Services
Fire Insurance Valuations
Insurance Property Surveys Ltd provides advice on the assessment of building reinstatement costs for insurance purposes. We calculate the 'bricks and mortar' sum insured for all aspects of the construction industry, from single houses and flats, industrial buildings and commercial buildings to specialist developments such as sports stadiums.
In addition to calculating the actual cost of rebuilding, the following are taken into account when arriving at the valuation figure:-
• Additional costs involving reconstruction of a listed building or a building in a conservation area
• Demolition and site clearance costs
• All associated professional fees
• 'New for old' costs to reflect rebuilding costly historic buildings with modern materials
• Landlords' fixtures (including kitchen fittings and built-in appliances, outbuildings, garages, paths and fences) but excluding tenants fixtures where they can clearly be identified.
The objective is to provide the landlord with peace of mind, knowing that he has fully insured his building for the correct sum or is not over-insuring his building and paying additional, unnecessary premiums.
Desktop Re-assessments
If we have previously undertaken a survey on a building and arrived at a valuation figure, a desktop re-assessment of the property/properties can be carried out. This usually takes place between 3 and 5 years after the original valuation and takes into account any trends or changes in methodology, as well as increases in prices. A desktop re-assessment is dependent upon the building in question having not been significantly altered since the initial valuation was prepared, otherwise a further site visit would be required.
Defect Analysis
As a Chartered Building Surveyor, Ciaran is specifically trained to try to establish the cause of a particular building defect and identify suitable remedial action to prevent ongoing problems from arising.
The principles and processes of construction and the capabilities and compatibilities of materials are often associated in identifying the actual cause of the defect and undertaking suitable remedial action can dramatically improve the usability of a building.
Tenants v Landlords
When dealing with insurance claims, it is important to identify ownership of specific aspects of a building. It is commonly accepted that if an item fixed to the building can be removed without excessive damage to the overall building, it is defined as a 'fitting' and is not included in the definition of 'building'. However, if it would cause excessive damage when removed, it becomes a 'fixture'. Likewise, if a tenant carries out alterations to a building, these improvements are the tenant’s responsibility to insure until such time as either the landlord purchases these improvements or inherits them when the tenant moves out.
We can assist in providing advice regarding the above, before claims occur, thus preventing any disputes from arising.
Condition Survey
When a tenant obtains a new lease on a property, he is taking responsibility for maintaining the building in a reasonable state and condition. If that building is not in a reasonable condition at the time of commencement of the lease, the wording of the lease may make it the tenant’s responsibility to upgrade the property so that it is in a good condition at the end of the lease.
The tenant can protect themselves by preparing a condition survey to identify pre-existing conditions in the building at the time a tenancy commences, to ensure they are not liable for any costs involved in upgrading the property. We can help in preparing such surveys.
Dilapidation Surveys
We can undertake such surveys on behalf of the landlord at the end of a tenancy agreement. The survey will identify aspects of the building which are in poor condition and what works are required to reinstate the building to the reasonable condition it was in at the time of the commencement of the lease. This includes all necessary maintenance works, re-decoration and reinstatement of all tenants' fixtures.