Building consultancy services help investors and developers recognise, maintain and increase their property’s value, while helping to minimise their risk. Building consultancy services include:
- Technical due diligence reports
- Make good schedules
- Condition schedules and condition surveys
- Contract administration services
- Employer’s agent
- Reinstatement cost assessments
- Building pathology and defects analysis
- Access audits and OH&S assessments
- Capital expenditure and maintenance reports
A good quantity surveying firm will also advise on all matters relating to property development and occupation in conjunction with other in-house teams and client-appointed consultants.
Property Type: Healthcare Clinic
Location: North Sydney
Service: Capital Expenditure Plan (CAPEX)
A private hospital contracted Washington Brown to undertake a 15-year Capital Expenditure Plan (CAPEX) of their newly-built specialist clinic and research and development facilities. The private hospital had leased the building to numerous medical consultants via a Service Level Agreement and was pro-active enough to ensure that the building would be maintained in the future by working out the cost of future maintenance and thus charging the tenants a nominal amount yearly.
Washington Brown reviewed the entire asset which included the building fabric, building structure and all the services within the six storey (including a two-storey below ground car park) building. We took into account the high usage areas, life span of components, potential problematic areas, general wear and tear, etc., to create a year-by-year spreadsheet, together with a summary page of all capital expenditure costs and a total cost over the 15-year period.
This allowed our client to determine the service charge levy that they should be charging each tenant, depending on the size of their tenancy. By providing a copy of our report to the tenants, our client could demonstrate the future capital works that were planned and the costs attached to these works.
The report reassured our client that there would be sufficient funds to maintain the building to its current high standard of finish, and ensure the electrical and mechanical services would be functioning as intended. The tenants were also reassured that the landlord would be maintaining the building and that there would not be any demands for high costs from their landlord in the future.
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A schedule of condition Report details the existing condition of a building at a specific point in time, which is usually used when leasing, purchasing or updating property assets or when there is a change of ownership.
It is an item-by-item account describing the elements of the building and their condition and it is recorded in a written report with photographic evidence.
Schedule of condition reports are particularly important to commercial and industrial tenants as usually commercial and industrial leases will stipulate that the tenant is responsible for repairs at the end of the lease.
A schedule of condition report, signed and incorporated into the lease prior to signature, will help to reduce your legal liabilities and minimise make good risk at lease termination.
The main purpose of a schedule of condition is to:
- Record the condition of a building at a particular point in time
- Limit the liability of the tenant, with regard to the current condition of the property at the time of occupation
- Show an accurate assessment of the building condition at lease commencement, to limit and determine the make good claims on termination of the lease
- Identify damage or issues with an existing building which can be then used to assist with maintenance of the asset.
Property Type: Industrial/ Storage
Property Size: 4,000m2
Location: Western Sydney
A private landlord contracted Washington Brown to undertake an ingoing schedule of condition of an existing industrial and storage facility located in Western Sydney.
The client required a professional ingoing schedule of condition be carried out prior to him signing the lease, to record the existing condition of the building. It would then form part of the lease agreement and be used in the make good at lease termination, in the event of any dispute. The inspection was carried out within five days of us receiving instructions and the report was issued within the client’s timeframe of five days.
In consultation with the client, we identified their requirements and the extent of the schedule of condition. We did a thorough internal and external inspection of the premises and identified all existing defects/damages within the building. Then we produced a detailed report which outlined the element description and condition of the building. The report also included photographs to identify and support the issues raised.
The client was very satisfied with our reports and findings. They were able to negotiate that our report be included in the lease agreement, therefore minimising their risk in case of any dispute.
Our independent assessment gave the client a solid foundation and the peace of mind that in the event of any future dispute, they have a legally-sound document that will make the settlement quicker.
Learn more about a schedule of condition report here.