Commercial Building Surveys
Fortium Surveying Ltd work closely with clients to provide expert assessments of a property, whether this is in preparation to market an asset, pre-acquisition, or prior to entering a lease for a building or office space.
Commercial technical due diligence surveys are commonly referred to as:
Pre-Acquisition Survey
As purchasing a property is a significant financial investment, we ensure that our clients are fully aware of all possible further costs required to maintain their asset. A Pre-Acquisition Survey carried out by Fortium Surveying Ltd covers, but is not limited to:
- Reviewing any available legal documentation, such as lease obligations
- External condition of land and building
- Internal condition of both fabric, mechanical and electrical services
Our report will include identified defects, estimated costs of repair and any clauses in the lease which may arise concern.
This allows our client to have a clear understanding prior to committing to a purchase; our reports are often used to renegotiate sale prices, providing possible further savings.
Pre-lease Survey
Committing to a lease comes with many challenges, which is why our clients employ our services to review the proposed contract and identify areas such as:
- Service charge fees
- Insurance requirements
- Limitations and restrictions on use
- Maintenance requirements
- Permitted alterations
- Required expectations of the demise upon termination of the lease.
The survey generally reports on the condition and repair of the property, and whether there are costs that may be recoverable from an occupier, and we can amalgamate other services such as Pre-leasehold Advice, PPM surveys and Measured Surveys. We work with Mechanical and Electrical Consultants, and other identified specialists to ensure all elements of the property are reviewed and included in a single report.
Schedule of Condition
A Schedule of Condition includes both a written report and photographic evidence recording the premises at a specific time. Schedule of Condition's can have various uses, including:
- Party Wall Agreement: the Schedule of Condition is used to record the current condition of the property and reviewed upon completion of works.
- Occupying new premises: it is in the benefit of the leaseholder to record the current condition. The document will become a vital reference point at the end of the lease if it is agreed to reinstate the premise to the condition of initial occupation.
- Administration / Liquidation: lenders such as banks may often require a Schedule of Condition to determine the current condition of assets to reach an agreed financial settlement
- Relocation of premise: should a client decide to relocate or downsize part of their business, a Schedule of Condition will assist in forming a record of the assets and demise.
- Repairing obligations of a lease: whilst a schedule of condition is undertaken prior to the agreement of a lease, it is often not relied upon until lease expiry, when the benefit is realised for having a detailed schedule prepared by a Chartered Building Surveyor. The leaseholder can save time in negotiations at the end of a term when a Dilapidation claim may be brought, and also limit the financial impact relating to the condition that the property is returned in.
Fortium Surveying Ltd can develop and offer bespoke schedules, although generally we offer three types of schedule, namely:
- Photographic only
- Photographic with accompanying text
- Video
Dilapidations
Dilapidation is a complex area of property law which we are able to guide landlords and tenants through, advising either party on the specific procedures and obligations in both Residential and Commercial settings. Our service in this field includes support, specialist dilapidation surveys, and schedule of condition.
Acting on behalf of both landlords and tenants we have successfully produced and negotiated numerous claims, and have provided strategic advice for occupiers in order to mitigate their obligations.
We also offer other dilapidation-related services, which include the following:
- Pre-Lease Surveys, providing advice on how to limit your repairing obligations.
- Schedules of Condition, for appending to a Lease or Party Wall etc.
- Assessment of Dilapidation, for either a landlord or tenant to help provide a strategy for dealing with dilapidations prior to the end of a lease.
- Break clause advice, to ensure compliance with works prior to lease expiry.
- Tenant alterations, applying for landlord consent or monitoring and advising on the works proposed by a tenant on behalf of the landlord.
Measured Survey
We are able to provide accurate computer aided design (CAD) drawings for a variety of purposes including:
- Asbestos Management Reports and all future maintenance.
- Lease Plans and documentation
- Area referencing
- Health and Safety documentation
- Construction Design
- Statutory Applications
Drone Survey
Our specialist drone surveys can assist you with a variety of services across the built and natural environments including:
- Roof Inspection Surveys
- Assessment of high level parts of elevations and installations
- Property & Asset Inspection
- Land Survey & Land Photography
Defect Diagnosis
Our surveyors have in-depth Building Pathology experience on a wide range of issues. We use a variety of techniques and technology to identify the cause and repair of a wide range of defects.
Where necessary, we will liaise with other specialists or contractors to ensure even the most challenging issues are identified. We understand the importance of identifying defects as early as possible, and as such we prioritise visits and ensure reports are issued in a timely manner.