Services

Pre-purchase Building Reports

A professional inspection of a home before you buy should identify matters that need attention. Not many existing homes will come up with a completely clean slate – there will always be some maintenance to be done. But armed with a property report, you can make an informed decision about whether to go ahead with the purchase.

We examine and assess the building from the foundations to the roof.  We inspect, photograph, document and make recommendations on all visible internal and external building defects.  Our recommendations are professionally compiled in a detailed report that is easy to understand.  After the inspection we meet with you and discuss the findings ensuring you understand the status of the property you are looking to purchase.

 

Relocation Building Reports

We examine and assess the building from the roof to the floor to ensure the building is suitable for relocation.  Our recommendations are professionally compiled in a detailed report that includes any remedial work required to bring the building up to a reasonable standard.

 

Project Management Services

Our team can scope, design, project manage and organise quality tradespeople in a timely manner that fits your budget.  Prior to project commencement we ensure all building and resource consents are sourced.  Upon project completion all Council code compliance certificates (or CCC ensures that all the work is completed to Council standards) are received by our client.  Planning is key in this process.

 

Unauthorised Work / Certificates of Acceptance

Certificates of Acceptance (COA) can be used in situations where work has been done without a building consent, or where a building consent authority cannot issue a code compliance certificate.

A certificate of acceptance has some similarities to a code compliance certificate in that it will provide some verification for a building owner/future building owner that part or all of certain building work carried out complies with the Building Code.

Certificates of acceptance are based on the Code at the time the application is made rather than what was in place at the time a building consent was granted, should have been applied for, or when the work was actually carried out.

We act as your agent by providing a comprehensive building report and building plans for Council to assess, along with any followup.

An inspection provides peace of mind while ensuring you and your loved ones live in a healthy environment.  Getting an inspection:

·         Empowers you or your lawyer to negotiate a better purchase price based on the need for repairs or maintenance.

·         Reveals the need for repairs or replacements before you buy.

·         Limits the number of surprises you may discover after you move in.

·         Gives you invaluable details about your new home and the condition of the property.

We inspect up on the roof, the exterior walls, under the floor, in the roof space and inside the dwelling. The building inspector is there primarily to identify faults, but we also look at natural light, plumbing, whether the floor is up and down and why, and we comment on the site buildings and fences. You need to understand what you are buying.

We can also arrange electrical inspections, methamphetamine testing, thermal imaging and drainage surveys.

Our pre-purchase reports include going to the Council and checking the building records, so that when we go on site we are aware of how the building should look according to Councils records. This is not an extra cost.

We pride ourselves in providing prompt pre-purchase building reports to our customers, usually within 24 hours. If you are out of town, we can email you the report and follow up with a phone call to go through your report with you.

With some property purchasers, the deal can be soured when there is found to be unauthorised building work or there is a building consent that does not have a Code Compliance Certificate. We have the knowledge of Council systems and processes to work our way through what is sometimes considered a maze.

We aim to make this process simple for purchasers and vendors and can advise on how to legalise or complete any outstanding work.

We liaise with your lawyers and provide follow up services. We can obtain quotes for remedial work and tradesman to complete any work identified.

Our recommendations are professionally compiled in a detailed report that is easy to understand.  After the inspection we meet with you and discuss the findings ensuring you understand the status of the property you are looking to purchase. 

 

Professional Building Advice

Our highly qualified, experienced building inspectors offer up to date industry recognised advice. The building industry standards have had many changes over recent years and our inspectors are kept up skilled with the latest building requirements and legislation.

 

Condition Assessment Building Reports

A condition assessment is a systematic review of all buildings to assess their current condition.  This assessment is used to plan work and budget to keep your property:

·         in good working order

·         meeting all legal standards

·         safe and functional

 

Pre-acquisition and Vendor Reports

Timely Building Consultants (TBC) provides an understanding of the present condition of a building prior to acquisition of the property.  TBC can consider the requirements for the building and detail the key issues and adaptability of a building to ensure that the property will be suitable for the end usage.

Our reports provide investors with an understanding of the structure, internal services and external fabric of the building and highlight any significant defects and deferred maintenance issues. Also identified are any areas of non-compliance with codes and standards, allowing informed decisions to be made prior to entering into a contract or final settlement.

Vendor Reports are similar to our Acquisition Reports, but are provided to the current owners of the building, so that the report can be released to potential purchasers and therefore form part of the marketing campaign of a building. Alternatively, they may be used to identify and then highlight defects for the purpose of rectification so that they do not affect the value of the property, prior to marketing.

With the acquisition or disposal of a property we are aware that our clients enter into contractual agreements. Timely Building Consultants have qualified and dedicated employees to ensure that critical deadlines are met.

 

Dilapidation Reports

Timely Building Consultants (TBC) will inspect the condition of the property or premises upon termination of a lease and provide a report that details items for reinstatement under the covenants of the lease. Also referred to as a Terminal Schedule of Dilapidations, the report will detail items in need of repair and compare the existing condition with what, if anything, was recorded at the commencement of the lease, in order to assist in minimising financial exposure prior to termination.

From time to time clients also instruct TBC to carry out Dilapidation Reports during the life or term of a lease to assess premises, to ensure that the asset is not diminishing in condition, and to minimise future repairs. Our expert advice may then be used to assist in lease disputes and in negotiating lease renewals for both Tenants and Landlords.

 

Project Management Services

Our team can scope, design, project manage and organise quality tradespeople in a timely manner that fits your budget.  Prior to project commencement we ensure all building and resource consents are sourced.  Upon project completion all Council code compliance certificates (or CCC ensures that all the work is completed to Council standards) are received by our client.  Planning is key in this process.

 

Unauthorised Work / Certificate of Acceptance

Certificates of Acceptance (COA) can be used in situations where work has been done without a building consent, or where a building consent authority cannot issue a code compliance certificate.

A certificate of acceptance has some similarities to a code compliance certificate in that it will provide some verification for a building owner/future building owner that part or all of certain building work carried out complies with the Building Code.

Certificates of acceptance are based on the Code at the time the application is made rather than what was in place at the time a building consent was granted, should have been applied for, or when the work was actually carried out.

 

Feasibility Studies

Prior to the purchase or after the acquisition of a property, Timely Building Consultants can carry out a detailed analysis of the various issues that could influence the commercial decisions which need to be made prior to the alteration of a building, in order to determine both the financial and physical feasibility of a proposed scheme.

TBC’s Feasibility Studies provide advice on Building Code requirements, detail the current condition of the property and advise on future maintenance requirements, as well as providing initial design and budget costing options where required.

Condition Assessment Building Reports

A condition assessment is a systematic review of all buildings to assess their current condition.  This assessment is used to plan work and budget to keep your property:

·         in good working order

·         meeting all legal standards

·         safe and functional

10 Year Plans

Timely Building Consultants is keen to work with the Board of Trustees and staff to achieve the goals of the school; while working within the Ministry of Education property guidelines. It is important for us to listen and understand what you want to achieve over the next 10 years and beyond.

We will prepare a plan by gaining a sound knowledge of your school by talking with your principal, caretaker and other staff.  It may be necessary to engage additional consultants in specialised areas.

Our process to complete your 10 year plan is:

·         Meeting with key school and board members to understand the direction and needs of the school

·         Undertaking the condition assessment

·         Taking into account the school charter and current PMIS information

·         A draft 10 year plan is prepared for the Board’s consideration and discussion

·         Following the Board’s input we will present a draft 10 year plan to the MOE and discuss with them how it fits with their plans

·         If there are any changes these will be discussed with the board and the 10 year plan will be formally submitted to the MOE

·         We will advise the school of any questions and delays that are experienced, so that both parties understand where the process is up to

·         We realise that property projects are an integral part of the schools strategic and financial planning process and that the planning is a team approach. We believe that the 10 year plan should be a working document that provides a clear indication of the planned projects and their expected delivery dates.

Property and Project Management (Capital Works)

Project Management is the discipline of planning, organising, motivating, and controlling resources to achieve specific goals.

Timely Building Consultants is able to manage all your projects for you, including smaller modernisation projects to constructing new buildings and managing maintenance contractors. We endeavour to ensure that all work is completed at minimal disruption to the school, eg planning for the work to be completed through the holidays. TBC has built up relationships with a variety of contractors who are able to complete the work to a professional standard.

We have found that contractors prefer a full project scope with plans and specifications to complete a project, this minimises extra project costs as the work is clearly scoped out. We are able to complete smaller projects in-house and would engage suitable designers for larger projects. It is important to use a designer who understands the schools requirements.

TBC will carry out regular site visits of your projects to ensure quality, problem solving and answering any questions.

TBC have systems in place to keep thorough documentation of the project process.  We complete Ministry of Education documentation in a timely and professional manner. 

Capital works is defined as any MOE funded projects undertaken on the School site during the contract period including 5 year projects, roll growth, space deficiencies, disable requirements, replacement building or any other projects during the term of this contract as required by MOE or the BOT.

Cyclical Maintenance and Management

Timely Building Consultants will provide the Board of Trustees professional advice on their buildings and property.  It is important to look after your buildings and carry out maintenance on a regular basis to minimise future problems.  If required following the condition assessment we can provide and manage a detailed maintenance plan for your school. We are able to manage subcontractors as part of our service and we can carry out quality inspections to ensure the work is completed and the costs are managed.

This involves:

·         Development of a Maintenance Plan

·         Regular visits to the School when requested, but at least one visit per term is advisable

·         Provide professional advice to the Board of Trustees and your Principal on property maintenance issues and OSH issues and we will liaise with the MOE as required.

·         Manage maintenance projects under $2500 as per agreed plan