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.

Ensuring Safety Compliance: RMA Surveyors’ Expertise in Building Height Measurement Surveys

In light of recent regulations, the role of building surveyors has never been more crucial. At RMA Surveyors, we understand the critical importance of precise building height measurement, particularly following the introduction of the Building Safety Act 2023. This legislation, driven by a need for heightened safety following the tragic Grenfell Tower fire, has introduced strict requirements for building safety, including the accurate measurement of building heights.

The Importance of Accurate Building Height Measurement

Under the new safety framework, accurate building height measurements are essential. The Building Safety Act 2023 imposes rigorous guidelines on building owners and management companies, particularly those overseeing high-rise properties. An accurate height assessment is often the first step in determining whether a building falls under the scope of the act, specifically those over 18 meters in height or with seven stories or more.

At RMA Surveyors, we have successfully conducted numerous building height measurement surveys for property management companies throughout London and the South East. We employ state-of-the-art technology and meticulous processes to ensure the highest level of accuracy. As experienced RICS-certified professionals, our surveys form a reliable foundation for meeting safety regulations and maintaining building compliance.

Understanding the Building Safety Act 2023

The introduction of the Building Safety Act 2023 followed a series of safety concerns raised after the Grenfell Tower fire in 2017. The fire tragically claimed 72 lives and exposed serious shortcomings in building safety regulations and their enforcement. One of the major issues was the failure to properly account for fire risks in high-rise buildings, particularly related to external cladding and other structural factors. As a result, the government launched the Grenfell Tower Inquiry, leading to a broad overhaul of building safety measures.

The Building Safety Act 2023 builds on recommendations from the inquiry, establishing new requirements for buildings over 18 meters or those with multiple stories. Accurate building height surveys are a fundamental part of this process, ensuring that safety measures such as fire evacuation plans, risk assessments, and cladding safety reviews are accurately based on the building’s dimensions.

RMA Surveyors’ Role in Ensuring Safety Compliance

RMA Surveyors have been at the forefront of assisting property managers, owners, and developers in meeting the new standards. Our team of surveyors is experienced in conducting height surveys with the precision and detail required by the Building Safety Act. We are proud to have worked with many prominent property management companies across London and the South East to provide trusted, certified building measurements.

With the growing complexity of compliance requirements, it is crucial to have measurements conducted by professionals who are fully accredited by The Royal Institution of Chartered Surveyors (RICS). Our work helps ensure that property owners have the accurate information they need to implement critical safety measures effectively.

Looking Forward: Building Safety for a Safer Future

As the Building Safety Act continues to reshape the property landscape, the role of height measurement surveys becomes ever more essential. Whether you are managing a residential tower or a multi-story office building, partnering with RMA Surveyors ensures that you are fully compliant with the latest safety regulations, protecting both the building’s occupants and your investment.

If you are a property owner or manager seeking a reliable partner to handle your building height surveys, contact RMA Surveyors today for expert assistance from trusted RICS professionals.


Further Reading:

  • Building Safety Act 2023 – An overview of the Building Safety Act and its implications for property owners and managers.
  • Grenfell Tower Inquiry – The official Grenfell Tower Inquiry website, detailing findings and recommendations related to building safety.
  • RICS Building Safety – Information from the Royal Institution of Chartered Surveyors on the Building Safety Act and professional standards in building surveying.