Building Surveying Services

Measured Surveys

Our measured surveys provide the client with a versatile drawing that can serve a variety of uses. It can be used as a base prior to the commencement of building works, used to keep records of a collection of buildings or an estate, or used as a basis for the management of a building. They can also be used for space planning. In the past we have carried out numerous exercises in space planning, often prior to extending or refurbishing a building which has become increasingly popular due to the ever increasing rental prices, particularly in office accommodation. By producing and editing scaled drawings complete with furniture, fixtures and fittings, any given floor layout can be altered to provide a layout of maximum efficiency. The items located on the drawing can even be listed in a database for full asset management purposes.

Drawings are produced using the latest computer software and can be issued either in paper or electronic formats.

Condition Surveys

We firmly believe that a condition survey has more to offer than a routine survey prior to the purchase of a building or prior to the signing of a lease. They can be used as a valuable tool for a building owner/occupier to plan future expenditure on a property or a group of buildings. This may be with a view to budgeting for repairs, planning improvement works or to aid the strategic decision making processes. In either case, it would seem appropriate to ensure that suitable professional guidance and assistance is sought in relation to every aspect of managing any such asset from its initial purchase through to any future refurbishments or extensions.

Onaek can produce a condition survey for any type of property. Where a client has a group of properties we can carry out stock condition surveys. This forms the basis of an effective asset management strategy, gives a strategic overview of future costs as well as providing guidance on specific issues.

Our expertise lies in buildings such as schools, houses, libraries, warehouses, museums, office blocks, care homes, hospitals, universities and military bases. The basic reporting format can be adapted to suit any client’s requirements and any building in the private or public sector.

Our survey methodology

The methodology in our condition surveys involves three distinct stages. These are data capture, reporting and action. It is essential that the detail and service provided is tailored to suit each client’s aspirations and we place a great deal of emphasis on the initial briefing and planning stages. Our full service would involve the steps described below.

Data Capture

The survey data is captured and managed on a room by room, floor by floor or block by block basis. ‘Maintenance’ or ‘catch up repairs’ are clearly identified separately for immediate implementation. Areas are highlighted where more intrusive or specialist investigations are needed. Information on DDA, Fire risks, Health and Safety, Statutory requirements, and possible asbestos can also be captured.

For residential surveys we will seek to establish maintenance requirements for the future, both in the long and short term in line with the Decent Homes Standard.

Reporting

The output reports provide clearly set out information which can be used for strategic or detailed decision making. Items can be prioritised in order of importance. Reporting includes ongoing costs of component failure, repair, replacement and maintenance throughout the life cycle to ensure adequate funding is in place. Our reports can be tailored to categorise items in time frames to suit each client. The report provides a tool for considering alternative remedial specifications and timing of them to provide best value or lowest cost solutions.

Action

Following the reporting process we can produce full implementation specifications and documentation for procurement of catch up remedial works. Please take the time to look at the Design Services we can provide.

Who needs a condition survey?

The type of clients that could benefit from this type of survey could be local authorities, commercial property owners, schools, universities, investors, health trusts and private landlords.

By combining this with Life Cycle Costing’s for say the next 25 years, our report will provide the client with a valuable document which is vital in planning future expenditure.

Specific Defect Surveys

Whilst many of our competitors try and offer the complete structural survey or even the slightly less expensive homebuyer type survey in many cases it is only specific defects that require analysis.

Onaek can offer a specific defect survey which at a fraction of the cost will provide you with the cause and recommend repairs for that specific problem. If required,  we can then even manage the next stages in appointing a building contractor and overseeing the works through to completion.

Party Wall Matters

We have considerable experience in this area of work acting on behalf of both the Building Owner and Adjoining Owners in conjunction with works falling under the scope of The Party Wall etc. Act 1996. Our core market lies with domestic properties though we do have Party Wall experience in the commercial and public sectors.

This Party Wall etc. Act 1996 applies where someone wishes to carry out work on or close to a boundary. This legislation provides a framework for preventing and resolving disputes to party walls, boundary walls and excavations near neighbouring buildings.  The work may be the erection of a new structure, alterations or extensions to an existing structure or an intention to carry out excavations. If you are planning to carry out work near your boundary, or your neighbour intends to carry out work near your boundary then give Onaek a call and we’ll offer you some free advice on the implications for both you and your neighbour/s.

If you are the building owner and are carrying out building works:

• We can help you identify exactly which neighbouring properties fall within the scope of the Party Wall etc. Act.
• You can instruct us to serve party wall notices
• We can prepare and agree a party wall award (sometimes also referred to as a party wall agreement)
• We can produce a schedule of the condition of the neighbouring properties, to ensure that you are not held responsible for any pre-existing defects

If you are an adjoining owner and your neighbour is carrying out building works:

• We can advise you of your rights under the Party Wall etc Act.
• Ensure all controls are in place to minimise the risk of damage to your property
• Monitor the building works and identify any damage to your property
• Note, under the Act, the developer is required to pay our fees on your behalf

You may also wish to download a copy of the Party Wall etc Act 1996 from the Office of Public Sector Information.