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

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

Flooding Insurance Reinstatement

February 13, 2014 By

If you’ve recently put a call into your insurance company regarding a claim re flooding or water damage, then now is the time to take a closer read through your policy.

Often your insurance policy usually allows you to appoint your own Chartered Building Surveyor to project manage reinstatement works – on your behalf.

For example; a typical Aviva policy wording states “…If we accept a claim under The Buildings we will also pay for the following: a. Architects’ and surveyors’ fees to repair the buildings. These fees must not be more than those recommended by the relevant professional institutes…”

In our experience, victims of flood damage are often further stressed-out by the reinstatement process; having to deal with overworked, under resourced insurance loss adjusters and their equally overstretched (sometimes less qualified) in-house surveyors.  At a time when many properties are affected, often these individuals are difficult to contact and do not have adequate time to devote to their clients.

RMA Surveyors Ltd are professionally qualified, RICS Regulated and experienced in flood reinstatement works. We never take on more work than we can manage. We will provide you with peace of mind and ensure your property is returned back to normal as swiftly as possible. We will liaise directly with your loss adjuster, so you don’t have to.

If you are unfortunate enough to have suffered from flooding and feel a little overwhelmed as to how you will get your property back to normal please contact us.

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

What is Woodworm?

February 4, 2014 By

Wood boring insect flight holes in roof rafter

Wood boring insect flight holes in roof rafter

Damage caused by that commonly referred to as woodworm is actually caused by a beetle larvae. These larvae hatch from eggs laid on the outer surface of timber, where once hatched they burrow into the wood, creating tunnels as they feast.

It can take up to five years for the grubs to reach maturity. Before which they form a pupae eventually emerging as beetles and leaving characteristic flight holes in the timber surface.

Timber damage from wood boring beetle should not always be cause for alarm. For instance some larvae can only feed on damp timber. Once the cause of damp has been rectified the food source, and thus the larvae, will be stopped. In some cases the pest may have been present in the timber prior to construction and the process of sawing, drying and treatment will have killed any larvae leaving only residual damage as evidence of their existence.

The type of timber, size of flight holes, type of dust, or “frass”, left behind and condition of affected timber are all indicators of the type of species and likely damage that can be expected.

In cases where beetle larvae are active they have the ability to cause structural damage and remedial insecticidal treatment is often required.
Damage can be caused to sapwood (the outer rings where sap rises in a tree) and heartwood (the inner rings or ‘heart’). Darker heartwood damage is less common due to the presence of chemicals acting as a natural repellent. Heartwood damage is considered serious as the structural integrity of timber is greatly reduced when heartwood is attacked.

The death watch beetle is considered a particular menace as it feeds off both heartwood and sapwood.

The beetle most commonly referred to as woodworm is the Common Furniture Beetle (Anobium Punctatum). This beetle’s larvae are found to be present in sapwoods of both softwoods and European hardwoods. Infestations are common throughout the UK. Attack is rare in dry wood and modern timber panels such as plywood. It is most common when timber is damp. Where timber is exposed to good central heating this type of larvae usually dies out. Unheated and humid areas of properties such poorly ventilated roof and sub floor voids are most at risk. The larvae live for 2-5 years. Tunnels are numerous and close knit. Bore holes are circular and up to 2mm in diameter. Beetles emerge in late Spring and Summer.

Although treatment can be undertaken through drying out of timber, insecticidal treatment of live infestation is often recommended in order to swiftly arrest the damage.

Filed Under: Building pathology, building survey, Building Surveying, Defects, Newbury, Residential, RICS Tagged With: , , , , , , , , , , , , , , , , ,

Risk of flooding

January 30, 2014 By

As the rain lashed down, it seemed rather appropriate that RMA Surveyors Ltd attended a continual professional development seminar yesterday on flood management organised by 3CPD (www.3cpd.co.uk).

Hosted by Claire Thirlwell, a chartered landscape architect, the principles and practicalities of flood management were discussed, based on her experience designing schemes to reduce floods occurring.

With another day of rain today and more parts of the country becoming flooded, it seems more important than ever that we take flooding into consideration when buying a property.

People should ensure the correct searches are carried out and get a building survey undertaken by a professional to ensure the potential new acquisition is not at risk and if it is, that it is highlighted as such.

It’s better to be prepared, so if you know your property is in an area that could flood, install appropriate protection measures well in advance to reduce the risk of flood water getting inside.

If you’re unfortunate to have suffered from flood damage to your property, we can assist you too.

Under the terms of your insurance policy you are often able to employ your own independent building surveyor to oversee the insurance reinstatement of your property, rather than relying on the overstretched surveyors appointed by loss adjusters.

Remember it is your property and you are free to appoint your own independent surveyor to specify, tender and oversee works on your behalf. An insurance policy often covers the fees of an independent surveyor, like RMA Surveyors Ltd. Providing you are adequately covered it should not cost you a penny to get impartial, qualified and quality advice and management for the duration of the insurance reinstatement works from us.

If your property has suffered from any flood damage, or you’re looking to purchase a house in a flood risk area, contact us for some professional advice.

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

How do you know if the Party Wall Act etc 1996 applies to works?

February 27, 2013 By

New structure adjoining older structureIf you are planning on undertaking building works the Party Wall etc Act 1996 may apply. If you do not know of a requirement to serve or respond to notices you are not alone and we can help.

Many people are unaware of their obligations and rights that the Party Wall Act provides. Building works that proceed without complying with the Act can lead to significant difficulties, legal action, and a breakdown in neighbourly relations. Iit is not just building works directly affecting a party wall or boundary wall that may require action under the Act.

A Building Owner may decide to build a permanent structure on his own land within 6 meters of a neighboring party structure, build near or on a boundary or cut into or otherwise alter an existing party wall. In all these cases the Party Wall Act can apply. The Act allows for a Building owner to progress with works whilst protecting the an Adjoining Owners’ interests.

Where an Adjoining owner has concerns regarding a neighbors’ proposals they can appoint an independent party wall surveyor to provide help and explain the implications and procedures of the Act.

The requirements of the act stipulate that where there is a disagreement, a Party wall surveyor can step in to guide the process according to a defined protocol. Anyone can act as a Party Wall Surveyor. However a surveyor should ideally be experienced in construction,  have read, understood and be able to operate within the Act, interpret technical details, drawings and ultimately work diplomatically to provide swift resolution.

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