The property
A converted residential block of flats over ground and first floors with basement, held on long leases and managed by an agent.
The brief
The managing agent needed a defensible, costed maintenance plan for the block: something that would stand up in front of leaseholders, support service charge budgeting and reserve fund planning, and make clear which items were urgent statutory and compliance matters in the common parts and which could be planned across the decade.
What we did
The plan was built in four steps, each one feeding the next.
- Inspect and gradeEvery element inspected and graded in accordance with the RICS professional standard Planned preventative maintenance of commercial and residential property.
- PrioritiseEach recommendation given a priority and a year.
- Ring fence the urgentStatutory health and safety and compliance works in the common parts isolated as first year spend of around £35,000.
- Phase the restEnvelope works grouped so scaffolding and access are paid for once, and costs built up element by element into an annual schedule.
The RICS standard
Planned maintenance plans are governed by the RICS professional standard Planned preventative maintenance of commercial and residential property, which sets out how the inspection is carried out and how the costed PPM schedule is reported, so the plan can be relied on for service charge and reserve fund budgeting.
What does the building need, what will it cost, and when: the three questions leaseholders ask, answered.
The outcome
The agent holds a report it can budget, consult and account against.
Read more about our planned preventative maintenance service.
