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

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.

Expert Support in High-Value Building Insurance Claims

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.