Costed Maintenance Plans
Planned maintenance protects the fabric of a building,
increasing its value and reducing the risk of more costly repairs
Cyclical decoration and planned maintenance are essential for freeholders and management companies to meet their service obligations. Costed plans tailored to individual buildings allow landlords and leaseholders to understand their financial commitments over a set period of time.
Keeping a property in good condition will undoubtedly lengthen its lifespan. Foresight prevents deterioration, which not only affects the appearance and performance of a building but can result in costly reactive works.
OA Building Surveyors have considerable expertise in drafting and overseeing maintenance programmes for blocks of residential flats. We tender works to meet Section 20 requirements and provide the transparency required by Managing Agents.
All buildings require maintenance at some point. Our plans help to:
- Identify a property’s current condition
- Highlight possible future defects
- Accurately budget for major works
- Avoid unnecessary disruption to residents
- Prevent the property falling into disrepair
- Increase the asset value
What does a major works plan include?
There are two types of works. Cyclical maintenance, such as external decoration, is carried out on a regular basis at agreed intervals, whereas planned maintenance focuses on a specific task. The latter is often preventative, aiming to control future damage - for example, repairing a roof before it causes water ingress.
A typical works plan might include:
- Redecoration and repairs to external elevations
- Main roof overhaul
- Flat roof replacement
- Common hallway redecoration or recarpeting
- Refurbishment of lifts
- Garden and boundary improvements
- Resurfacing of the car park
- Tree surgery works
- Replacement of entry phone systems
- Fire precaution works
- Asbestos removal or encapsulation works
At OA Surveyors, we provide 5 or 10 year plans, although it’s difficult to give accurate costings too far ahead. 10 year plans will typically allow for works like external decorations to be repeated.
How do we approach the planning process?
We work closely with the property owner or Managing Agent to prioritise the works specified by the lease. We assist with Section 20 consultations and, if required, secure planning permission from the local authority. It’s a complex process that draws on a wide range of surveying skills to ensure each property and its component parts are properly maintained and satisfy all legal obligations. We’re used to collaborating with architects, planning consultants and other local property professionals.
With the plan agreed, we prepare a Specification of Works, taking into account the unique characteristics of each building. We obtain competitive tenders from contractors, ensure all health and safety requirements are met, administer the contract, chair site meetings, issue interim payment certificates, certify the works completion and determine the final account.
OA Building Surveyors are the preferred partner of both Austin Rees and Graves Son & Pilcher.
Why are maintenance plans important for leaseholders?
If buying a leasehold flat, you’ll want to know the future costs of owning that flat. Each lease will have different terms but, ultimately, leaseholders are often liable to pay 100% of the cost of any works plus associated professional fees. This is over and above the annual service charge expenditure.
Under Section 20 of the Landlord and Tenant Act 1987 (as amended), leaseholders must be properly consulted about major works and given the opportunity to provide observations and nominate suitable contractors. Unless a maintenance plan is in place and regularly updated, the cost can come as a shock and can lead to financial difficulty for many flat owners.
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"OA are always mindful of the financial status of a building when drafting a maintenance plan, which is really important for our landlord clients. Over the years, they’ve developed a good rapport with our Property Managers and the two work brilliantly as a team."
— C Noonan, Associate Director, Austin Rees
