Building Surveying

At PBG Surveyors we work closely with you throughout each assignment. We listen to what you want to achieve and we examine your brief, then we bring new ideas and approaches to the table.

Dilapidations

Our dilapidations service helps you minimise the costs and hassles of dilapidation claims, which can create huge costs and delays when attempting to break or re-negotiate a lease. They typically occur when a landlord believes a tenant is in breach of their obligations to repair, redecorate or reinstate the property and can be used in two scenarios:

• As an interim claim during the term of the lease
• At the end of a lease when the tenant has vacated, or is due to vacate the property.

The law surrounding dilapidations can be very complex and landlords and tenants should seek professional advice at an early stage. Our expert dilapidations service helps you to understand your potential dilapidations liabilities and we will then work with you to develop a strategy that minimises these.

Our services include:

• Strategic advice  • Costing and assessment  • Managing disputes  • Interim repair notices   • Lease drafting   • Negotiating

Schedule of Condition

An agreed Schedule of Condition at the commencement of a tenancy and attached to the lease is the most effective way of limiting future dilapidations liability. A schedule of condition is a record of the condition of a property, often used as a benchmark against which its condition can be assessed in the future. It can be commissioned by the landlord or tenant but in order to be effective must be agreed by both parties.

We can act for both landlords and tenants when preparing a schedule of condition. For landlords, it will ensure that the property is returned to the condition it was taken. For tenants, a schedule of condition can limit liabilities and obligations to ‘put in repair’ at the end of a lease. In both cases, the record should limit the prospect of dispute during and at the end of the lease term.

Project Management and Monitoring

At PBG surveyors we work with trusted local experts to deliver a range of Building Surveying services tailored to meet client’s needs throughout the wider West Midlands region.
For commercial property these services include:Small Pillars Pic
• Building Surveys
• Planned Maintenance
• Contract Administration

For residential property these services include:
• Building Surveys
• RICS Surveys
• RICS Valuations
• Defect Analysis Reports
• CCTV Drainage Surveys and Ground Investigations
• Structural Overview

Other Services

Property advice is provided for all types of property transactions, taxation purposes and compulsory purchase situations for single properties, large developments and portfolios. PBG provides a full range of property services throughout the Midlands and beyond.

Lease Consultancy

Acting on behalf of both Landlords and Tenants, we provide first class specialist advice on rent reviews and lease renewal proceedings under the Landlord and Tenant Act 1954.

We recognise the need to have a detailed understanding of statute and case law, strong negotiation skills refined through decades of practise and a sound knowledge of the relevant markets; which proves invaluable in resolving rental conflicts and achieving the most advantageous outcome for our clients.

Acting for Landlords

  • Seek to sustain or increase rental values and subsequently capital values
  • Re-gear leases to provide longer term security of income
  • Prepare Third-Party submissions for disputes for an Arbitrator or Expert determination
  • Preparing detailed comparable evidence to establish provable rental values
  • Evaluate review strategies for large property portfolios

Acting for Tenants

  • Negotiate rental decreases or nil increases at rent review/lease commencement
  • Negotiate additional incentives
  • Ensuring lease covenants are adhered to
  • Prepare Third Party submissions for disputes for an Arbitrator or Expert determination
Business Rates

Most business premises are subject to business rates, a tax payable to the local government.

Business rates are worked out based on your property’s ‘rateable value’, charged under the Uniform Business Rate multiplier which is set every year by Central Government.

There are several reasons why your rateable value may have changed:

  • Significant alterations to the size, layout your business premises
  • A change in the nature of business carried out
  • The assessment does not correspond to a hypothetical rental value

If you believe your rateable value may be wrong, we can investigate whether a Rating Appeal should be lodged and work on your behalf to reduce your liability, including:

  • Submitting a formal appeal for an alteration to the rating list
  • Negotiating with the appropriate body on your behalf
  • If necessary, preparing and presenting your case to the Valuation Tribunal
  • Appearing as Expert Witness before the Lands Tribunal

The 2017 Rating Revaluation will see all commercial property revalued for business rates purposes and liability shifted according to the change in rateable values. The Business Rates system in England is also undergoing significant reform through the recently enacted Enterprise Bill which affects the way rateable values are challenged going forward through the proposed three-stage process ‘Check, Challenge, Appeal’. It is therefore important to take professional advice before submitting any information to the VOA.

Compulsory Purchase

Compulsory purchase orders (CPO) and compensation is a specialised and complex area of professional practice. A CPO allows certain bodies which need to obtain land or property to do so without the consent of the owner. Their use has increased dramatically over recent years as a tool to enable public authorities, developers and infrastructure providers to deliver key regeneration and infrastructure projects.

If you’re implementing powers, we work to accelerate your project and mitigate the cost risk of delays through:

  • Advising on powers available to you and the strategy in using them
  • Providing property cost estimates
  • Negotiating acquisitions/rights by private treaty
  • Project managing the CPO process
  • Negotiating with statutory objectors
  • Preparing and attending CPO inquiries and hearings
  • Advising on implementation of powers and the possession process
  • Acting as expert witness at public inquiries and Lands Tribunals
  • Advising and settling compensation claims
  • Part 1 and Section 10 – ‘No Land Taken’ claims

If you’re affected by a CPO, we use our negotiation skills to make sure you’re protected and receive all due compensation. We will:

  • Advise on the potential impact of the CPO
  • Explain in detail the rights available to claimants
  • Lodge objections and negotiate mitigation options with the acquiring authority
  • Handle compensation negotiations
  • Complete statutory valuations
  • Act as expert witness at public inquiries and Upper Tribunal (Lands Chamber)

All our fees are paid by the acquiring authority, so there’ll be no cost to a claimant using our services and receiving independent expert advice.

Energy Performance Certificates (EPC)

EPCs are required for all buildings when they are built, sold, rented out or have a change of ownership. Landlords and sellers must provide an EPC free of charge to interested parties and estate agents must ensure that an EPC has been commissioned before they can market a property for sale or rent.

An EPC rates how energy efficient your building is using grades from A to G; with ‘A’ being the most efficient grade and is valid for 10 years.

A property doesn’t need an Energy Performance Certificate (EPC) if it can be demonstrated that the building is any of the following:

  • A temporary building only going to be used for 2 years or less
  • Used as a place of worship or for other religious activities
  • An industrial site, workshop or non-residential agricultural building that doesn’t use much energy
  • Listed buildings – you should get advice from your local authority conservation officer if the work would alter the building’s character
  • A detached building with a total useful floor space under 50 square metres
  • Due to be demolished by the seller or landlord and they have all the relevant planning and conservation consents
  • Holiday accommodation that’s rented out for less than 4 months a year or is let under a licence to occupy

We negotiate with several local companies on behalf of our clients in order to obtain the best price from an independent supplier.

For more information and to find out how we can help you minimise your liabilities and add value to projects call us on 01922 622 211 or email: enquiries@pbg-surveyors.co.uk