We pride ourselves on providing detailed schemes for Refurbishing, Extending or Adapting all types of buildings whilst causing the minimal amount of disruption to the occupants We have undertaken a number of successful refurbishment projects whilst the buildings have remained occupied. Details can be found on the Portfolio page of out website.
For this type of work, Building Surveyors perform the same role as architects, acting as designers and contract administrators. The Surveyor is unique in being able to carry out the initial inspection of the building and taking this forward to completion and management.
To assist you further we have detailed below the key stages a typical project may include.
1. Inception
We understand that you may have given a great deal of thought about your project before you approach anyone to assist you. We also appreciate that you may know exactly what you want, or you may be looking for further ideas to enhance those you already have. Whatever your situation we always advise you to discuss possible alternatives with us. It is paramount to a successful project to ensure a clear vision and focus is established early on.
2. Initial Design
We will take your visions and expectations of what you want and produce outline drawings and 3D visualizations so that you able to visualize what the finished building will look like. If required we can produce alternative schemes so that you are able to make an informed choice given all the options.
3. Statutory Applications
We will advise you at the relevant stages whether Statutory Consents are required such as Planning Approval, Building Regulations approval, Listed Building Consent etc. At those stages we will produce all of the drawings and details required to make the necessary applications.
For further information on this stage please refer to the Statutory Applications section of the Services page of our website.
4. Detailed Designed
At this stage of the project we will be developing the initial design in consultation with you, working towards a design, which can be signed off, and marked “For Construction”. This stage will include greater detail, including material choice and construction methods. Depending on the project it may be necessary at this stage to involve other specialists such as Structural Engineers, M&E Engineers, Lighting Designer etc. We can work with someone you have chosen or we have own consultants we have worked with successfully in the past.
5. Tender Documentation
The preparation of a specification and tender documentation is an essential stage for any project. It allows us to obtain comparative and competitive prices, avoid disputes wherever possible, and ensure that if a dispute does arise that there is a fair mechanism for dealing with it, without the need for disruption of the works. It will include other information such as standards for quality control, health & safety and site procedures to ensure that there are no misunderstandings.
6. Tendering the Works
At this stage the tender documentation detailed above is sent to building contractors and they are requested to return a completed document prior to the deadline and in competition with the other contractors. We can use your contractors should you have any, however we do have a select list of proven local contractors with whom we have worked with in the past. We are happy to introduce you to those contractors, but we do point out that we do not "recommend" contractors to our clients.
Upon receipt of the completed tender documents we carry out a detailed analysis and issue you with a brief report. Whilst we appreciate that you will want to obtain the best price and therefore employ the contractor with the lowest tender price, we do point out in our report any issues that may indicate that the lowest contractor is not necessarily the best option for you. We will explain in our report why we have raised the issues but at the end of the day the choice of contractor is entirely yours and you will be responsible for placing an order or signing a contract with them directly.
7. Contract Administration
It is not the responsibility of the Surveyor to actually supervise the building works on site, as this is what you are paying the building contractor to do. We act as Contract Administrator, which involves periodic site visits to inspect the work completed, monitor progress against the programme of works and ensure the specification is being followed with regard to quality etc. If the contractor is not doing what he is obliged to do as detailed in the contract and tender documentation we will advise he to do so.
When undertaking the Contract Administrator role we actually carry out two different roles. Firstly and most importantly we are your professional eyes and ears, ensuring that you get what you want, when you want it. Then there are other matters in which we are required by law to act fairly and impartially. For example we will value the works as they progress and certify payments that you must make to the contractor. There are however benefits to you in this impartiality. A significant number of reputable building contractors have experienced problems working for difficult residential clients and wont work for residential clients unless an architect or surveyor is to supervise the work. On the other hand there are a small minority of substandard contractors (known as cowboys), who would not be interested in work supervised by a Surveyor, because they know that their work will be legitimately rejected and not paid for.
8. Completion and Defects Liability Period
Once the work has been completed to yours and our satisfaction in accordance with the contract we will issue a practical completion certificate. However, it is the nature of building works that some inherent problems may take a little while to materialise. For example plaster may shrink during the first few months and cracks appear even if the works were completed properly. For this reason most contracts include a defects liability period during which some of the contractors money is retained by the client and during which such defects may be remedied by the building contractor. This period is usually 6 months starting from the day the practical completion certificate is issued. Towards the end of the six months we will contact you and inspect the works for any issues that need to be dealt with. We then instruct the contractor to deal with them and authorise his final payment once he has done so.
