Service we offer

If your prospective new home has only recently been built you may wish to consider the RICS Home Buyer Report. This report follows a format specified by the RICS and is generally suitable for situations where major problems are felt to be unlikely. The report will identify any major issues but will not go into depth regarding cause or remedy. Issues are reported in a Red Amber Green (RAG) format for clarity and ease of understanding.

This report may also be a requirement for your bank or mortgage lender. Please check with them before you proceed in commissioning us to carry out our inspection. Alternatively, contact us for more advice.

A Building Survey is the most thorough and detailed report that you can commission on the condition of a property. The methodology of the survey is to break down your property into elements and inspect and comment on each of them in detail where a defect is found. The report utilises a Red Amber Green reporting format for easier identification of urgent or more severe defects. This type of report will also advise on likely causes of defects and provide budget costs for the remedy. It is more suited to older properties where defects are more likely to be apparent due to natural ageing and lack of or poor maintenance.

We can also provide a report on a newly built house prior to exchange of contracts to identify 'snagging items' that may only become apparent to the home buyer after occupation.

Planning: or Development Control, as it is often referred, is the first process that needs to be considered. At this stage of the design efforts are concentrated on how the building will look and how well it will fit in with its surroundings. This stage can be very controversial. It can take many months to come up with a design which is acceptable with the Local Authority who have to approve the design. Most extensions and loft conversions should get approval within a two month period, however, it is prudent allow a little longer, particularly, if we need to negotiate a design with them. We will always advise on the best possible route to take with the Local Authority depending on your proposal and our experience of the area. Ordnance Survey Maps: As part of your Planning Application you are also required to submit an Ordnance Survey location plan of the area. Furthermore, as of April 2007 the Local Authority Development Control Department also require a Ordnance Survey site plan to scale of no less than 1:500 as part of your application. We provide both of these maps as part of our standard design package and are included in our design fees. We can also supply these maps if you require them outside of any design package we offer. Contact us for a quote.

Building Regulations: This can be considered as the second stage of the design process. The Building Regulations came about after the Great Fire of London and have been developed into a comprehensive document that gives designers and builders guidance on how to ensure buildings are safe, comfortable to live and work in. The drawings produced tend to be complicated to read to those not familiar with construction drawings. They are intended to show the Building Control Body (normally National House Building Council (NHBC) or Local Authority Building Control (LABC) how the Building Regulations are to be satisfied. They are also a guide for the builder. The Building Regulations are constantly being updated and more emphasis recently has been put on the effect that buildings have on our environment. The designer has to prove to the Building Control Body that the building is environmentally friendly and in some instances energy calculations relating to carbon emissions have to be submitted with the design drawings.

Structural Calculations: The structural stability of a building is, needless to say, a fundamental design criteria. Very often a design exceeds the limits of the Building Regulations guideline documents and in such cases it will be necessary to prove a design using structural calculations. Structural calculations are basically a set of mathematical calculations using known and accepted formulas to prove that a structural element, such as a lintel, universal beam, roof members etc., will not break and fail. We sometimes use external consultants for structural designs and you will be advised accordingly at the time should you wish to deal with them direct. We will include the structural design and associated calculations in with our standard design package and will be included in our design fee

The role of a contract administrator is broad, but the most basic definition is managing the contract between the employer and the building contractor. Contract administration is required whenever contracts are involved and traditionally starts from the contract award stage and continues throughout until contract closeout or termination.

Contracts may also vary in complexity and type, although the overall requirements of a contract administrator generally involve the following:

• Having the knowledge and skills to apply all contractual obligations and provisions.
• To make decisions in a fair, impartial and independent manner.
• Work with different personnel within an organisation.
• A working knowledge and experience in the construction industry and all other related trades.
• Keep a record of the building contract and the work involved.
• Coordinate actions with internal procurement and legal teams if needed.
• Report status of current contract processes to management.
• Resolve any conflicts and disputes related to the contract.
• Follow up to ensure that all contractual agreements and payments are actioned.
• Analyse potential risks that contract changes may pose to the organisation.

The Regulatory Reform (Fire Safety) Order 2006

This legislation imposes a duty upon the ‘responsible person’ to ensure the safety of employees and other people (members of public), who may be on the premises. These duties include carrying out a fire risk assessment when there are more than 5 people employed at the premises.

Who is the ‘Responsible Person’

Article 3 of the Order defines the ‘responsible person’ in relation to a workplace as the employer, if the workplace is to any extent under his/her control. In relation to premises that are not a workplace, e.g. common parts of flats or offices, the person who has control of the premises is deemed the ‘responsible person’.

Fire Risk Assessment

The responsible person must make a suitable and sufficient assessment of the risks to which relevant persons are exposed for the purpose of identifying the general fire precautions he/she needs to take to comply with the requirements of the Fire Safety Order. In other words, it is the law to have a fire risk assessment for your workplace and failure to have one is a criminal offence! There is no prescribed format for carrying out or recording a fire risk assessment. To this end it can be concluded that there is no right or wrong way but it must be that a suitable and sufficient risk assessment of the premises has been carried out. Whilst the responsibility for having the assessment carried out lies with the ‘responsible person’, in more complex premises with greater risk areas, it is acceptable for this person to seek the help and assistance from outside external agencies or consultancies.

Butler-Curnow Building Surveyors LLP is able to provide qualified and experienced fire risk assessors to prepare suitable and sufficient risk assessment of all types of premises.

Offences under Regulatory Reform (Fire Safety) Order 2005

Failing to comply with the Fire Safety Order can result in criminal charges under statute law for the responsible person. Article 32 of the Fire Safety Order outlines in detail those acts which may be considered an offence under the Order. These generally relate to failures by the responsible person in the compliance of the requirements of the Fire Safety Order. Punishments on conviction range from fines to imprisonment depending on the offence. It will be the responsible person who will be convicted not the company.

Three questions to ask yourself:-

1. Do you know who the responsible person is for your business or workplace?

2. Do you have a fire risk assessment in place which is suitable and sufficient?

3. Are you conversant with Regulatory Reform (Fire Safety) Order 2005 in relation to fire risk assessment?

If the answer is ‘no’ to any of these questions then get in contact with Butler-Curnow Building Surveyors LLP for advice.

The Party Wall etc Act 1996 provides a framework for preventing and resolving disputes in relation to party walls, boundary walls and excavations near neighbouring buildings.

A building owner proposing to start work covered by the Act must give Adjoining Owners notice of their intentions in the way set down in the Act. Adjoining Owners can agree or disagree with what is proposed. Where they disagree, the Act provides a mechanism for resolving disputes.

Butler-Curnow Building Surveyors LLP are experienced party wall surveyors and can provide advice and guidance for either party. We can act as your Agreed Party Wall Surveyor regardless of whether you’re the Building Owner (doing the work) or Adjoining Owner (neighbour to the person doing the work).

The government have provided a useful guide for the Act here so if you feel your project falls within the Act or you are concerned about what your neighbour is proposing to do get in contact with us for advice.

Please be aware that The Act is separate from obtaining planning permission or Building Regulations approval.