Building surveying, architectural design, asset management and property consultancy services to the private and public sectors.
(Fully Insured) Services Offered Include;
The purchase of your own home is generally regarded as the biggest financial outlay you will ever make.
Intelligent homebuyers appreciate why it’s important to have a survey to advise as to whether the property is free from significant defect and any future expense.
Montotte Property Services Ltd offer the following two types of survey;
Building Survey & Report
Commonly referred to as a ‘Structural Survey’, or a ‘Full Survey’, the professional preferred term is a ‘Building Survey’.
This is a visual survey, appropriate to all building types.
All parts of the building that are accessible without risking damage to either the building or the surveyor are inspected.
We physically inspect all parts that we can reach from the ground, floors, fixed stairways or other vantage points. We carry a 3-metre ladder, and can arrange for hire of a longer ladder, scaffold tower or cherrypicker (hire costs passed on to the client). We will open all hatches, access traps, manholes etc. that we can get to safely.
Unfortunately, vendors don’t take too kindly to us ripping their buildings apart, so there may be hidden parts that we can’t get to. Even so, we’re fairly good at detective work and we will advise if we suspect any hidden problems and recommend a further course of action.
We can also arrange specialist tests of services etc. and co-ordinate a comprehensive report for you.
The Building Survey Report is bespoke to each individual property, and discusses how the building is constructed, it’s present condition, reasons for any problems, and recommendations for current and future maintenance.
Specific Defect Inspection (Building Element) & Report
This survey is really a detailed inspection, concentrating on a single defect or issue E.g. Structural cracking, dampness, condensation, etc. The findings of the inspection are listed in a written report, outlining the cause of the problem, possible solutions and recommendations or a specification for repair.
Generally a Specific Defect Inspection and report is tailored to the specific requirements of the individual client and can be as simple as an hour visit to provide advice, right through to multiple visits to diagnose and monitor specific defects.
Do I need Planning Permission?
• Extending/Altering under Permitted Development? You should probably get a Certificate of Lawful Development.
• Constructing a new or altering the appearance of an existing building? You will probably need Planning Permission.
• Changing the user class of a building? You may need Planning Permission.
• Altering the appearance of a listed building? You will probably need Listed Building Consent.
• Demolishing an unlisted building inside a Conservation area? You will need Conservation Area Consent.
• Displaying a sign? You will probably need Advertisement Consent.
• Felling or pruning a tree protected by a TPO or in a conservation area? You will probably need written consent.
• Extending a flat/maisonette or altering its external appearance? You will probably need Planning Permission.
Some minor alterations & extensions can undertaken without permission. This is known as permitted development.
The Government announced from 1/10/08 householders’ rights will change which means you can carry out certain work without the need for Planning Permission.
The new rules shift the emphasis from a volume-based approach to an impact-based system taking in to account distances, depths and heights of a development.
Note: The rules only apply to houses occupied by one household, in other words planning laws remain unchanged for people living in any other kind of property, including flats & maisonettes.
Even if your development falls under PD, It’s highly advisable to obtain a Certificate of Lawfulness, which is useful when selling your property.
Although the Government has simplified the system, it’s still advisable to consult a professional advisor, to ensure you are building within guidelines and to current Building Regulations (See other service offered by Montotte Property Services Ltd).
Montotte Property Services Ltd can advise on design options and prepare professional plans for Planning Permission, Prior Approval (AKA Neighbour Notification) Scheme or a Certificate of Lawful Development.
Montotte Property Services Ltd have a proven track record for getting applications passed, with the minimum fuss or delay.
What are Building Regulations & do I need approval?
Building Regulations are based on the 14 Approved Documents & contain the rules for building work.
The following projects will need Building Regulations approval:
• Erection or extension of a building
• Alteration works affecting the structure, fire requirements or access to & use of buildings
• Replacement windows using a builder or company which is not FENSA registered
• Installation or extension of a service or fitting, controlled under the regulations
• Insulating cavity walls
• Underpinning the foundations of a building
• Changing the building’s fundamental use
• Renovation of a thermal element
• Changing a building’s energy status
There are three types of Building Regulations applications.
Full Plans
The most common type of application for building works. It requires detailed drawings to be submitted for the works. The plans are checked & an approval notice is issued before work commences.
The process can take up to 8 weeks but may be completed well before this.
Building Notice
A simpler procedure used for minor works such as removing an internal load bearing wall. The advantage is that it allows work to start 48 hours after submitting the application as no plans are checked before work begins.
Not used for commercial developments.
Regularisation Application (Unauthorised Building Work)
A Regularisation Certificate is a special type of application, and is used only where works have already been carried out without consent (on or after November 1985). Where this happens, problems often arise when you want to sell your property, during the conveyancing process.
If you are in this situation, the only way of obtaining Building Regulation consent after the event is to make a Regularisation Certificate Application. This application should probably include the application form, a description of the unauthorised works, plans of the building prior to the works, as built plans of the building after the unauthorised works and a specification and plans to show what works are planned to gain compliance with the regulations.
In order to assess whether compliance with Building Regulations has been achieved, the Council may ask the applicant to ‘open up’ work already completed
Before a certificate can be issued the Council must be reasonably satisfied that the works conform to the Building Regulations and that there is no risk to the health and safety of persons in or around the property.
The Council may then say whether additional works are required to meet Building Regulation standards, or Issue a Certificate indicating that the unauthorised works are in compliance with the Building Regulations standards.
If you think you may need to apply for a Regularisation Certificate, we advise you to contact us to discuss your particular situation prior to making your application. This will allow us to give you a clear idea of what you will need to do so that you can make an informed decision whether or not to apply.
Montotte Property Services Ltd have a proven track record for getting applications passed, with the minimum fuss or delay.
This page is currently under construction and will be online very soon. In the meantime, please contact Montotte Property Services Ltd for further information, or complete the ‘Contact Us’ Page for a prompt response.
Don’t fall foul of the party wall legislation out there. Make sure you serve all the necessary notices etc to ensure your works (if a building owner) or property (if an adjoining owner) are not compromised.
The Party Wall etc. Act 1996 came in to force on 1st July 1997 and governs the procedure and legal protocol to be followed in the carrying out of any works falling under the Act throughout England & Wales. The Party Wall etc. Act 1996 applies to all ‘notifiable’ works in both residential and commercial property and includes:
• Works to build a new wall at the line of junction (where not already built upon)
• Works to a Party Wall
• Works to a Party Fence Wall
• Adjacent Excavations – foundation excavations within 3 metres of a neighbouring property, or within 6 metres if the proposed foundations will break a 45 degree line taken from the base of the Adjoining Owner’s foundations.
What is a Party Wall?
Quite simply, a wall dividing two properties in separate ownership. A Party Wall may be built astride the boundary, and is thus partly on the land of each owner (Type ‘A’); or it may sit entirely on the land of one owner, but still separates the two properties (Type ‘B’). A Party Wall is therefore in shared ownership; meaning certain ‘notifiable’ works will require the Building Owner’s service of prior notice upon the Adjoining Owner before works may start. The Act details the requisite notice periods applicable in each situation. In the event of a ‘dispute’ in response to the notice(s), the parties must either each appoint their own Surveyor, or concur in the appointment of a single Agreed Surveyor in accordance with Section 10 of the Act. The purpose of this appointment is the resolution of the dispute by way of a Party Wall Award.
What is a Party Wall Award?
A Party Wall Award (often incorrectly called a Party Wall Agreement) is a legally binding document prepared and served by the appointed Surveyors, or Agreed Surveyor, to resolve the dispute between the parties. It sets out the nature of the proposed works, together with details of who is responsible for the cost of the works and any associated fees. An Award usually contains a Schedule of Condition to evidence the condition of the Adjoining Owner’s property prior to commencement of any works; this may be needed for later referral in determining the extent of any damage claimed by the Adjoining Owner to be a direct result of the awarded works. The Award will usually also state which party is responsible for implementing any remedial works in the event of resultant damage.
Montotte Property Services Ltd provides expertise in this complex area of law. For more information, please do not hesitate to contact us. We’d be happy to deal with any party wall matters on your behalf.
This page is currently under construction and will be online very soon. In the meantime, please contact Montotte Property Services Ltd for further information, or complete the ‘Contact Us’ Page for a prompt response.
Did you know most Local Authorities waive their fees (E.g. Planning Applications, Building Control Submissions, etc) for alterations, extensions, etc to a dwelling house for the benefit of disabled persons?
Public Buildings
Are you facing the onerous challenge of complying with the Disability Discrimination Act 1995 (and Building Regulations Approved Document M) for your public building? If so, and with most commercial or public projects involving DDA access issues, employing a suitably experienced and qualified surveyor is key to meeting the law’s requirements…
Experience
With years of experience from adapting accessible entrances, creating ramps, toilets and shower rooms, improving alarm systems for visually impaired and the deaf, installing stair, through floor and platform lifts, right through to building extensions and new builds to cater for those with disabilities. Montotte Property Services Ltd are passionate about helping buildings be DDA compliant.
Our staff have become expert in disabled adaptations by working as aids and adaptations surveyors (Children’s Schools & Families / Adult Care Services) for a variety of local authorities. Specialising in public, educational, private houses, day care and residential care homes.
Enhanced CRB checked staff gives peace of mind to the establishments or individuals who use our services.
This page is currently under construction and will be online very soon. In the meantime, please contact Montotte Property Services Ltd for further information, or complete the ‘Contact Us’ Page for a prompt response.
This page is currently under construction and will be online very soon. In the meantime, please contact Montotte Property Services Ltd for further information, or complete the ‘Contact Us’ Page for a prompt response.
This page is currently under construction and will be online very soon. In the meantime, please contact Montotte Property Services Ltd for further information, or complete the ‘Contact Us’ Page for a prompt response.
This page is currently under construction and will be online very soon. In the meantime, please contact Montotte Property Services Ltd for further information, or complete the ‘Contact Us’ Page for a prompt response.
Is your property suffering from mould growth, condensation, damp or wet internal surfaces, spongy floors, a musky smell etc., and are not sure what is causing it? If so, then you are not alone, as the majority of the public are not sure whether the symptoms they have are being caused by dampness or condensation or how serious the problem they have is.
You may have even asked around or ‘Googled’ dampness and ended up worried and confused.
Now you’re faced with the dilemma of choosing either a Surveyor or Contractor who is suitably experienced in this field. Ideally you want objective, independent and honest advice from an expert, with no vested interest in their findings and who will not recommend unnecessary remedial works.
Staff at Montotte Property Services Ltd, are qualified surveyors with vast experience in diagnosing the causes of dampness and condensation. With no affiliations to any damp or preservation companies, you can be assured of 100% impartiality and feel confident in the knowledge that we will not be advising or specifying any works which are not necessary.
Why snag a new build property?
New buildings are usually built by competent builders. However, like all companies, they are usually overstretched and driven by profit margins. This can lead to the use of sub-contractors, who may hide their mistakes or shortcuts.
New buildings should be finished to standards according to NHBC (National House Building Council) / Zurich guidelines, which most developers work to. However, research shows that a high percentage of new homes have defects. Therefore, getting your property snagged earlier rather than later can really pay dividends.
When purchasing a new property most purchasers will opt for a Mortgage Valuation only. Whereas purchasers buying with cash are unlikely to have had a report at all.
A Mortgage Valuation provides information to the lender as to the viability of the property to lend on and the value of the completed property, to decide whether the loan to value ratio is suitable. Neither factors is of any use to the purchaser.
As a result, when the purchaser takes possession, it’s unlikely a qualified Building Surveyor has looked at the property in detail, since it has been completed.
At Montotte Property Services Ltd we offer a thorough inspection of your home or investment property to find any faults that the developer may prefer to keep hidden. Any defects found will be itemised in our New Property Snagging Report (NPSR). Which provides purchasers with;
– A list of the defects present.
– A list of defects which can be presented to the builder for remedial works, prior to occupation
– Peace of mind
Feel free to call us and have a no obligation chat.
With numerous years experience working as dedicated school surveyors, Montotte Property Services Ltd can be trusted to ensure your school stays running at full capacity. We have the ability to take your projects from inception and feasibility, right through to final account.
Our school surveying experience means we appreciate school’s requirements and are able to prioritise your requirements and plan which jobs should be undertaken during the school holidays etc.
Enhanced CRB checked staff gives peace of mind to the schools who use our services.
All domestic and commercial buildings in the UK available to buy or rent must have an EPC. If you own a home, getting an energy performance survey done could help you identify ways to save money on your energy bills.
What are EPCs?
Like the multi-coloured sticker on new appliances, EPCs tell you how energy efficient a building is & give it a rating from A (very efficient) to G (inefficient). They let the person who will use the building know how costly it will be to heat and light, and what its carbon dioxide emissions are likely to be.
EPCs state what the rating could be if improvements are made & highlights ways to achieve a better rating. Even if you rent your home, some improvements noted on the EPC might be worth your while – such as switching to more energy-efficient light bulbs.
Once produced, EPCs are valid for ten years.
Why get an EPC?
If you’re selling or renting out a domestic property or commercial building, you must get an approved Domestic Energy Assessor to produce the EPC. The EPC needs to be available to potential buyers as soon as you start to market your property for sale or rent.
If you already own your home, the process of getting an EPC produced can help you identify ways to improve the energy efficiency of your home. As EPCs are valid for ten years, you will then have an accurate EPC ready if you decide to sell or rent within this period (unless you improve your home subsequently, in which case you may wish to get a fresh EPC done to include those improvements).
Who can produce Energy Reports and EPCs?
In England, Wales and Northern Ireland, only accredited Domestic Energy Assessors can produce EPCs.
Montotte Property Services Ltd can provide you with both residential & commercial EPCs
Have you paid someone for works which have not been undertaken or only partially undertaken?
What is a Schedule of Outstanding Works?
A ‘Snagging Report’ as it is most often called, is a report on any outstanding items, which have yet to be started or items which have been started but are sub-standard or those which have been paid for but not completed.
Why get a Schedule of Outstanding Works?
If you’ve paid for works to be undertaken, you expect the works to be satisfactory and to the standards laid out in British Standard, the Buiding Regulations Approved Standards etc.
Works should be undertaken competently, within budget (or as close to budget as possible) and on time.
Unfortunately TV programmes like ‘Watchdog’ and ‘Rogue Traders’ show that there are ‘Cowboy Builders’ out there who prey on those without the requisite knowledge to run projects or judge what is an acceptable standard.
Montotte Property Services Ltd can attend your property, survey the completed works, check project documentation and list those items which have been completed to standard, list those items which have not been competed to standard, list those items which are outstanding and list items which have been paid for but not competed.
You will be provided with a full report on the status of the works, in a format of your choice
Fully conversant with CDM Regulations and relevant Health & Safety legislation.
Montotte Property Services Ltd have a pool of experienced professionals we call upon and work closely with. We have consultants from a range of disciplines, who can deal with the vast majority of situations or problems.
If the service you require is not listed above, please contact us for more information.