Case Study Flashcards
How was ‘putting and keeping the estate in good repair’ actioned?
- By carrying out appropriate works when necessary and to a good lasting standard
- When properties became vacant, ensuring that we took the opportunity to carry out works to upgrade them.
How did you look to improve the diversity of the estate?
By considering other options available for properties on the estate, such as holiday lets.
How did you judge that the property was left in an appropriate condition?
By considering the fact that the tenants had been in situ for 8 years, with two young children. There was no considerable damage to the property and nothing that was classed other than general wear and tear.
What was the process for returning the deposit?
After ensuring that there were no damages caused by the tenant to be covered, I agreed that the whole amount would be returned and actioned this with the accounts team within 10 days.
What else did you ensure when the property was returned with VP?
- Informed the insurers that the property was vacant
- Turned the water off at the main stoptap to reduce the risk of burst pipes
- Turned the heaters on low to regulate the heat and minimise the risk of damp.
- Gave a key to the estates foreman as asked him to inspect weekly.
What sort of tenancy agreement were the previous tenants on?
Assured Shorthold Tenancy
What was the basis of the original terms of business with Savills?
- At the time work was charged on an hourly fee.
Why did you not carry out the letting internally?
- Savills did not have a local lettings team and whilst we could have instructed a team further away, it would have been an inefficient use of time. Also would have had limited knowledge of the area.
How were properties occupied by family managed?
They weren’t, managed themselves.
How many months notice did the tenant have to serve?
Only one, in line with the rental payments.
Why was there such a big delay in the notice reaching you?
- Sent to the wrong office.
- Sent from that office to my colleague who was on annual leave at the time.
What form did you write to the client to inform them of the options to consider for the property?
Letter within an email
How did you consider how each option was appropriate to the wider estate?
- By considering them in line with the estate objectives
Why would the position of the property not effect the wider estate?
The remainder of the estate was within a ‘bubble’ in the village where as these other two were approx half a mile out of the village.
What legislation regulated the rules regarding septic tanks and sale
Environmental Permitting (England and Wales) Regulations 2016
General Binding Rules 2020
What is a septic tank?
A septic tank is an underground water-tight container which collects sewage and waste water from a property where the property is not connected to a mains sewer system.
What issues would the septic tank cause with selling?
- May need upgrading prior
- Limits mortgage lenders
Was the septic tank uncompliant?
Not that we were aware of, however due to its age and limited records of service or maintenance we would assume that it would need upgrading for a new purchaser.
How can you get around upgrading the septic tank?
By obtaining an environmental permit
What larger projects were on going on the estate?
- refurbishment of the principal residence used as a holiday let
- Refurbishment and reconfiguration of another estate owned property
What were the comestic imperfections throughout the property?
- Marks on paint
- Warn carpets, especially on stairs
- Poor grouting in bathroom
- screw holes etc.
What are some other reasons a property may be exempt from EPC rating?
- If the works were to devalue the property
- If the property was 50 sq.m or less
- If it was a business property
- If there was no heating in the property
Would it have been possible to get the property to a higher score?
Yes, we could have upgraded the property meet a C.
However, would involve internal wall insulation which compromises the space available especially in the bedrooms. Also increases the costs massively.
What other objectives did the chosen option meet?
- Retained the core of the estate
- Put and kept the property in good repair
- reduced the liability of the property
What were the rumoured changes to MEES at the time?
At the time it was rumoured to be raised to a minimum of a C by 2025.
Now moved by labour to 2030.
Why was it important that these rumours were considered?
To look at mitigating further spending and future proof the property.
Why didn’t you go for the extensive refurbishment option?
- The kitchen and bathroom had been recently two years prior and were therefore modern and in good condition.
- Integrated appliances lead to further landlord requirements, such as regular PAT testing.
- No need for new floor coverings throughout, those in the bedrooms and bathroom were fine.
What was the cost of the extensive refurb option?
- Didn’t get exact quotes for it but estimated it to be approximately £10,000 more.
Why was the rental value between the two options not very different?
- Due to its limitations on value due to its location.
- Difference in values approximately £250 PCM.
Why did you produce the specification of works?
No need for building surveyors as works did not require any type 2 works.
How were the current radiators ineffcient?
Old fashioned night storage heaters and did not comply with EPC ratings.
Why did you only invite two contractors to tender?
- Limited pool of experience and talent within the area due to Savills approved contractors system.
- the two contractors had been used previously and therefore knew the extent of their works and quality.
What are CDM regulations and how did you apply them to your project?
- Apply to every construction project across UK.
- No need to inform HSE and the days were under requirement with no more than 4 labourers at a time.
- Ensured that the contractor was principle contractor and designer
- Ensured that we had received his CPP and risk assessments before works began.
Why was there such a big difference in costs?
One contractor had used provisional sums for multiple items within the tender.
Why was Contractor A’s quote significantly cheaper?
Due to the fact they had quoted for UPVC windows - Unaware at this point.
What damage can Ivy cause to a house?
Can damage the mortar in brick walls and cause structural issues in the long run.
can also trap moisture against the brick, causing internal damp.
Why did the client not want UPVC windows?
They were very particular about the finishes of the estate properties, all properties had softwood timber windows rather than UPVC. To preserve the natural and character look of the properties.
What was included in the large list of works that had not been completed towards the end of the project?
- Repairs to the entrance gate and post
- Lock on the bathroom door
- Removed blinds/curtain poles
- Battery Heat alarm in kitchen
- Replaced knobs on cupboards in living room
- Swept the chimney
How did you approach the situation regarding the radiators with the contractors?
- The contractors had specifically gone against the radiator in the specification of works, to install a cheaper version. I told them that this was an issue, purely on their behalf and that they must change them at their own expense. This also delayed the letting of the property a further month. The contractors agreed to take a months worth of rent off the final invoice.
Would you have carried out these works with the tenants in situ?
Unlikely, the tenants were happy with the property at the level of rent that they were paying. They had regular rent reviews which kept it inline with market average.
Did you need any planning permission for the works carried out?
Yes - Building Regs.
Contractor was a competent person and therefore applied for building notice on our behalf.
What certificate was required for window installation
FENSA Certificate
Where would you need to register a FENSA certificate?
Local Council
