Innes Associates - Building Consultancy
Chartered Building Surveyors

Services

Building Surveying

outline of a house in blue
At Innes Associates we provide the full spectrum of building surveying services to assist our clients in managing the risks and returns of their property assets.

Our technical expertise ensures that our clients are provided with the facts and figures they need to make strategic decisions on acquiring, managing and disposing of commercial property.

A full list of our building surveying services is detailed below:

Building Reinstatement Cost Assessments (BRCA)

A BRCA comprises the inspection and detailed site measurement of a property and provides a cost for reinstating  in the event of a total loss through an insured risk. The report considers ease of access for rebuilding purposes, construction, plant and equipment, professional fees, demolition costs, location factor and inflation.

Building Surveys

There are different types of Building Survey reports that Innes Associates can provide.  Understanding the requirements of each Client is, however, of paramount in importance in order to determine the most suitable report to suit each Client’s needs.

  • Acquisition Surveys – Acquisition and due diligence surveys and reporting undertaken on all commercial building types and can include commentary on lease and title issues, cost of any remedial works and BRCA advice.
  • Building Conservation Advice – Expert advice provided in relation to repair, maintenance and alterations of historic buildings and general building conservation advice.
  • Condition Surveys – site investigation and reporting on the general condition of properties and can include specific defect analysis as a result of known disrepair. These surveys can also be used to formulate a programme of planned maintenance.

 

Access Audits

An Access Audit reports on a property’s compliance with the Disability Discrimination Act (DDA) 1995.  Where reasonable improvements are identified, Innes Associates can project manage the improvements ensuring full compliance with both Statutory and Regulatory requirements.

Measured Surveys

Measured surveys of buildings can be used for record or alteration purposes. Production of AutoCAD drawings including Lease Plans. A measured survey may also be required as part of a space planning exercise.

Dilapidations

Innes Associates excel in providing technical expertise in a proactive manner, whether acting for the Landlord or Tenant.  Services available include:

Landlord Tenant
  • Prepare interim claim for Landlord
  • Prepare terminal claim for Landlord
  • Negotiate financial settlement for Landlord
  • Monitor works for Landlord
  • General strategy advice including Lease end/implementation
  • Assessment of dilapidations liability for Landlord
  • Portfolio dilapidations management for Landlord
  •  Interim defence for Tenant
  • Terminal defence for Tenant
  • Negotiate financial settlement for Tenant
  • Negotiate and Project Manage scope of works for Tenant
  • General lease expiry strategy advice
  • Assessment of dilapidations liability
  • Portfolio dilapidations management for Tenant

 

Planned Maintenance

Provision of planned maintenance schedules over required timeframes such as 5 or 10 year periods, with detailed cost and budget analysis allowing clients to effectively manage their property assets and (where applicable) minimise end of term dilapidation costs.

Schedules of Condition

A Schedule of Condition Report for a single property or over a portfolio will accurately detail the condition of the building(s) at a specific time and may help to minimise a Tenant’s repairing liabilities when entering into a Lease Agreement.  Reports can be tailored to the clients specific requirements.

Project Management

Plans and Blue Hard Hat
At Innes Associates we provide project management services related to the construction, fit out and refurbishment of commercial property.

Our team has extensive experience of project management services across office, industrial and retail property ranging from small interior fit out to the refurbishment of entire portfolio’s and the monitoring of new build developments.

A full list of our project management services is detailed below:

CDM Co-Ordinator (CDMC)

Where Construction projects are notifiable to the Health and Safety Executive (HSE), the Client has a Legal requirement to appoint a Construction Design Management Co-Ordinator (CDMC) who will usually be relied upon to provide advice to Clients on how their duties can be met under the Construction (Design and Management) Regulations 2007.   The CDMC role generally comprises: -

  • advise and assist the Client with his/ her duties
  • notify details of the project to HSE
  • co-ordinate Health and Safety aspects of design work and co-operate with others involved with the project
  • facilitate good communication between the client, designers and contractors
  • liaise with the principal contractor regarding on-going design work
  • identify, collect and pass on pre-construction information
  • co-ordinate the updating of the health and safety file

Contract Administration

With a resolute understanding of the Client’s brief, contract administration comprises the preparation of tender documentation, tendering, reporting on tenders, procuring & placing contracts, certification of payments and monitoring the works on site to control cost, quality and progress on building repairs, maintenance, alterations, fit-outs and new build projects.

Design & Specification

Design and specification of building repairs, maintenance, alterations, fit-out and new build including the submission and management of statutory consents such as, planning permission, listed building consent and building warrants.

Project Management

Acting as the Client’s professional construction advisor primarily when procurement of works is via a design and build procurement route. Innes Associates will produce a performance specification, obtain tenders and monitor construction works through to Practical Completion.

Relocation Management

A detailed space analysis of the existing accommodation will determine the strategic advice to be provided regarding adaptation of the exiting space provision or for relocating the business. The projected requirements of the business in terms of personnel numbers and facilities required will be carefully considered when detailing the options available. Innes Associates are able to provide a full turn-key service to enable clients to move premises whilst continuing to focus on their own core business activity.

Project Monitoring

Development Monitoring – acting on behalf of an investor, potential freehold purchaser or Tenant whilst a developer undertakes construction via a third party, Innes Associates can monitor suitability of design, valuations, quality of workmanship and progress in order to protect our Client’s interests.

Fund Monitoring – monitoring works on behalf of a bank/ investor/ administrator.  The service includes initial design and cost reporting, periodic site inspections (usually monthly) and recommendation for scheduled release of funds, with services provided for the duration of the project.

Space Planning

Provision of proposals detailing suggested layouts and designs having considered future client requirements, costs constraints and aesthetic objectives. All drawing works provided in AutoCAD and PDF format and undertaken by our highly experienced and skilled draughtsman.