News
ENJOYING A WELCOME RISE IN BLOCK MANAGEMENT SUPPORT WORK
February 2024
Chartered building surveyor James Barron is often supporting block management companies who work under the auspices of the Association of Residential Letting Agents (ARLA). The companies use his experience and expertise in a whole range of activities to ensure the successful upkeep of their buildings and that they are always meet the necessary legal requirements.
James will assist the businesses in drawing up planned maintenance schedules and helping to put budgets in place for any renewals and repair work that might be required in the future. He will also help identify which maintenance tasks need to be prioritised so the companies can work as efficiently and cost effectively as possible.
"Increasingly, management companies are seeing the benefit of outsourcing certain elements of their work to chartered building surveyors and I am delighted that many of them have been choosing our services," said James.
Barron Surveying Services Ltd supports ARLA members in a variety of areas, such as:
· Identifying both planned and routine maintenance requirements
· Budgeting for future repairs and renewals
· Prioritising maintenance tasks for efficiency and cost effectiveness
· Supporting clients on a range of insurance needs
· Carrying out inspections to assess building condition
· Helping to source contractors for routine maintenance, such as painting and decorating
· On site project management support to ensure successful delivery of requirements
"As you can see, with such a weight and number of requirements that building management companies are facing, it clearly makes sense to seek the additional professional support and expertise we can provide," added James.
HOT TIPS TO GUARD AGAINST WINTER PROPERTY WOES
JANUARY 2024
Take the worry out of your winter property woes! That’s the message from Chartered Building Surveyor James Barron, who is urging people to make sure their homes are properly protected during the winter months.
James is sharing his top tips on energy saving and also ensuring appliances are working efficiently – and safely.
“This is probably the most important check to carry out, as appliances such as gas fires and boilers, can pose a danger if not properly maintained,” said James. “Making sure you get such appliances serviced by a qualified and industry registered professional is a fundamental part of any winter checklist. That also includes properly functioning carbon monoxide sensors to alert you to any leak. They are just as vital as smoke alarms.”
Alongside safety checks, James said that with the continuing focus on improving carbon footprints, it is also important to make your home as energy efficient as possible which, in turn, will save money on bills.
A key element of this is ensuring there is the correct amount of loft insulation and checking that loft tanks, pipes and water cylinders are all properly insulated against the cold. Heat can also be lost through windows that haven’t been properly draught proofed too.
Outside, James urges homeowners to make sure they get chimney stacks and flashings checked, to ensure they are waterproof and also assess downpipes and gutters for signs of water leaks. In this situation, water can leak onto footpaths where it can present a slip hazard in freezing weather.
“It is also important to remember though that condensation can be an issue over the winter months, so heat saving measures must work alongside improved loft and general ventilation to help tackle that too,” added James.
SEPTEMBER 2023
TRUST IN THE RICS CHARTERED SURVEYOR – THE HOME OF TRANSPARENCY AND INTEGRITY
Get the right survey from the right kind of surveyor with the best credentials, that’s the message from Chartered Building Surveyor James Barron.
He also urges those people looking to purchase a property to instruct their chosen surveyor as early as possible. “It is great to report that the ongoing economic uncertainty that impacted on the property market earlier in the year seems to have given way to a steady flow of house surveys recently, a clear sign people are still wanting to move home,” said James, who runs Barron Surveying Services with wife Sara. “What that does mean though is our diary gets filled up quickly, which is why it is extremely important not to leave booking your survey to the last minute.”
Equally important, in James’ opinion, is that people do their homework and make sure they choose the right level of survey for the property they intend to buy. He also recommends always choosing a chartered surveyor accredited by the Royal Institution of Chartered Surveyors (RICS).
Although Barron Surveying only offer the Level 3 Building Survey, so clients get a complete picture of their intended purchase, they are always open and honest, advising every potential client that other surveys are available.
“We only do the Level 3 Building Survey as I don’t like being restricted in any way on the information I can give to the client, but it would be extremely unprofessional as a business not to advise prospective customer that they do have alternatives,” said James. “That’s why we highlight the Mortgage Valuation and Home Buyer surveys, as well as linking to the RICS’s own page - so they can make an informed judgement. https://www.ricsfirms.com/residential/moving-home/buying/helping-you-choose-the-right-survey/ . What’s most important is ensuring you get the most suitable survey for the type of property you intend to buy. The Level 3 is the ‘thoroughbred’ of surveys, and suitable for all types of property.”
James said that RICS accreditation was a mark of excellence giving clients total peace of mind that they are receiving a service of the highest professional standards. Like fellow chartered surveyors, James must submit to an annual audit to ensure he continually meets the required standards. He must also commit to ongoing professional development, so he stays up to date with the latest skills and knowledge required.
“It is important that we are as open as we can be and have explained the nature of the services we offer is as much detail and with as much clarity as possible.”
JULY/AUGUST 2023
EXTERNAL DECORATIONS PROJECT REACHES COMPLETION
Barron Surveying Services Limited has been working on this historic building in Plymouth city centre. It had former education use, but is now converted into flats. It has a very attractive stone front façade which is prone to dampness from exposed brick chimney stacks, as well as weathered sandstone and limestone. We prepared a detailed survey and scope of works, and worked alongside the building's Managing Agent to bring the project to a reality.
Work started in the spring and the contractor was blessed with excellent weather conditions for pointing repairs, external painting and application of specialist stone and brick water repelling solutions.
We undertook regular site inspections and worked alongside the appointed contractor to overcome the difficulties as they came. The end result is a much improved external appearance, with weather resistance which should last for many years to come!
We received feedback from our Client to say that "everyone at the building seems delighted with the end result, in no small part due to the excellent working relationship between the contractor and James Barron, and their combined commitment to this long-awaited project. Big thanks all round!".
JULY 2023
PUTTING A SPOTLIGHT ON A DIVERSE PORTFOLIO OF CONSTRUCTION PROJECTS
Chartered Building Surveyor James Barron is putting the spotlight on a number of his key projects this month to illustrate the scope and diversity of his company’s professional services.
The construction industry in the South West continues to recover from the recent global pandemic. A huge amount of construction activity was ‘put on hold’ and a backlog of projects now needs to be delivered.
If that was not complex enough, that delivery is with a background of a fundamental skills shortage in construction across both construction trades and construction management.
Those issues are having a significant effect on contractors’ resourcing and, inevitably, price.
Over the last 18 months Barron Surveying Services has been heavily involved with an external and internal block refurbishment project for a major social housing provider. This project has formed part of that Client’s carbon efficiency agenda, providing external wall insulation and new windows together with an attractive ‘face lift’ of an elderly post-war structure. This month we are delighted to have seen completion of that project.
We continue to work alongside numerous property management agencies across the South West. This month has also seen the completion of a successful re-roofing project in Plymouth city over a substantial converted building arranged as self-contained flats. The property is located on a steep hillside, requiring extensive scaffolding. Because of Covid delays, the complex roof slopes at this property have been patched over many years and a comprehensive roof re-covering was well overdue. We undertook full design, tendering and contract administration and are delighted that this building now has a new building regulations compliant and guaranteed roof covering, providing longevity for many years to come.
This month has also seen the start of a very substantial external repair and decoration project on a Grade II Listed building in Stoke. The property is being decorated in phases to assist budget management for stakeholders. The contractor is appointed and the work has recently started on site. We have undertaken full design and tendering and are looking forward to performing contract administration duties as this project rolls through its phases over the next 5 months.
We are looking forward to continuing to work with our Clients and the contracting industry on the delivery of these projects amongst others with which we have been entrusted. There is no doubt that the skills shortage currently affecting the construction industry will continue to have implications for resources and costs for the foreseeable future. Arguably, there has never been a better time to take up a career in property or construction. There are certainly plenty of opportunities for anyone with a professional attitude and a willingness to work hard.
JUNE 2023
CONTRACT ADMINISTRATION FOR MAJOR REFURBISHMENT OF PROMINENT PLYMOUTH BUILDING
We are pleased to have been involved with a major refurbishment of a block of flats in Plymouth over the last 18 months. The block is one of many similar post-war social housing schemes which had become obsolete and in need of significant uplift. We have worked with our client and building contractors to not only improve the external appearance of the building, but also significantly enhance its energy efficiency.
The building has received a carefully designed external wall insulation system, complete with new cladding to balconies, windows and doors.
Outside, the communal facilities have been enhanced and the internal communal areas decorated and improved.
The project has seen us undertake full contract administration duties involving weekly inspections and meetings, the usual raft of queries and variations all to ensure a smooth transition from a tired, obsolete building to the prestigious corner plot property that now stands proud.
We have been delighted to have been involved with this project and wish the residents all the best in their newly refurbished homes.
APRIL 2023
PROPERTY INSPECTIONS FROM BARRON SURVEYING - THEY HAVE GOT IT ALL COVERED!
Chartered Building Surveyor James Barron has put his property inspections services in the video spotlight and promised both prospective and existing clients that the company has everything covered. In the video, which can be found at https://www.barronsurveying.co.uk/property-inspections James gives a brief overview of what potential issues the inspection service covers, as well as the statutory requirements.
“Video is one of the key elements I wanted to feature on our new website as it gives those visiting the site, and in particular our service pages, a quick and easy guide to what everything entails,” said James of Plymouth-based Barron Surveying Services Ltd.
“I think it is important that our web presence is as interactive as possible, and the videos are a fundamental part of that.”
The company will be promoting the video and the key elements of its property inspections across its social media platforms, to raise awareness.
The video outlines the full scope of what the inspection covers. Including such issues as cracks in walls, structural movements, storm damage or problems with windows and doors. James also talks about the legal responsibilities he can help clients with, such as those relating to fire risk assessments, asbestos surveys and insurance assessments.
He also stresses the company’s commitment to not only meeting, but exceeding client expectation and that they can always rely on a receiving a professional, independent and impartial service.
“Whatever service we are delivering, it is always 100 per cent client focused. We are only interested in looking after their best interests,” added James.
MARCH 2023
PROJECT MANAGEMENT SERVICES
James Barron of Barron Surveying Services has been involved in overseeing a major refurbishment of a block of flats for Plymouth Community Homes. The photo above shows the topcoat render being applied which smartens up the building for occupants.
MARCH 2023
PROPERTY INSPECTIONS - BARRON SURVEYING SERVICES HAVE GOT IT COVERED!
Chartered Building Surveyor James Barron has put his property inspections services in the video spotlight and promised both prospective and existing clients that the company has everything covered.
In the video, which can be found at https://www.barronsurveying.co.uk/property-inspections James gives a brief overview of what potential issues the inspection service covers, as well as the statutory requirements.
“Video is one of the key elements I wanted to feature on our new website as it gives those visiting the site, and in particular our service pages, a quick and easy guide to what everything entails,” said James of Plymouth-based Barron Surveying Services Ltd. “I think it is important that our web presence is as interactive as possible, and the videos are a fundamental part of that.”
The video outlines the scope of what the inspection covers. Including such issues as cracks in walls, structural movements, storm damage or problems with windows and doors.
He also stresses the company’s commitment to not only meeting, but exceeding client expectation and that they can always rely on a receiving a professional, independent and impartial service.
At the moment, the house purchase market is in a difficult time but is expecting a bounce back from the market correction in October last year which saw house prices drop. With market uncertainty continuing, and with price negotiation still an important part of the purchase, a full, detailed survey is more important than ever.
NOVEMBER 2022
‘IGNORANCE IS NO DEFENCE’ WARNING ON THE IMPORTANCE OF ASBESTOS MANAGEMENT
Chartered Building Surveyor James Barron today warned the construction industry to take the ongoing danger of asbestos seriously and said: “When it comes to the rule of law, ignorance is no defence.”
James, of Plymouth-based Barron Surveying Services Ltd, was speaking after a construction company in London became the latest of many in recent years to be fined for mismanagement of asbestos. In the case, a firm of contractors asked a specialist company to quote for the safe removal of asbestos, but a number of building workers with the contractor had already had a go at removing it themselves. It resulted in the release of asbestos fibres, which contaminated the building, themselves and those around them, presenting a potentially serious health risk.
James pointed out that, although the potential dangers of asbestos, which has been used in building materials since the early 20th Century, are well known, firms are still falling foul of the law. He also said that it surprises many people to learn that asbestos fibre, also known as white asbestos and chrysotile, was not banned for use in construction materials until 1999.
“There are well established duties in law for those that work in design and construction of buildings to safely manage asbestos, which always starts with a survey to establish where asbestos is, or might be, in a building,” said James. “It is also worth remembering that in almost every case, the asbestos doesn’t need to be removed it just needs to be managed safely. Risks only arise if the fibres are released.”
James suspects that this contractor won’t be the last to fall foul of the law - and building owners, managing agents, designers and contractors need to understand their obligations under current legislation. “The lesson here is for everybody involved with a building to take professional advice before works starts. “As with all law these days, ignorance is no defence, so make sure you get the proper advice from a specialist company.
OCTOBER 2022
Project Management Services
James is overseeing a new extension build at a private dwelling in Tamerton Foliot. Barron Surveying Services picked up this project at tender stage, all the design work having been undertaken by others. We arranged for the Building Contract to be put in place between Client and Builder. James is now overseeing the works on site, liaising between Client and Builder with any queries that arise, as well as chairing all meetings.
The external walls are rising quickly. Building Control have made their inspections. Let's hope that the weather stays fair to enable the roof construction to take place quickly so that the contractor can crack on with the internal works as autumn moves into winter! Nobody wants to be working outdoors in November if they can help it!
SEPT 2022
Contract Administration Services
Work is continuing well with this Plymouth Community Homes property.
Poor quality insulation is being removed from the wall cavities and replaced with external wall insulation. Balconies are being repaired and new windows installed. James is keeping a watching brief on the works, liaising between Client and Contractors.
SEPTEMBER 2022
HOBBIES ROOM CONSTRUCTION
James has been delighted to oversee this hobbies room construction. Our Client required project management involvement to liaise between the various contractors working on this scheme.
The 'before' photograph show the former one bedroom bungalow and office that was on site (mural on the side).
The 'after' photograph shows the new two storey construction built on the site of the bungalow. The detail is just stunning, and the mural beneath the sun dome will put a smile on the owner's face even on the dullest of days!
James assisted with Building Regulations, Planning Permission, liaising with the trades and overall project management.
AUGUST 2022
REPAIR TO THIN COAT SILICON RENDER
Barron Surveying Services were instructed to specify the works required to repair a failed thin coat of silicon render on an insulated panel building on a main road in Plymouth. A specialist thin coat render system with integral mesh pins has been instructed, with a coloured topcoat.
James Barron is working on behalf of the Management Company who are remote from Plymouth. James is having regular meetings with the contractors on site, and reporting back to our Client. Work is well underway.
AUGUST 2022
INTERNAL REFURBISHMENT PROJECT
Barron Surveying Services have been overseeing an internal refurbishment project of entrance lobbies and offices at three high rise tower blocks in Plymouth.
Barron Surveying worked on the design and contract administration for Plymouth Community Homes. The brief was complicated, with alterations to fire alarms, sprinklers, and CCTV with automated doors and access control.
The photographs show (left to right) CCTV control room, Rangers/Housing Team room, entrance lobby,
The project was well managed on site by the contractor, keeping residents safe at all times whilst working in a fully occupied building.
JULY 2022
DON’T LET WHAT LIES BENEATH BE A DRAIN ON YOUR RESOURCES!
Chartered Building Surveyor James Barron has warned property owners that any drainage problems affecting their buildings must be tackled swiftly and effectively before they get any worse. James said that most drain leaks are usually simple and relatively cost effective to put right, with most building owners having the required insurance to cover any works.
But he urged people not to ignore the potential warning signs and if they had concerns about cracks or possible building movement to get in touch with Barron Surveying Services. James explained that when drains leak, a significant amount of water washes into the ground and over time, will wash out the finer soil particles allowing the ground to compress. “It is important to bear in mind that many of our older buildings have shallow foundations that are not properly formed on bedrock.,” said James. “This means that even slight drain leaks could cause problems of subsidence and building movement.”
James said buildings are becoming ever more complicated and subdivided, with increasing amounts of pipes, cables and other services underground. But very often these are overlooked in surveys, even though a common cause of building defects are problems with drains below ground.
He pointed out that is why the Level 3 House Surveys his company carries out are the most comprehensive available, as they consider all parts of the building, above, as well as below, ground. “We were recently asked to inspect a large elderly and converted building in use as flats, which had developed a pattern of worrying cracks over the last six months,” said James. “After some analysis, the cause of the cracking became clear. It was nothing to do with the parts of the building you can see but, instead, a fracture of part of the drain running through the back yard.”
James explained that many buildings have Victorian drainage, much of which isn’t properly mapped, while many other systems have also been built by private individuals without mapping or regulations in place. “Little wonder then that it is not uncommon to find a drain below ground, or a soakaway in a garden, where no one would have expected one to be,” added James. “At Barron Surveying Services, we can help diagnose any problems and help put them right, but I cannot stress how important it is not to delay if you fear you might have a drainage issue.”
JUNE 2022
EXTERNAL DECORATIONS
Barron Surveying Services were employed to oversee the external repairs and decorations to a prominent Listed Building in Stoke.
All works are now complete, including some roof repairs and rainwater redirection works.
MAY 2022
RETRACTABLE AWNING INSTALLATION
Barron Surveying Services were engaged by a local housing charity for older people in Tavistock to oversee the installation of a new retractable awning at the front of the building. This awning will offer the residents shade on those hot balmy days but when the awning has been retracted, there is plenty of light still coming into the building. The bright colour that has been chosen gives a 'cheerful' feel to the building.
MAY 2022
RESOLVING TO DO MORE TO TACKLE MENTAL HEALTH CHALLENGES IN CONSTRUCTION
Chartered Building Surveyor James Barron says the construction industry must always try to do more to look after those employees suffering mental health conditions. James believes Health and Safety Executive (HSE) statistics are showing a general decline in work related ill health and injury since the 1990’s, together with a general slowing of asbestos related incidences of ill health.
While that is good news, he says the construction industry must not be complacent when it comes to employees suffering work related mental health issues, such as stress and anxiety, which have risen in recent years. “It is of course important to accentuate the positive here and recognise that such increases, although troubling, do show a greater awareness and willingness to both discuss and report this kind of ill health,” said James.
“There was a time we didn’t talk about mental health, but now is the time we must keep talking about it. This of course applies to all sectors, but in my opinion, the construction industry clearly has a lot to do in terms of looking after workers and must not become complacent.”
James said that the crux of the issue here is that construction and building remains one of the most challenged areas of work for safety and health. It is an industry where workers have always faced physical risks, but now the emotional and mental strains are also coming to light and their impact on health is only just being realised.
The global Covid-19 pandemic has exaggerated the issue. With more and more people working from home and struggling to balance home and work life, we should re-double efforts to help. “Construction is notorious for tight deadlines, tight budgets and complex management” added James. “People can find themselves responsible for a lot of money, employees and time, too often without the required training or support. Little wonder then that this puts strain on their mental well-being. We all have a part to play in making building safer. As we plan and manage projects, ensuring sufficient time, training and support for all workers and professionals should be just as important as delivering the project on time and on budget. Sometimes, the first people to see a problem developing are colleagues. We should all keep vigilant and stand ready to help."
MARCH 2022
IS YOUR HOUSHOLD BUILDINGS INSURANCE ON SOLID FOUNDATIONS?
Check that you are properly covered for building insurance – that’s the message from Chartered Building Surveyor James Barron. He said latest figures suggest that around 80 per cent of properties in the UK are likely to be under insured.
“Ensuring your building is insured for the correct value is very important as if it isn’t, the insurer will not cover the whole cost of the loss in the event of a claim,” said James. “What you have to remember is that the ‘reinstatement’ value of a house, the cost to replace it, is not the same as open market value. Indeed, in many cases, it will be more.”
Most household insurances are index linked, but to a lower level than the current building cost inflation. James warned that this means the longer owners leave getting a current up-to-date valuation, the more likely their property will be under insured. For this reason, it is vital to stay on top of changing values and James believes it is good practice to get a building insurance valuation prepared every three years.
This should also be backed up an annual desktop review of the insured value to make sure it is correct. “Remember that a Chartered Building Surveyor can provide you with an accurate building’s insurance reinstatement valuation, which will save a lot of time and money in the event of a claim,” added James.
