to which building contractor should be appointed. We ensure you have the best building contractor for the job, at the best price.

We then manage the construction phase of the project, chairing regular on-site meetings, dealing with any issues as they arise, valuing works and certifying stage payments, as well as monitoring the overall quality of the build.

Finally, we certificate works when they have been satisfactorily completed and ensure any outstanding issues are dealt with after completion.

For further information on whether RMA Surveyors Ltd can help with your project, give us a call on 01635 579208. See our project management page for further details.

Filed Under: Building pathology, building survey, Building Surveying, Construction, Newbury, Residential, RICS, West Berkshire Tagged With: , , , , , , , , , , , , , , , , , , , , , ,

What Are Dilapidations? A Guide for Landlords and Tenants

March 27, 2014 By
An aerial view of a warehouse subject to dilapidations surveying by RMA Surveyors.

Dilapidations refer to breaches of a tenant’s obligation to maintain or repair a property under the terms of a lease agreement. These typically arise at the end of a lease when landlords seek to recover the costs of restoring the property to its original state. Understanding dilapidations is crucial for both landlords and tenants to avoid disputes and minimize financial liabilities.

What Are Dilapidations?

Dilapidations are most often associated with commercial leases and relate to a tenant’s failure to comply with the repair, decoration, or reinstatement clauses of their lease. Common examples include damage to walls, floors, or ceilings, failure to redecorate as agreed in the lease, and removal of tenant-installed fixtures or fittings without reinstatement. Dilapidations are resolved through a Schedule of Dilapidations, which details the breaches and associated costs. This schedule can often lead to disputes between landlords and tenants, making professional advice essential. Contact RMA Surveyors for expert guidance on dilapidations claims.

Why Are Dilapidations Important?

For landlords, dilapidations ensure the property is returned in its agreed condition, preserving its value and minimizing repair costs. For tenants, understanding their obligations can help reduce unfair claims and avoid unnecessary expenses. Learn more about our Dilapidations Surveying Services.

The Dilapidations Process Explained

  1. Schedule of Condition: At the start of the lease, a Schedule of Condition documents the property’s state to avoid disputes about pre-existing damage. 2. Interim Schedule of Dilapidations: Issued during the lease to address ongoing maintenance obligations. 3. Terminal Schedule of Dilapidations: Created at the end of the lease to identify breaches and calculate costs. Each step ensures both parties have a clear understanding of their responsibilities.

Common Issues in Dilapidations Claims

Some of the most frequent disputes in dilapidations claims involve structural damage, where tenants may argue the damage is beyond their responsibility under the lease terms, wear and tear, where tenants are not typically liable for fair wear and tear, but landlords may claim otherwise, and reinstatement obligations, which occurs when tenants fail to remove alterations made during the lease. Professional guidance can help resolve these disputes fairly. Explore our Lease-End Inspections.

How RMA Surveyors Can Help

At RMA Surveyors, we specialize in providing impartial advice and professional support for both landlords and tenants. Our services include Schedule of Condition Reports to document the property’s condition at the start of a lease, Dilapidations Surveys for detailed assessments of lease breaches and repair costs, and Dispute Resolution to negotiate fair outcomes for both parties. Schedule a Dilapidations Survey with our experienced team today.

Frequently Asked Questions

What Happens if Dilapidations Are Unresolved?

If dilapidations are unresolved, landlords may escalate the claim through legal action or deduct costs from the tenant’s deposit. This can lead to prolonged disputes and additional expenses for both parties.

Can Tenants Challenge Dilapidations Claims?

Yes, tenants can dispute claims they believe are excessive or unrelated to their lease obligations. Professional support from a surveyor can provide evidence and guidance to negotiate fair terms.

How Can a Schedule of Condition Protect Me?

A Schedule of Condition protects both tenants and landlords by providing an agreed-upon record of the property’s condition at the start of the lease. This minimizes disagreements over pre-existing damage.

Whether you’re a landlord looking to protect your investment or a tenant seeking fair negotiations, RMA Surveyors can help. Contact us today for expert advice and tailored solutions for your dilapidations concerns.

Filed Under: building survey, Building Surveying, Defects, RICS, West Berkshire Tagged With: , , , , , , , ,

Problem with your Property? RMA Surveyors can help!

March 26, 2014 By

Impact damge to houseProperty investment is expensive. Remedial works for untreated defects can be costly and can affect the saleability of the property. Therefore, it’s important to keep your property in good condition.

If you notice a potential problem, don’t leave it, get a professional to make an assessment on your behalf. The cost of a Chartered Building Surveyor’s fee may save you thousands of pounds.

If you’re unsure how serious a building defect may be, seek advice from a Chartered Building Surveyor who can visit, inspect, report and advice you, provide remedial advice and put your mind at ease.

Recently RMA Surveyors Ltd has undertaken Defect Inspections to assess a variety of defects from damp, condensation, dry rot, flooding, cracking in walls, potential subsidence and concerns over construction works to extensions.

When you instruct the services of RMA Surveyors Ltd, a surveyor will attend the property and make a full assessment of the problem. Following this inspection a Defect Report will be written, detailing the specific materials, construction, implications and other associated issues regarding the building defect or defects.

If further advice regarding reinstatement is required we will also be pleased to assist.

For more information, visit the Surveys page or call 01635 579 208.

Filed Under: Building Surveying, Defects, diagnosing damp, Flooding, Newbury, Residential, RICS Tagged With: , , , , , , , , , , , , , , , , ,

Understanding a Party Wall Award

March 6, 2014 By

A picture of a wallWhat is a Party Wall?
In short, it is a wall or structure that separates buildings belonging to two or more different owners.

This could be a wall in your property attached to your neighbour (e.g. semi-detached house or flat), a garage wall linked to another property, or a garden wall built astride a boundary (known as a Party Fence Wall). Separating floors in flats and shared chimneys are also party structures.

What is the Party Wall etc. Act 1996?
The Act is designed to avoid and minimise disputes between the two owners of a party structure.

It ensures that the Building Owner carrying out the work notifies the Adjoining Owner in advance of the proposed works that are likely to affect the Party Wall.

TOP TIP: It is a good idea to talk to your neighbours about your plans before serving the notice as that will greatly increase the chances of them agreeing, or at least concurring in the appointment of an ‘Agreed Surveyor’.

How does the Act work?
Certain works are deemed to be ‘notifiable’ under the Act. Typical examples include cutting into a party wall to take the bearing of a beam (e.g. in a loft conversion); inserting a damp proof course (even if only to your own side of a party wall); demolition and rebuilding of a party wall or structure; raising a party wall; underpinning a party wall or part of a party wall; and excavating within three or six metres of a party structure.
The Act details the requisite notice periods applicable in each situation.

In the event of a ‘dispute’ in response to any notice served, the parties (the Building Owner and the Adjoining Owner) must either each appoint their own Surveyor, or decide to appoint a single ‘Agreed Surveyor’. The Surveyor must act impartially. They are not appointed to win the argument for either side.

The purpose of this appointment is the resolution of the dispute by way of a Party Wall Award.

What is a Party Wall Award?
A Party Wall Award is a legally binding document drafted and served by the appointed Surveyors, or Agreed Surveyor, to agree how works should be executed.

It sets out the nature of the proposed works, together with details as to who is responsible for the cost of the works and any associated fees.

The Award will contain a Schedule of Condition to record the condition of the Adjoining Owner’s property prior to commencement of any works; this may be needed for later referral in determining the extent of any damage as a direct result of the awarded works.

The Award will usually also state which party is responsible for implementing any remedial works in the event of resultant damage.

Does the Party Wall Act apply to you?
The Party Wall etc. Act 1996 applies to all ‘notifiable’ works in both residential and commercial property and includes:
• The building of a new wall on the line of junction (boundary) between two properties
• Works to a Party Wall
• Works to a Party Fence Wall
• Excavations – excavating foundations within three metres of a neighbour’s structure and lower than its foundations OR excavating foundations within six metres of a neighbour’s structure and below a line drawn down at 45° from the bottom of its foundation

Call RMA Surveyors Ltd on 01635 579208 for guidance on the Party Wall etc. Act 1996 or to enlist our services as a Party Wall Surveyor.

For further information, read the RMA Party Wall information page or download the RICS Information Guide

Filed Under: Building Surveying, Newbury, Party Wall, Residential, RICS, West Berkshire Tagged With: , , , , , , , , , , , , , , , , , , , , , , , ,

5 Steps to Recover from Flood Damage | Expert Surveyor Advice

February 18, 2014 By
RICS Guide to flooding

Flooding can be a devastating experience, leaving property owners overwhelmed and unsure of where to begin. Whether caused by natural disasters, burst pipes, or blocked drains, quick action is essential to minimize damage and protect your home or business. Follow these 5 expert-recommended steps to recover from flood damage effectively.

Step 1: Ensure Safety First

Before entering your property, prioritize safety. Floodwaters can hide hazards such as electrical risks, structural damage, or contamination. Contact professionals if you suspect severe structural issues.

Learn about our Structural Damage Surveys for peace of mind.

Step 2: Document the Damage

Accurate documentation is crucial for insurance claims. Take clear photographs and videos of the affected areas, including damaged walls, floors, furniture, and appliances.

Keep a detailed inventory of damaged items, including receipts if available.

Discover our Insurance Claims Assistance Services to streamline your claims process.

Step 3: Remove Water and Begin Drying

A flooded house.

Removing standing water and drying out the property quickly can prevent further damage and mold growth. Use pumps, wet vacuums, and dehumidifiers to dry the space. Ventilate the area by opening windows and doors if possible.

Be cautious of hidden water in cavities like walls and floors, which may require professional assessment.

Explore our Moisture and Mold Inspection Services for thorough evaluations.

Step 4: Clean and Disinfect

Floodwaters often contain contaminants like sewage or chemicals. Clean all surfaces with disinfectants and discard items that cannot be safely cleaned, such as carpets and mattresses.

Wear protective gloves and masks while cleaning to avoid exposure to harmful substances.

Read our guide on Post-Flood Cleaning and Restoration for expert tips.

Step 5: Assess Repairs and Plan Restoration

After cleaning, assess the extent of repairs needed. Engage a qualified surveyor to evaluate structural integrity, recommend repairs, and provide guidance on restoration.

Use this opportunity to implement flood-resistant measures like raised electrical outlets or waterproof flooring.

Contact us to schedule a Flood Damage Survey and start your restoration process.

Bonus Tips for Preventing Future Flood Damage

Install sump pumps or flood barriers. Maintain gutters and drains to avoid blockages. Consider flood insurance for better financial protection.

Learn more about Flood Protection Strategies.

How RMA Surveyors Can Help

Recovering from flood damage can be overwhelming, but you don’t have to face it alone. At RMA Surveyors, we offer professional flood damage surveys, structural assessments, and insurance claim support to guide you every step of the way.

Call to Action

If you’ve experienced flood damage, contact RMA Surveyors today for expert advice and personalized solutions. Get in touch to protect your property and start your recovery process with confidence.. If you need the assistance of a qualified and experienced Chartered Building Surveyor please call on 01635 579 208 or contact us via our contact page.

Filed Under: Building pathology, building survey, Building Surveying, Construction, Defects, diagnosing damp, Flood, Flood, Flooding, Insurance reinstatement, Landlords, Newbury, Residential, West Berkshire Tagged With: , , , , , , , , , , , , , ,