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Surveys
Landlord & tenant matters (dilapidations, schedules of condition)
Fire insurance valuations and assessments
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Brian Eyley Partnership (B E P) provides a full range of services to assess and record the condition of buildings for various purposes and to measure existing buildings for record or alteration purposes.
Condition Surveys (Structural Surveys)
A condition survey is usually commissioned prior to the purchase of a building or prior to the signing of a lease. Its purpose is to establish the condition of the building so that any existing defects and their repair costs are identified prior to a commitment being made.
We also try to point out the disadvantages of construction and to identify possible future defects (although we cannot guarantee to identify all future defects!).
We carry out the following types of survey.
 | Property portfolio/investment - condition surveys of major commercial portfolios. |
| Commercial, industrial or retail - full surveys are usual prior to purchase or lease. |
| Pre-refurbishment surveys - usually for social housing or similar, where conversion or refurbishment is planned. |
| Residential surveys - full condition surveys (structural surveys) are undertaken on a selective basis. We tend to deal with the larger houses, historic buildings and more difficult structures. We do not generally undertake condition surveys of smaller domestic properties. We do not undertake House Buyer's Reports as we believe that they do not give scope for the proper advice to the potential purchaser. |
Landlord and Tenant Responsibilities
Dilapidations - Landlord
Landlords require their buildings to be properly maintained by the tenants. Where this is not done, we are commissioned by the landlord to prepare a Schedule of Dilapidations listing the areas where the tenant has not complied with the lease. We check the work and confirm that it is in compliance or negotiate costs so that the landlord can carry out the works.
Dilapidations - Tenant
The tenant wishes to ensure that the landlord does not make excessive demands and that only repairs which are justified and reasonable are carried out.
Where we act for the tenant, we check the schedule served by the landlord against the requirements of the lease and also referring to current legislation and Case Law. We can then either advise of the correct repairs or negotiate a financial settlement.
Schedule of Condition for new lease
In many cases, the repairing liabilities of the tenant are limited to maintaining the building in its present condition. In order for this to have effect, it is essential that the condition at the commencement of the lease is fully recorded in sufficient detail so that it can be checked at the end of the lease. This is done by means of a Schedule of Condition which may be written, illustrated with photographs or both.
Our schedules are detailed and carefully prepared, recognising the potential loss to the tenant if existing defects are either not noted or, more commonly, not adequately described or photographed.
We are able to take professional quality photographs for use in such schedules.
Measured Surveys
Prior to the commencement of building works, or as a basis for proper management of a building, collection of buildings or an estate, we undertake a measured survey and preparation of existing drawings.
The drawings may be comparatively simple, identifying the positions of walls, partitions, windows and the like, or more complex to include identification of structural materials, service pipe routes, power outlets and the like.
We have even carried out surveys and drawings to show furniture which is then listed in a database for full asset management purposes.
We can provide example survey drawings for potential clients on request.
Fire Insurance Surveys
Fire insurance valuations of property portfolios are carried out to ensure that buildings are fully insured but not overinsured which wastes premiums.
Stock Condition Surveys
Major condition surveys of property portfolios can be carried out using hand held computers and bar code readers linked to a data base.
BEP - using modern technology to enhance traditional values
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