A concise format report in plain language explaining the conditions of the property and helping you decide what is significant or urgent and is designed as an economy service.

A detailed, tailor-made report, ideal for older houses that may have been altered over the years and require more specific comments and advice as to how to proceed.

These are often needed after the inspection to establish costs and condition in hidden areas: e.g. drains, electrics, timber, damp, cavity walls, ties etc. We can arrange these.

Schedule of dilapidations assure the tenant and landlord of the extent of their liability.

We can advise on extensions, planning, prepare drawings and specifications, discuss building regulations and supervise work that you require.

We are able to provide legal reports on defects under the Civil Procedure Rules Part 35. This could include reports on any building defects, diminution in value, and cost of repairs.

We have experience in both large and small claims and would be able to help you on any associated matters.

If you live in a semi-detached or terraced property, you share a wall(s) with your neighbour - that is known as a party wall. It separates buildings belonging to different owners. Party walls also refer to excavations within 6 metres and also party boundaries within the garden.

You must get your neighbour's agreement before you can start any building work such as :

1. Extensions

2. Damp proofing works

3. Internal refurbishments for structural alterations

The party walls surveyor will draw up a document called an "award". This details the work to be carried out, when and how it will be done and the cause and condition of the adjoining property before work begins. The award will determine who pays for the work if this is in dispute. Generally, the building owner who started the work pays for all expenses.

By Peter Maksymuk - Hinton Newport

Quite often a tenant takes on the responsibility of the lease and is unaware of the condition of the building and that they could be asked by the landlord at the end of the term of lease to put the property back in good repair, even if the property was in poor condition when the lease was taken on.

Many leases are full repairing and it is important to undertake a full building survey of the property to ascertain its exact condition at that moment in time. A survey will often have coloured photographs, or even videos attached to it and can form part of the lease documentation to limit the repairs necessary by the tenant on termination of the lease.

These repairs not only refer to internal and external decorations, but can also include rising and lateral damp, structural repairs to the roof, walls, internal electrical and heating services and hidden defects such as asbestos and lead pipework.

The potential liability is very substantial and obtaining a Schedule of Condition Survey at the start of the lease provides an insight and peace of mind. Current case law may take the view that at the termination of a full repairing lease the property was in good condition at the start of the lease.

The employment of a Chartered Building Surveyor is useful for the tenant in that when negotiating on his client's behalf, he is able to prevent the landlord from asking the tenant to contribute more than the minimum repair necessary. The Building Surveyor could provide a Schedule of Dilapidations at the start, and also act for any negotiations under Section 146 for the landlord to seek re-entry of a building, or to carry out works with a possible view to taking the property back and terminating any interest in the building by the tenants.

Further information with regard to undertaking surveyors, Schedules of Conditions, or negotiating please contact Peter Maksymuk at Hinton Newport, telephone 01793 534121.