The role of a commercial building surveyor is to assess the state and condition of commercial properties, inspecting for defects and damage and, crucially, advising on how they can be improved through repair and restoration. As well as advising on existing buildings, surveyors can be involved in the construction of new properties, prepare planning applications, and offer advice on sustainability, environmental and health and safety issues to ensure buildings are compliant.
When it comes to inspecting commercial properties, a surveyor will carry out an incredibly thorough review so that they can provide property owners, investors and potential buyers with an in-depth understanding of its current condition and value. Decisions around commercial properties come with hefty financial commitments, so defects have the potential to cause significant liabilities if they impact the tenants, compliance or day-to-day operations of a workplace.
In order to get an overview of the property’s condition and any potential risks, a surveyor will look at all the interconnected elements that it comprises.
Structural integrity and stability
A building surveyor will look at the physical condition and stability of a building, checking to see if it’s structurally sound. They will assess:
The building’s foundations and evidence of settlement
The external and internal load-bearing walls
Columns and beams
Floor structures
Roof structures
Any signs of movement or distortion.
This will allow a surveyor to spot issues like subsidence, settlement and cracking. Even properties that look pristine at a first glance can hide severe defects and degradation, which can impact the safety and insurability of a building. Additionally, it could change the valuation of a property, as the future repair costs could be significant.
A surveyor will also assess whether or not the movement could be historic, or if it’s an ongoing issue that could continue to get worse over time. Looking at a building’s structure gives hard data to use as negotiation for the asking price, and can prevent unexpected repair costs further down the line.
Building fabric
The building fabric - interchangeably referred to as the building envelope - refers to the essential elements that form the structure of a property. It covers all of the components that separate the indoor elements from the outdoors. This includes:
External walls
Brickwork or stonework
Cladding
Windows and glazing
Doors
Roof covering
The building fabric can be affected by issues like weathering and erosion, damaged glazing, water ingress points, failed sealants and corroded cladding. It’s responsible for protecting the building’s structure from the elements, so if one area fails, it can have a knock-on effect. For example, a damaged sealant joint can lead to internal damp and material decay.
Energy efficiency and thermal performance is important in commercial properties, so looking at the building fabric is crucial, as damage to building fabric can add to heating and cooling demands - not an attractive proposition for occupants. A well-maintained building envelope is one of the most important ways to protect the value of a property and avoid significant future repair costs.
Roofs, drainage and water management
Water is one of the biggest culprits when it comes to building deterioration. With this in mind, commercial property surveyors will look at:
Roof coverings
Gutters and downpipes
Surface water drainage
Drainage infrastructure
Flat and pitched roofs
They will be looking for evidence of blocked drainage, leaks, standing water and damaged gutters, as well as any other signs of poor drainage. Roofs and drainage systems are crucial for protecting buildings from water damage, but because they have constant exposure to the outside world, they are vulnerable to damage.
Even relatively small defects can allow moisture to get into a building, which is known to be one of the main causes of deterioration. It can lead to internal damage, mould and corrosion, so any problems need to be dealt with as a priority. Unsurprisingly, replacing or repairing a roof can come at a very large cost, so knowing its current state will allow owners to properly budget for it. Similarly, poor drainage can cause real problems for a building, so identifying this early can reduce the risk of expensive repairs.
Internal condition
An internal condition survey looks at the physical state and structural integrity of the inside of a building, as not all faults will be visible from the outside. A surveyor will look at:
Internal walls and ceilings
Flooring
Signs of moisture
Joinery and fittings
Signs of movement
Spotting signs of deterioration is key, because even seemingly minor problems like cracking or staining could point to deeper issues, like structural movement or poor maintenance. Surveyors inspect the inside of a property thoroughly to look beyond its cosmetic appearance and understand why these defects could be happening. After all, the internal environment of a building will have a direct impact on its occupants, whilst for investors and landlords, internal problems can impact tenant retention and rental value.
Damp and moisture
Checking for damp is an incredibly important part of a building survey, as if it’s left unchecked, it can lead to timber rot, mould, corrosion and even subsidence, which can be a very expensive and difficult issue to fix. Surveyors look for signs of:
Penetrating damp
Condensation
Moisture staining
Ventilation adequacy
Common causes of damp include roof leaks, poor ventilation and moisture getting trapped in building materials, but surveyors will need to find the root of the problem to understand how it can be addressed. The presence of the damp itself isn’t the issue, it’s what’s causing it that is of concern. In an occupied building, dampness can be hazardous to the health of occupants in the long term, so the underlying cause will need to be found as soon as possible.
Mechanical and electrical services
Most modern commercial properties rely heavily on mechanical and electric systems for day-to-day operations. This includes:
Heating
Ventilation
Air conditioning
Electrical installations
Plumbing
Fire detection systems
Lift installations
A Mechanical and Electrical (M&E) survey is a specialist inspection of internal systems, to assess the condition, safety and efficiency. It can identify problems like obsolete equipment, poor maintenance and ageing infrastructure, as even equipment that is still working might need to be replaced in the near future, which can come at a significant cost. Outdated systems can also cause problems for occupants, which can impact their productivity and operations - bad news for businesses.
Having a surveyor who specialises in M&E means that they can give an indication of the condition and potential lifespan of the systems. This will allow potential buyers to make more informed decisions, as they will know the future costs they might be facing to repair or replace these systems.
Access, health and safety
A commercial property surveyor can evaluate the structural, environmental and physical hazards in a building that could pose a risk to occupants. This includes:
Roof access
Maintenance access routes
Fire escape routes
Trip and fall hazards
Access needs to be taken into account because poor access can cause problems for occupants, push up maintenance costs and expose occupants to potential dangers - as can health and safety concerns, which can expose property owners to future liability.
Identifying maintenance liabilities and lifecycle costs
Building surveys are crucial because they not only provide information on the current condition of the building, but the financial commitments that will come along with owning or renting it. From repair requirements that need to be fixed immediately to end-of-life building elements and capital replacement costs, understanding what the building will end up costing in the long term will allow you to budget more accurately and negotiate from a stronger position.
As an RICS-regulated firm, our expert building surveyors across the North West are top of their game. Knowledgeable, professional and approachable, our surveyors are here to be the extension of your team and offer reliable, quality advice.
