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: , , , , , , , , , , , , , , , , , , , ,

Expert Support in High-Value Building Insurance Claims

October 25, 2024 By

Expert Support in High-Value Building Insurance Claims

Before: An office space that suffered malicious damage after being converted to a cannabis factory by a drug cartel.

For property owners facing significant damage, navigating an insurance claim over £100,000 can be daunting. RMA Surveyors offers an experienced, independent service for high-value insurance reinstatement claims, providing a more efficient, thorough, and client-focused alternative to insurer-appointed adjusters. With extensive experience handling claims in Berkshire, Oxfordshire, and London, RMA Surveyors is committed to ensuring policyholders receive quality results with expert guidance every step of the way.

The Benefits of Choosing Independent Advice

Unlike insurer-appointed loss adjusters who may prioritize the insurer’s interests, RMA Surveyors works exclusively to advocate for the client. From the initial assessment to final repairs, our surveyors provide unbiased and detailed advice, collaborating with reputable contractors to manage repairs in line with the policyholder’s needs. By using a proven network of contractors, we ensure higher quality repairs, efficient timelines, and accountability, which can be harder to guarantee with insurer-recommended contractors. Learn more about the benefits of working with an independent chartered surveyor.

Experience That Makes a Difference

After: The office space after successfully being reinstated through an insurance claim administered by RMA Surveyors.

Our experience with high-value claims is extensive and includes a range of complex scenarios. We understand the intricacies of the claims process and the importance of managing every detail carefully. With RMA Surveyors, clients benefit from our ability to foresee challenges, coordinate effectively with contractors, and maintain quality control at every stage. This is especially critical for claims in excess of £100,000, where precision and timely completion can make a substantial difference in the outcome.

Accountability, Quality, and Value

Our approach prioritizes transparency, accountability, and consistent communication, setting us apart in the industry. RMA Surveyors maintains rigorous standards in every project, working with contractors who are chosen not only for their technical skills but also for their commitment to timely and high-quality work. This ensures clients receive excellent value, minimizing risks associated with delays, additional costs, or inadequate repairs. Unlike many in-house loss adjusters, we are not bound by restrictive agreements, giving us full control over project standards and empowering us to achieve better results for our clients.

A Client-Centred Approach to Reinstatement

At RMA Surveyors, we believe that clients deserve a smooth, well-managed process that respects their time, budget, and property. By eliminating unnecessary layers of bureaucracy, we streamline the claims experience and deliver a comprehensive, client-centred service that focuses on each client’s unique needs. We provide detailed updates and thorough documentation throughout the claim and repair process, helping clients understand every aspect of their claim and ensuring their expectations are met.

Why RMA Surveyors?

Serving Berkshire, Oxfordshire, and London, RMA Surveyors has a well-established reputation for delivering a superior claims experience, especially in high-value scenarios. Our dedication to quality, transparency, and client satisfaction ensures that each claim is handled with the care and attention it deserves. By choosing RMA Surveyors, clients receive the benefit of our regional knowledge, technical expertise, and a commitment to results that align with their best interests.

If you have an insurance claim that needs professional management, contact RMA Surveyors. As a trusted chartered building surveying company, RMA Surveyors provides expert, independent guidance to help you achieve the best possible outcome for your claim.

Further Reading and Resources

  1. Royal Institution of Chartered Surveyors (RICS): Information on RICS standards and qualifications for chartered surveyors.
  2. Association of British Insurers (ABI): Learn more about the insurance claims process and industry practices.
  3. Financial Ombudsman Service: Guidance on addressing complaints about your insurer’s handling of a claim.
Filed Under: Building pathology, building survey, Building Surveying, Construction, Contract administration, Economic, Flood, Flooding, Insurance reinstatement, Landlords, Legislation, London Surveyors, Newbury, Oxfordshire surveyors, Project Management, RICS, RMA Surveyors, Surveys, West Berkshire Tagged With: , , , , , , , , , , , , , , , , , , , , , ,

Multiple Party Wall Awards

August 27, 2014 By

party wallWe undertook an instruction as Party Wall Surveyor to act on behalf of a building owner who was developing a site in Newbury.

The site itself was bounded by some residential properties at the front and a commercial property to the rear. The residential property at the front also had a retail unit on the ground floor.

To properly undertake the instruction notice was required to be served to all adjoining owners with an interest in the property. This included the freeholder of the residential units, the leaseholder of the retail unit and the freeholder of the commercial unit to the rear. Fortunately, the leaseholder and the freeholder of the commercial unit were the same party.

All parties dissented to works and required the appointment of their own surveyor to act on their behalf. In actuality, one of the adjoining owner’s surveyors acted on behalf of two parties, with a second adjoining owner acting on behalf of the other party.

Three separate Party Wall Awards were required to be issued. In order to minimise the cost to our appointing owner who would be responsible for all fees, we made assessment of adjoining owner’s fees and agreed a reasonable rate. We also organised to meet all surveyors out on site on the same day, to minimise time on site while discussing the critical issues that needed to form the basis of the Party Wall Award.

Without our professional input, the developer may have found difficulty in identifying the correct parties to serve the notice on, issue applicable notices, liaise with adjoining owner’s surveyors and form a Party Wall Agreement.

It is often thought by building owners that the Party Wall process is easily managed by themselves but we have often found that parties that have issued notice have issued invalid notice, which can delay works or can become confounded by the detail surrounding the Party Wall Act and can quickly find themselves out of their depth when matters become more complex.

If you have any Party Wall issues, please contact us for advice on 01635 579208 or complete the form below and we’ll get in touch.

Contact Us

Fill in the below form to contact us today.

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

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

Project Managers for Repairs

August 6, 2014 By

Project Management. Repair & Redec Block of FlatsRMA Surveyors Ltd acted as project managers for an external maintenance and repairs programme to a block of flats in Cockfosters, London.

The contract included roof repairs; including repairs to parapet walls and the repair of roof coverings, maintenance to external doors and windows; including repairs and redecoration, providing insulation to tank rooms located on the roof, internal plaster repairs to common areas and redecoration and masonry repairs; including crack stitching and repointing repairs to arches and lintels above openings.

The contract value was for £70,000; we provided specification, tendered the works and oversaw the works in two phases. Unfortunately the initial contractor went into liquidation between phases, so we were required to re-tender the works and oversee phase two using a different contractor.

We saw the work through to completion, awarded final certification and ensured the work was undertaken to a satisfactory standard.

If you require a project manager for any similar repairs, redecoration or refurbishment contracts, please contact us using the form below or call us on 01635 579208.

Contact Us

Fill in the below form to contact us today.

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

Filed Under: Building Surveying, Construction, Landlords, RICS Tagged With: , , , , , , , , , , , , , ,

Project Manager for Fire Reinstatement

July 4, 2014 By

Melted LightbulbRMA Surveyors Ltd have recently been instructed to act as project managers for the restoration of a fire damaged flat in West Ilsley, Berkshire.

The property has been significantly damaged by fire within a couple of rooms, while the rest of the property has been heavily damaged by residual smoke and water, where the fire was extinguished.

Our instruction required us to:

  • appoint and oversee the initial clean up and restoration – cleaning smoke residue, removing items such as white goods and furniture, cleaning surfaces and removing floor coverings and soft furnishings;
  • advise the client to have the electrical services isolated, as they had been badly damaged by the fire;
  • and draw up a specification and schedule of works to issue to tendering contractors.

Once a contractor has been selected, we will be responsible for overseeing the works through to completion. This will include regular site visits, liaison with the building contractor and the client, valuing and certifying works at key stages, liaising and reporting back to the loss adjustor and dealing with any ad hoc queries as required.

When works are completed we will certify and sign off the work. Works will be tendered and executed under the JCT Minor Works Contract. The fees for our appointment as project managers are covered by the insurance policy.

Appointing a project manager can help to reduce the stress that such potentially distressing situations can cause. As Chartered Surveyors, acting as project managers, we are able to use our professional knowledge and expertise in order to facilitate a swift and effective remediation process.

RMA Surveyors Ltd are highly experienced in insurance reinstatement work and as such we provide a service that is cost effective in regards to managing spend for the insurance claim and one that gives the client peace of mind that the project is being overseen and undertaken by professionals.

If you have been affected by fire, flood or other insured risk, please contact us on 01635 579208 or by completing the form below.

Contact Us

Fill in the below form to contact us today.

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

Filed Under: building survey, Building Surveying, Construction, Defects, Flood, Flooding, Insurance reinstatement, Landlords, Newbury, 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: , , , , , , , , , , , , , ,

Six Steps to a Party Wall Award

September 20, 2012 By

Party wallRecently we have had a number of requests for information regarding party wall procedure. With the aim of providing guidance the following is an overview of the basic procedure of serving Party Wall notices:

1. Firstly, do you need to issue a party wall notice? For the sake of argument let’s say you do. Do you know what type of notice needs to be served? A line of junction notice? A party structure notice? Or a notice of adjacent excavation? In some cases it may be just one in some cases it may be all three. This can easily be determined by any good Party Wall Surveyor who knows the Party Wall Act.

2. Secondly, on whom are you serving notice? Who is the freeholder? Are there any leaseholders? Does the proposed work affect more than one structure? If so, there are likely to be a number of parties to whom notice must be served.

3. With the aforementioned identified notice can be served. RMA Surveyors Ltd are often asked to become involved in Party Wall matters after notice has been served. Clients sometimes see an early saving being made by not appointing a Party Wall Surveyor, as the process seems simple at the outset. However, as the process develops it can become more complex and Building Owners seek to appoint Party Wall Surveyors to untangle the knots. We would say two things at this juncture. Firstly, fees for initial notice are usually minimal. Secondly, issue of the correct, properly drafted notices at the outset will save time. If a notice is not correct, it is invalid and another valid notice must be served. It can take two months before works can start from date of issue of a valid notice.

4. Valid notice is served to the Adjoining Owner. They now have fourteen days to respond. The adjoining owner can assent or dissent to the proposed works. If the adjoining owner does not respond in this period, works are deemed to be in dispute. If the Adjoining Owner agrees to works, the Building Owner may, by written agreement, proceed with works. We strongly recommend a condition survey of the Adjoining Owner’s property be undertaken prior to works commencing, to provide a benchmark and avoid later dispute.

5. If no response is received or the Adjoining Owner dissents to works the building owner will need to write to the adjoining owner to request they appoint a Party Wall Surveyor. The Adjoining Owner may opt to use the Surveyor appointed by the Building Owner. They may prefer to appoint their own Surveyor. In most cases the fee for the Adjoining Owner’s Surveyor will be borne by the Building Owner.

6. Once appointed the Agreed Surveyor or Surveyors should then work to draw up a Party Wall Award. A Party Wall Award is the framework whereby works affecting the party structure are to be executed. A condition survey of the Adjoining Owner’s property will be undertaken. Once the Party Wall Award is agreed and published works can commence from the date stated within the Award.

Please also see our Party Wall Pitfalls blog with more useful guidance about the Party Wall process.

Filed Under: building survey, Building Surveying, Landlords, Newbury, Party Wall Tagged With: , , , , , , , , , , , , , , , , , , ,