Comprehensive Specification and Schedule of Works for a West London Block of Flats

November 15, 2024 By
A rooftop of a block of flats in London

RMA Surveyors has recently prepared a detailed specification and schedule of works for a block of purpose-built flats in West London. Acting on behalf of a managing agent, this project addresses essential maintenance, overdue repairs, and security improvements to enhance the property and meet compliance obligations. Following a thorough consultation process, the works have progressed to the tender stage, with completion anticipated in the spring of 2024.

Scope of Works

The schedule of works involves a wide range of critical maintenance and improvement tasks, including:

  • External Redecoration: Protecting and enhancing the building’s exterior to improve its appearance and resistance to environmental wear.
  • Roof Repairs: Addressing damage to ensure the roof is watertight and structurally sound.
  • Window Repairs: Restoring functionality and integrity by repairing deteriorated elements, including resealing mastic joints.
  • Security Upgrades: Installing external security gates and improving overall access control to restrict unauthorized entry into insecure areas.
  • Water Tank Replacement: Upgrading the existing water storage system to ensure compliance with modern standards and reliable operation.
  • Overall Building Maintenance: Undertaking improvements to neglected elements of the building to bring it back to an acceptable standard of repair and presentation.

The extensive nature of these works has arisen due to the accumulation of deferred maintenance over several years. When routine maintenance is postponed, minor issues can escalate, leading to a more extensive and costly scope of work.

Addressing Cost Concerns

A block of purpose built flats in London.

Leaseholders are often surprised by the expenses associated with such large-scale works. This is particularly true for properties requiring scaffolding, which incurs substantial costs. To achieve cost efficiency, RMA Surveyors recommends that clients coordinate all required high-level repairs simultaneously while scaffolding is in place. This approach minimizes future disruption and avoids repeated scaffolding expenses.

In this project, the managing agent and RMA Surveyors worked together to provide an estimated cost of the required works and are guiding the client through the Section 20 consultation process. Once approved, the schedule will allow for all critical tasks to be completed in a single, cohesive programme, ensuring efficiency and comprehensive coverage of the building’s needs.

Freeholder Obligations and Service Charge Planning

Freeholders are obligated to maintain the common parts and exterior of the building, with associated costs typically passed on to leaseholders through the service charge. Effective long-term planning, including the establishment of a sinking fund, can mitigate the financial burden on leaseholders by spreading costs over time. However, in buildings where such funds are absent or underfunded, the costs of overdue repairs can be significant.

Proactive maintenance planning not only avoids such large expenditures but also preserves the property’s condition and value. Regular upkeep reduces the likelihood of complex repairs becoming necessary and provides a smoother experience for leaseholders when work is required.

Why RMA Surveyors?

RMA Surveyors has a proven track record of managing large-scale refurbishment and repair projects. With expertise in preparing detailed specifications, assisting clients through the Section 20 process, and coordinating works with reputable contractors, we deliver effective, high-quality solutions tailored to your building’s needs.

If you manage a property requiring professional oversight for major works, contact RMA Surveyors to discuss how we can assist in achieving the best outcomes for your project.

Further Reading and Resources

  1. Royal Institution of Chartered Surveyors (RICS): Information on RICS standards and professional guidance for property management.
  2. Section 20 Consultation Process: Learn more about the Section 20 process for managing agents and leaseholders.
  3. Association of Residential Managing Agents (ARMA): Best practices and advice for managing agents.
  4. Building Safety Fund Guidance: Information about government support for high-rise building improvements.
Filed Under: Building pathology, building survey, Building Surveying, Construction, Contract administration, Economic, Health and Safety, Landlords, London, London Surveyors, Residential, RICS Tagged With: , , , , , , , , , , , , , , , , , , , ,

Successful Contract Administration of Luxury London Apartments

September 20, 2024 By
Luxury terraced town houses in London with full scaffolding

RMA Surveyors recently acted as Contract Administrators for a successful two-phase project involving exterior redecoration and reroofing works at a luxury apartment block in London, with a contract value of approximately £500,000. The project, divided into two phases—Phase 1 covering the rear of the building and Phase 2 focusing on the front—was completed on time and within budget. This case demonstrates our expertise in managing complex projects and ensuring high-quality results.

The first phase of the project involved exterior redecoration and reroofing works on the rear elevation of the building. The works included repairs to surfaces, followed by the application of high-quality exterior finishes to restore the appearance of the rear façade. Additionally, the roof at the rear of the building was completely replaced using premium roofing materials, chosen for both durability and aesthetics.

Managing this phase required close coordination with the contractor to ensure that the work was carried out efficiently, with minimal disruption to residents. As Contract Administrators, we took the lead in ensuring that the materials used met the required standards and that workmanship was of the highest quality. Site inspections were carried out regularly, and while there were minor challenges in ensuring the contractor maintained consistent quality, we worked diplomatically to resolve these issues, ensuring the project remained on track.

The second phase of the project involved similar exterior redecoration and reroofing works on the front elevation of the building. This phase was even more critical due to the building’s prominent location and the need to maintain its luxury appearance.

The front elevation required meticulous attention to detail to preserve the high-end aesthetic of the property. Premium finishes and paints were used to ensure long-lasting protection and visual appeal, while the reroofing works on the front required the same level of precision and care as Phase 1. Our role was essential in ensuring that the contractor delivered the same level of quality throughout this phase, despite increased visibility and heightened expectations.

Managing Challenges and Ensuring Success

As with many construction projects, this contract presented its own set of challenges, particularly around maintaining consistent contractor performance and quality across both phases. Our role as Contract Administrators was crucial in managing these issues. Regular site visits and ongoing communication with the contractor allowed us to address any concerns about workmanship and ensure the work was completed to the required standard.

Our proactive and diplomatic approach helped guide the project to a successful conclusion. The combination of our technical oversight and effective management ensured the building was restored to its full potential, both at the rear and front elevations.

Staying Within Budget and Minimising Client Stress

Despite the complexities involved in managing a two-phase project, RMA Surveyors ensured that the entire contract was completed within the original budget. By acting as Contract Administrators, we took on the technical and logistical burdens, allowing the client to focus on their core activities without being drawn into the day-to-day management of the works.

Our oversight ensured that any potential issues were dealt with swiftly and that all works were completed to the highest standard, giving the client peace of mind throughout the process.

Why Choose RMA Surveyors for Contract Administration?

This project highlights the value of appointing a Contract Administrator for complex works. By managing both the contractor and the technical aspects of the project, RMA Surveyors ensured that the works progressed smoothly, stayed within budget, and delivered the high-quality finish expected of a luxury property.

If you’re planning renovation or re-roofing works and want to ensure that your project is managed efficiently and stress-free, contact RMA Surveyors today.

Filed Under: Building Surveying, Construction, Contract administration, Health and Safety, RICS, RMA Surveyors Tagged With: , , , , , , , , ,

Asbestos Concerns

September 18, 2014 By

One common item we often raise in our building surveys and homebuyer reports is the potential for asbestos to be present in textured, decorative coatings, such as Artex to ceilings and wall surfaces internally.

Following guidance by the Health & Safety Executive (HSE) http://www.hse.gov.uk/asbestos/ and the Asbestos regulations, we have an obligation to make mention of potentially asbestos containing materials.

Asbestos encapsulated in textured, decorative coatings is often only in very small amounts and provides no risk, unless it is disturbed and the fibres become airborne.  Textured, decorative coatings installed after the year 2000 are unlikely to contain any asbestos, as the use of asbestos was prohibited after this date.

RMA Surveyors Ltd are not asbestos surveyors; however, we are trained to identify potential asbestos containing materials. We have also worked alongside licenced asbestos testing and removals contractors to identify the presence of asbestos and arrange for its safe removal.

It should be noted that just because asbestos is present in a material, does not mean that the material is inherently unsafe but it should be left undisturbed, to avoid the asbestos fibres becoming airborne, at which point they do become hazardous. Professional advice should be sought.

For information and advice regarding asbestos in textured, decorative finishes, further reading is available on the HSE website.

If you have any asbestos related queries that you would like to discuss with RMA Surveyors Ltd, please contact us on 01635 579208 or by completing our ‘Contact Us Today’ form.

Filed Under: building survey, Building Surveying, Construction, Defects, Health and Safety, Residential, RICS, Surveys, West Berkshire Tagged With: , , , , , , , , ,