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Residential Surveys Home buyer reports and valuations carried out throughout the South West area including boundary wall disputes and party wall negotiations.

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Commercial Surveys, If you require any advice on government legislation regarding commercial property please contact Peter Maksymuk personally at support@petermaksymuksurveying.co.uk
Or phone directly on: 07834 349777
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Testimonials

"...We wouldn't hesitate to recommend Peter to anyone considering a property purchase...."
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Mr Monks

"... work and advice.... undertaken in a professional and pleasant manner and has allowed Chippenham Town Council to make substantial savings on future maintenance requirements..."
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Victoria Lowkis, Chippenham Town Council

“... Peter has saved us thousands of pounds  and a lot of heartache in the purchase of our home...”
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Graham McCallion, Swindon
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Professional surveying in Wiltshire, Bath and the South West from a local company and highly qualified chartered surveyor Peter Maksymuk. Many companies already know Peter as he has worked locally for many years saving companies and local home owners many hundreds of thousands of pounds with his professionalism and technical knowledge.



Surveying News 2011

www.petermaksymuksuyveying.co.uk

                                               Tel 07843349777 & 01793766377

 

 

SUMMER 2011 SURVEY UPDATE

                                                                                                      Date:   August 2011


Commercial Energy Changes

DCOG has informed the energy community that it will not be possible to bring the amendments to the existing Energy Performance of Building Regulations 2007 into force by 1 July 2011, but it is their intention to implement the changes as soon as possible.

Agents will become more responsible for making "reasonable efforts" to secure an Energy Performance Certificate for their residential/commercial sales and rentals within 7 days of commission. The current regulations require any EPC to be commissioned before the property is marketed, with the onus on the "relevant person", the seller or landlord to commission and secure within 28 days. What is happening at present is that energy surveys are being commissioned at the point of exchange of contract. The main changes to the requirement of the EPC is that it will be required very close to the point of marketing and the current 28 day period of grace has been reduced to 7 days with a further 21 days to comply. The apparent option to provide an EPC at contract as a last resort will be removed.

It is difficult to say when these changes will be brought in, however due to the recent press emphasising the additional on-cost with regard to EPCs the Government could be reluctant to bring in these enforcement measures in the short term.

monster well
Recent Energy Survey at Kembrey Park, Swindon


Carbon Reduction Commitment Introduced to New Leases

Prospective tenants must be aware that larger organisations will have to comply with the CRC (Carbon Efficient Scheme) by 2012. Legal advisers, tenants, and surveyors, as well as landlords, should be aware that future service charges will be affected and the landlords will have to implement improvements to energy saving schemes to reduce their proposed carbon tax.

At current rates this amounts to an additional 7% on-cost on energy used (proposed carbon tax) which is based on the organisations energy used in 2008. Any organisation using in excess of 6,000 MWh in 2008 will now be eligible to provide a Statement of Energy Use report for which the deadline for the annual report, including a full written report, is now due in July 2011. The proposed disclosure for allowances of carbon on emissions should br lodged by April 2012.

Any qualifying participants, which will include Local Authorities and large companies, must monitor their full energy usage over 2010 and 2011 as participants of the scheme. Subsequent records must be kept for 5 years after the end of the phase. In October 2011 the recycling performance league payment will be produced based on the early action metering. The organisation will then receive their recycling payment. Failure to provide a full print report provides an immediate fine of ‚5,000 and a further ‚500 per working day.

Any future dilapidations may take into account the increased requirements to save energy and alteration changes which have taken place prior and during the term of the lease. Any large improvements will effect service charges and future on-costs to the landlord and tenant, and provision must be made in any future leases with regard to these costs.


New Energy Software Increases Standards by 20%

The new energy software produced to measure and provide energy certificates now
incorporates the new Building Regulation Part L improvements to 2010. This means that any
new energy surveys produced will take into account the increased target building standards of
20% which is likely to increase the final banding and carbon emissions as compared with 6
months ago. It is proposed in the future that new Energy Performance Certificates will take into
account the energy used (Display Energy Certificates) and will incorporate both EPCs and
DECs in a final assessment. The proposed carbon tax on larger organisations could be
implemented with smaller organisations and properties in mind. It is therefore important that
any future refurbishments provides not only an Energy Performance Certificate but a Display
Energy Certificate to indicate the expected carbon usage.


RICS Implement New Home Condition Report

The new Home Condition Report has been implemented but to date has not been particularly
popular due to its reduced inspection standards. The Condition Report is designed principally
for home owners on selling their property. There are restrictions with regard to inspection of the
roof space and lifting manholes covers, and there is no valuation or building insurance figure
given. It was hoped that 80% of the market which does not take up a survey would welcome a
cheaper Condition Survey and also the survey was hoped to mirror the survey in the Scottish
system. Due to market conditions and the cost of surveys falling surveyors are reluctant to
charge any cheaper fees as their time on site is probably the same for a Condition Survey as it
is for a normal Homebuyer Report. It is also hard for a surveyor to not comment fully on
drainage, the roof structure, and other aspects of the property, and consequently some
surveyors feel uneasy on undertaking partial reports. As there is no legal case law for Condition
Surveys to date there is serious potential for legal action.


Septic Tank Licensing Legislation Changed

Since April 2010 all septic tanks need to be formally registered with the Environment Agency. For many properties this can be a straight forward process, is free, and only needs to be done once. Discharges to rivers and streams must be registered immediately but those to ground may be registered at any time before 1 January 2012.

However, (and there is always a however) if the registration process highlights a potential risk (i.e. the tank is close to a Nature Conservation Area), the Environment Agency may require a formal application for a permit. This can be expensive (‚125) and can result in the permit being refused if the existing septic tank cannot meet modern performance standards.

This will have very important implications for surveyors who work in rural areas or the edge of towns.

The seller should be asked if the septic tank has been registered.

If not then the client should be put on warning that this needs to be done and explain the possible implications.

If the septic tank is declined then this could affect the saleability and value of a property if there is no means of drainage, or alternative cost implications with regard to providing a cesspool or similar.


Home Buyers Do Not Care About EPCs

Recent research by the Energy Saving Trust website revealed the EPC does not influence people when buying a home. However do not despair, the EPC could yet become more than just a chocolate teapot. The Coalition Government are currently reviewing the responsibility for commissioning the product and the EPC is likely to be at the centre of an up and coming "green deal" initiative.

As energy prices continue to rise and the prospect of cheap fuel become an unlikely "pipe dream" the cost of keeping warm is moving up to the top of every household agenda. Whatever happens in the green deal and other national initiatives residential practitioners need to know about the topic. Soon, energy will effect everything we do, it will influence our valuations, guide our inspections, challenge our technical assessments, and shade the advice we give our clients.

In my next newsletter I intend to provide information with regard to upgrading existing older properties to improve the Energy Performance Certificate, so WATCH THIS SPACE!


Dilapidations

Peter Maksymuk Surveying have been involved in reducing a potential claim of ‚30,000 for a national charity in Devizes to a more modest ‚5,000-‚10,000. Providing advice on undertaking repair works and negotiating with the landlords surveyor the extent of the works has reduced the exit cost for the tenant. Tenants are strongly advised, at least 6 months and ideally a year before the end of the lease, to contact a suitable surveyor who can advise them on reducing their potential loss on vacation. If the works are not completed satisfactorily to the landlords requirements then tenants could incur consequential losses to include the loss of rent and legal/ surveyor costs involved in implementing the repair works.


Surveying Supervision

Peter Maksymuk Surveying has recently been involved in supervising a main sewer repair in Chippenham and the redecoration of Chippenham Town Hall frontage, which is a Grade II Listed building.

Chippenham  Town  Hall

main sewer  repair

Survey Grade 2 listed building
Recent Survey Grade 2 Home Farm Steeple Ashton


General Info. Inspections by Private Building Control Inspectors Need Care2011

Prospective purchasers should take care on any extensions or alteration works carried out under the supervision of Appoved Inspectors and they should establish that the works have a Final Building Control Certificate and have been adequately inspected. The Building Control Inspections relate to a Duty of Care of Health and Safety only and does not provide any protection under the Party Wall Act, Planning Acts or Defective Workmanship requirements. It is very important that any properties which have been extended are inspected on any sale by a qualified surveyor who may be able to highlight any deficiencies in workmanship.

From:              Peter Maksymuk

For further advice please contact Peter Maksymuk, Peter Maksymuk Surveying Ltd.
Contact on 07834349777  

 

 

 

RICS Valuer Regulations - from April 30th 2011

                                                                                                      Date:   March 2011

From April 30th it will be Mandatory for Surveyors carrying out any form of valuation to be a 'Registered Valuer' this will include Commercial and Residential and will include Home Buyer Reports. The RICS will Regulate Valuers to comply with the Red Book Standards which are currently being amended. Clients should not instruct Valuers that are not registered.

Peter Maksymuk Surveying is registerd.

From:              Peter Maksymuk

For further advice please contact Peter Maksymuk, Peter Maksymuk Surveying Ltd.
Contact on 07834349777  

 

 

 

Why Do I Need A Home Survey?

                                                                                                      Date:   March 2011

Peter Maksymuk Surveying is currently acting for a client for this 220ft deep monster well found in a kitchen of a dwelling after purchase.

monster well

From:              Peter Maksymuk

For further advice please contact Peter Maksymuk, Peter Maksymuk Surveying Ltd.
Contact on 07834349777  

 

 

 

JANUARY 2011 SURVEY UPDATE

 

                                    VAT FREE ZONE !!!!!!!

 

                                                                                                      Date:   January 2011

From:              Peter Maksymuk

 

Survey of Retail unit

                         Recent Survey of Retail unit in Melksham empty for 12 years

                   
  Commercial Dilapidations, Green Leases.

There are three new proposed Leases which are entering the market, principally from the Australian market, which are progressing Green Leases.  Green Leases will take the form of three main types to include a Dark Green Lease, a Light Green and A Memorandum of Understanding.  The Dark Green Lease will be a formal lease drawn up between the Landlord and Tenant who will work to reduce carbon emissions and to undertake a joint responsibility on improving sustainability and reducing emissions.  The proposal is to provide a better building in a working partnership to enhance the building and the commercial site for future letting purposes.

The Light Green Lease provides the provision of Committees and new Leases to existing Tenants with a view to working together to provide more economical and sustained buildings.  An example of this would be on the termination of the Lease, or just before, where a replacement part is needed, such as a boiler, the current requirement would be for the Tenant to replace with something similar in a working manner, however, the Green Leases provision will be for contribution by the Landlord and Tenant to provide a more efficient boiler to reduce future carbon emissions. 

The third Lease is a Memorandum of Understanding where an existing Tenant and Landlord provide a loose Agreement to achieve improved sustainability and set up Tenant Committees with regard to improving the whole site. 

The provision of these Leases would be particularly important with regard to accounting for Dilapidation expenditure under FRS12 where a Tenant is required to provide in his accounts for future dilapidation costs and claims.  If the Tenant has occupied the building without a Schedule of Condition being undertaken he could be liable for a substantial amount of dilapidation costs.  The provision of a Green Lease would help to alleviate some of the costs of the improvements on a pre-determined schedule and sustainability basis where the Landlord contributes towards improvements.

For further advice please contact Peter Maksymuk, Peter Maksymuk Surveying Ltd.
Contact on 07834349777  

 

 

 

New RICS Practice Standards for Building Surveys on Commercial Properties

The RICS Practice Standards have produced a new Building Survey and Technical Due Diligence of Commercial Properties format.  This guidance note aims to provide Surveyors with information and guidance in respect of commercial property surveys.  It covers taking instructions, survey preparation, inspecting and reporting.  Clients and professionals instructing Building Surveyors to carry out Building Surveys on commercial properties should confirm with the Surveyor whether this report will be in compliance with the protocol.  The new reporting format will provide general guidance with new risk ratings and report layout emphasising the client's specific instructions. 

The Surveyor is advised to try and determine the client's intention in acquiring the building or any special requirements which the client may have.  The Surveyor should also understand how the client's operations will affect the premises and surroundings in the future. 

For further information please contact Peter Maksymuk at Peter Maksymuk Surveying Limited. 

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