Tayross Associates Ltd

CIOB Chartered Building Consultants



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



Professionalism & Integrity
In Construction


Membership No: 1486929

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  

building-survey-in-camden-2

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.

building-survey-in-camden-1

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.

Party Wall Case Study: The Waldrons, Croydon CR0

party wall surveyor croydon

Proposed works: New build residential development in Croydon made up of 65 apartments with landscaped areas and underground parking.

At Tayross Associates we have successfully agreed party wall awards for a number of property developers with projects in London and the surrounding areas. With a background in property development ourselves, we understand first-hand what the challenges are when trying to get a large-scale project off to a good start.

On this occasion, we were appointed by developers to prepare party wall notices for a new build residential development in Croydon which involved the building of 65 apartments, along with underground parking and landscaped areas. As a very large project, there were a number of consultants involved with a lot of moving parts and an inevitably tight deadline.

party wall surveyor in croydon

Fortunately for the developer, only a small number of parties had to be notified under the Party Wall etc. Act 1996, one of which was a well-known electricity provider which owned an electrical sub-station next to the developer’s site and Croydon Council, both of whom appointed surveyors.

After carrying out the Schedules of Condition and meeting the other surveyors to discuss the proposed works we requested information regarding the proposed piling works, the temporary works, the programme and vibration mitigation procedures, all of which were appended to the party wall award and agreed.

As a property developer, it’s very important to appoint party wall surveyors who understand how development projects work as there can be a considerable amount of correspondence with engineers, architects, surveyors and neighbours which could delay project significantly.

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

Builder Dispute in London – Case Study

builder dispute in london

We were contacted by our clients regarding a dispute they were having with their builder, regarding the workmanship of the works that were carried out and a pricing of the works left unfinished when the builders left site and refused to return. The Builders were claiming that the clients still owed them money for the works they had carried out but the problem was that the clients had been purchasing a lot of the materials themselves and had also been carrying out some of the works themselves.

We were instructed to visit site, look at any and all documents relative to the case, including the signed contract and payment schedule and issue a report that provided clarity, transparency and a fair solution in ascertaining the suggested monies owed to the builder, if any by our clients.

We provided them with a detailed photographic (line in the sand) report with fully annotated photos and an estimate of remedial and uncompleted works with justification. We also produced tables showing what we felt was completed on a percentage basis by the builder and the total amount that is owed towards the original contract.

In doing so, we concluded that the builders claim for outstanding costs was not justified and that there had been an overpayment by our clients. We advised that they seek legal advice and start proceedings, which they had already and our report was to be the foundation of their case.

If you have a builder dispute in London then please call us at our office on 0208 426 1448.

Party Wall Case Study: Barnes High Street, Barnes SW13

Party Wall Surveyor in Barnes

Property Type: Double fronted mid-terraced house, converted into separate units.

Work Type: Removal of internal chimney breasts and other internal alterations.

We were appointed by the Building Owner to notify all of the Adjoining Owners of the proposed works. The Adjoining Owners’ properties were converted flats within mid-terraced property based in the Barnes within the London Borough of Richmond, close to Hammersmith, Mortlake and Putney.

Following discussions with the Adjoining Owners regarding the proposed works and the options available to them under the Party Wall etc. Act 1996. The freeholder chose to appoint their own surveyor and all of the leaseholders appointed us to act as their Agreed Surveyor, including a commercial leaseholder.

Following a site visit to carry out all of the Schedules of Condition, our Party Wall Surveyors prepared the Party Wall Awards and got the freehold Award agreed in a timely manner, allowing the Building Owner to proceed with his works and all neighbourly relations maintained.

If you need a Party Wall Surveyor in Barnes, Hammersmith, Mortlake and Putney then please call us at our office on 0208 426 1448. We cover all of London and the surrounding areas.

Party Wall Case Study: Alric Avenue, New Malden, KT3

alric avenue new malden party wall

Property Type: Detached house

Work Type: Single Storey Rear Extension & Double Storey Extension

We were appointed by the Building Owner to notify both Adjoining Owners of the proposed extension works which also involved roof alteration works where the Building Owner’s roof was connected to the Adjoining Owner’s roof.

Following a meeting with both neighbouring Adjoining Owners to discuss the nature of the proposed works, both parties appointed us as the Agreed Surveyor.

The Adjoining Owners’ properties were detached houses based in New Malden which is a suburb in south-west London, in the boroughs of Kingston and Merton.

Following our request of additional information from the architect and structural engineers, our Party Wall Surveyors prepared Party Wall Awards for both Adjoining Owners in a timely manner, allowing the Building Owner to proceed with his works and neighbourly relations maintained.

If you need a Party Wall Surveyor in New Malden, Kingston and Merton then please call us at our office on 0208 426 1448. We cover all of London and the surrounding areas.

If you need a Party Wall Surveyor in New Malden, Kingston and Merton then please call us at our office on 0208 426 1448. We cover all of London and the surrounding areas.

Party Wall Case Study: Rydal Crescent, Greenford, UB6

Rydal Crescent Party Wall in Greenford

Property Type: Mid-terraced house
Work Type: Single Storey Rear Extension

On this project Tayross Associates acted as the Agreed Party Wall Surveyor for one neighbour.

As the Building Owners and Adjoining Owners had a good relationship, following  a meeting at the Adjoining Owners’ property to discuss the notifiable works and to address their concerns, we were subsequently appointed as the Agreed Party Wall Surveyor.

The Adjoining Owners’ property was a mid-terraced 1930’s house based in Greenford, moments away from the iconic Hoover Building in Perivale, Greenford.

The Building Owners’ proposed works included; a full width single storey rear extension.

Our Party Wall Surveyors prepared a Party Wall Award for the Adjoining Owners very quickly, allowing the Building Owners to proceed with their works.

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

Building Defect Analysis: Structural damage to stone columns in a bay window of a Victorian house

We were recently asked by a client to visit a Victorian mid-terraced house in Highgate, London (N6) suffering from structural issues.

The client was concerned about vertical cracks running virtually the full height of two stone columns either side of a front bay window. Despite her previously filling these cracks, they soon reappeared.

In particular, the client wanted to know whether this cracking could form the basis of an insurance claim, and requested a diagnostic assessment to be carried out detailing the necessary remedial works.

Insurance Claim

As the cracking was a result of wear and tear, not through subsidence, or to do with circumstances outside the control of the Client such as accidental damage, these repair works will not be covered by an insurance claim and will be dismissed by the assessor.

Diagnosis of Damage

The diagnosis of the problem has been identified as a rusting central steel rod. Mild steel rods can rust and expand to multiple times the original material mass and when this happens this causes spalling on the concrete. Initially cracks longitude will appear vertically to the column and as more water comes into contact with the steel rod, the expanding cracks eventually  cause spalling chunks of stone  to fall off, exposing the steel core rod.

Remedial Works

Unfortunately, there is no quick fix solution for solving rusting steel within stone columns.

The only remedy in most cases is to replace the columns with either reconstituted stone or concrete reinforcement using stainless steel rods.

Lots of these columns were replaced with concrete as a result of bomb damage during the Second World War and therefore it is a very common problem throughout London with Victorian properties of this type.

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 have a building defect in Highgate, London or the surrounding areas then please call us at our office on 0208 426 1448.