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Any construction will need the structural engineer’s input to understand the forces at play, particularly with regard to the foundation and support systems.
This is especially true in any effort to remodel and create usable space in a loft, basement, or garage, where structural engineers must assess the strength and reliability of new floors, roofs, and staircases. Following the structural engineer’s lead, the property owner can then supply the necessary data to the Building Regulations Authority to allow the remodelling project to proceed.
You should probably plan on needing to do some structural work if you are making significant changes to your property—especially if you are doing any kind of interior demolition that might affect the property’s overall shape, such as taking out walls, moving doorways, or totally reimagining the floor plan. Structural engineers can help you identify which parts of your existing structure are load bearing and will be able to tell you how to make the changes you’re making in a way that will keep your house structurally sound (and they will also be able to sign off on your plans, which may be necessary in some cases for the sake of getting a building permit).
In the Notting Hill property, our team of structural engineers has several years of experience creating designs and making calculations for beams. These beams are integral to various alterations made to properties, such as the removal of load-bearing walls, extensions, loft conversions, and even the installation of bi-fold doors. The work necessitates detailed design and analysis of various structural materials, including steel, concrete, and timber, for components such as:
The beam calculation report is comprehensive. It contains calculation sheets, assumed dead and live loads, and a notes section that details the design with full British and European safety standards. We also provide with the report a set of full drawings that are in keeping with your architect’s and builder’s requirements.
Structural engineers report directly to the projects’ primary stakeholders—mainly, the architects, builders, and clients. Design congruity is the engineers’ aim.
They achieve it by using the tried-and-true method of visiting the job site. This is where they make very sure that the beam involved is the most suitable one in terms of its load-bearing capacity. They also check the surrounding structural integrity of the building.
Moreover, your construction team might require shop drawings of the steel components, splice and connection detail calculations for the steel beams, and other such tasks. Your project engineer can manage all of this and more, serving as your contact with the local building authority to satisfy code requirements.
If you’re thinking about having a loft converted, extending your home, fitting bi-fold doors, or making other structural changes, a structural engineer can supply beam designs and calculations tailored to your requirements. A fully qualified and registered Chartered Structural Engineer specializes in producing the designs, drawings, and calculations you need for that kind of work. They take on projects where the core of the building remains the same, using their knowledge of structural stability, materials, and physics to effect repairs or changes in form and to ensure the building is still functioning well and safely.
The initial step in the procedure involves the Notting Hill leaseholders creating a company (the nominee purchaser) of which they are all members and then designating a purchaser. In the initial Notice, the leaseholders state certain foundational facts about themselves, as the flat owners, and about the building. They name an independent surveyor of their choice and cite a figure (substantially below the freeholder’s initial asking price) that they are offering for the freehold. This Notice is served on the freeholder, who then has 2 months to respond with a counter-notice.
When the nominee purchaser and the freeholder can not come to an agreement, the leaseholders can take the matter to the tribunal. The tribunal’s jurisdiction is set out in the Leasehold Reform, Housing and Urban Development Act 1993. Under this legislation, if leaseholders want to buy the freehold to a building, the price must be determined by an independent tribunal if direct negotiations fail. This process is necessary because, as with any negotiation, the two sides start from different positions. The freeholder usually bases the amount demanded on a very high figure, while the leaseholders want to pay a low and reasonable price. The steps are therefore:
The Full Building Survey report includes the following:
When it comes to the detail that the surveyor will go into concerning defects, repairs, and maintenance, the Homebuyer Survey is fairly standard. Full Building Surveys, however, are more refined and go into more detail about possible and likely defects. Repairs and maintenance are covered in more detail. The Survey cost depends on the age, size, and value of the property.
The analysis they undertake is a visual inspection. This means that, for the most part, the building components that can be seen will be looked at and assessed in accordance with the surveyor’s remit. The Home Survey Report will show you the visible defects and then go on to discuss the kinds of partially hidden or totally hidden defects that the surveyor thinks you should be aware of. It will also try to clarify what kinds of repair work need to be done and the nature of the repairs. The survey is effectively a way to consider “defects” and their potential impact on the building.
A Building Survey Report contains the most important information for understanding the condition of a property. The surveyors that undertake the work follow a set procedure. The first part of the report contains a general overview of the property and its surroundings. The second part details the major and minor problems with the property’s components, inside and out. These problems range from serious structural defects to issues with doors or windows that don’t close properly, and everything in between. The report is written in clear English, complemented by diagrams and photographs. If any of the problems found are what a surveyor might consider important, that’s what the report indicates—using clear and unambiguous language.
Surveyors usually use a tick box to indicate methods of repair when drafting a building survey report. They are also required to comment on the timescale of any repairs. A condition rating is typically included: what needs to be addressed immediately, what is in the process of deteriorating but is in reasonable condition, and what has not deteriorated at all.
A building surveyor is responsible for a variety of checks and tests during a building inspection. These could be checks or tests for damp and woodworm, or they could be visual inspections of the building’s structure. In building surveying, there are visual inspections of roofs – checking for tiles and slates (if applicable) and also checking for leadwork (if applicable) and looking at the junctions between roof and wall. If the wall structure has brick in it, the surveyor will visually check for any “spalling” (brick breaking apart visibly) and any bulging (brick failing to hold its place visibly), for example.
If defects need fixing immediately, then the options recommended for this survey specify what to repair and give some idea of how long the problem has existed. For the most part, this survey describes recommended repair approaches that are standard in the industry and that do not require excessive expenditure. Future maintenance is also discussed, including what to expect when the problem being surveyed is not repaired and what to expect with repairs that are made but with questionable methodology.
Your surveyor will explain some of the legal aspects of purchasing the building, covering—in as much or as little detail as you desire, and their implications, but this is subject to your solicitor verifying.
You might consider having a separate market valuation done to determine whether the property’s asking price is warranted. You’ll also need a reinstatement cost valuation for insurance reasons.
RICS’s industry guidelines suggest building surveys for properties that are large, very old, in some disrepair, or have unusual features. Building surveys are also recommended if you plan to do any significant renovations or extensions.
If you’re purchasing a relatively modern home that’s in decent shape and built to ordinary standards, then a Home Buyer Survey is an acceptable choice. If you want the assurance of an inspection and report that are pretty much guaranteed to turn up any issues that might be hidden or just hard to see, then you should go for a Full Building Survey instead.
The Full Building Survey is more detailed; it is more specifically tailored to the property your surveyor would be inspecting. It also comes with more advice on the visible defects found and on the potential hidden defects that they suspect may be present. Your surveyor will illustrate reports with photographs so that you can clearly see what has been discovered. Both the Home Buyer and Full Building Surveys describe the repairs needed, the order in which the repairs should be done, and the kind of “maintenance measures” that will be required to keep the property in good condition.
A HomeBuyer Report does include a market valuation as well as reinstatement costs. However, a Full Building Survey does not. The main reason for the differences in what is and isn’t included in the two types of reports is how focused the reports are on the condition of the property. The Full Building Survey is the most in-depth and comprehensive survey of a property that you can have done.
A number of different elements affect the calculation of the price for the freehold, making it less than straightforward. The principal ones are the value of the individual flats and the length of lease remaining on each flat. A formula provided in the Leasehold Reform, Housing and Urban Development Act 1993 can give valuers an idea of the sort of freehold premium that might need to be paid. It is essential that anyone considering the enfranchisement process knows precisely what they are buying. A basement, for example, or underground car parking could form a part of the freehold. If any of the leases could be described as short (less than 80 years), that in itself will inflate the freehold purchase price.
Looking for a Chartered Surveyor? If you are buying a property, contact us for a building survey. Our panel of CIOB, RPSA and RICS surveyors will help you with the Level 2 or Level 3 property survey you need in Notting Hill. We can also assist you in Red Book Valuations, Party Wall Awards and other services. Reach out to us today for building surveyors, valuers and party wall surveyors in London!
