© 2025 News On The Block. All rights reserved.
News on the Block is a trading name of Premier Property Media Ltd.
© 2025 News On The Block. All rights reserved.
News on the Block is a trading name of Premier Property Media Ltd.
Make sure the proposed work is permitted under the lease
Undertaking work that is not deemed necessary under the terms of the lease, can leave the freeholder open to claims that lessees are being wrongly charged under service charge provisions. Before any work is commenced, consult the lease to ensure the proposed work is provided for, and complies with the lease terms - otherwise its cost may be unrecoverable.
Have a detailed specification
Often this stage is bypassed by going straight to contractors for prices using a basic list of works. However, without a detailed and technical specification, the prices submitted cannot be compared as they will all differ in some way. Preparing a detailed specification means that all the unique characteristics of your building will be taken into account and therefore a realistic budget for your particular project can be reached. The specification also provides for firm commitments on prices, and can include estimated items of work for contingency planning. This means you are not left in a weaker bargaining position by having to get prices for contingency items during the project when the contractor is not in a competitive situation.
Timescales
The preparatory phases have a significant impact on the overall timescales of a project: there’s a lot to be done before the contractor starts on-site. Time must be allocated for Section 20 processes to be administered and funds collected. Following tender returns allow sufficient time for queries to be answered and for any cost-saving exercises that may need to be undertaken. Having identified a preferred contractor, time needs to be set aside for pre-contract negotiations; only when all these stages are complete can a contractor give a firm commitment for a start date.
Who is going to run the project?
While having a contract administrator will have an associated cost this is more than off-set by the savings that can be gained through the application of professional knowledge and experience. Without detailed knowledge and experience it is difficult to challenge and probe the contractor on the standard and pace of work being completed. An experienced professional will recognise and rebut excuses and be able to confidently demand works be re-done as appropriate; they will be looking ahead and proactively planning for the next stage ensuring that required materials and labour are properly planned to keep the project progressing. They will be able to offer practical advice, problem solving and the ability to quickly devise suitable alternatives to unforeseen issues that arise. And finally they will have oversight of the budget – objectively evaluating variations and requests for extra time to ensure that best value is achieved.
Michael McQuade is a Chartered Building Surveyor & Managing Director of McQuade Property Consultancy Ltd.