Case study 2 Pembridge squareA Flashcards
What was form of construction & why was this important?
Solid brick, timber roofs & floors. Important as needed to understand existing materials used & how to repair like for like
Why did it have to be pleasing to the eye? How was this formalised with client?
The building had missing original features & previous poor repairs, so I wanted to repair missing items as much as possible, such as rosettes, brick pointing, brick replacement, & lead capping.
Challenges I had with 6 freeholders clients
Luckily I had a managing agent who was my single point of contact, although at times I had direct contact with freeholders naturally being on site, but did ask them to also raise any particular queries with the the agent to avoid miscommunication
What is Section 20 of the Landlord & Tenant act 1985?
Provides the Landlord to notify the leaseholders of intended work or service that leaseholders will have to pay for.
1st stage – a notice of intention to do the works
2nd Stage - a notice of estimates obtained by the landlord
3rd stage - only sent if you don’t go with the lowest contractor
How did I establish clients obligations under the lease?
The agent advised on the repairing obligations under the lease
How did I know the proposals would fulfill this requirement ?
I reviewed the lease clauses for repairs & frequency &, produced specification, used my professional judgement on what should be done & not done, & perhaps left for the next cycle of repairs.
In terms of hanging out of windows for viewing
This was done only where I felt safe & where there was a decent cill height. Surveying safely is covered in my terms & conditions.
Where there other ways of inspecting?
Yes, each floor level had a terrace or part flat roof so visually I saw nearly everything I needed.
Where other methods of inspection considered?
No, due to additional cost ie, done. & majority of areas were inspected & accessible. Large complex roofs with poor access I would consider drone it camera on a pole.
What form/method of specification did You use & why?
I used a standard specification with prelims (adjusted), general decoration clauses & description of works.
What advice did you give your client on contractor choice?
They have worked on similar buildings, provided value for money & organised.
How did I select contractors?
From previous work done, the structure of company, reliability & track record.
why did I select minor works contract?
Minor work was appropriate for that level of costs & complexity of project, allowed LD’s to be applied & for a more traditional procurement route, such as this with me (designer) being involved before involving a contractor.
Suitable as contract cost was below the suggested £250K limit
what other company checks did I do?
HMRC vat check, asked for latest bank statement, company credit check.
Contacting previous clients.
How did I select a contractor during tendering?
Tenders went out to contractors who I had previously used, prices were comparable and lowest tender was selected
