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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.
We are delighted to announce the Bradley Mason LLP team won the award for ‘Best Consultancy Practice’ at the ‘Yorkshires’ Commercial Real Estate Awards at Rudding Park on the 1st May.
Well done to the whole team on achieving this recognition. Julian Mason, Keely Mason, Michael Locke, Iain Feasey, Jade Harper and Matt MacWhirter attended on the night. A few photos below….
The awards event was held in aid of Yorkshire Children’s Charity who raised an amazing £307,929 on the night!
We are proud to be recognised in the Best Consultancy Practice category—an award that celebrates firms consistently delivering outstanding service across engineering, design, cost management, planning, and more.
Between 1st March 2024 and 28th February 2025, our team has focused on driving value, solving complex challenges, and making a meaningful impact for both clients and communities. With deep market insight and a commitment to sustainable, results-driven solutions, we continue to set the standard for consultancy excellence.
Thank you to our dedicated team.
When embarking on a construction project in the UK, it is important to consider the impact your project may have on the local wildlife and ecosystem as a whole. The UK is home to many unique indigenous species and UK wildlife laws have been implemented to ensure that these species are suitably protected. Breaching these regulations can result in significant project delays, fines, and even legal action. This blog will explore some of the most commonly encountered protected species on UK construction sites, summarise the key wildlife protection laws, explore the penalties for non-compliance and guide you on the necessary precautions that you should take to avoid harming protected species during your construction projects.
Bats are perhaps one of the most well-known protected species. All UK bat species and their roosts are fully protected by law under the Wildlife and Countryside Act 1981 and the Conservation of Habitats and Species Regulations 2017. It is illegal to disturb, harm, or destroy them or their roosts. Bats can often be found in older buildings, roofs, and trees that may be part of the construction zone. However, bats may also be found in newer build properties if they are constructed in a desirable environment. A bat survey is required to ensure their safety before proceeding with any work.
Great crested newts are another protected species under the same laws that govern bats. These amphibians are often found in ponds, wetlands, and other damp habitats, which could overlap with construction areas. If found on site, development work may need to be halted until proper mitigation strategies, such as creating alternative habitats, are in place. Failing to comply can lead to prosecution.
Badgers and their setts (burrows) are protected under the Protection of Badgers Act 1992. Badgers are nocturnal creatures and usually shy away from human activity, but construction projects near their setts can cause them distress or even lead to the destruction of their habitats. Any development within 30 metres of a sett will require a specific license to ensure their safety.
Hazel dormice (Muscardinus avellanarius) are rare and highly protected mammals in the UK. They prefer dense vegetation and are often found in woodlands and hedgerows, which can be impacted by construction work. If dormice are suspected or confirmed on-site, mitigation measures are crucial, including habitat management and translocation to new areas to prevent harm to the population.
The edible dormouse (Glis glis), predominantly found in southern England, is another species of dormouse that can cause significant issues during construction projects. Known for damaging timber, electrical wiring, and crops, these nocturnal rodents can be a serious nuisance in rural areas. Due to their protected status, a specific licence is required to trap and manage them, helping to prevent damage while complying with wildlife protection laws.
All wild birds, their nests, and eggs are protected by law, particularly during the nesting season, under the Wildlife and Countryside Act. It is an offence to intentionally take, damage, or destroy their nests while in use. For construction sites near woodland, hedgerows, or buildings where birds may be nesting, it is essential to carry out bird surveys to ensure no active nests are disturbed.
Species such as grass snakes, common lizards, and slow worms are protected from intentional killing or injury under UK law. They are often found in overgrown or neglected land, which can coincide with development sites. If present, a reptile survey and mitigation plan are required, which may involve relocating them to a safe environment.
Several laws in the UK govern the protection of species and their habitats. Developers must be aware of these regulations when undertaking construction projects:
The UK’s stringent laws to protect wildlife, and non-compliance can lead to serious consequences. These penalties are designed to ensure that developers and construction companies take their responsibilities seriously. Here is what you could face if you fail to adhere to the regulations:
To avoid costly delays, fines, and legal consequences, developers should take early action by conducting ecological surveys and assessments as part of the design risk assessments and planning process. Here are some key steps:
Understanding and respecting the laws surrounding protected species is essential for any UK construction project. By taking proactive measures, complying with regulations, and learning from case law, developers can avoid project delays, protect wildlife, and prevent costly penalties. Ensuring your project remains compliant not only protects your bottom line and programme but also supports the UK’s vital and unique ecosystems.
For more information about our project management services please click here
A commercial building survey is one of the most important steps in any property acquisition or lease negotiation. Whether you’re investing in a retail space, warehouse or an office building, the insights provided by a qualified building surveyor can mean the difference between a sound investment and a costly mistake.
Your surveyor’s findings influence purchase decisions, help negotiate prices, and identify potential issues that could affect your business operations. So, choosing the right building surveyor is more important than ever. Follow our guidance on how to choose the right commercial building surveyor for your needs.
Professional qualifications are the foundation of a surveyor’s expertise and they’re a non-negotiable when choosing a surveyor for your project. The Royal Institution of Chartered Surveyors (RICS) membership is widely recognised as the gold standard in the industry, indicating a high level of professional competence and ethical standards.
The Chartered Institute of Building (CIOB) is another recognised professional body for construction and property professionals. It sets standards for education and professional practice in the construction industry, ensuring your surveyor has met rigorous standards of education and training, and adheres to ethical standards in their work.
Beyond basic qualifications, surveyors should also maintain active licenses and demonstrate commitment to continuing professional development. This ensures they stay current with the latest building regulations, survey techniques, and industry best practices. When evaluating qualifications, look for chartered status and specialist certifications that are relevant to commercial property.
Professional building surveyors should offer a comprehensive range of services tailored to commercial properties. These might include dilapidation reports or planned preventive maintenance schedules, for example. The scope of their services should align with your specific needs, whether you need a basic structural assessment or a detailed analysis of building systems. Pay attention to how they structure their surveys and whether they offer customisable service packages to meet your particular requirements.
Building surveying techniques have evolved beyond visual inspections and measuring tapes of years gone by. Leading surveyors today utilise advanced technology such as thermal imaging cameras, moisture meters, and drone technology for comprehensive building assessments.
Certain pieces of equipment allow for greater access to a more comprehensive report. Pole cameras, drones and cherry pickers, for example, can enable surveyors to get a different view of the property and help them read hard-to-see areas like overhangs or gutters. This visibility provides a full inspection and can allow for physical issues like loose sheet fixings, trapped water beneath coverings, and brittle or damaged materials that might otherwise be missed.
Digital reporting systems also allow for detailed documentation and analysis of their findings. The use of this equipment not only improves accuracy but also enables surveyors to identify issues that might be missed through traditional methods. Consider how potential surveyors integrate technology into their work and whether their technological capabilities match your needs.
While cost shouldn’t be the primary factor in selecting a building surveyor, it’s important to understand their fee structure and ensure it provides value for money. Quality commercial building surveys require significant time and expertise, and cutting corners to save money can be costly in the long run.
Be sure to request detailed quotes that outline exactly what’s included in the service, and be wary of unusually low quotes, as they might indicate a less thorough approach or hidden costs. Consider the potential cost implications of missing serious defects when evaluating survey fees.
A surveyor’s understanding of the local market and building environment can be invaluable. Ideally, they should be familiar with construction methods common defects found in local buildings, and area-specific challenges such as soil conditions or weather-related issues.
Vernacular architecture varies considerably around the country too, so having a commercial surveyor who is familiar with them can more accurately assess the building’s condition, potential issues, and the appropriate repairs or renovations to respect the building’s heritage.
Local knowledge extends to understanding planning regulations, building codes, and environmental considerations specific to your area too. A surveyor with strong local connections can provide valuable insights into potential future developments or issues that might affect the property’s value.
It’s important that you’re able to make informed decisions, so check that your chosen surveyor’s report provides everything you need. For example, will they provide you with a detailed plan that explains the building and photographic evidence they’re supplying you with? Similarly, will they provide cost advice for your project?
Professional indemnity insurance is crucial when selecting a building surveyor. This insurance protects you if errors or omissions in the survey lead to financial losses. Request details of their insurance coverage and ensure it is adequate for your property’s value. Professional surveyors should also be transparent about their insurance arrangements and have a clear process for handling any issues that might arise.
Before making your final selection, conduct thorough due diligence. Check their references and read client testimonials, paying particular attention to feedback from clients with similar properties or projects to yours. It’s also worth scheduling an initial consultation with potential surveyors to discuss your needs and evaluate their expertise and professionalism. This is also an opportunity to assess their communication style and responsiveness.
When making your final decision, it can help to create a comprehensive evaluation checklist that includes all key criteria: qualifications, experience, services, technology, local knowledge, communication, cost, and insurance.
This research will help you look for red flags such as reluctance to provide references, vague answers to specific questions, or pressure to make quick decisions. Remember that the goal is not just to complete a survey but to gain valuable insights that will inform your property decisions and protect your investment.
At Bradley-Mason, we’re RICS-accredited chartered surveyors with a wealth of knowledge on construction and property-related matters. Contact us to arrange a commercial building survey for your property or for more information about any of our services.
As UK commercial property service charges continue to rise at levels outstripping inflation, it is now more important than ever for occupiers to check and verify the accuracy of their demands, to ensure value for money and avoid over-payments and charges.
Commercial property service charges are often complex and represent a balancing act for landlords wishing to protect the value of their assets, whilst also maintaining good relations with their tenants.
Owing to the macro and micro economic climate impacting service charges, we are seeing a trend of continuing and significant cost increases, for a variety of reasons that are further discussed below.
Firstly, inflation will and is having an impact, albeit service charges are found to have typically increased at double the rate of inflation over the last five years.
Major project works are often the main cause for significant service charge increases. With interest rates in the UK not falling as quickly as expected, several investment and development deals remain paused, and there is a general trend that landlords are seeking to invest in, and maintain, their current assets at this time. In addition, it was not possible to carry out these major project works for a period during Covid-19, and many of these large-scale repair and maintenance schemes are now finally being progressed to site.
Construction cost inflation also continue to rise, peaking at around 10% and are now sitting at between 2-3%, meaning many of the large-scale repair and maintenance schemes postponed during Covid-19 are now costing significantly more than they would have previously.
Other trends and pressures on costs that we are seeing relate to the growing importance of ESG initiatives, particularly with institutional fund landlords. It is now common for UK Living Wage mandates to be adopted, which has resulted in security and cleaning costs increasing at around 9-10% on average, over recent years.
Similarly, building insurance premiums are at a record high and this impacts and increases the service charge. In some instances, leaseholders are also faced with significant increases owing to building safety compliance works that have been identified and deemed necessary under The Building Safety Act 2022.
Finally, we have the UK energy crisis, with utility costs having fluctuated wildly in recent years, in particular, electricity prices in the UK, which peaked and reached a record high in August 2022. There was another noticeable spike in December 2022, since then prices have stabilised. Many service charge Budgets for 2023 were based on these record highs, perhaps reasonably so. However, subsequent service charge Budgets for 2024 and going into 2025 should reflect the stabilising of electricity costs and in many cases, this is not being seen in practice and should be queried and challenged.
Service charges case law also continues to evolve, encompassing many of the hot topics that are currently prevalent across the UK real estate industry. At the end of 2024, the case of Avon Ground Rents v Pilgrim was heard in the Upper Tribunal. This related to a block of residential flats in Luton, where the landlord installed solar panels to the roof during construction, as part of the planning permission requirements. No electricity for the common parts was charged to the tenants initially, but this changed after 3 years. The tenants contended this was unreasonable and the judgment found in favour of the tenants, on the basis the landlord’s actions were indeed unreasonable. Caution is however advised, as this was a particularly fact-specific case and in slightly different circumstances, may have resulted in an alternative decision.
That said, with solar panel installs becoming increasingly popular across various asset classes, this will hopefully lead to reduced utility charges in the future for landlords and tenants alike, perhaps helping to buck the trend of service charge cost increases that we have seen in recent years.
If you have concerns about the accuracy of your UK commercial property service charges, please do get in touch to explore how we can assist you. Our expert team of building surveyors will be pleased to conduct a forensic review and detailed challenge on your behalf, to provide peace of mind, and often with significant savings identified.
Please contact us if you require assistance in this area.
As the winter months approach, commercial property owners face several challenges that can significantly impact their buildings.
Harsh weather conditions, freezing temperatures, and increased energy demand all take their toll on property infrastructure.
At Bradley-Mason LLP, we understand the importance of maintaining your commercial property year-round, especially during these colder months. That’s why we’re highlighting the essential role of Planned Preventative Maintenance (PPM) surveys and why they’re vital to ensuring your property can remain in the best condition this winter.
Harsh weather, elevated moisture levels and regular heating usage can accelerate wear and tear on various building systems, while increased energy demands can strain electrical and heating infrastructure.
Furthermore, winter conditions create unique safety hazards that property owners must address promptly to ensure the well-being of tenants and visitors.
We recommend planned maintenance surveys to address specific components of your building’s long-term infrastructure, in much the same way we recommend commercial building surveys to ensure its structural stability and safety. We conduct PPM building surveys to address various aspects of your property which will prove valuable in helping you understand its effectiveness when the temperature and weather take a turn.
A comprehensive PPM survey conducted by our expert team at Bradley-Mason LLP focuses on these crucial areas during the winter months:
Investing in a planned maintenance survey with Bradley-Mason LLP during the winter months offers numerous advantages:
At Bradley-Mason LLP, we pride ourselves on delivering comprehensive and tailored PPM surveys.
Our approach includes:
Our PPM reports provide a strategic tool for property owners to proactively maintain their properties and keep them in optimal condition. We work closely with you to tailor our reports to your specific requirements, considering factors such as budgets, timescales, and any bespoke property characteristics.
As winter approaches, the importance of a well-maintained commercial property cannot be overstated. Don’t wait for problems to arise as a result of building negligence during the winter. Take a proactive approach by partnering with Bradley-Mason LLP for your PPM survey needs. Our team of highly experienced Chartered Building Surveyors is ready to help you navigate the complexities of winter property maintenance.
Contact Bradley-Mason LLP today to schedule your winter PPM survey and ensure your commercial property is prepared to weather the season ahead.
