Martin Ralph Chartered Surveyors

Schedule of Condition

Schedule of Dilapidations

DDA Audits

Fire Risk Assessments

Design

Planning Applications

Building Regulation Applications

Rent Reviews

Inspections

Land Surveys

Measured Surveys

Conveyancing Plans

Licensing Plans

 

 

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Schedule of Condition
Whenever a lessee takes on either a new or assigned lease it important that the condition of the property is accurately established.  Failure to do this could result in the lessee having to rectify defects that were present at the time they took on the property.

We have a great deal of experience in undertaking condition surveys on commercial and Industrial properties and we can also advise on the clauses within the lease which have a bearing on both the Landlords and lessees obligations.

These surveys are usually produced on a schedule format and on completion they can form part of the lease agreement ensuring that the condition of the property is recorded for future negotiations at the end of the lease.

From the survey we are able to produce a schedule of remedial work required, prioritise the work and produce budget costings. This will enable the lessee to negotiate rent free periods or a reduced rental to compensate for the property condition.

Schedule of Dilapidations
At the end of a lease the Landlord usually looks to the lessee to undertake remedial works to return the property back to the condition it was in at the commencement.

It is obviously easier for us to undertake a schedule of dilapidations if we have available the original condition survey, however if condition survey was never produced we can still assist in negotiations between the two parties to ensure that the extent of dilapidations are reasonable.

Again from the survey we are able to produce a schedule of remedial work required, produce budget costings and if necessary provide a specification and obtain tenders to undertake the works…

DDA Audits
The 1999 Disabled Discrimination Act has resulted in the Practice being requested to undertaken numerous D.D.A audits for larger organisations.

As DDA requirements vary from property to property, each DDA audit is tailored to suit the client and the property use. Following completion of the audit we are able to provide a schedule of works necessary to upgrade the property to meet the DDA requirements and if necessary we can produce contract documents, obtain tenders and oversee the works.

Fire Risk Assessments
The majority of the Fire Risk Assessments we undertake are on existing buildings. Requirements vary between types and use of the property and consequently each report it tailored to suit each occasion. Following the assessment and report we are able to, produce a schedule of the necessary works required to comply with current legislation, and if required we can produce contract documents and oversee the works.

Design
Martin Ralph have in house design facilities and undertake both new build and extension projects on a wide range of properties.  Whilst most clients come to us with a reasonably good idea of what they want we usually find that following consultation we can greatly improve on the initial proposals.

Planning Applications
Once a scheme has been designed and agreed with the client we are able to proceed with a Planning Application. A good relationship with the Local Planning Authority combined with local knowledge is important to ensure that proposals are optimised without un-necessary conflict with the Planning Authority.

Building Regulation Applications
Once a scheme has planning permission we are able to offer a service to obtain building regulation approval. Details for these approvals will include all the necessary drawings together with all required structural and other calculations adequate for submission to Local Authority. We are also able to organise Building Regulation approvals through local Approved Inspectors which usually saves on both fees and time.

Rent reviews
Given that rent periods on commercial properties tend to be reviewed every 3-5 years it is important from both the Landlords and the Tenants point of view that the agreed rental correctly reflects the benefits offered by the property.

Ralph Associates can act for either party and assist in reaching a satisfactory agreement with as little inconvenience as possible.

Inspections
During the life of a building defects often occur which if left un attended can have a disastrous effect on the working environment.  It is certainly the case that the earlier a defect is investigated the less expensive it is to resolve.  Whilst some clients directly approach contractors when they experience problems with their property, we are able to give impartial professional advice, obtain competitive prices and ensure that the appropriate works are undertaken to the correct standard.

Land surveys
Land surveys are usually undertaken for new build projects or when extensions are proposed.  The land survey not only identifies the position of elements in plan, but also details the various levels across the site.

Measured Surveys
A measured survey is always undertaken prior to producing drawings for alterations or extensions however some clients request measured surveys to assist in space planning, rebuilding valuations, or simply to have plans of their property.

Conveyancing Plans
We can produce conveyancing drawings either from information provided by your solicitor, from design drawings or preferably by undertaking a measured survey of the property. It is important that these drawings are accurate in order to prevent problems arising at the time of re-sale.

 Licensing Plans
Most licensing applications require an associated licensing plan which we can produce. It is important that these plans are accurate therefore in most cases the information is obtained either from design drawings or from a measured site survey.