Building Survey

Every good property decision starts with understanding what you're taking on. Before you buy, lease, invest or take a building into management, we assess its construction, condition, services and risks, and flag anything that affects value, cost or deliverability. Our reports are written for decision-makers, with clear priorities and realistic cost estimates rather than long lists of minor defects.

Accurate information is the foundation for everything that follows. We provide measured building, elevation, topographical and laser scanning surveys for design, planning, BIM, lease plans and asset records. Getting the dimensions right at the start avoids errors, disputes and cost later.

A schedule of condition records the state of a property at a fixed point in time, with written descriptions, dated photography or a full digital twin. Taken at the start of a lease, it defines repairing liability and prevents disputes years later. Taken before works begin, next to a neighbour's project or before an acquisition, it provides a clear baseline everyone can rely on.

When something goes wrong, such as damp, cracking, water ingress or failing materials, we find the cause, not just the symptom. We then set out a proportionate repair that fixes the problem properly, stops it recurring and doesn't spend more than it needs to.

For owners of multiple buildings, the first question is simple: what state is the estate in? We inspect portfolios systematically, recording the condition and remaining life of each building element and service to a consistent standard. Where earlier surveys exist, we review and update them rather than starting again. We also separate backlog repairs into landlord and tenant responsibilities under each lease, so you know exactly what is yours to fund and what your tenants must put right.

Condition tells you where a building is today; lifecycle planning tells you what's coming. Using the age, condition and expected life of roofs, windows, heating, electrics and other key components, we forecast when each will need repair or replacement and what it's likely to cost. That means major expenditure is anticipated years ahead, not discovered when something fails.

We turn lifecycle forecasts into practical, costed planned preventative maintenance programmes, typically over five years, setting out what needs doing, when, and at what cost. The programme is aligned to lease obligations and your budget cycle, so maintenance is planned rather than reactive, spending stands up to scrutiny, and small issues are dealt with before they become expensive ones.

Some needs go beyond routine maintenance. We identify where capital investment is required, whether to meet obligations, improve performance or protect long-term value. We then advise on scope, priority, cost and funding, and work with your repairs, finance and delivery teams to get it done.

A plan only works if it's followed. We inspect let property at least annually to check both landlord and tenant are meeting their repairing, decorating, user and compliance obligations under the lease. Vacant buildings are inspected more frequently for security, compliance and intruder resilience. Where a tenant is in breach, we document it, advise on the options and, on your instruction, pursue remedy, including quantifying damages and supporting legal action where needed.

Statutory compliance protects people, and it protects owners. We coordinate the specialist surveys and testing that underpin it, including fire risk assessments, asbestos, Legionella, electrical installation condition reports, gas safety and building safety. We then track, evidence and chase every requirement across landlord and tenant responsibilities. Where compliance has fallen behind, we prioritise the backlog and enforce tenant obligations, giving owners, boards and stakeholders clear assurance that nothing is being missed.

Energy standards are tightening, and a poor EPC can stop a property being let. We review EPC ratings across a portfolio, explain the implications under minimum energy efficiency standards, and advise on the remedial works needed to meet them. We also build energy and wider ESG considerations into inspections and maintenance planning, so improvements happen as part of planned work rather than as a costly afterthought.

We can tour a building to identify barriers that may affect disabled people and provide practical, proportionate recommendations for improvement. This can be done early in a project, when changes are often most cost-effective, or for existing premises. This work is led by our FAIR Lead, Sarah Goodwin, reflecting SPG's commitment to Fairness, Accessibility, Inclusion and Resilience.

Older and listed buildings need a different approach. Repairs and alterations must respect historic fabric and character, use appropriate materials and methods, and meet listed building consent requirements. We advise owners and occupiers on condition, repair and compliance, protecting heritage assets without letting cost or regulation stall progress.

Many projects need planning permission, listed building consent or building regulations approval before work can start. We identify what consents are needed at the outset, prepare and coordinate the supporting drawings, surveys and information, and liaise with local planning authorities, conservation officers and building control. On site, we coordinate inspections and completion certificates, so approvals don't hold up progress or leave compliance gaps behind.

When tenants want to alter a building, landlords need to understand what's proposed and what it means for the structure, compliance and future value. We review drawings and specifications, advise on conditions and reinstatement obligations, and work with legal advisers to document consent properly. We then check the works on completion against what was approved.

We lead refurbishment, maintenance, alteration and new-build projects from inception to completion. That covers feasibility and budgeting, specifications and tender documents, contractor selection, and oversight of works on site. Throughout, we keep clients, contractors and stakeholders aligned, monitor quality and ensure defects are put right, so projects are delivered on time, on budget and in line with building regulations and technical standards.

We administer building contracts under JCT and other standard forms, managing instructions, valuations, variations, extensions of time, defects and completion. Clients get a professional, independent contract administrator who protects their position from start to finish.

Building work next to a boundary affects both sides. We act for building owners and adjoining owners under the Party Wall etc. Act 1996, from serving and responding to notices and preparing schedules of condition to agreeing party wall awards. Handled early and properly, party wall matters protect everyone's interests and keep projects on programme.

Boundary disagreements, access issues and encroachments can escalate quickly. We establish the facts, set out your position and negotiate practical outcomes. We also advise on granting, varying and enforcing wayleaves and easements for utilities and access, working alongside your legal advisers throughout.

At or near lease end, the condition of a property can be worth a significant sum to either side. We advise landlords and tenants on interim and terminal dilapidations, from lease review and inspection through to schedules, costed assessments and negotiated settlements. We can also project manage remedial works, and support claims through to tribunal, arbitration or court where needed.

Under-insurance can be as damaging as the event itself. We assess the full cost of rebuilding a property, including demolition, site clearance, professional fees and any additional costs for listed or historic construction, so your sums insured reflect what it would actually take to reinstate the building. Assessments are reviewed periodically so cover keeps pace with rising build costs.