Commercial Surveyor Services

Bradley-Mason LLP is a Chartered Building Surveying practice who offer the full range of Surveying, Building Consultancy and Project Management Services throughout the UK.

Our senior level team provide expert advice, with a focus on a quick turnaround service to maximise value and to fully understand our client’s businesses and property requirements. Ranging from investment funds and private Landlord’s to High Street retailers and commercial Tenant’s, we offer advice on the whole life cycle of their property interest from acquisition to disposal. Our aim is to predict your needs and ensure your expectations are exceeded. We question your requirements to ensure that our services are tailored to your current and future needs.

What is cut edge corrosion? The common defect.

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What is cut edge corrosion?

Cut edge corrosion is a common defect that affects aging profiled metal roofs and is a defect we regularly find as building surveyors. From the factory, steel roof sheets are finished in a plastic based coating system which protects the steel from corrosion. The sheets are then cut into sizes to be transported and installed on site. This leaves exposed ends to the sheets which are not  protected from the weather. Once the roof sheets are installed, end, mid and side laps of the sheets are susceptible to moisture which is able to track beneath the coating through capillary action, and then begin to corrode the exposed  metal to the sheet ends and laps. This causes the coating to peel, further exposing the unprotected metal to the elements, this then corrodes, and the process repeats itself. If left untreated the condition of the affected roof sheets will continue to deteriorate and can eventually lead to corrosion through the surface, allowing water ingress.

Corrugated Roof with split

How to repair / treat cut edge corrosion?

Cut edge corrosion could be prevented by treating the cut edges with a protective coating system when the roof is installed, however in practice, this rarely happens. Depending on the extent of corrosion, cut edge corrosion can be treated with a liquid coating system. Methodologies and products differ slightly from each manufacturer. However in essence the process involves removing the corrosion and treating with an anti-corrosion primer. For a mid-laps, a gun applied sealant or butyl tape will be applied to seal the joints. The final coating will then be brush or roller applied to protect the cut edges from further corrosion. Most manufacturers offer at least a 10 year guarantee, making it a more cost effective option than re-roofing, particularly where a Tenant may only have a limited term remaining on their Lease.

Corrugated Roof with split and repair

Cut edge corrosion and dilapidations

Cut edge corrosion defects to roof sheets are included in dilapidations claims quite often. A dilapidations claim at Lease end to treat and repair cut edge corrosion can be a costly  item for the Tenant, even if they had a Schedule of Condition in place at the start of the Lease. This is because a Schedule of Condition alone does not protect the Tenant from the further natural deterioration of defects. Therefore, we always recommend that where cut edge corrosion is present at the start of a Lease that a Tenant should ask the Landlord to exclude liability for the further deterioration of the roof. Bradley-Mason LLP has a wealth of experience in dealing with dilapidations matters and producing Schedules of Condition, as well as specifying and project managing roof repair works on commercial buildings.

Corrugated Roof with split at the end

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Efflorescence Blog

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What is Efflorescence?

Efflorescence is a crystalline deposit, and usually appears on the surfaces of bricks, masonry or concrete and is visible to the naked eye. Aesthetically it takes the appearance of a white powdery substance. Although this can be a concern for building owners, efflorescence is predominantly an aesthetic issue and will not affect the building structurally. However, efflorescence is typically the sign of damp in the material and would need to be investigated.

What causes Efflorescence?

Efflorescence is caused when water containing salts is brought to the surface of masonry. There can be a number of causes such as:
• Moist conditions
• Condensation
• Ground Water
• Rain
• Low temperatures

The water/moisture travels through capillaries in concrete/masonry carrying the salts to the surface. Hence the fewer capillaries or the higher density of the material, the more difficult it is for water to travel to the surface. The greater porosity the material has, the greater chance efflorescence will occur.

Calcium hydroxide, which is formed when Portland cement during hydration, is carried through capillaries by water to the surface. When it reaches the surface is reacts with the carbon dioxide in the air. This in turn produces water and calcium carbonate which upon evaporation of the water, leaves the salt deposits behind. Hydroxides and sulphates from either potassium or sodium can also cause efflorescence due to the water solubility. These salts usually come from cement and aggregates.

The evaporation of water is key to leaving the salt deposits behind. This can depend on humidity levels. Higher humidity can result in a slow evaporation, which means that salts have more time to reach the surface. However, in lower humidity, water may evaporate before it has reached the surface resulting in the salts not being seen. This is why to an extent efflorescence can be seen as a seasonal problem.

Efflorescence can also occur on newly built buildings and is referred to as the ‘new building bloom’. The ‘new building bloom’ usually appears in a unform pattern across the wall surface. In the majority of cases, it will dissipate with time assuming the brickwork is allowed to dry after construction and the rain is given enough time to clean the surface. If efflorescence occurs after the first year of construction, then this is usually due to water penetration.

Both of the above images shows a build-up of salt deposits externally as per the first image and internally as per the second.

How to troubleshoot efflorescence

When efflorescence is present, identifying the reason behind why it has occurred is an important step to rectifying the issue. The following points should be consideration when efflorescence has occurred on a building:

Assess the structure: By identifying the age of the property when the efflorescence first appeared, this will help identify the source of the problem. If the building is less than a year old, then it is likely that the source is from the building material itself. Whereas, if the building is older, then it is likely that there is a new source of water in the material.

• Location: By observing the location of the efflorescence, this may determine the water source causing the problem. The previous/current use of the building also needs to be considered. If the building had been vacant for a long time, then various conditions may have occurred that could contribute to efflorescence.

• Material Condition: The condition of the material and the quality of the workmanship can lead to finding the source of efflorescence. Entry paths for moisture can be found through minor damage such as cracks. This will help in determining a possible source of efflorescence.

• Design features: Efflorescence may occur due to the various design issues of the building. Water run off down the masonry can be increased due to a lack of drip detail, dripping overflow pipes or condensation causing a build-up of salt deposits.

By considering these, even before efflorescence has occurred can prevent it from happening and reduce the cost and time involved with dealing with this problem. Assigning the essential time and resources to prevent efflorescence can make a big difference in the longer term.

Preventing Efflorescence

Efflorescence isn’t entirely preventable, but the risk can be reduced in a number of ways depending on the material. Taking care of building materials before, during, and after the construction process can help to prevent efflorescence. Precautions need to be taken, including:

• Washing: Sand and gravel in their natural state will most likely have been in contact with salt bearing water or soil. To prevent efflorescence occurring the salts need to be removed by washing. This has become common practice with suppliers.

• Barium Salt: Building bricks may also contain soluble salts. To reduce or prevent this the clay needs to be washed while in the manufacturing process. A barium salt can be added to react with the calcium sulphate, this in turn will result in the compounds barium sulphate and calcium carbonate, both of which are insoluble.

• On site storage: Bricks can be kept suspended off the ground and in a dry place to prevent dampness and any absorption of moisture.

• Masonry Construction: Applying overhanging copings, flashings and eaves to reduce the risk of penetrating water.

Capillary Breaks: Installing a polyethylene sheet in-between building materials and soil can also minimise the danger of salt entering the material.

There are many other remedies that can try and prevent efflorescence however, the risk may not be eradicated. It is therefore important to recognise how to treat it if it does occur.

Treating Efflorescence

There are a number of methods for removing efflorescence effectively. However, before it can be removed the reason behind how efflorescence occurred needs to be determined. Depending on the cause whether that be; late age efflorescence, early age efflorescence, ground water or water leakage etc. this should be repaired prior to removing the efflorescence from the surface.

Commonly, efflorescence can be removed using dry brushing followed by a rinsing of clean water preventing any residue being left on the surface. However, if this does not work then light sandblasting can be used, this must be done with care as this can alter the appearance of the masonry.

Once Efflorescence becomes insoluble it can be harder to remove. As a last resort, a mild acid solution can be applied to clean the wall. This can however have its implications, as applying acid to a structural surface can erode mortar and discolour masonry. A small portion of the wall should be tested before a wider spread dose is used to assure there is no major adverse effects. For further
protection the masonry wall should always be wet prior to the application of the acid to prevent the acid from being absorbed deeper into the wall causing further damage.
If you believe you may have efflorescence to your property, then our Chartered Surveyors can help. We can diagnose the source and provide further advice on how to remove the problem.

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Section 25 Notices: Lease Renewals under the Landlord & Tenant Act 1954

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Commercial tenancies in England and Wales are governed by The Landlord and Tenant Act (LTA) 1954. A Section 25 Notice is named after the section in the LTA 1954 that includes the information that a Landlord needs to provide to the Tenant in order to terminate the business tenancy.

Security of Tenure gives the Tenant the right to be offered a new tenancy at the end of the term. This right was granted in The Regulatory Reform (Business Tenancies) (England and Wales) Order 2003. It applies to tenancies unless the Landlord and Tenant agree to opt out of sections 24-28 of the LTA 1954 at the start of the Lease.

If the Landlord wishes the Tenant to leave at the end of the term or wishes to grant a new Lease on new terms, then a Section 25 Notice must be served within 6 to 12 months before the Landlord wants the tenancy to end. There are two types of Section 25 Notice that the Landlord could serve: one suggests a new tenancy on different terms and the other initiates the termination of the tenancy.

The Landlord can oppose a tenancy on seven grounds (A-G), which are stated in Section 30(1) of the LTA 1954 and are set out below:

  1. Tenant’s failure to repair
  2. Persistent delay in paying rent
  3. Substantial breaches of other obligations
  4. Alternative accommodation
  5. Subletting of part, where higher rent can be obtained by single letting of the whole building
  6. Landlord’s intention to demolish or reconstruct which cannot reasonably be done without obtaining possession
  7. Landlord’s intention to occupy the holding for his own business or as a residence

Where the Landlord serves a Section 25 Notice opposing a new tenancy, the Tenant may be entitled to compensation if it is on the grounds of E, F or G of Section 30 (1) of the LTA 1954. Statutory compensation is calculated on the rateable value of the premises. If the Tenant has been in occupation for more than 14 years, the amount of compensation is twice the rateable value. For less than 14 years, the compensation is 1x the rateable value.

 

Dilapidations

 

If the Tenant does not respond to the Section 25 Notice that is served, then the tenancy will either continue on the Landlord’s proposed new terms or the tenancy will end on the specified date.

Either the Landlord or the Tenant can suggest a new tenancy. If the Tenant wishes to request a new tenancy, they would serve a Section 26 Notice within 6 to 12 months of the end of the term. If the Landlord opposes this request, they must respond within 2 months with a counter-notice, specifying the grounds on which it is opposed.

However, if the Landlord has already served a Section 25 Notice, the Tenant cannot serve a Section 26 Notice but instead would have to reply to the Landlord. Similarly, a Section 25 Notice cannot be served on the Tenant if the Tenant has already served a Section 26 Notice.

Bradley-Mason LLP are an established Chartered Building Surveying practice with a wealth of specialist commercial property, Building Consultancy and Building Compliance expertise to put at our clients’ disposal, wherever their commercial property assets and interests may be based in the UK or Europe.

In conjunction with our expert advice and guidance regarding the design of new property and/or the condition of existing properties, we are able to advise on a variety of legal and practical issues impacting our clients’ individual business needs.

For more information or to discuss your specific property requirements, please get in touch with our Head Office in Harrogate / North Yorkshire or one of our regional UK offices in London, Manchester, Sheffield or Bristol.

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Jake joins JDR Racing for the 2022 Season

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Jake has joined JDR Racing for his second season in the Pirelli junior superstock 600 class on board his Yamaha R6.   JDR Racing are a massively established team in the paddock, equipped with the best mechanics and technical support plus a hospitality unit for dining and relaxing on an evening. To read more see here Bradley Mason Proudly Sponsor Jake Hopper

 

 

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Online Dilapidations Annual Conference

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The BM team tuned into the 2021 RICS Dilapidations Forum Annual Conference, uniquely held online due to CV-19 but as ever, very informative.  A number of useful insights into the likely impacts of CV-19 and changes in legislation on dilapidations claims, as well as discussions surrounding relevant topics such as cladding and building safety, MEES and the proposed changes by the HMRC to VAT.  The world of dilapidations certainly remains interesting and we look forward to efficiently advising our clients.

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What to Expect from a Commercial Building Survey

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Commercial property surveys are different from residential surveys in a number of ways, not least because they are far more comprehensive. These types of surveys also tend to focus on more than just a monetary valuation, taking into account the client’s business needs. For those involved in commercial property, whether you’re a landlord or you’re buying or selling commercial premises, here’s our guide to commercial building surveys, what they involve and the benefits of investing in one.

An Overview of Commercial Building Surveys

Commercial building surveys differ depending on the client’s specific needs – at Bradley-Mason LLP, we firmly believe that the reports and surveys we provide should be tailored to the specific requirements of the client. However, there are certain types of building surveys which are more common than others and cater to clients in a host of different industries and sectors.

A commercial building survey provides a detailed report of the building, from the condition of each aspect to any defects that have been observed and the maintenance that may need to be addressed in the future. The report will include any implications of Listed Buildings or liability concerns, as well as helping to assist with negotiations.

A building survey report is designed to focus your attention on any potential problems that may arise in the future and to identify if further investigations are needed. This may include looking at the energy efficiency of the building, mechanical, electrical and plumbing investigations and drainage investigations.

Commercial building surveys are the most comprehensive reports and are conducted by Chartered Building Surveyors. Every element of a property will be examined, from the roof to the floors and the walls. This report will inform you of the construction type and provide you with as much information about the property as possible, whether you already occupy it or you’re about to take on the lease.

A schedule of condition survey is an important document for commercial properties, which describes and records images of the condition of the building. It can be used as evidence for any claims of damage or dilapidation, and it will also describe the condition of each aspect of the property in detail to use as a reference in the future. For those leasing a commercial lease on a property, it’s likely that dilapidation surveys will also be required.

The nature of commercial leases means that a tenant can often be liable for repairs to the premises, so a building survey is a worthwhile investment that clarifies, in detail, the condition of the building and its composite parts. For anyone involved in commercial buildings, it’s important to understand the potential liabilities and the implications of taking on that property.

Why Should Businesses Invest in a Commercial Building Survey?

When it comes to commercial property, having a survey is an essential that will provide confidence in your financial investment. One of the primary reasons to have a commercial building survey on your property is to understand the construction of the building – commercial properties are typically different to residential buildings in how they are constructed.

The materials used, from reinforced concrete and curtain wall systems to cladding and steel frames, differ considerably from how residential properties are built and this can raise unique issues. With a trained surveyor carrying out a commercial building survey, you’ll be better informed about the investments you’re making.

Owning a building also comes with legislative obligations, such as health and safety risks which need to be taken into consideration. A claim can be detrimental to your brand’s reputation and your profit, so it’s important to be clear about any safety risks that the property poses.

For those leasing a property, a building survey also provides you with a record of the state of the building at your time of signing on to the time your lease expires, so that you’re not liable for repair costs and refurbishments. A surveyor will identify unavoidable issues and any defects so when the lease comes to an end, you’ll have a credible schedule of repairs that will help prevent any conflict.

If you need advice from a professional surveyor or you would like to book a commercial building survey for your property, Bradley-Mason LLP will be happy to help you. Get in touch today with one of our highly trained professionals to learn more today.

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