Commercial Snag Surveys

Snag Surveys

Building Surveys (Structural Surveys)

Building Surveys can be carried out on both new and second hand properties. Building Surveys takes the form of a comprehensive report following a thorough inspection of the property. A Building Survey is often regarded as a property “Health Check” which examines all accessible parts of the property.

Building Surveys can be reported in a style to suit your specific requirements. It examines all accessible parts of the property – however you can ask to have specific areas included, so it covers any particular concerns you have about the property.

A Building Surveys report typically

  1. Describes and evaluates the form of construction and materials used;
  2. Evaluates the general condition of the property;
  3. Identifies major and minor defects and outlines the risk of potential or hidden defects;
  4. Sets out remedial options and likely consequences of non-repair;
  5. Recommends future special investigations (if required);
  6. Advises on statutory related matters including building regulations and planning conditions. It may also make recommendations to refer certain issues to your legal advisor.

The benefits of our Building Surveys Reports are two fold:
1. The purchaser is aware of the property’s condition prior to purchasing it.
2. The report can be used in negotiating a purchase price for the property.

All building snag surveys are carried out by an experienced Chartered Building Surveyor.

Snag Surveys Lists

Snagging is carried out on newly built properties. We will inspect the property and compile a snag surveys list. This report outlines a list of unfinished work, shortcomings and defects within the property. The purchaser presents the developer with this list of snagging items which should be completed before contracts are finalised.

If required we can re-inspect the property to ensure that all shortcomings and unfinished items are completed.

All snag survey lists are carried out by a Chartered Building Surveyor who will ensure that the property is built in compliance with current Building Regulations.

Pre-Development Condition Surveys & Building Disputes

Pre-Development Condition Surveys are prepared for owners of a property adjacent to a development or for the developer who intends to carry out works adjacent to existing buildings. This survey details the existing condition of any building or structure prior to work commencing on the adjacent building or site. The preparation of a schedule of condition report protects both parties as it confirms the existing condition of a property by text and photographs. The report will record the location, type and extent of any existing defects so that comparisons can be made following completion of the works.

Pre-Lease Acquisition Survey

The purpose of a Pre-Lease Acquisition Survey is to provide tenants who are entering into a Leasehold arrangement with a landlord with an overall picture of the current condition of the building, it also outlines all areas of repair and maintenance, which are likely to arise during the term of the Lease.

Often, the existing layout of the property does not suit an ingoing tenant and we can also carry out the survey with a view to the tenant undertaking any alterations or additions to the building. The report will include a budget costing for any repairs, which are necessary to the premises, allowing for necessary essential repairs and desirable repairs.

Landlord & Tenant Disputes / Schedule of Dilapidations

Landlords and tenants disputes are common place and often relate to the state of repair of leasehold premises. Repairs in this context are usually referred to as 'dilapidations'.

We provide advice to Landlords of commercial buildings in respect of repair issues both during the currency of leases and the end in order to maintain asset value. At the end of a lease we can advise on any disrepair issues and prepare terminal schedules of dilapidations, monitor any repairs or negotiate settlements between landlord and tenant disputes.

We also act for tenants in settling dilapidations, where required supervising repairs, ensuring that the tenant does not inherit unnecessary liability for repair.

A Schedule of Condition is prepared for Tenants at the start of the tenancy to ensure that a record of the condition of the property is noted. A Schedule of Condition involves an inspection of the property to identify existing defects in the building. These details are recorded in writing and supported by photographs. The purpose of a Schedule of Condition is to protect the Tenant who is required to return the building to the Landlord in the same condition as when they entered the lease from future dilapidation claims.

Defect Analysis

A Defect Analysis is the investigation of a specific defect or problem within a property. Defect reports will identify the nature and extent of particular problems, will establish the cause and recommend an appropriate course of remedial actions to repair and eliminate a re-occurrence of the problem.

Typical Defects include damp penetration, condensation problems, structural movement and poor workmanship.

This investigation and analysis will be undertaken by an experienced Chartered Building Surveyor who has been specifically trained in the principles and processes of construction and in the capabilities and compatibility of materials. If required, we also act as an Expert Witness for the Courts.

Property Loss Assessing

Whether your property has suffered as a result of flood, fire or burst pipe damage, Andrew O’Gorman & Associates are available to provide a professional service to assist you in the reinstatement of your loss. The following is a list of services which we provide:

  1. Carry out inspection of property to assess the extent of insured damage.
  2. Prepare a report and costings on reinstatement works required to the property.
  3. Supervise reinstate works to the property on your behalf.

Insurance Reinstatement Cost Assessments

Andrew O’Gorman & Associates can assess your property stock and provide you with a reinstatement value for each property. This is the value at which the property should be insured for.

At least in the unfortunate event of your property suffering part or complete damage, you can rest assured that the property is adequately insured.

Land Mapping

We undertake Land mapping suitable for Land Registry purposes for one-off sites and for larger plots of lands (farms and commercial sites) to facilitate property transfers.

We also prepare Declarations of Identity and Multi- Storey scheme maps.