Understanding Commercial Property Surveys & Reports

Understanding Commercial Property Surveys
Owners, managers and tenants of commercial premises and industrial property have a huge responsibility to look after the asset.

A commercial survey differs from a residential survey in many ways. Not only is this specialist service highly specific to the client’s commercial requirements, the survey report also tends to be more comprehensive and focus on more than a mere monetary valuation.

Here are four important surveys that anyone involved with commercial property should be familiar with.

Building Survey

If you intend to purchase commercial property, commissioning a Building Survey is a must. The survey will provide a detailed report on the condition of the building. This will includ highlighting any defects and advising of future maintenance and repair requirements.

Due to the natur of commercial leases, the terms of which often state that the tenant is liable for property repairs, a Building Survey is key to help ascertain the detailed condition of the building and building elements. The report may also contain suggestions for remedial work.

From the point of view of the tenant, it is crucial to understand the future repair liabilities which can impact the negotiations of the lease or freehold purchase.

Dilapidations Survey

A commercial property lease will come with certain obligations that need to be complied with under the terms of the lease. As a tenant, you are expected to leave the property in the same condition as at the beginning of the lease.

Long-term tenants may be liable for extensive repair and refurbishment works as part of their dilapidations liability.

A Dilapidations Survey or Assessment is concerned with works to be carried out in the property to restore it to its previous condition. The document contains an explanation of what the tenant will need to have done, along with an estimate of likely costs.

Most commonly, the landlord will issue a Schedule of Dilapidations towards the end of the lease, which in effect acts as an assessment of the current condition of the property and a specification of the tenant’s repairing obligation.

If you don’t agree with the Schedule, a Dilapidations Survey can also be used to prepare the tenant’s response and act as a basis for negotiation.

Reinstatement Cost Assessment

Reinstatement Cost Assessment

Building insurance for commercial property is essential for obvious reasons. If the worst were to happen – fire, flood etc – and extensive repair or rebuilding work became necessary, your building insurance would cover it.

However, if the property was incorrectly valued, the existing level of insurance may be insufficient to cover the necessary building works.

This would leave you out of pocket.

A Reinstatement Cost Assessment is designed to give you an accurate, up-to-date value of the property for insurance purposes.

Should the report identify that your commercial property is either underinsured or overinsured, you will have the information you need to make the appropriate changes with your insurers.

Asbestos Survey

Asbestos is a hazardous building material, the use of which was banned from construction in 1999. Unfortunately, asbestos is still present in many buildings built before that time.

Exposure to asbestos carries real risks for human health, particularly when airborne asbestos fibres are breathed in. Did you know that malignant mesothelioma, a type of lung cancer resulting from asbestos exposure, claims around 3,000 lives a year?

Many commercial property owners fail to understand the risks associated with asbestos exposure. They also don’t realise there is a requirement to have a plan in place to mitigate the risk of any harm coming to the building’s occupants and visitors.

A commercial Asbestos Survey is carried out to identify any asbestos present and the degree of risk it carries.

The report will include recommendations for an effective asbestos management plan that you should draw up. Here’s some official HSE guidance on how to write an asbestos management plan.

Access Audit

An Access Audit on your commercial property is carried out to ensure that the building meets the accessibility needs of your staff, clients or site visitors.

The Equality Act of 2010 came into force as a replacement for the Disability Discrimination Acts of 1995 and 2005. The new Act covers a wide range of issues to protect people from discrimination including transport to workplace issues.

If a disabled person is unable to gain access the premises because suitable access provisions have not been put in place, this could be deemed discriminatory.

An Access Audit is an in-depth report that details all aspects of the building in order to identify any physical impairments that would prevent a disabled person from gaining full entry.

As part of the audit, you will be given professional guidance and advice on what (if anything) needs to be done to comply with the legislation.

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