The EWS1 form will not be needed on buildings where there is no cladding; providing certainty for the almost 450,000 homeowners who may have felt stuck in limbo. However, residential apartment buildings 18m or more above ground with cladding still need EWS1 external wall fire reviews.

It is reported that there are hundreds of thousands of flat owners that could be forced to take on 30-year loans akin to a second mortgage to fix fire safety defects.

Campaign group End Our Cladding Scandal estimates that the erosion of trust in building safety has created 1.93m “mortgage prisoners” in England such as the Aristidous, who are unable to sell their homes because banks and other mortgage providers have refused to lend to would-be buyers.

The Grenfell disaster claimed 72 lives and the ongoing inquiry established that external cladding fitted to the building as part of a renovation earlier in the decade was the “principal” cause of the fire’s rapid spread. Those findings put the spotlight on the safety of similar materials used on hundreds of thousands of other new or refurbished buildings and destroyed faith in the country’s building regulations. Last week, a scathing report by the parliamentary housing committee said it was “deeply shocking and completely unacceptable” to have  over three years after the disaster. It also said it would be “an abdication of responsibility” by the government if leaseholders were forced to pay to fix the problem.

The government inadvertently widened the scope of the crisis in January when it guided that all buildings with an external wall system — which could be any type of cladding, practical or decorative — should be assessed for safety. This intervention greatly expanded the number of properties on which mortgage providers were reluctant to lend. The government estimates there are at least 839,000 leasehold flats in England in 58,000 apartment blocks with potentially unsafe cladding.

In May, ministers launched a £1bn Building Safety Fund (BSF) to help towards the removal of dangerous cladding on tower blocks. But the fund is only available on an estimated 1,700 taller blocks, like Grenfell, above 18m, and is well short of the government’s cost estimate of £3.5bn.

Should you own an apartment or be a landlord which meets the high risk category 18m with cladding and require a fire risk assessment report with a view to completing an (EWS1) form, please do contact JASON ANTILL BSc (Hons) MRICS DipNDEA  [email protected]

 

As a specialist measured survey company, PRE decided to see whats out there and if these will supersede what we can provide clients.

We regularly hear the word “PropTech” but what does this actually mean for the property profession and measured survey industry.

From speaking to a handful of  Chartered Surveyors, majority still use paper and pencil, if it works why change?

The RICS advises best practice that all site surveys are documented.  To take more measurements and photos than needed for future reference.

Chartered Surveyors need to be able to measure properties for various reasons, including Valuation, Lettings, Sales and redevelopment.  Its part of the RICS APC Syllabus for commercial and building surveying routes.

Being up to date on your Professional development on the RICS Code of Measuring Practice, International Property Measurement Standards (IPMS) is vital.

However when was the last time you actually measured a commercial property? and if you did, where you confident and more importantly accurate?

So will these Apps replace a draftsman or surveyor?  Measuring properties on a regular basis, having experience and more importantly Professional Indemnity which lenders require for reliance upon may argue NO?

PRE test runs onsite using the latest measured survey Apps, heres our review and rating out of 5?

 

KickTheMap **

The mobile app allows users to capture data in their environment and upload them to the KickTheMap cloud. After processing time, the 3D model is delivered on our web platform (my.kickthemap.com) and the user is notified by email. Every user has a secured access to all its 3D models.

Delivery time mainly depends on the amount of uploaded data, but projects containing less than 1000 pictures have a guaranteed delivery time of 24 hours.

Easy interface to use, with a very simple UI so the time it would take to get used to the App would be minimal. However, it is extremely slow to upload the data. 1 room which consisted of approximately 150 images took around 2hours to upload. Once it was uploaded I was emailed saying that the images were too dark and therefore unusable to be converted.

We tried two more times in brighter rooms, and less images to reduce the upload time slightly. However again they were apparently too dark, and it says it is intended for outdoor use. Because we had used our 3 free trials (unsuccessfully) we were not able to see the output of the upload.

However, because it has to be used in well lit areas (outdoors), and because of the long upload times, we do not think it is particularly suitable for us. As surveys are often in poorly lit environments like basements and plant rooms. Furthermore, if one room took a couple of hours to upload, a 4 floor building would take a considerably longer time to upload than our traditional method.

we are still awaiting their costing structure (as you have to request it) however it is either a monthly subscription which gives you 5,000 images or a pay-per-use model.

MagicPlan ****

We requested a demo from MagicPlan and still waiting for a reply. There are 4 pricing plans one free one, a $9 and $19/month and a tailor made plan. The free plan allows floor plans to be drawn in AR, which might be a useful alternative to scanning angled buildings. We cannot see any indication that it has some form of automation like it suggests on the website. Dimensions are taken and labels can be added stating areas, but it does not say how those areas are calculated.

OrthoGraph **

The OrthoGraph I is a building survey and floor plan creation application for iOS and Android, developed in Hungary. It handles both structured alphanumeric data, and measures and handles all drawings real time in 3D

This App looks like one of the more promising options as it allows a combination of AR and bluetooth distos to create the floor plans. Reports can be calculated from onsite and are emailed directly to yourself. In theory Summary of Areas would be done at the same time as the onsite inspection. We had a 14 day trial however have had some technical issues.

Orthograph’s most basic package is $300/year ($29.99/month) but there is a tailor made plan that is suggested for business use.

Matterport Capture ****

The Matterport Capture uses either the iPhone camera (at reduced accuracies) or is compatible with 3D cameras and certain scanners (not ours). Currently it is only available on iOS devices so we would be unable to use our current tablets. It is predominantly used for visualisation rather than for plans etc. Although there is a dimension tool there is no way to function to create reports like Orthograph.

Rooms need to have coloured, positioning, such as bright furniture  such as red sofa, pictures to orientate itself.  Outside with moving items such as trees, cars or people makes the software confused.

There is a free price plan, (which only allows 1 user and 1 device), and does not really seem to offer much. The priced plans go from £7.99 – £247/month, each offering additional users up to 20. Currently using the iPhone as the sole data capturer is in beta so is not properly developed yet. But we don’t think it is quite what surveyors are looking for at the moment. Unless you use it for visualising spaces? Which might be useful for investment or letting agents, sales.

Conclusions

A concern is where we exclude areas in accordance with the RICS code of measurements for example areas under 1.5m, heating apparatus etc. Although it seems quite simple it is actually quite complex to include something in a Gross Internal Areas (GIA) but not in the Net Internal Areas (NIA), knowing where and when it is applicable is something our human brain does better than a computer.  None of the Apps had this feature.

You need to be certain that if you decided to use one of these apps that they are first accurate for purpose, quick enough that it negates the time it would take for us to measure and draw traditionally, and developed enough that we constantly be having issues with things crashing etc. Even with the AutoCad App on the tablet there are some issues, and AutoDesk is a massive organisation!

To conclude PropTech solutions are there to support and not replace.  Ultimately feeing up time for where surveyors add most value! You still need a human to know which areas onsite needs measuring and how much data really needs to be captured.   The apps certainly help after you have practiced mastered these.

But would your time be better spent doing what your specialise in, not spending days onsite measuring a property which isn’t cost affective with your time?

If you have any other questions, or any projects  you would like us to look into please do contact one one of our leadership team. 

The PRE Team was delighted to have acted on behalf of a private client in the Due Diligence Acquisition of this Prestigious, newly refurbished headquarters office investment single let to Ocado benefiting from RPI-linked reviews.

Being a Multidisciplinary RICS surveying firm we provided all the DD within a quick and cost saving timeframe which included carrying out surveys on the building condition, Net & Gross Area measurements (AMR), Mechanical and Electrical (M&E), Environmental Phase 1, Fire Risk Assessment (FRA), Cladding and Insurance Reinstatement Valuation.

A real team effort and a big well done to everyone involved!  

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Don’t just take our word for it………

“Having a firm that we can rely upon who can offer many surveying services under one roof sets them apart.  Its really useful that they also specialise in measured surveys.  PRE have always provided a professional service and this is why we keep going back to them – London Investment Agents”

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Should you need a competitive proposal for one of our 24 services, please do get in touch with our leadership team. 

Nicholas Woodman our Assistant Building Surveyor gives some great advice on how he’s been able to continue going out on survey during the COVID-19 lockdown.

Several weeks into the lockdown announced by the UK Government and Coronavirus (Covid-19) is still having a significant effect on the Construction industry worldwide. This short article looks at the steps that PRE have been taking to continue to carry out inspections of buildings while following all government guidance.

1. Social distancing onsite

This can be defined as the most critical precaution necessary to reduce the spread of Covid. Typically, office buildings in Central London would be in full flow with many workers present onsite. Many companies have been able to adapt to the situation by arranging for employees to work from home if they can. Subsequently buildings are less full and social distancing is easier to maintain.

2. Getting to and from site

As discussed in point 1 it is vital to maintain a distance of at least 2 metres apart from others to stop the spread of the virus. Advice from the Government on 25^thMay 2020 stated that workers should avoid public transport if they can to limit the amount of passengers on tubes, buses and trains. Instead, we have taken other options such as cycling to sites and driving. This dramatically reduces contact with other members of the general public.

3. Personal Protective Equipment

Previously a site bag would include items of PPE such as a hard hat, high visibility jacket and safety boots however protective gloves and face coverings have become PPE items used daily.

4. Cleaning and Sanitising

Touching surfaces which may be contaminated can cause you to contract the virus therefore it is crucial to take the steps necessary to reduce the risk of this happening. These steps include; frequent cleaning of work areas and equipment between uses, frequent cleaning of objects and surfaces touched regularly, washing your hands several times throughout the day.

Our thoughts are with all the families who have suffered through the pandemic and like the whole nation we hope that following these steps lead to less people becoming infected. There has been encouraging evidence of a downward trend published by the Government, this implies that this new way of working could be a system that stays in place for a longer period to come. Therefore it has become essential for employers to analyse the methods of working in order to follow the guidance while continuing to keep the workflow.

James Clarke our expert senior Land surveyor gives an insight into why the Leica’s RTC360 is a great surveying tool to have in your armoury.

Leica’s latest iteration in laser scanners is the compact and lightweight RTC360. A scanner that has massively improved on the successful formula of the scanners before it, versatile, easy to use and accurate.

Leica’s RTC360

But why is it so great? My first introduction to laser scanners was Leica’s C10 which comparatively is big, clunky and slow. For the time it was fascinating, and kick started my enthusiasm in laser scanning. The next scanner that I spent a lot of time with was the Leica P30/40, which was a massive improvement on the C10, it was faster, lighter and easier to use.

At this point the sky was the limit for laser scanner development, and I kept my ear to the door waiting for the next big thing. The RTC360.

The folks at Leica had obviously listened to the industry professionals and had developed a tool that just worked. One of its ‘party tricks’ is the ability to correct the scan data if the scanner is not level. Making tribrachs redundant. Although a skilled surveyor can level very quickly it is surprising the amount of time that it does save.

Point Cloud Data

And time is one of the RTC360’s best selling points, it is quicker to set up, quicker to learn, quicker to use. This allows the surveyor to spend less time setting up on site and more time capturing the data that a client requires. For some there may be trade offs in the amount of functions available, however to most people the simplified interface, integrated cameras, and processing on the go mean the advantages far outweigh any disadvantages.

At PRE Surveyors we have years of experience in laser scanning and modelling from point cloud data, which means that we can offer fast and accurate data to clients, with the use of the RTC360 we have made the process even smoother.

If you are interested in seeing some examples of what we use scan data for, see the Projects tab on our website, or if you are interested in finding out more, get in contact with a member of our leadership team.

Tara French our Director of Operations gives you an insight into how she’s Home Schooling in lockdown.

1. MAXIMIZE FLEXIBILITY

When possible, organize your work around your family’s needs and child care opportunities. Save less critical tasks for times when distraction is likely, and reserve more high-stakes assignments for when you are distraction-free. If you share parenting and homeschooling responsibilities with a spouse, divide and conquer – one works while the other parents, and vice versa.

2. EMBRACE A RELAXED HOMESCHOOLING STYLE

Roll with whatever each day might bring. Time often feels short when you’re working and homeschooling. If things don’t go the way you planned, make the most of what you are able to accomplish and pick up any dropped threads the following day.

3. EXPECT THE UNEXPECTED

Take regular breaks from your work to check on your child and assess how things are going. Expect interruptions and unanticipated shifts in priorities. The hot water heater will leak and the dog will get sick and the entire bin of beads will get tipped over and you’ll discover you’re out of easy lunch options — all in the same day. A big deadline will get moved up, your wifi will mysteriously stop working, and your inbox will be flooded with “ASAP” requests. Breathe, prioritize, give your child a big hug, and do the best you can. Some days will be harder, but some days will feel easier, too.

4. MANAGE INTERRUPTIONS PROACTIVELY

How can family members best communicate with you to minimize distraction while you are working? For older children, a spiral notebook can be turned into an “Ask Me Later” book, where questions and thoughts can be written and kept safe until work time is over and you are able to address them. Teach them your parameters for urgent vs. non-urgent situations, and give them a helpful way to remember when it is okay to interrupt you during a focused work period. Remind everyone of how you would prefer they get your attention if it is unavoidable. (Stand at the door and wait for your attention? Say “Excuse me…” Write a note on a slip of paper and hand it to you?) Of course, in a true emergency, all rules go out the window. Help your children understand how to tell when it really is a true emergency!

 

5. OFFER YOUR ATTENTION & PRESENCE WHENEVER YOU CAN

When you are not working, be as fully present as possible with your children. Let them know that they are the priority during your non-work times, and make the most of it for everyone involved. Celebrate when you are done working for the day. Put away your phone and laptop, and go about the very important business of reconnecting as a family.

 

6. COMMUNICATE, COMMUNICATE, COMMUNICATE!

Calendars, homeschool planners, chore charts, and reminder lists can help ensure that everyone knows what to expect each day. At breakfast or dinner, check in about the upcoming day’s plan so that everyone is on the same page about what needs to happen. Review the times when an adult will be available to help them and when they will need to be on their own. Discuss which tasks are expected to be done independently, without much or any adult help, and which may need a collaborative effort. Be clear about your expectations and encourage suggestions from all family members about how to make things go even more smoothly the following day.

 

7. GIVE YOUR CHILD TOOLS TO USE WHEN THEY MUST WAIT FOR YOUR ATTENTION

Be clear about when you are working and not working. If possible, stick to predictable “work hours.” Set a timer or alarm so your children will know when you will be all theirs once again. Younger children might need a clear visual, such as a specific hat on your head when you are “at work.” Older children might appreciate a list of go-to activities (such as free-reading, art projects, or journaling) to do when can’t move forward without your help or when they are waiting for your attention. Let them know how much you appreciate their patience.

8. HELP CHILDREN LEARN HOW TO HELP THEMSELVES

As soon as they have developed the ability to prepare food for themselves as needed, give them access to easy-to-manage breakfast, lunch, and snack food. No-cook options and healthy pre-prepped food are ideal; make them in advance with everyone’s help if possible. Set up routines and systems so your child can independently handle situations like replacing the toilet paper, sharpening a pencil, or feeding the family pet. Encourage siblings to help each other first before calling for your help. Responsive helping skills can take some time to develop, so start now.

 

9. DIVIDE HOUSEHOLD RESPONSIBILITIES

Everyone can be responsible for something important in a way that balances their capabilities with the needs of the family. Routines and loving reminders help everyone get their jobs done. If something is falling through the cracks, have a family meeting to sort it out and find a solution. If an older child has responsibility for younger child while you are working, factor that in as you find a fair way to balance things.

 

10. KEEP CRAFT MATERIALS, GAMES, BOOKS, & TOYS WITHIN EASY REACH

Leave OUT the things you want them to access and use, and put AWAY the things you don’t want them helping themselves to or using without supervision. You will learn through trial and error which things need to be stored out of reach until you can help with them. Be sure to have plenty of clean-up tools and materials handy if your children like to create with wild abandon! Plan for family clean-up time each evening to tidy up anything that they weren’t able to handle on their own.

 

11. WORK SMART!

Do your very best to be organized and efficient. Set some time aside each week to plan. Keep an effective planner and a working to-do list (such as a bullet journal). Minimize distractions in all reasonable ways. Plan more work time than you actually need to get the job done. Have a comfortable workspace and an efficient routine for getting back into your work if you’ve been pulled away.

 

12. LEAN ON OTHERS

Negotiate swaps and playdates with other parents to help create some kid-free time each week that you can use for long stretches of focused work. Look for win-win situations. Two friends and I have a recurring arrangement where one mom teaches three children for a few hours while the others work. A tutor might be a helpful investment. Engage a “mother’s helper” for children too young to be left unsupervised. Drop-off activities for older children can help create pockets of work time. And, of course, naptime for younger children can be a helpful time to get work done.

 

13. TAKE GOOD CARE OF YOURSELF

Put your own well-being high on the list of priorities. Working at home with children around requires a lot of patience and flexibility. Take care of yourself by getting enough exercise, eating right, staying hydrated, and making sleep a priority. Ask for and accept help from others. Take time off to recharge in whatever ways make sense in your situation. Give yourself due consideration!

 

14. REMEMBER WHY YOU ARE DOING THIS

You have undoubtedly made home learning a priority for good reasons. Revisit those reasons when you are tempted to reconsider. Working from home is not for everyone, but it can make learning at home possible in families where the at-home parent must also be a working parent.

Marina Bagan our Senior Architectural Technician gives you an insight into her favourite places she has traveled to. 

For those who always liked to travel, now that we have spent several months on lockdown without knowing when we will be able to travel again, we spend time every day checking pictures we took in our last trip, or browsing online on places around the world where we imagine ourselves spending the next holiday.

We don’t know if the future of travelling is going to be as it was before this crisis, but we do know that people has become more aware of how lucky we have been of being able to travel everywhere on practically every budget.

With my eager of travelling again and my memories of some of my last trips, I thought I would love to share with you some of my favourite places -very recommended- and also some of the places where I will like to go in the future (hopefully a close future).

Istanbul

This city was just magic. It was quite a crazy trip I took with my best friend when we were just 19 years old, and we decided that as we were already at uni we were ready to travel anywhere. So we picked Istanbul.

Istanbul is a very interesting city. It has part of it in Europe and part of it in Asia, having a channel that connects Mediterranean Sea and black sea. But what was outstanding for me was to actually see influence from the different empires that shaped the city during centuries (Roman, Byzantine, Ottoman). You can see the Hippodrome or the Column of Constantine, and at the same time Hagia Sophia or Topkapi, all of them from different empires and overwhelmingly beautiful.

If I had to choose my favourite spots to visit it would be Hagia Sophia and the Basilica Cistern. This two places made took my breath away when I visited them. As a tourist (and as an architect) I was completely stunted by the powerful structures present in both projects, that together with the light (or lack of light) made the space incredibly breath taken.

But Istanbul is not all about architecture, even though you could get lost in the city without getting bored about it. It’s also about food. I won’t be talking about kofte and doner. My experience here is that you should walk to the areas that are not so touristic and find a restaurant there. That’s what we did in our case and we found a small restaurant (the owners didn’t speak any english), and we got the most delicious meal of our trip (also with the best prize).

San Francisco

When I travelled to San Francisco I was a bit skeptical at the beginning. It was my first time travelling to America, and I wasn’t sure how the experience was going to be.

Now, I’m really happy I got to go on this trip. I was very surprised by how many things you can do in this city, and how interesting it is. In the city centre you can find excellent restaurants to eat and the people are really friendly. The buildings and the streets around this area (and also in the outskirts) are as you imagine when you think of a typical american city, and includes architectural treasures like the Transamerica Pyramid, California Street or the Conservatory of Flowers. You can also visit the Castro district or china town, and the Golden Bridge, that is probably my favourite spot in San Francisco. It was really foggy the day I visited the bridge, and I remember I could see the bright red colour appearing between the grey clouds, and the closer I was getting the stronger was the feeling of how magnificent the building was. Walking from one side to the other in a summer day, enjoying the view, the red colour of the bridge and the structure of the bridge itself, was one of the best things of the trip.

San Francisco also has the Pier 39, obviously highly recommended for food, and you can walk following the sea until you arrive to Ghirardelli chocolate factory, perfect for dessert.

This city has also lots of possibilities, and my recommendation is to rent a car to be able to do and see everything. The city is really big, and the public transport is not as efficient as we are used to in Europe, so having a car is the best option to get the most of the trip.

Barcelona

I wanted to add Barcelona to the list, because in my opinion Barcelona is one of the most beautiful cities in Europe. I believe it has the perfect mix between a cosmopolitan city and a beach city. You can find any cultural event, like concerts, museums, theatres, etc; and at the same time you have all the advantages of having the sea right next to it, like having going for a swim or sunbath, or enjoying sea food just some meters away from the Mediterranean water.

The list of recommended buildings and areas to see is incredibly long, as Barcelona is a city with lot of history and historic and artistic heritage, including some buildings that are World Heritage. I would definitely recommend to visit at least a couple of Gaudi’s projects in this city, like La Sagrada Familia (my favourite building in the city) or El Parc Guell (that has not just astonishing architecture parts but also beautiful gardens).

The city has endless opportunities to be enjoyed. From sailing off shore for a day, to enjoy a live band one night, go for a drink, enjoy pa amb tomaca in a little restaurant, watch a FC Barcelona football match, or go to the Liceo to enjoy theatre.

To all this, I believe can only be added the fact that the people are really nice, the weather is practically always good and the food… Well, the food is fantastic.

Santorini

This island is famous for being a very romantic spot in Greece. It is highly touristic, but it’s in my list of places I would like to go to because I feel that the beauty of a volcanic island combined with Greek culture and tradition, deserves to be visited and enjoyed.

This city looks like the perfect spot to relax, enjoy going for hikes across the island, having sea food at the shore, and enjoy the sun during the spring and summer. The combination of the colours of the soil of the island (caused by the volcanic components), the green of the vegetation, the blue water and the light colour of the buildings, create a panting that is the perfect background to have constantly in a holiday. I believe this island is the perfect place to spend some days connecting with nature and having a very relaxing time.  

Tokyo

The city fascinates me, not just for all the incredible urbanism and architecture that has, but also because I find very interesting the different culture that you can see when you travel. I always think that is important when you travel to also experience the culture and the food of the place where you travel to, and in this city the shock in culture and food I believe it would be incredible.

The entire city and its skyscraper is a place full of things to see. From a sumo wrestling show, to Fuji TV headquarters, the New National Stadium, the Akihabara famous for anime fans, the University of Tokyo, etc.

With a million places to visit in this city, a culture and food to experience, this city opens a broad number of possibilities that makes this cities one of the most exciting places to visit in my list.

There are so many more places to travel in the world. This is just my list of favourite places that I believe can inspire people to choose their next spot. So I invite you to keep travelling, as I will do, to keep making your own list and share with the rest of travellers!

“In Q1 2020 our Daylight, Sunlight & Rights of Light Team successfully negotiated an advised on a large portfolio of developments.  A great result for our client, a national architect, in these very testing and difficult times – COVID-19.” 

“PRE possesses a range of technical experience and skills giving you the client proactive best value.  We are Nationwide, Mobile & Fast – A big well done to everyone involved in the negotiations”

Current Daylight Sunlight Guidance

In the UK, the go to guidelines to assess the daylight and sunlight quality within habitable rooms (kitchens, living rooms and bedrooms) is:

BRE Report 209, Site Layout Planning for Daylight and Sunlight: A guide to good practice (second edition, 2011) [BRE Guidelines].

This article only considers the specific test used for daylight to proposed residential habitable rooms, that being the Average Daylight Factor test (hereon referred to as ADF test). The ADF test is one of absolute value i.e. it is not a before and after ratio test. The guidelines recommend the below ADF targets based on room use:

• Kitchens – 2% ADF target.
• Living rooms – 1.5% ADF target.
• Bedrooms – 1% ADF target.

It is not always the case that every single room will meet its specified target as planners have the discretion to make a holistic decision on the overall adherence of the development; daylight is just one consideration of many.

The property mix is changing with new types of developments coming to the fore such as co-living, build-to-rent and micro flats.

Changing Property Mix 

Co-living purpose-built facilities are still fairly new to the UK property scene but they are taking off quickly. Residents of these types of accommodation do not have an apartment in the traditional sense. Co-living residents  have a private room which will contain a bed, small desk, kitchenette and en-suite. All other facilities are communal such as large living areas, gyms and large sociable kitchens.

Are the private bedrooms more than bedrooms as they have a desk and kitchenette? If the answer is yes, the ADF target of 1% for bedrooms would seem too low a standard to apply but the 1.5% ADF target for living rooms could be considered too high as the private rooms could surely not be classed as a standalone living room? Perhaps the best thing to do is meet in the middle and apply a target of 1.25% ADF for these rooms.

If the large sociable living rooms and dining rooms are spaces where many residents would gather, should a higher threshold than the 2% ADF target for kitchens be applied to these spaces as they are communal? Perhaps an ADF target of between 2.5% or 3% would be more appropriate? These may not be the correct values to apply, but a wider discussion around this subject will be needed soon as the property mix is changing.

We are also more likely to see lower levels of daylight and sunlight be accepted in proposed developments in London with the Draft London Plan: Policy D6 Optimising housing density recommending:

“For London to accommodate growth in an inclusive and responsible way every new development needs to make the most efficient use of land. This will mean developing at densities above those of the surrounding area on most sites. The design of the development must optimise housing density”. 

The BRE guidelines are intended to be flexible and in this respect,  they work very well as they are designed with suburban environments in mind but are often applied to inner-city environments. However, as the fabric of cities and the way some city dwellers choose to live changes, perhaps there needs to be more consideration for how the quality of light should be assessed  within co-living spaces, micro flats, aparthotels, hotels, student accommodation and build-to rent apartments such as the recently topped out Vertus Tower in Canary Wharf (pictured below).

“Should you require further information regarding this article or are a developer who would like Daylight, Sunlight & Rights of Light advice, please do contact one of our  specialists who can guide you through what can be a complex process”

Marina Bagan our Senior Architectural Technician at PRE gives a detailed insight into why open plan office hot desking may become the past and Flexi hybrid workspace the future.

” As we have seen for the last weeks (and months) Covid-19 is changing everything around us. From the way we learn, work and communicate, to the way we shop, take part in events and work out. So as someone in the architecture industry I wonder, how will all this affect the future of office architecture?”

Office Architecture in a post Covid-19 world

If we have a look at the present times, due to government measure to stop the spread, office spaces, homes, supermarkets, etc, are already changing their space distribution, the way they are being used and their spaces.

In 2017 only 5% of Europe’s working force was working from home, however, since this crisis started, we have only seen more and more people starting to work remotely, to the point that now more than half the population is working from home. So the way we conceive work and our office spaces is changing. 

What this forced-to-work-from-home “experiment” is showing us is not just the obvious benefits, like the reduction in pollution, the increase in productivity, etc. But also that remote work is possible and positive, and has also presented opportunities to companies considering hiring people from all over the world focusing in talent not in location. So what could this mean? Well, it means two things. On one hand, companies allowing people to work remotely would need smaller office spaces or office spaces that are more flexible. We have already seen companies renting desk for others to use. This could be the moment for architects and designers to push new designs that underpin this transition. 

On the other hand, it means that our homes will become our new office –  a space to work, to be productive and focused, take calls, etc. Until now, housing search didn’t always consider that the design should include a proper space to be used as an office. We would typically consider having things like a living room, maybe a bathtub or a garden, or even a garage. But now our priorities, points of view and experience have changed, and maybe from now on we will need an office in our homes (or at least a flexible space that can be used as a home office) and therefore future housing designs will have to include this. And it’s not just the home office. We have discovered that to be able to work from home and still take proper breaks, spend quality time with family or spend time on hobbies, we need inspiring spaces. Inspiring spaces that have the power of changing your working state of mind to a different state of mind. It can be a small corner with a chair where you can have a coffee, or a terrace where you can plant some tomatoes or a room where you can practice some exercise. Those spaces have become more important since the lockdown, so the present and future home design is going to have to cater to these new and important demands.

A possible new Office

It also important to bring up the concept of social distancing in an office building, because this crisis will be overcome and the offices will open again but it makes you think that we should learn something from this. We should consider that maybe our architecture and design could help to prevent or slow down the spread of any other disease that may come. For example, it’s likely that from now on we will find sanitiser dispensers in office buildings as we find fire extinguishers. Also, maybe some parts in our buildings could be redesigned to avoid unnecessary contact with people, like in the toilets or the entrance areas. We are used to no partitions in our office space, but what impact would have to bring back some of the partitioning? These, and lots of other ideas, will have to be thought and studied in future designs. 

We’ve gone From the 40s when the open plan offices started to be in style (The Apartment movie, 1960), to the 80s-90s where the cubicles appeared (Office Space movie, 1999), to the present, where you can find office spaces mixed with eating spaces, resting spaces and networking. It’s clear that architecture has always evolved to accommodate new needs and demands, and this time architects will have to be prepared to take fast action and find efficient design solutions. 

Flexible spaces and new concepts

We can already see how some buildings have changed – the utility they had before the crisis to a new utility so they can be help in different ways in the current situation. As examples, we have the Cleveland Clinic School that has become a temporary medical hospital, as well as the New Berlin airport. This makes a lot of sense if we consider that some hospitals can’t cope with all the patients they have, and at the same time some airports have very little traffic and that most of the schools and universities are closed.

At present, we can also find that architects and designers have come up with designs to encourage fast responses and help with the highly overcrowded hospitals. Examples of this are shipping containers used as health care centres, pavilions used for patients and doctors, urban quarantine camps, emergency medical shelters etc. All these designs have important concepts of mobility, temporality, efficiency and safety that are going to open a new future for these kinds of designs.

Also, in the last few weeks there has been more than one case of an Airbnb host, who couldn’t rent their place due to the outbreak, but instead lent it for free to a nurse so they could rest without having to travel all the way home when they needed it.

New ideas and projects are coming up to help patients, hospitals and supermarkets, to overcome this crisis. The architecture can’t be oblivious to the change required, not just in the designs, but also in their process of thinking. More than ever architects and designers need to be resilient and responsive. It is time to think deeply about what we can learn from this crisis, and also to find points where our architecture still needs to be moulded into a solution. It’s going to be a long process, but as new trends merge, responsiveness and flexibility will shape our future.

For more information about this article or a competitive proposal for Architectural or Measured Surveys please do contact one of our account managers [email protected] 

“In Q1 2020 our Dilapidations Team successfully negotiated a large reduction in the original landlords claim of a prime retail shop on Oxford Street, London W1.  A great result for our client, an International Luxury Italian bag Retailer, in these very testing and difficult times – COVID-19.” 

“PRE possesses a range of technical experience and skills giving you the client proactive best value.  We are Nationwide, Mobile & Fast – A big well done to everyone involved in the negotiations”

 

1. What options are available to a landlords if tenants default on paying their rent?

A landlord will usually have the option to forfeit the lease if rent remains unpaid for a certain period. However, in many cases it will often not be in the landlord’s interest to do so as they may not be able to quickly re-let the premises to a new tenant (especially when other commercial tenants are likely to be under the same strain). Therefore, rather than receiving no income from an unoccupied property, a rent suspension or reduction may be preferable. A potential rent concession may be for the frequency of rent payments to be varied or for rent to be paid based on a percentage of turnover.

 

2. What Protection can tenants receive?

The government has recognised that many landlords and tenants are making voluntary arrangements to preserve tenancies affected by COVID-19, but that more legislative protection is needed for businesses struggling with cashflow and concerned about eviction. These protective measures have been added to the Coronavirus Act 2020 which came into force on Wednesday 25 March.

In effect, the measures will provide that:

1. A landlord is unable to exercise a right of re-entry or forfeiture (termination) of a tenancy for non-payment of rent from the day after the Coronavirus Act comes into force (26 March) until 30 June 2020 (the ‘relevant period’). The relevant period may be extended by the Secretary of State. ‘Rent’ includes any sum a tenant is liable to pay under a business tenancy, including insurance rent and service charge.
2. For existing litigation based on forfeiture for rent arrears, a tenant cannot be evicted until after the end of the relevant period (currently 30 June 2020).
3. Failure to pay the rent during the relevant period cannot be treated by the landlord as persistent delay in paying rent.

 

3. The potential problem with Landlord Dilapidation claims

Dilapidation claims stem from the way a tenant uses a property. Should the tenant choose to alter the property, as many retail, industrial and office occupiers do, they pledge in their lease to return the property in the same condition that it was given. If a landlord does not feel that the property is being kept in a suitable condition, or if the property is not returned in adequate condition at the end of a lease, they can undertake remedial works themselves, and charge the cost back to the tenant.

Landlords rely on the ability to make dilapidation claims to put their properties back into a lettable state and maintain the infrastructure and fabric of assets. The most diligent of landlords will have worked in estimates and forecasts for likely claims on each of their assets as part of their budgets and financial planning. One of the biggest long-term financial dangers for them is, therefore, multiple occupiers exiting a space en masse in financial difficulty, leaving landlords with a diminished ability to claim for dilapidations. This could lead to gaping holes in their finances, running into the multi-millions across portfolios.

 

4. How Landlords can reduce their exposure

While the risk of occupiers closing is not something that can be controlled, there are a number of measures that landlords can take to try to minimise risks during this difficult time. In order to keep tenants that survive for the long term, landlords must be willing to work with them, without sacrificing the need to maintain the value of their assets. There is a real need, now more than ever, to inject some humanity into this situation, to mitigate the effects of COVID-19 on businesses.

 

5. Lease monitoring

Landlords should examine their tenants’ leases carefully. This is especially important for landlords with large portfolios – it is easy to let things slip through the cracks.

One of the most common (and costly) culprits is notice periods. Leases generally require tenants to remove alterations, and landlords must often provide notice to do so within a prescribed time frame. Failure to provide notice could result in the landlord missing its window for reinstatement claims. If lease renewal negotiations are ongoing, it is key to accompany the formal notice with a well-considered letter explaining why it is necessary to serve notice in this manner. This maintains relationships while also protecting the landlord’s position.

 

6. Break clauses

A break will often be conditional on providing vacant possession or, in some cases, complying with covenants in the lease. With the current ability to undertake works significantly hampered by government-imposed restrictions, and much of construction grinding to a halt, how will tenants comply? In a significant number of cases, it is expected that they won’t, but it is yet to be seen if landlords will seek to frustrate break clauses on this basis. Careful consideration and legal input should be obtained as courts may potentially take a dim view of a landlord’s actions depending on the particular circumstances. A short-term lease extension may be a feasible alternative.

 

“Should you require further information regarding this article or are a Landlord/Tenant who would like dilapidations advice, such as lease liabilities relating to repairing, decorating, and creating or removing alterations and additions, please do contact one of our  specialists who can guide you through what can be a complex process”

Nicholas Woodman our Assistant Building Surveyor at PRE gives a detailed insight into why Green Wall Facades are on the increase+% in old and new buildings.

” The COVID-19 lockdown has led to cleaner air, but will do little to address the issue of air pollution in the long run.  Working from home will become the norm with current buildings having different uses.  The world has changed and the Environmental, Social and Financial impacts need addressing.  Can Living walls help cities worldwide tackle these important issues?”

 

What are Green walls/facades?

Green walls also known as Living walls, introduce plants into building facades. They can be split into three fundamental types; Wall climbing, where soil is planted at ground level or in planted boxes so the plant naturally climbs the façade, this requires no supporting structure. Hanging Down, which involves soil in planted boxes located on each story of a building enabling the plants to grow freely. Lastly Module, these are lightweight mounted panels which require supporting structures to be built on the façade. They are a feature which is growing in use and becoming more and more popular especially in cities. Below is an image of Edgware Road Underground station.

There are factors involved with green walls and these can be grouped into environmental, social and economic.

 

Environmental Factors

There are several benefits to the environment that occur using green walls. Particularly relevant in cities, direct shading can be caused by green walls which results in not only the building experiencing a relatively low temperature but also the local area such as the external roads and pavements. Secondly, plantation, especially trees effectively reduce levels of gaseous and particulate pollutants through the process of photosynthesis. This process leads to the air quality improving within the local environment. In more urban areas there is a substantial lack of green land resulting in a greater presence of pollution, with green walls being adaptable to skyscrapers and office buildings they can provide a substantial improvement to air quality. In addition to this, green walls supply an alternative habitat to urban plants and native wildlife, this can improve the ecological quality of the environment. Lastly, plants are proven to reduce sound frequencies through absorption. By implementing them onto a façade of a building, reductions in noise pollution become evident.

Social Factors

In addition to the environmental benefits, green walls also play a role in the social aspect of the local environment. Plants can provide areas for playing, meeting and establishing social contacts, isolation and escape from urban life. As mentioned previously, green walls have a positive impact in relation to the air quality in the environment. The improved air quality results in direct health benefits for occupants and people in and around the building. Also, visual contact with green spaces can reduce stress, improve patient recovery and build a higher resistance to illness.

Economic Factors

Many of the economic benefits through the use of green walls are a consequence of the environmental impacts. For example, the plant surfaces can retain water meaning that storm water can run off and be absorbed by plants reducing the extent of storm water drainage. The life of a building can be prolonged in the sense that the green façade can reduce the climatic stress of the construction which means the cost of maintenance is reduced. Studies have proven that green walls reduce the cooling loads required to maintain comfortable temperatures inside buildings, although this is only beneficial during day times. On the other hand, a green façade can in many cases require more maintenance than a traditional wall, the cost of this must be considered by developers when working out Life Cycle Assessments.

For more information about this article or a competitive proposal for Building Surveying of Project Management please do contact one of our account managers [email protected] 

James Clarke, our Senior Land Surveyor provides some thoughts on the latest tool in the surveyor’s box.

“Over the last 5 years a rapid development in drone surveying technology has allow for cheaper, faster, easier to use equipment and software to reach surveyor’s arsenal. However, with all new technology, there are drawbacks.”

Here are some of the benefits and limitations of using drone surveys:-

 

#Benefits:

“A drone survey can cover a much greater area a lot faster than ground based surveying.

It can measure inaccessible areas that have physical limitations (roofs) or safety limitations.

Depending on the flight path/height and the sensors equipped a variety of resolutions can be recorded, dependent on the clients need for level of detail.

The data recorded is both useful and also visually pleasing, which can be a bonus for showing clients or posting online.

Combining drone data with a terrestrial survey allows buildings to be completely surveyed/modelled.”

#Limitations:

“Although the cost of drones will give you more ‘bang for buck’ than a few years ago, it can be expensive to get up and running, once the initial cost of buying/hiring the hardware and software and the necessary training and licenses have been paid for.

Unlike some of the newest terrestrial laser scanners, which are almost ‘plugin and play’, drone surveying can be very technical for beginners.

Depending on the subject, the data and the post processing can be data heavy, adding additional time.

There are a lot of restrictions and regulations stipulating where/when/ how close/ how high you can fly, which may cause some issues with data capture.

All commercial drone flying is monitored by the Civil Aviation Authority, so it isn’t something that anyone can just do quickly without going through the necessary steps.

Finally, the weather conditions on the day of survey will have a much greater impact than with traditional ground based surveying techniques.”

#Summary:

“To conclude, drone surveys will play a greater and more important role in data aquistion for surveyors in the next few years. With every new drone being released the technology is improving and becoming more affordable. The data offers a unique view that is often difficult or impossible to capture using traditional methods. However, it needs well trained operators or serious issues may arise.

Over the next few years it will be exciting to see what this new technology will present, and what potential developments it may lead to.”

For more information about this article or a competitive proposal for a drone survey please do contact one of our account managers [email protected] 

In Q1 2020 PRE Technical Due Diligence (TDD) Building Consultancy team are pleased to have undertaken comprehensive advice on behalf of a National PropCo to facilitate the acquisition of a prime Retail Warehouse Investment.  Great work by all the team at PRE – a big well done. Nationwide, Mobile & Fast

Investment Summary

• 128,106 sq ft (11,901 sq. m) total GIA arranged over seven retail warehouse units, an A3 pod and two additional storage units.
• A diverse tenant line up including Next, Boots, TK Maxx, Argos, Home Bargains, Decathlon, Peacocks and Costa.
• Vendor was seeking offers in excess of £21,100,000 (Twenty One Million One Hundred Thousand Pounds) subject to contract and exclusive of VAT.
• A purchase at this level reflects a 8.25% Net Initial Yield after purchasers costs of 6.75

Client Technical Due Diligence:-  

1. Building Condition Survey      

Every property and instruction is unique, and PRE Chartered Surveyors’ Building Surveying services are tailored accordingly to meet your objectives, effectively manage your risk and add the maximum possible value.

When weighing up whether to acquire or lease a building, it is critical that you have the right information to hand, from its general condition, to whether the interior layout is fit for requirements – producing reports to help you reach a considered decision.

Our TDD service at PRE  seeks to reveal the true nature of a building, starting with a building survey, assessing repair obligations for leases and benchmarking the property against industry standards. PRE can advise on the core elements of property such as; structure and fabric, building engineering services, legal and compliance matters, energy and sustainability, maintenance and projected capital expenditure.

2. Mechanical & Electrical Survey

Working with our M&E Building Services partners, PRE provide a joined up working approach to ensure that our clients receive a comprehensive service in accordance with requirements.

PRE work together with our M&E building services partners to provide due diligence building surveys and innovative design solutions that are tailored to our customers’ specific requirements in connection with our project management services. As a result, PRE  ensure that our clients can rely on specialist information and designs for all aspects of building services.

3. Reinstatement Survey (RCA)

Accuracy is essential in ensuring that a property is adequately insured, should the property be completely destroyed. Most underwriters will insist of a professional evaluation of a building. Our expert team is highly experienced and has the technical expertise to carry out this assessment.

4. Area Measurement Report

Bringing fast, accurate and due diligent expertise to referencing buildings. In order to maintain and safeguard the trust and confidence of our clients, we place paramount importance on the maintenance of certain standards of conduct. PRE standards of conduct are principally made up of certain rules, regulations and ethical principles.

Our specialist property team offers you considerable experience in preparing Area Measurement Reports and Measured Building Surveys/Architectural. Our reputation for providing a fast, accurate and cost-effective service – whether for city centre offices, retail premises or industrial sites – is underpinned by using the latest technology for reporting.

Whatever the type and wherever the property, PRE Chartered Surveyors can help you with facility and asset management through the use of technology.

We provide a unique blend of aerial mapping and land planning expertise to produce detailed site assessment, terrain modelling and hydrology assessment. We also provide roof inspections, aerial photography and filming services giving you more information which may not be possible from the ground.

6. Phase 1 Environmental Report   

Our environmental due diligence specialists are able to cover the whole of the UK. 

Whether clients are planning a small transaction on a single building, a multi-site multi-regional property portfolio transaction, or a large corporate acquisition, we can help by providing insightful due diligence consultancy that supports decision making and facilitates deals. We know that tight timelines and confidentiality go with the territory and we have built a reputation for quickly mobilising resources.

7. Cladding & Fire Risk Assessment 

Working with our specialist Cladding & Fire Risk partners, PRE provide a joined up working approach to ensure that our clients receive a comprehensive service in accordance with requirements.

 

Please do get in touch with one of our experienced team members for advice or a competitive proposal.

“Tara French Director of Operations at PRE and mother of 3 daughters gives some tips and advice on how she’s juggling working from home, dealing with her mental health and Wellbeing.

If you are staying at home more than you usually would, it might feel more difficult than usual to take care of your mental health and wellbeing.”

These are some ideas which may help:

Connect with People

• Make plans to video chat with people or groups you’d normally see in person.
• You can also arrange phone calls or send instant messages or texts.
• If you’re worried that you might run out of stuff to talk about, make a plan with someone to watch a show or read a book separately so that you can discuss it when you contact each other.
• Think of other ways to keep in contact with people while meeting in person is not possible. For example, you could check your phone numbers are up to date, or that you have current email addresses for friends you’ve not seen for a while.

Decide on your routine

• Plan how you’ll spend your time. It might help to write this down on paper and put it on the wall.
• Try to follow your ordinary routine as much as possible. Get up at the same time as normal, follow your usual morning routines, and go to bed at your usual time. Set alarms to remind you of your new schedule if that helps.
• If you aren’t happy with your usual routine, this might be a chance to do things differently. For example, you could go to bed earlier, spend more time cooking or do other things you don’t usually have time for.
• Think about how you’ll spend time by yourself at home. For example, plan activities to do on different days or habits you want to start or keep up.

If you live with other people, it may help to do the following:

• Agree on a household routine. Try to give everyone you live with a say in this agreement.
• Try to respect each other’s privacy and give each other space. For example, some people might want to discuss everything they’re doing while others won’t.

Try to keep Active

Build physical activity into your daily routine, if possible. Most of us don’t have exercise equipment like treadmills where we live, but there are still activities you can do. Exercising at home can be simple and there are options for most ages and abilities, such as:

• cleaning your home
• Where possible and safe get fresh air go for a walk and get some nature.
• dancing to music
• going up and down stairs
• seated exercises
• online exercise workouts that you can follow
• sitting less – if you notice you’ve been sitting down for an hour, just getting up or changing position can help.

Find ways to spend your time

• Try having a clear out. You could sort through your possessions and put them away tidily, or have a spring clean.
• You could also have a digital clear out. Delete any old files and apps you don’t use, upgrade your software, update all your passwords or clear out your inboxes.
• Write letters or emails, or make phone calls with people you’ve been meaning to catch up with.

Please do get in touch with Tara French, Director of Operations by mobile 07387 267 800 or email [email protected] to discuss this article or any other items of business. 

During what is supposed to be a hopeful time of year, we wish our team, clients, friends and family a safe Easter.  Stay positive and heathy this bank holiday weekend.  We would like to thank everyone who’s been supportive both clients, service providers and our important team members.

 

Over the last few weeks, we have all had to make sacrifices in some shape or form along with very difficult decisions, both on a personal and on a business level.  We thank everyone who has supported us, its very much appreciated and won’t go unforgotten.  If we can help you or your company in anyway please get in touch.  Everyone is in need of a much needed restful Easter break and we are very much looking forward to going back into the office and meeting clients face to face at some future point.  Our thanks and thoughts go out to all the Covid workers across the world. 

We will all bounce back!

Minimum Energy Efficiency Standards (MEES) – TIMELINE

 the United Nations has just postponed the COP26 climate change meeting in Glasgow (due to COVID-19) is now postponed until summer 2021 and its anticipated that following COP26, the UK government is likely to announce proposed changes to environmental legislation that will include MEES. This is designed to assist the UK government in terms of meeting their Net Zero Carbon target by 2050.

This legislation broadly ensures that the most poorly performing and the least energy efficient buildings are required to be improved.

 

TIMELINE

1st April 2016

Tenants of residential properties had the right to request energy efficiency improvements from Landlords.  Does not apply to commercial properties.

1st April 2018

Unlawful to grant a new tenancy for either residential or commercial properties with an F or G EPC Rating.

1st April 2020

It is now unlawful to let any residential property (does not apply to commercial property), including those with an agreement already in place, if it does not meet the MEES.  The minimum EPC rating is set to E, meaning that before letting or selling a property, the owner must ensure that the property is higher than F (also capturing renewals).

1st April 2023

Commercial Landlords cannot continue to let the properties with an F or G rating MEES will apply to all leases.  The Minimum EPC rating is set to E. (also capturing renewals).

1st April 2030

It is anticipated that the UK government will raise the MEES and therefore likely that all commercial properties will require a minimum EPC rating of B or C. This will require building owners to implement real improvements to the energy performance of their buildings.

1st April 2050

 the United Nations has just postponed the COP26 climate change meeting in Glasgow (due to COVID-19). This is now likely postponed until summer 2021. We anticipate that following COP26, the UK government is likely to announce proposed changes to environmental legislation that will include MEES. This is designed to assist the UK government in terms of meeting their Net Zero Carbon target by 2050.

What properties are Exempt?

Most of the exemptions to obtaining an EPC rely on the European Performance Buildings Directive (EPBD) laws, UK legislation and Part L Building Regulations (BR).  Some of these apply to places of worship, listed buildings etc.  If you would like a full list please contact us.  Other exemptions (outside of the above legislations) which apply to relevant ‘energy efficiency improvement’ or combination of relevant energy efficiency improvements, could result in a reduction of more than 5% in the market value of the domestic property, or of the building of which it forms part (e.g. internal wall insulation reducing the internal area of the property).  A tenant refusing to give consent to Green Deal measures can also be used, although this does not apply for empty properties and will also be listed on the PRS Exemptions Register.

Apart from the above, commercial properties also have further exemptions:

1. On a tenancy granted for a term not exceeding six months, unless (i) the tenancy agreement contains provision for renewing the term or for extending it beyond six months from its beginning, or (ii) at the time when the tenancy is granted, the tenant has been in occupation for a continuous period which exceeds 12 months, or
2. On a tenancy granted for a term certain of 99 years or more.
3. Obtain in writing from an approved independent installer that the ‘improvement’ could cause a negative impact on the fabric or structure.  Note: you will need a letter for each improvement measure from a qualified and accredited installer.
4. Does not apply to new landlords until six months after purchase.

I thought Listed Buildings were exempt and didn’t need EPCs?

Yes listed buildings are exempt however you still need to carry out an assessment to see if the ratings recommendations could be down to items which are not listed.  for example this could be poor low efficient Heating and ventilation Air Conditioning (HVAC) and or lighting, which is not listed and could be changed.

Do I need the common parts of a residential block assessed separately from the self contained flats?

Yes if this area has Heating and ventilation Air Conditioning (HVAC), this area would come under none domestic assessment and have its own separate certificate.

What Should Landlords be doing?

If landlords do not comply, there may be the risk of a financial penalty and summons to court. Worse still, poor energy performance will inevitably impact upon the ability to re-let or sell certain properties, with a subsequent negative impact upon property valuations.

The most proactive landlords are already taking steps now, to identify the “at risk” properties, so that a strategy can be implemented for improvements to energy performance and future proofing.

As part of our Planned Preventative Maintenance and also Technical Due Diligence during acquisition, PRE are currently advising clients on their strategy ahead of the anticipated increase in MEES.

 

We are in lockdown.

Whether the coronavirus pandemic lasts for two months or two years, the way that we live and work will be altered irrevocably

Supermarket shelves are stripped bare. Flights are grounded. Workers have been laid off; furloughed; transformed into primary school teachers. A Conservative government has nationalised the railways and is paying people not to work. And this is still only week two. In less than a fortnight, Britain has experienced the kind of social and political upheaval that normally only comes when you guillotine some royals, or storm a winter palace. But is this a brief moment of national solidarity, or a ‘new normal’?

That all depends on how long the coronavirus crisis lasts. Experts believe a vaccine for Covid-19 (the disease caused by the Sars-CoV-2 virus) is still at least 18 months away, which makes Donald Trump’s promises that the US will “reopen” in three weeks seem optimistic at best. In the UK, the more likely reality was laid out in a report by researchers at Imperial College London, which estimated that elements of the new normal – social distancing, self-isolation, rolling lockdowns – could last until September 2021. So what’s likely to happen as the coronavirus crisis continues?

The reality is, nobody knows. We have never faced something like Covid-19 before and though there are analogues in the way that countries adapt to traumas like war and famine, in the global west at least, this situation is unprecedented in the modern age. Already, the impact of the coronavirus crisis on everything from the economy to social interactions to the environment has been enormous.

Lansec cancels dividend and sets up £80m relief fund for customers.  Segro still paying dividends as it received 71% of expected quarterly rent.  BNP Paribas guarantees staff salaries for next three months.  Cushman & Wakefield make redundancies and some of the other bigger firms to include LSH,  JLL & Rapleys have put some of their employees on the Coronavirus Job Retention Scheme.  We understand that Savills are still paying all staff, but for how long.  JLL pays their employees 2019 bonuses however Rapleys holds these back.

However what about the million sole director/shareholder owner-managed limited companies in the UK who don’t qualify as self-employed individuals (although they will complete an income tax self assessment return)?

 

 

Here are some of the most frequently asked questions about how the government’s furlough scheme applies to owner-managed limited companies.

Typically, they take some remuneration through PAYE by way of salary, usually at a level just above the NIC threshold, with the remainder taken as dividends. So can these directors make use of the Coronavirus Job Retention Scheme? The simple answer is yes, but only to the value of their PAYE salary. Dividends are not included as part of the amount that can be claimed. The other key issue is that the director must stop working completely in the business to be eligible for the scheme. We understand that statutory duties can be carried out but no services or revenue-generating work.

Based on the information published so far by the government, set out below  it is our understanding of some frequently asked questions. However, we should stress that we are awaiting further guidance and therefore our comments should be seen as provisional and may change.

What can I claim?

You can claim a grant of up to 80% of your ‘regular wage’ or £2,500 (whichever is lower). This claim can be backdated to 1 March 2020. The scheme will last for at least three months.

By when does my PAYE scheme need to be in place?

The employers’ PAYE scheme must have been created and started by 28 February 2020 and you must also have a bank account in the UK. You must be on the payroll as at this date.

Can I claim if I work part-time in the business?

Yes, full-time and part-time directors on the payroll can claim.

What if my salary is paid annually?

ICAEW’s current understanding is that this should be acceptable.

What if I just reduce my hours or pay?

If the director is still working, even for reduced hours or pay, they will not be able to claim via this scheme.

How do I calculate my ‘regular wage’?

Your regular wage is the higher of the same month’s earnings from the previous year or the average monthly earnings from the 2019-20 tax year.

How to claim

You might need to take legal advice on this, but as a minimum we suggest that the company writes a letter advising the director that they have been ‘furloughed’ and a copy of this should be kept on the file to support any claim. Again, we suggest you keep an eye on government websites in case this advice changes. Wages must continue to be paid (along with tax and NI) to directors at least until the portal is up and running to make the claim for the grant at a minimum of 80% of their regular wage or £2,500 per month.

How is the grant accounted for in the company’s books?

As income subject to corporation tax.

For the latest news and guidance on the ongoing impact of COVID-19 for businesses and accountants, visit ICAEW’s dedicated coronavirus hub.

Decoding The Coronavirus Lockdown Rules For Property Professionals.

We all know that listening to the science on coronavirus is really important, especially now, but the government’s come in for a lot of criticism over its advice to business during the coronavirus crisis.

“I cannot stand here and tell you that by the end of June that we will be on the downward slope,” Johnson said on 20 March. “It’s possible but I simply can’t say that that’s for certain. We don’t know how long this thing will go on for. But what I can say is that this is going to be finite.”

Translation: it’ll be ending at some point before the Rapture. Crystal clear. Since then we’ve moved into full-on lockdown, with stringent measures in place to stop people passing coronavirus around.

As a Member of the RICS or working within the property profession what can you do and what can’t you do? Where should you go and where shouldn’t you go? What’s safe and what’s potentially unwise?

Here are some of our advice for the property industry, which does meet all government guidance and RICS regulations.

What does the new advice change? What can’t I do that I could before?

Monday evening’s address from Johnson changed pretty much everything. Every “non-essential” shop is closed, as are libraries, playgrounds, outdoor gyms and places of worship. They were pretty much the only places still open after Friday’s order to close pubs, restaurants and places you’d usually hang out and have a big laugh. Weddings and baptisms are off too. You can still exercise, but only for one session a day outside. Don’t take the piss and go for a four-hour run though. The London marathon’s been punted to autumn anyway.

You can go outside to pick up food from the shops – “infrequently”, the government insists – or to look after a vulnerable person, or to get to and from work if it’s “absolutely necessary”. That last one, like a lot of the government’s guidance, is kind of open to interpretation, but really you shouldn’t be going anywhere.

PRE are still able to operate our multidisciplinary services, however only on when the projects meet specific criteria. We have had to really adapt and be flexible, for example not using public transport and working out of hours of the property is occupied.  Using Zip Cars for each surveyor to travel and proving PPE.

Can I still carry out Surveys?

Surveyors should not expect to carry out non-urgent surveys in homes or buildings where people are in residence, and no inspections should take place if any person in the property is showing symptoms, self-isolating or being shielded.

It may be possible to carry out some of your work online and also carry out urgent surveys on empty properties, or those where the occupants are out of the property or following guidance to stay at home and away from others.

• Surveyors should follow the latest government guidance which currently (26 March 2020) states that work carried out in people’s homes or placed of work can continue, provided the surveyor is well and has no symptoms of coronavirus (COVID-19).
• It is important to ensure government guidelines are followed, including maintaining a 2 metre distance from others, and washing their hands with soap and water often for at least 20 seconds (or using hand sanitiser gel if soap and water is not available).
• No work should be carried out by a person who has coronavirus (COVID-19) symptoms, however mild.

PRE are no longer working in teams or groups and now surveying properties by ourselves.  This does add more time onto the project however allows us to still attend.

What about Viewings of Properties?

If your property is already on the market, you can continue to advertise it as being for sale or lettings but you should not allow people in to view your property.

• There should not be any visitors into your home or place of work, and you should therefore not let people visit your property for viewings. Your agent may be able to conduct virtual viewings and you could speak to them about this possibility.  However if the property is vacant, then this will not apply.

PRE clients are still marketing properties and are using PropTech to combat the problem of access.

Buying and selling properties during this stay-at-home period

Given the situation in the UK with regard to the outbreak of coronavirus (COVID-19), the government urge parties involved in home moving to adapt and be flexible to alter their usual processes.

There is no need to pull out of transactions, but we all need to ensure we are following guidance to stay at home and away from others at all times, including the specific measures for those who are presenting symptoms, self-isolating or shielding. Prioritising the health of individuals and the public must be the priority.

Where the property being moved into is vacant, then you can continue with this transaction although you should follow the guidance in this document on home removals.

Where the property is currently occupied, we encourage all parties to do all they can to amicably agree alternative dates to move, for a time when it is likely that stay-at-home measures against coronavirus (COVID-19) will no longer be in place.

In the new emergency enforcement powers that the police have been given to respond to coronavirus, there is an exemption for critical home moves, in the event that a new date is unable to be agreed.

Recognising parties will need to alter common practice, the government have sought to ease this process for all involved by:

1. Issuing this guidance, developed with Public Health England, to home buyers and those involved in the selling and moving process.
2. Agreeing with banks that mortgage offers should be extended where delay to completions takes place in order to prioritise safety.

Working with conveyancers to develop a standard legal process for moving completion dates.

People are still using the Tube. Is it safer to get the bus? Should I be going anywhere?

If you live in London, Tube services are being cut down and 40 stations have been shut. Sadiq Khan really wants you to stop moving around if you don’t need to.

“I can’t say this clearly enough,” the mayor said on 20 March. “People should not be travelling by any means unless they absolutely must. The scientific advice on this is very clear. Londoners should be avoiding social interaction unless absolutely necessary.”

There isn’t really a ‘safest’ form of public transport either.

“It just takes one person to have been there before you got on and left lots of the virus around, or while you’re there,” says Yardley. “You wouldn’t necessarily know that the person that was in your seat 10 minutes ago was coughing their guts up all over it.”

All of which makes the lack of guidance on how to get to hospital without using public transport or a taxi all the more puzzling.

PRE are using Zip cars to travel to and from vacant properties or sites.

Can I meet my clients or co-workers? They’re not coughing or anything yet.

Gatherings of more than two people are out of the question, aside from people in your household. It’s just you and your flatmates/partner/family for the foreseeable. Children whose parents live in different houses will be allowed to move between them though.  however if this is work related then yes you can meet your co-workers however two metres away from each other.  We are using conference calls with camera activated for a more effective meeting, we are human after all.

What about getting the train across the country? Does it matter where I’m going to and from?

Although the government has said this is not a good idea. If you go to a different city, the risk is you’ll transmit between cities, the whole point of the self-isolation thing is to slow the spread of coronavirus across the country and give the NHS time and capacity to treat people. Travelling out of London to visit buildings in other cities isn’t advised, as infection rates are far higher in the capital and you’re likely to speed up the spread of coronavirus that way.

Equally if you’re going into London – everyone who’s outside of London should avoid it if they possibly can, because they don’t want to bring back infection from there.

However, if this is for work purposes there is no reason why you cannot drive to a property or site for inspection a long as you are following the guidelines and distancing, taking all the precautions.  PPE is advisable and all precautions taken.

If I’ve got symptoms, how long do I self-isolate? Two weeks? More?

This one’s got a lot of people confused. The government and NHS say: “If you live alone and you have symptoms of coronavirus illness (Covid-19), however mild, stay at home for seven days from when your symptoms started.

“If you live with others and you are the first in the household to have symptoms of coronavirus, then you must stay at home for seven days, but all other household members who remain well must stay at home and not leave the house for 14 days. The 14-day period starts from the day when the first person in the house became ill.”

The information in this story is accurate as of the publication date. While we are attempting to keep our content as up-to-date as possible, the situation surrounding the coronavirus pandemic continues to develop rapidly, so it’s possible that some information and recommendations may have changed since publishing. For any concerns and latest advice, visit the World Health Organisation. If you’re in the UK, the National Health Service can also provide useful information and support, while US users can contact the Center for Disease Control and Prevention.

For more advice, visit the following recommended websites:

• World Health Organisation
• UK Government
• NHS

 

• Since the start of the interest retail has had to adapt, however particulate more than ever over the last decade. 
• Technology has now caught up with retail and overtaken the high street.  The rapid growth of individuals using of mobile devices and faster cheaper online connections is just causing more damage.   High streets have fallen and big brands close on a daily basis.
• Since the last global crisis in 2008, the big finance recession, offices have also seen a change in the last decade.  From Flexi shorter leases or monthly memberships, co-working to sharing facilities such as cafes and meeting rooms.
• Occupiers have become the dictators to the Landlords, turning the relationship. You could argue that occupier demand and wanting choice of flexibility could also have been put down to PropTech and banking crisis.
• So what influence will the unprecedented global COVID-19 have on the way we will now work, or even employer and employee relationships?
• The workforce has now been forced  to take the plunge and go back into their homes to work, rather than their employers and bosses allowing them to have this luxtury opportunity and trust.  Some more senior staff may have been been allowed just one day a week as a gesture of goodwill. if requested by say administration and other members of a company they may have been told it simple wouldn’t work.
• On average 48 weeks of your year would be at work and in this time you would be commuting to and from your offices, people would live and move closer or commute long distances, sacrificing family and friends from their original home towns.  The cost of traveling has staggering increased in the last 10 years.
• Now new build homes, student accommodation and retirement living are now not just a roof over your head, but offering a lifestyle, which includes co-working spaces, gyms and organised social activities, even communities, restaurants and bars.
• The White City BBC television centre in London is a prime example, with residents able to have membership to private exclusive clubs such as Soho House, located in the building itself.  A cinema and 24 hours concierge service.   Why leave your home to commute to work?
• Home deliveries such as Deliveroo and Uber Eats are now threatening the restaurant trade with box park and none customer high street kitchens servicing this demand.  Is this now the next victim of consumerism execrated by COVID-19?

7+ Benefits of the ‘Anywhere Office’ for both parties:-

1) A more productive workforce

2) Happier, more satisfied employees

3) Continuity during uncertain business conditions

4) A wider talent pool

5) Opening up new sources of talent

6) Lowered environmental impact

7) Reduced turnover and hiring costs

8) Faster growth

 

If the Governments 12 week prediction to an end of self isolation to COVID-19 is correct and employers see the benefits of working from home, will employers ask their staff to return back to work or keep what is working.  OR like tenant occupiers to landlords, employees may dictate and demand that they will continue to work this way?

Remote working is on the rise, nowhere more so than in the property profession   Here’s how to do it smartly.

We all know how we’re supposed to work remotely — on a yacht overlooking an unfeasibly beautiful beach; in an elegantly transformed home office in the garden; in a contemporary coffee shop, on the ski slope, mingling with other remote workers and eating croissants.

But the reality for many of us is that we’re at home, fielding multiple slack messages while trying to put a wash on, battling  other distractions such as deliveries or personal admin. And the number of us in the property industry living this existence is growing.

Working remotely is becoming vastly more common, with the property profession currently ranking second in industries embracing it. The BBC recently reported a 74% jump in people working from home in the UK between 2008 and 2018. Those figures are going in one direction only — meaning, if it isn’t part of your working life already, chances are it will be at some point very soon.

Most industries, however, have embraced the idea — none more rapidly than the finance, insurance and real estate industries.

That’s why it pays to know how to do it smartly. Jason Antill a Chartered Surveyor since 2004 and Managing Director of PRE for 12 years sets out 9 golden rules for making the most of working from home sweet home and productive.

1) Structure and delineate

Having rules and structures in place is key If I don’t add structure, no one else will.

While having no fixed start and finish time might feel incredibly freeing, it can also be maddening, with home and work life bleeding endlessly into one another. Setting strict parameters, whether time based or physical, can help keep the two distinct.

You can go as far as having different user profiles on your computers, one for business hours and one for pleasure. Others might bookend their day with a walk around the block or a gear-shifting drink: a coffee says ‘let’s do this’ while a beer says ‘I’m done’. Whatever works to ensure you don’t feel like you’re always at work, go for it.

2) Have a virtual coffee break

Just because you aren’t in an office, doesn’t mean you can’t have colleagues. If you can work remotely, you can goof about remotely, and chat Avengers: Endgame fan theories remotely.

Establish a twice-a-day 15-minute ‘virtual coffee’ to connect with others on the team.

Use video calls help to establish rapport with other team members you may not work directly with and build a strong sense of belonging to a community.

Despite the coffee break not being mandatory, most team members would show up. And when someone didn’t for a few days in a row, it proved an effective employee engagement gauge.

3) Work with your own rhythms

Being liberated from the nine-to-five model means you can plan your day around when you are at your most productive. Working according to your own internal clock lets you tailor your schedule based on your own circadian and ultradian rhythms. There’s even an templates such as Evernote for establishing when you’re at your best.

As for the science? Work flat out in the morning, have a really long lunch, and that’s pretty much you done for the day.

4) Find a coworking buddy

Working every single weekday with the same person is not exactly healthy. The statistics have it that you may end up either marrying them  or wanting to kill them, possibly both. The remote worker has the option of a more productive middle ground, one to get you out of the house but not under each other’s skin.

5) Pick up the phone

Technology is glorious: make collaborative remote working a joy. But sometimes it’s still best to act like it’s 1989 and make a call.

However, when things get complex, it’s best to switch on the video. When you start hearing things that feel wrong or out of place [in a message thread], it’s time to jump over to video. Five minutes of face to face is worth a hundred chat messages.

6) Procrastinate productively

Game your to-do list. Put a couple of challenging, if not impossible, tasks at the very top, ones that sound hugely important (but aren’t really) and with seemingly pressing deadlines (that aren’t actually that pressing). Then, further down the list, the doable stuff that really matters.

Doing these tasks becomes a way of not doing the things higher up on the list.  Someone who now claims to have a reputation for getting a lot done, despite a strong tendency to get side-tracked sharpening pencils when they get particularly stacked with work.

7) Make your space work for you

If you work from home full time, you spend more waking hours in your house on business than you do on leisure.

You may end up having months of hating working from home.  Try to put yourself first and refurbish say a spare room into an office or your shed into a dedicated work place, which makes a massive difference in terms of my productivity and mental wellbeing.

8) Spend a heavy sum on a chair

Sitting is the new smoking’ might be the sort of phrase thrown around by the worst people in the world, but there’s something to it. The remote worker knows that being hunched over a laptop for eight hours at a time can be akin to being strung up in a medieval torture device, with the longterm effects of bad posture causing problems such as sleep.

The answer is investing in your chair. Is six grand for too much? Possibly, but if you’re sitting in it every single working day over the course of a year, it’s not that much to ask to spare your back (in considerable style) and improve your productivity. Sit on it for 10 years and you’re spending two pounds a day, which is almost a bargain.

You get to advance your career by hanging out with like-minded people, probably involving Sporting fixtures, Activities, CPD, Breakfasts, Lunches, Coffee and Drinks. What’s not to like? Actually, for many people, quite a lot. Approaching strangers, making small talk, telling people about yourself – this can all seem a little intimidating at first, but trust me when I say it’s worth your while (and it’s not as scary as it might sound).

 

Professional Property networking isn’t about walking into a room full of strangers and trying to charm them, simultaneously, into being your best friends. Nor is it about identifying the most senior people in the room and hanging off their every word (unless you want to be known as a suck-up). It’s about consciously and gradually building up a list of contacts, while being part of a mutually supportive group. A good professional networker actively listens, joins in and focuses on creating long-term relationships with contacts – they’re not just out to impress the boss or get what they need and go.

Here are my networking tips that will give you insight into why making contacts matters, and how you can go about it.

Networking how-to: dos and don’ts

Do:

1. ---

   Think about right people to network with – and understand when a contact might not be mutually beneficial.

2. Consider both short- and long-term career plans when meeting people.
3. Buddy up with a confident friend or colleague when getting started.
4. Look into networking courses if you’d like extra help.
5. Attend networking events in your industry and local area.
6. Listen as well as talk, and ask questions.
7. Follow up new contacts by email or on social media after the event.
8. Ask for help only when it’s needed, and be prepared to offer help when it’s asked of you.
9. Always thank someone who’s offered you support and keep them updated on your progress.
   

   ---

Don’t:

---

1. Only build contacts for short-term help.
2. Invest your time in contacts who are only out for themselves.
3. Break confidences or divulge sensitive information.
4. Take from your network without giving in return.
5. Neglect your network.
6. Break contact once someone has given help.

---

Written by Jason Antill  Managing Director 

Please do get in touch to receive client CPD or attend one of our many property networking events

Arguments between neighbours are common when boundary disputes arise, and in our experience, the longer a case goes on, the more entrenched each side gets and the more and more acrimonious a case can become. It is important to communicate with the other side calmly and discuss the issue amicably, at an early stage if possible, and avoid the dispute becoming personal.

Boundaries can be unclear, and so misunderstandings do happen. Trying to avoid blame in the early stages can be helpful in finding an acceptable solution.

When do Boundary disputes occur

Boundary disputes occur when owners or occupiers of neighbouring properties disagree as to the extent of their land. These range anywhere from small strips of residential land to commercial property worth millions of pounds. When these disputes arise PRE Surveyors are on hand to guide you through what can be a very confusing process of ascertaining the exact boundaries and owners of each parcel of land.

Where to find legal boundary

A common misconception is that the definitive and legal boundaries of properties or parcels of land are shown on the title plans held by the Land Registry. However, unless it is expressly stated that the boundary shown has been determined as exact in line with s.60, LRA 2002, Land Registry plans are intended as a guide only. This means that it is possible for an area of land to be within a registered title, even though it falls outside the red outline on the title plan. Conversely, it is possible for an area of land not to be included within the registered title, even though it is within the red outline on the title plan.

To find the legal boundary, consultation of both the title deed and the documents from first conveyance is required, these will describe physical site conditions at the time of creation.

Squatters’ rights, Adverse possession & Proprietary Estoppel

Squatters’ rights is a term often associated with the illegal occupation, and subsequent damage, of a property by a group of people. However, in certain circumstances the occupiers can apply for ownership of the land under adverse possession. This application can be made so long as the following conditions are met:

• The occupier entered the land/property without the permission of the owner
• There have been no attempts of removal
• The land has been occupied for a period of either 12 years prior to October 2003 or 10 years after 1991

Proprietary Estoppel is a means by which property rights can be affected or created. It applies in cases where a landowner induces, encourages or allows the claimant to believe that they have rights or benefits over the land in question. The claimant can apply to the court for relief if:

• The legal owner of the land has knowledge that the claimant has relied upon the belief, and in doing so acts to its detriment and;
• The landowner subsequently makes an unconscionable attempt to remove the usage of the occupier.

Once the claim of relief has been put forward the court will give an equitable decision as to the claimants usage rights of the land in question

Defining a new boundary

Once an agreement has been made to resolve the dispute an application can be made to the Land Registry to update the boundary shown on the plans. It is worth noting however that the line will still not be the legal boundary, this will fall to the supporting documentation and the legally binding agreement made between both parties.

Written by 

PAUL JOHNSON BA (Hons)

Senior Project Leader

 

The PRE #propski2020 Race Team is back for its 4th year running.

PROPSKI is in its eighth year with over 450 UK property professionals attending in Chamonix underneath the epic peak Mont Blanc!

 

A schedule of condition report is essential for owners and occupiers as it provides an accurate record of a properties state of repair and any defects at a particular point in time. An accurate schedule of condition has many benefits that extend between stakeholders which include limiting future dilapidations liabilities, addressing tenant alterations and identifying damage in party wall matters. At PRE we provide highly detailed Photographic Schedules of Condition tailored to suit any extra requirements that you require. Below we outline the process that we take to identify and record the condition of a property.

Internals

When recording our photographic schedule of condition, PRE take into account the need for clear and precise information. This is especially the case in the event of dilapidations disputes and party wall matters, we therefore breakdown our schedule of condition into easy to understand and easy to navigate sections as follows;

1. Walls
2. Floors
3. Ceiling
4. Woodwork and Joinery

It is essential to record all areas within a property by room, as such each room of the property will be examined individually by the protocol above and listed in order to ensure that the report can be easily understood, and information can be located with ease. We look in depth at each area separately to identify any localised damage and asses the overall condition of the surfaces.

Externals

Our external survey takes uses the same process as above, however we breakdown our schedules of condition into the following sections;

1. North Elevation
2. East Elevation
3. South Elevation
4. West Elevation

We look beyond the basics of the structure and identify areas of significant defects such as within brickwork or lintels.

At PRE we have an extensive base of expertise that allows us to deliver high quality projects quickly and to tight deadlines. We use supporting technologies such as laser scanning and drone surveys to provide a tailored report that compliments lease documents.

Please do get in touch with one of our Account Managers who would be delighted to provide a competitive proposal:

[email protected] or [email protected]

Thank you for supporting the PRE Team in 2019.

Wishing you and your colleagues a relaxing Christmas & Prosperous 2020.

Do look out for our End of Year Review