CONSTRUCTION MANAGEMENT SERVICES group

3SC experienced team of Building Surveyors offer a full range of residential and commercial building surveying services. We undertake detailed inspections and prepare in-depth Building Survey Reports for properties and Pre-Acquisition Survey Reports and pre-lease assessments for commercial properties of all types and sizes.

Our Homebuyer reports are comprehensively put together buy our qualified surveyors who will   

provide an overall opinion of the property and summarise the condition of the different elements of the property. Where repairs are required they will be highlighted within the report under a traffic light system from urgent to minor future maintenance items.

The objective of the report is to ensure the property is not over valued and you have all necessary information to hand to make an inform judgement as whether to proceed or not. 

Where clients wish to have more control  over a construction or development project we offer a complete package whereby we can control all elements from inception to completion making sure all contracts are in place where necessary and ensuring all legislation, health & safety, quality assurance and planning are completed effectively and correctly.

Major construction projects are complex undertakings, often involving dozens of subcontractors and suppliers, hundreds of workers, and thousands of pounds in material, equipment, and services. Orchestrating such operations demands first-class construction management, something 3SC provides on projects big and small around the UK.

We provide reports for landlords on commercial properties on end of lease agreements or intrim schedules. We can also act on behalf of tenants at the start of a Lease term, to record the condition of the property at the outset to provide the tenant with protection. 

Whether you are purchasing a property, need a valuation for legal reasons or are unsure of the value of your home or commercial property or land, you may need a Valuation Report.

As a Valuation Report is designed to identify a property’s true monetary value, our reports provide clients with the peace of mind that the price of the property represents good value. Alternatively, it may be overpriced, either way, our Valuation Reports allow a purchaser to make an informed choice before proceeding.

3SC has years of experience working in the education sector helping schools, colleges, universities and academies create beautiful, clean and safe environments to learn in. Providing long term strategic growth and maintenance plans, along with helping to gain critical funding. 

3SC's experienced team of Building Surveyors offer a full range of commercial building surveying and project management services. Our team undertake detailed inspections and prepare in-depth Building Survey Reports for houses and Pre-Acquisition Survey Reports and pre-lease assessments for commercial properties of all types and sizes.

Our team has a variety of experience of working on a range of property types and projects across Shropshire and surrounding counties. We have developed specialist skills in several areas including project management, development feasibility studies/reports and homebuyer reports.

Whereas many surveyors tend to restrict themselves to houses and routine buildings, our building surveyors are familiar with undertaking detailed surveys on all types of buildings including large commercial and industrial properties.

We aim to develop long-term relationships so that we understand our clients’ business needs. We can assist Landlords and Tenants throughout the life of a building and we provide services in relation to Pre-Acquisition Survey Reports, Schedules of Condition, Planned Maintenance, Property Development and Dilapidation matters.

The team also have extensive experience delivering project management services and architectural design projects from planning right through to the management of building and development works on site.

3SC act for Developers, PLC companies, commercial property owners, care home providers, local authorities and investors across Shropshire, Staffordshire, Worcestershire and Warwickshire.  We are a small business who combine core traditional values with the expertise, knowledge and financial acumen of a large corporation. 

Our involvement within the industry as individuals covers many years, resulting in experience across a wide range of construction practises thus providing our clients with the tools, knowledge and confidence to make informed and ultimately profitable decisions.

A  Homebuyer Report and Valuation is an inspection and condition report that assesses and summarises the condition of a property. Coming in a format that is similar to the RICS (Royal Institute of Chartered Surveyors), this report provides homebuyers with an overview of the property’s condition, identifying the main defects and overall condition of the house.

The Homebuyer Report focuses on the condition of the house and the Surveyor’s general opinion of the property will also be provided. This type of inspection/report also includes a Valuation Assessment, providing the buyer with an accurate figure for the property in its current condition and taking into account the relevant market considerations.

 The 3CS Homebuyer survey/report aims to help you to:

• Make a reasoned and informed decision on whether to go ahead with your purchase.

• Make an informed decision on what is a reasonable price to pay for the property.

• Take into account any repairs needed to the property.

• Consider what further advice you should take, before you exchange contracts.

This type of report is intended for houses of a conventional type and construction, usually less than a century old and in generally reasonable condition and not having been converted, significantly altered, or suffered any structural damage.

We generally advise clients that a Homebuyer Report is an ‘entry level’ survey. For a more detailed, in-depth report, we also offer a Building survey Report and RICS surveys.

We engage our clients every step of the way, making sure business objectives are met in the most safe, cost-effective and timely manner.  Here at 3SC we utilise the expertise of many different people to ensure the ultimate quality and integrity of the project is achieved,  ensuring you get exactly what you need, on time and within budget to fulfil your vision.

With a lack of supply of commercial buildings coming to market in recent years, it has become increasingly common for companies to have their own new building built on land that they already own, or to buy commercial premises off-plan from a Developer.  Often a “Design & Build” form of contract is selected, whereby the client selects one firm to design the building and construct it too.

In such circumstances, it is sensible for clients, who will often have little knowledge of the building process itself, to instruct an Employer’s Agent to act on their behalf, overseeing the contractor and protecting their interests in the contract. Alternatively, developers may appoint a contractor to complete the build, and the Employer’s Agent will therefore represent the interests of the developer.

The role of the Employer’s Agent is most common in “Design and Build” contracts, typically of uncomplicated structures such as industrial units, where in order to keep costs down, the contractor takes design responsibility as well as building it. The Employer’s Agent role therefore encompasses several roles in one: including Lead Consultant, Project Manager and Cost Consultant. The Employer’s Agent is ultimately responsible for ensuring the works are undertaken to the client’s required standards, both in terms of quality, time and cost.

The team at 3SC are well placed to carry out such monitoring roles for large construction projects. Utilising our expert knowledge as Building Surveyors, alongside our project management skills, we undertake the role of independent Employer’s Agent to provide advice and to protect the client’s interests during the whole of the development, from inception to completion.

In the initial stages, 3SC building surveying team will liaise with all parties including the developer, principal contractor and designers, prepare any JCT contract documents including an Employer’s Requirements Document for design and build contracts.

During the build, an Employer’s Agent will monitor construction standards on site and ensure compliance with contract drawings, along with monitoring programme timescales, certifying interim payments, and dealing with problems, unforeseen technical issues or variations on site.

Prior to sign-off (Practical Completion) on the project, your appointed Employer’s Agent will conduct a final site visit to the completed property. During this final Defects Inspections, all aspects of the completed building will be cross-checked against the original plans. The Employer’s Agent will also ensure that all paperwork is in place as required such as Building Regulations approvals, providing reassurance to the client that the building is ready to be occupied.

3SC act in an Employer’s Agent capacity for developers, investors and company clients, overseeing the successful completion of the many diverse projects.

For more information on how appointing an Employer’s Agent can protect your interests in a project, or to discuss any of our other professional property consultancy services, please contact us. 

3SC are regularly appointed to provide full project management services for developments, including; conference centres, educational buildings, leisure centres, hospitals, extensions, conversions, refurbishments, planned maintenance and restoration works to existing buildings, through to new-build schemes.

Project management services range from the initial preparation of drawings, to preparing detailed Specification documents, managing the procurement process, to carrying out final defect inspections on site when work is completed by a contractor.

We can also offer through our sister company (Three Seeds Construction Limited) a complete range of construction services designed to work in partnership with the client from project inception to completion and beyond. Whether you're looking for inspiration, motivation, security or just the key principals to enable you to embark on you vision. 3SC through its understanding, guidance, knowledge and influence can pilot your concept successfully through the intense processes of pre-construction, construction and post service maintenance.

3SC has an extensive network of qualified and fully vetted contractors and suppliers. Schemes are carried out alongside other professionals such as; architects, electrical & mechanical designers, structural engineers, acoustic consultants and building control organisations to ensure specifications meet current legislation. Schemes are mainly put out to a competitive tender exercise before awarding work and putting a contract in place.

Through the duration of the project, our team will oversee construction standards on site through regular site visits and quality checks along with monitoring timescales and budgets to provide regular progress reports to the client throughout.

In addition, we apply construction management expertise in the areas of construction costs, schedule, and market trends to help ensure the project is executed within the clients fiscal guidelines.  3SC always strive to make further savings identified through design improvements, alternative construction methods and materials that will result in quality enhancements, serviceability, and life cycle improvements which accrue directly to the client.

3SC Building Surveyors are able to act as lead consultant to coordinate fellow professionals on larger projects, including Structural Engineers, Mechanical and Electrical Engineers, etc. Whereby we can draw up specific contracts to meet the needs, such as:  RIBA and ACE agreements etc.

The regulations are often referred to as the CDM Regulations, and are the main set of regulations for managing the health, safety and welfare of building projects.

CDM applies to all building and construction work and includes new-build, demolition, refurbishment, extensions, conversions, repair and maintenance.

Under the regulations, a Client must appoint a Principal Designer to plan, manage and monitor the pre-construction phase and coordinate matters relating to health and safety during the pre-construction phase to ensure that the project is carried out without risks to health and safety.

At 3SC we regularly undertake the role of Principal Designer/CDM Advisor has we possess the skills, knowledge, experience and organisational capacity related to health and safety in construction. We will advise the Client from the outset, to ensure that the Client fully understands their responsibilities and complies with their obligations under the Regulations.

The role of Principal Designer replaces the former role of CDM Coordinator, which 3SC frequently undertook in relation to the CDM 2007 Regulations, which have now been superseded by the current version of the CDM Regulations which came into force in 2015.

We have extensive experience, having provided CDM advice in relation to a wide range of properties and projects and having been familiar with CDM since the regulations were first introduced in 1994.

We perform the role of Principal Designer for clients from all sectors, including: commercial properties, colleges/schools, care homes, churches and housing associations, etc., in relation to all types of projects from repairs, refurbishments and new-build/development schemes.

 3SC offer support in the building surveying aspect of dilapidations and the negotiation of any resulting claims as well as undertaking Section 18 valuations. Our team are able to produce an accurate schedule of dilapidations and advise on the cost assessment in line with the lease. If you are concerned about the state of your property at any point in a lease, beginning the process of a dilapidations claim could protect your asset as landlord.   

A Schedule of Dilapidation is normally prepared on behalf of the Landlord when a Tenant’s lease on a commercial property is coming to an end (Terminal Schedule) or during the term (Interim Schedule).

The purpose of the Schedule is to ensure that the Landlord suffers no loss due to breaches or actions of the Tenant at the end of, or during the term of the lease.. 

The Schedule of Dilapidation will include details of breaches to the lease, the remedial works and course of action needed to remedy this, required together with costs in order to bring the building back to the original condition.

3SC team of Building Surveyors act on behalf of commercial Landlords. Operating from our main offices we prepare Schedules of Dilapidation across Shropshire, Staffordshire, Worcestershire and Warwickshire as well as the outer West Midlands areas. 

Our Schedules of Dilapidations are prepared in accordance with the current RICS Guidance Note and the PLA Dilapidations Pre-Action Protocol.

We also can act on behalf of outgoing Tenants assisting them to defend dilapidation claims and negotiating with the Landlord’s surveyor on the agreement of a dilapidation settlement. We are fully aware of all defences that may be available to a Tenant in reducing a claim, adept at negotiating full and final monetary settlements and able to provide tactical advice in terms of an exit strategy from a premises.

We can also review leases, inspect property and prepare a specialist report (pre-lease assessment) for a Tenant in advance of their lease end, to establish their potential dilapidation liability, so that the Tenant can budget and plan accordingly, and undertake works to reduce dilapidation liability prior to the end of their occupation.

Related to this, we also prepare detailed Schedules of Condition, on behalf of in-going Tenants at the start of a Lease term, to record the condition of the property at the outset to provide the Tenant with protection.

Whether you are purchasing a property, need a valuation for legal reasons or are unsure of the value of your home or commercial property or land, you may need a Valuation Report.

As a Valuation Report is designed to identify a property’s true monetary value, our reports provide clients with the peace of mind that the price of the property represents good value, or alternatively advise if the property is over-priced. Either way, our Valuation Reports allow a purchaser to make an informed choice before proceeding.

When instructed to conduct a Valuation Report, our Valuation Surveyors or RICS Registered Valuers will inspect a property to advise if the price of the property represents value for money in the current market. The resulting report includes a professionally assessed value of the property that takes into account the property’s size, location and overall condition in line with the current market.

This type of report also considers any serious defects with the property and establishes the reinstatement value for insurance purposes. (Please note that a Valuation Report is not an in-depth survey and an inspection relating to the condition of the property is not undertaken. It does however take into consideration any major defects and their effect on value. If significant defects are apparent, you would be advised to undertake a more in-depth survey and condition survey report.)

We largely prepare Valuation Reports directly for private clients, and also for mortgage purposes on behalf of a Bank or Building Society. Additionally, our Valuation Surveyors are often instructed to undertake Valuation Reports as part of a legal or business process.

3SC's Surveyors and Valuers have a unique position, being both entirely independent qualified property professionals and also having an in depth-knowledge of the property market. As we are unbiased and have no motivation so far as the property’s sale is concerned, we can provide clients with a true and accurate valuation.

All of our Valuation Assessments are undertaken by our qualified Valuation Surveyors.

In addition to residential properties, 3SC also conduct portfolio work for landlords and valuations/surveys on commercial properties. We are also able to act as an independent consultant or work alongside a client’s in-house property team.

Land can be a valuable commodity – especially if there is an interest in developing it into housing.

There are two recognised approaches to the valuation of development land:

• comparison with the sale price of land for comparable development;
• the residual method – which involves an assessment of the value of the scheme as completed and deduction of the costs of development (including developer’s profit) to arrive at the underlying land value.

In practice, a combination of both approaches will usually be used to reach a land valuation.

In addition, as each piece of land has its own unique features and will likely vary greatly in location, size and characteristics, a thorough assessment of the site will be required. This includes identifying the areas of the land that are suitable for development and the size, shape and topographical features of the land. Several other investigations will also be required, for example around the land’s risk of flooding, ecological presence (endangered species) the existence of any boundary issues and evidence of, or potential for, contamination. Other matters such as the prospects for Planning Approval, and the availability of existing infrastructure will also need to be considered along with many variables to consider, especially with more complex sites, valuing land isn’t a straightforward process. As such, it is essential to instruct a Surveyor that is well-qualified and has the relevant experience. 

Our Surveying team regularly carry out detail cost plans on schemes across the various sectors, for maintenance planning, improvements, extensions and new builds.  We also work closely with developers in carrying out feasibility studies and cost planning prior to the acquisition of land to provide clarity and reassurance that their investments will be returned with profits.

3SC has developed a sector specialism in working with schools, academies and colleges, assisting them in maintaining, developing and refurbishing their school buildings.

We have good relationships with not only the schools and academies themselves, but also Dioceses and Local Authorities. We are usually introduced to schools by referral, and we act for schools and academies throughout the West Midlands.

The team has extensive experience and preparing funding applications for development or maintenance works through the Condition Improvement Fund (CIF), Capital Maintenance Fund and Local Education Authority Coordinated Voluntary Aided Programme (LCVAP) and other funding streams.

The process typically starts with a full inspection of all the school buildings and a discussion with school staff regarding development or maintenance works that are necessary and also the works that are desirable over the next few years to future-proof the school.

Once a plan of work is decided upon, 3SC’s expert team will identify the most suitable funding streams then develop tailored funding applications, complete with development drawings and estimated costs. The school will generally not incur fees unless the bid is successful and remittance will come from within the funding.

Funding opportunities are usually available annually with schools and academies being invited to submit bids during winter months, so that successful bids can be specified and tendered before the end of term and delivered over the summer holidays.

Our team will prepare all necessary design drawings and proposals, obtain Planning Permission and Building Regulations approvals, if required. We will then prepare tender documentation comprising a detailed specification and drawings and, oversee a competitive tender process to obtain competitive tenders from contractors, analyse tenders and prepare a Tender Report with recommendations to the governors. We will advise regarding requirements under the CDM Regulations, appoint a contractor on the schools behalf and fulfil the role of Contract Administrator, overseeing the building works from start to finish, ensuring quality of workmanship and that all specifications are met to time and to budget.

3SC will work with schools and academies to prepare a long-term planned programme of works over a period of years. Such plans could include smaller maintenance jobs, through to refurbishment and alteration schemes and the development of new-build blocks, all as part of phased works for a future development plan.

We work with the educational sectors in establishing their “wish list” and also appraise the condition of their facilities ourselves to identify the priority projects and implement a realistic a financially viable plan.

Our role can include: assessments of suitability of facilities in terms of classroom sizes, toilet provision, dining room space, condition and efficiency of services installations, security and safeguarding issues, external grounds and play surfaces, etc. We can prepare schematic drawings, budget estimated costs and a programme/timescale for works over a period of years as part of a long-term relationship with the school or academy.

Our expert team will handle everything from start to finish taking the entire process away from the school staff but communicating in plain terms on a regular basis how the project is progressing through regular visits making ourselves available with open, transparent communications.