Tayross Associates Ltd

CIOB Chartered Building Consultants



Managing Director: Carl O'Boyle (RICS Membership No: 5628079)



Professionalism & Integrity
In Construction


Membership No: 1486929

Crane and Scaffold Licence in London

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At Tayross Associates we can provide crane and scaffold licenses for property developers undertaking major building works in and around London. To find out more about this service, please call us on 0208 426 1448 and one of our surveyors will be happy to help.

This article was written by Carl O’Boyle BSc MRICS FCIOB MFPWS. Carl is a full professional member of the Royal Institution of Chartered Surveyors, a member of the Faculty of Party Wall Surveyors and a Fellow of the Chartered Institute of Building for which he currently sits on the CIOB professional conduct committee and adjudications panel.

Recently concluded crane and scaffolding licenses for a development in South West London

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When carrying out building works, developers, contractors and the like should allow a minimum of 12 weeks lead in to get approval of scaffolding and in particular crane licenses so as not to affect the critical path of your construction programme.

At Tayross Associates we recently concluded both a scaffolding and crane license for a large development site in South West London. As experienced Party Wall Surveyors we were able to offset some of the costs against the Party Wall etc. Act 1996 as the works involved building a joint party wall.

This article was written by Carl O’Boyle BSc MRICS FCIOB MFPWS. Carl is a full professional member of the Royal Institution of Chartered Surveyors, a member of the Faculty of Party Wall Surveyors and a Fellow of the Chartered Institute of Building for which he currently sits on the CIOB professional conduct committee and adjudications panel.

Basement in Harrow

At Tayross Associates were recently asked to provide party wall services for a basement construction in central Harrow.

We are now finding that more and more people in the Harrow area are planning on building subterranean rooms which can prove very difficult for adjoining owners and it’s very important that these adjoining owners are properly considered and protected.

Adjoining Owners will be served notice by the person/Building Owner carrying out the works under the Party Wall etce. Act 1996 under Section 6.

The Adjoining Owners are entitled to the following at the building owners expense: –

  1. Their own Surveyor to agree a party wall award in conjunction with the Building Owners Surveyor.
  2. Their own independent advising engineer to advise on the suitability and implications of the design on the property and any issues that this may cause to the Adjoining Owners property.
  3. Security of expenses i.e. money to be held in an ESCROW account should there be a need for any emergency works to be carried out or temporary works as a result of the Building Owners works stopping at a stage where support is required to the Adjoining Owners property.
  4. Detailed temporary works and method statement outlining the sequence and description of works in the construction process of the basement will be required.

These are just a few of the items that are likely to be required of the Building Owner in connection with agreeing any award related to basement works.

This article was written by Carl O’Boyle BSc MRICS FCIOB MFPWS. Carl is a full professional member of the Royal Institution of Chartered Surveyors, a member of the Faculty of Party Wall Surveyors and a Fellow of the Chartered Institute of Building for which he currently sits on the CIOB professional conduct committee and adjudications panel.

Is it necessary to commission a detailed commercial building survey report when taking over an existing lease?

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Usually when taking over the lease from another party it is essential to have some sort of Schedule of Condition or Dilapidations Survey so that it is evident which defects were existing before you take over the lease and to ensure that you are not then liable for those defects if say under a Full Repairing Lease.

At Tayross Associates we carry out Schedules of Condition, Dilapidation Surveys and Detailed Commercial Building Surveys for parties located in Camden, Kentish Town, Chalk Farm, and other areas in North & North West London. If you contact us with your proposed property that you intend to lease we can very quickly supply you with a sample survey and a cost for carrying out a Schedule of Condition or Dilapidation Survey.

Case Study

In the instance of this case study based in Camden Town, the client did not require a Dilapidation Survey but required a more detailed Commercial Building Survey Report for the commercial premises in which she intended to purchase with a 10 year commercial lease. This report would include the current condition of the property (so they don’t get caught for repairs or replacements such as the entire roof) and any issues like asbestos or damp that is likely to cause issues.

We were able to highlight several issues in our report that our client should get clarified by the landlord before taking over the lease such as their responsibilities for the newly installed Delta Membrane System (see photo below), which we observed several weaknesses with.

Also, that the property did not meet current safety standards, our recommendations were that a mains operated (interlinked & battery back-up) heat detector should be installed and connected to the smoke detectors located in the front shop, rear rooms, kitchen and in the basement. That a fire blanket should be kept in the kitchen and that wet and dry powder extinguishers should be kept on the ground floor and that these should be supplied by the landlord and serviced on a regular basis.

Landlords of Freehold properties can be particularly aggressive these days when it comes to lease repairs, and by not having one of the surveys mentioned above you can leave yourself open to substantial costs.

This article was written by Carl O’Boyle BSc MRICS FCIOB MFPWS. Carl is a full professional member of the Royal Institution of Chartered Surveyors, a member of the Faculty of Party Wall Surveyors and a Fellow of the Chartered Institute of Building for which he currently sits on the CIOB professional conduct committee and adjudications panel.

If you would like a Schedule of Dilapidations, a Schedule of Condition or a Detailed Commercial Building Survey in London or the surrounding areas then please call us at our office on 0208 426 1448.

Commercial Building Survey in Harrow

commercial building survey in harrow

Overview:

  • Commercial Building Survey in Harrow of an existing high street shop and storage area.
  • Advice given on flat development at rear.
  • Flat roof issues.
  • Scaffolding license required.
  • Party Wall enclosure costs.
  • Damp issues behind dry lining.
  • Trespass.
  • Building Control Regulations

We were recently contacted to carry out a commercial building survey of a property in Saint Ann’s in Central Harrow.

The client wanted a tailored report to answer lots of concerns he had regarding the issues highlighted above.

We were able to prepare a comprehensive tailored report not only answering all the issues above but supplying valuable additional information helping him to make a decision on his acquisition of this very extensive property.


This article was written by Carl O’Boyle BSc MRICS FCIOB MFPWS. Carl is a full professional member of the Royal Institution of Chartered Surveyors, a member of the Faculty of Party Wall Surveyors and a Fellow of the Chartered Institute of Building for which he currently sits on the CIOB professional conduct committee and adjudications panel.

If you would like a Commercial Building Survey in Harrow or the surrounding areas then please call us at our office on 0208 426 1448.

City Building Surveying services at outer city rates

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As a Pinner based CIOB Building Consultancy, we do not carry the high cost of office accommodation and services which city based Surveyors have to deal with but we are still able to cover the whole of London at very competition rates.

Carl O’Boyle BSc MRICS FCIOB MFPWS who is the Managing Director of Tayross Associates is well qualified being both a RICS Chartered Surveyor and a builder with over 25 years of construction experience.

To discuss any Surveying issues with Carl, you can contact him directly on 07976 820 628 or contact him at the Pinner office on 0208 426 1448.

This article was written by Carl O’Boyle BSc MRICS FCIOB MFPWS. Carl is a full professional member of the Royal Institution of Chartered Surveyors, a member of the Faculty of Party Wall Surveyors and a Fellow of the Chartered Institute of Building for which he currently sits on the CIOB professional conduct committee and adjudications panel.

The Importance of Dilapidation Schedules

Dilapidations in Eastcote
We at Tayross Associates located in Pinner Middlesex were recently asked to provide advice on a Schedule Of Dilapidations for Television House in Eastcote for a client.

The client had been in occupation of the offices since 2003 and had recently received a bill for £56,000 worth of defects to the property once the tenancy had ended.

Although the client had previously leased another wing of the property they had never received such a high bill for defects at the end of that tenancy, perhaps because they had a really good relationship with the management agents at the time of the lease, whereas now these agents have been replaced.

Unfortunately, the client hadn’t taken out an original Schedule of Condition when they took on the lease of the property which although is unfortunate is not the end of the world.

We visited the property with the client and we discussed the condition of the property when the client moved in and also events that had happened during the lease of the property i.e. leaking from offices above which had caused damage.

The costs allocated to the dilapidations in my opinion were excessively high and as a result we will be carrying out what is called a Scott Schedule. This will counter the charges by inserting what we feel are more realistic costs and also explaining extenuating in circumstances which are not the fault of the Lessee.

One cannot overstate the importance of having an initial Schedule Of Condition carried out when taking on the lease of a commercial premises. The cost of such a report ranges from £900 upwards but in circumstances like these they are a pre-requisite to agree on any tenancy.


This article was written by Carl O’Boyle BSc MRICS FCIOB MFPWS. Carl is a full professional member of the Royal Institution of Chartered Surveyors, a member of the Faculty of Party Wall Surveyors and a Fellow of the Chartered Institute of Building for which he currently sits on the CIOB professional conduct committee and adjudications panel.

If you would like a Schedule of Dilapidations in London or the surrounding areas then please call us at our office on 0208 426 1448.

Party Wall Case Study: Narbonne Avenue, Clapham, SW4

Narbonne Avenue

Property Type: Mid-terraced house.

Work Type: Loft conversion and internal alterations.

We were appointed by the Building Owner to notify both of the Adjoining Owners of the proposed works. The Adjoining Owners’ properties, both mid-terraced Victorian houses, are based in Clapham within the London Borough of Lambeth, close to Wandsworth, Battersea and Brixton.

Following discussions with the Adjoining Owners regarding the proposed works and the options available to them under the Party Wall etc. Act 1996, both Adjoining Owners appointed us to act as their Agreed Surveyor.

Following a site visit to carry out all of the Schedules of Condition, it was discovered that one of the Adjoining Owners had recently constructed a side extension which has a glass roof.  This roof was directly below where the proposed works were to take place and so it was imperative that the roof was protected throughout the works and cleaned after the works were complete and so was included in the Award, allowing the Building Owners to proceed with the works and the Adjoining Owners fears put to rest.

If you need a Party Wall Surveyor in Clapham, Wandsworth, Balham or Battersea then please call us at our office on 0208 426 1448. We cover all of London and the surrounding areas.

RICS Level 3 Building Survey in Camden, NW1  

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We were recently asked to carry out an RICS Level 3 Building Survey with structural observations to a very large mid-terraced Victorian house in the Camden area. When carrying out Building Surveys, we always carry these out with two surveyors so that any obstacles can be overcome.

For this particular property, the client was intending to completely refurbish the property and was not that interested in the finishes, but was more interested in the structure and any issues likely to cause issues in the construction development proposals.

Our survey identified three areas of structural concern, most of which related to the historical movement, however in some areas of the property it was impossible to say whether the movement had completely stopped or was still slightly active and progressive. Nevertheless, we were able to advise the client that with his proposed extension that any doubt as to the structural integrity of the property in the affected areas could be dealt with and strengthened and to prevent any further movement.

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Ultimately, the client was very happy with the survey and very impressed with the amount of photographs included within the survey which helped him fully understand what he was buying into.

We at Tayross Associates provide in circumstances like this perhaps 150 individually annotated photographs which do not just describe the defect but also suggest helpfully how the defect can be satisfactorily resolved.

This article was written by Carl O’Boyle BSc MRICS FCIOB MFPWS. Carl is a full professional member of the Royal Institution of Chartered Surveyors, a member of the Faculty of Party Wall Surveyors and a Fellow of the Chartered Institute of Building for which he currently sits on the CIOB professional conduct committee and adjudications panel.

If you would like a Building Survey in Camden, London or the surrounding areas then please call us at our office on 0208 426 1448.

High/Low Voltage Cable Discovered During a RICS Level 3 Building Survey

Manhole in garden build over agreement

We were recently instructed by our Client to carry out an RICS Level 3 Building Survey on a detached house in Pinner. And as part of our Building Surveys we always ask clients to let us know if they have any plans for the property so that we can advise them on the best way forward.

On this particular occasion, the Client wanted us to advise on the feasibility of a side and rear extension to expand the footprint of the property. However, the desktop study revealed that there was a high voltage cable running diagonally across the site just where the client wanted to build their extension.

Taking this into consideration, we advised that it would not be possible to build a side extension with this sort of cable underground. We also advised that the cable most likely could be re-routed for a sum of between £10,000 and £20,000 but it would have to be done using a contractor approved by the utility company or by the utility company themselves.

Underground Electrical Cable in Garden

Although this is an expensive operation, it can be done and would allow our Client to build on the side of the property and also to renegotiate the sale price.

During our site visit we also advised that there was a shared drain at the rear of the property where the Client also wished to extend. We advised that as this part of the pipework was actually at the beginning of the run, there should be no need for a Build Over Agreement as this section of pipework did not take the drainage of the other neighbours’.

Going forward, we have advised the Client to meet with the utility company on site to discuss the re-routing of the cabling underground and the Client is also contacting the utility company to confirm that the drainage at the rear of the property does not form part of the public sewer, and therefore they can be built without a Build Over Agreement which can be time-consuming and very costly.

This article was written by Carl O’Boyle BSc MRICS FCIOB MFPWS. Carl is a full professional member of the Royal Institution of Chartered Surveyors, a member of the Faculty of Party Wall Surveyors and a Fellow of the Chartered Institute of Building for which he currently sits on the CIOB professional conduct committee and adjudications panel.

If you would like a Building Survey in London or the surrounding areas then please call us at our office on 0208 426 1448.