The benefits of excellent quality advice, whether to a landlord or tenant, is not to be underestimated. This is where a Surveyors specialised knowledge and guidance can be critical and covers a whole range of area, the most common being:

  • Lease renewals
  • Rent reviews
  • Quality property management
  • Serving of notices
  • Schedule of condition & dilapidations

Whether there is a clause that you don’t understand or you want to make sure that your property is adequately protected within the agreement, it’s essential to do your research. A RICS regulated Surveyor will be able to provide professional advice on any issues that arise from both parties, putting everyone in the position to participate in a fair tenancy agreement negotiation.

tenant negotiations that are best for both parties

From our experience, when a landlord and tenant negotiation is handled appropriately, it yields long-term stable leases with financial security for both parties.

In many cases the other side will employ a surveyor to act on their behalf. Therefore, you should seek professional advice to counter. The best outcome in almost all cases are achieved where professional advice is sought.

Lease renewals and rent reviewsLease Renewals & Rent Reviews

Employing a surveyor for lease renewals or rent reviews, whether you’re a Landlord or Tenant, can ensure you:

  • Don’t pay/receive over/under the market rent
  • Abide by the requirements of the Lease
  • Serve notices within timescales required by the Lease (if time is of the essence).

Landlord and tenant negotiations

What should you do?

  1. We recommend you use the services of a RICS regulated Surveyor or firm of Surveyors. The word ‘surveyor’ can be loosely used so it is recommended they are a qualified surveyor. The RICS website, allows you to check the individual or company https://www.rics.org/uk/find-a-member/

 

  1. Contact Mounsey Chartered Surveyors for a free initial consultation where we will discuss your requirement or how we can help.

If you are intending to purchase or lease premises then it is beneficial to employ a commercial surveyor at the earliest stage. As professional regulated bodies, RICS Surveyors are best placed to provide advice in all areas of commercial property matters.

Richard Mounsey Commercial Surveyor

The surveyor will know the commercial market and be able to offer you options to suit your requirement or source options on your behalf confidentially. In the current market there are also a number of ‘off-market’ deals taking place because demand is outweighing supply, therefore unless you have made your requirement known you may miss an opportunity.

If you have already identified premises the surveyor can offer guidance on the market value or rent for a property. This is not to say that this is what will be agreed between the parties but you are in the knowledge of what the property value/rent should be if independently valued. In a market where competition is high you may need professional advice to be successful.

Making the most of your business property

The surveyor will know the commercial market and be able to offer you options to suit your needs

On the other side, if you are offering your property either for sale or to let, a commercial surveyor has the knowledge to give qualified recommendations as well as knowing:

  • Market price/rents.
  • The activity in the market.
  • Advise on the best method of sale – open market/formal or informal tender/auction.
  • Active requirements which suit the premises.

Qualified recommendations

A good surveyor who knows the market can assist clients throughout the whole process. Ensuring that they obtain the best result for their situation.

What should you do

  1. We recommend you use the services of a RICS regulated Surveyor or firm of Surveyors. The word ‘surveyor’ can be loosely used so it is recommended they are a qualified surveyor. The RICS website, allows you to check the individual or company https://www.rics.org/uk/find-a-member/
  2. Contact Mounsey Surveyors for a free initial consultation where we will discuss your requirement or how we can help. 01782 202294

Commercial Energy Performance Certificates

Just how important are Energy Performance Certificate (EPC) ratings in commercial property? Very important, if you want to lawfully let commercial premises and avoid complications should you require finance to purchase.

Who’s affected?

Owner’s, occupiers, purchaser’s – EPC’s can have an impact on you.

Since 1st April 2018 it has been a legal requirement for commercial properties to hold an EPC. And commercial properties now require a minimum rating of ‘E’ before the premises can be leased. This also affects Lease renewals. So if you’re a seller or a purchaser, EPCs can affect the value and lending process. And with two sets of regulations in force, it is critical to ensure you are complying.

Consequences

If you don’t already hold an EPC or the rating is ‘F’ or ‘G’ you run the risk of future fines of up to £150,000. Acting now could save money, vacancy rates and increase market appeal. The cost of assessing a property’s efficiency can be a small proportion of the cost.

All commercial properties must hold an EPC rating of 'E'

EPC Overview

Commercial EPCs initially began from April 2008 under Energy Performance of Buildings Regs 2007 and from April 2018 the additional Energy Efficiency Regs 2015 came into force and both remain valid. More information on this legislation can be found here.

Until April last year the attention to a properties EPC rating was not high on the agenda and as a commercial agent I can say that the number of times I was asked about the rating was infrequent. The earlier part of last year saw the question raised more frequently but as the new standard came into force it was evident the importance was still unclear to a large proportion of Landlords/sellers.

The later regulation captures all commercial properties including:

  • All new lettings must hold an EPC rating of E or above
  • All lease renewals must hold an EPC rating of E or above
  • Sales of commercial buildings

Most properties must have an EPC

Most commercial properties being let or sold must have an EPC. The EPC must be in place at the time the property is offered but a commercial property can be sold even if the rating is below an ‘E’, whether vacant or with an existing lease in place. In this instance a low value EPC can have an affect on the marketability, the value a purchaser puts on the property (taking into consideration works required to improve the rating) and lenders are now focusing on EPC’s for lending purposes.

It is now illegal to let a commercial property without an EPC in place and with a minimum ‘E’ rating.

What doesn’t require an EPC?

There are some exceptions to the EPC regulations such as if it is a listed building. But a qualified assessor will advise where factors such as property size and use result in a property being exempt.

Where improving the EPC rating is not cost-effective it is best to apply for an exemption.

Forthcoming Regulations

From April 2023 all commercial properties, including those with existing Leases will have to hold a minimum EPC rating of ‘E’ to be compliant. In practice, all landlords should take professional advice on their property portfolio in advance of these new regulations. Mounsey Surveyors can put you in contact with a qualified commercial energy assessor and assist for further advice or discuss the implications with you further.

What should you do?

Contact Mounsey Surveyors for a free initial consultation. Where we will be happy to offer examples of how improved efficiency ratings can benefit you and your Tenants. You may find there are cost effective solutions to comply, assist with lease renewals as well as attracting new Tenants. For Seller’s, a compliant rating will improve the marketability of your property and satisfy a buyer’s lenders requirement.

 

 

A new drive is underway to identify a suitable occupier for an historic city centre church following the opening of a major new food and entertainment complex close by.

The Grade II Listed St. John the Evangelist Church in Hanley has stood empty since the late 1980s before being carefully restored a few years ago.

Now marketing agents Mounsey Surveyors believes the time is right for a renaissance of the church which dates back to around 1787.

“The development of the Hive at the Intu Potteries Centre has added significantly to the footfall in the area and will be a significant driver for more development on the northern side of the city centre,” said Tom Johnson, Chartered Surveyor at Mounsey Surveyors.

“Whilst we are receiving ongoing interest in the re-use of St. John’s Church, we are undertaking a thorough marketing campaign to identify a suitable occupier on either a freehold or leasehold basis. Based on our discussions with local planning officers, they are keen to support a full range of uses given the building’s prominent city centre location.”

Owners, Church Converts LLP, have carried-out extensive work to ensure St. John’s remains weatherproof and in sound internal condition. The building comprises 8,410 sq ft of internal space that is located on a secure site area benefitting from dedicated car parking.

St John’s was among the first building constructed using cast iron and is therefore of architectural significance.

Tom comments, “A Restaurant and café use has always been the most likely alternative use for the building but I believe it would prove equally suitable for a range of other planning uses including leisure, business, retail and residential.”

Since purchasing the building amongst a portfolio of assets from the Church of England, Church Converts LLP has invested substantially in the building to repair it, bring out the best of the historic features, and present it as a beautiful space for future tenants to exploit.

For further information, please contact Mounsey Surveyors on 01782 202294 or visit the website, www.mounseysurveyors.co.uk.

 

An experienced café owner is set to breathe new life into a disused tea room at a Staffordshire Moorlands beauty spot.

Mounsey Chartered Surveyors has successfully completed negotiations to let the picturesque Froghall Wharf tea rooms on behalf of the Canal and River Trust.

It has been taken on by Emma Atkinson, of nearby Moneystone, who already operates tea rooms in two Derbyshire beauty spots.

The new Froghall Wharf tea rooms, to be named Hetty’s after Emma’s 90-year-old Grandma, is close to Emma’s heart.

“When the tea rooms were open previously, I called in regularly with my family for an ice cream,” said Emma. “Once I knew it was available, I jumped at the chance of taking it on. I’m now planning to let one of my businesses go so that I can concentrate more effort on Froghall Wharf.”

Extensive changes are planned involving a complete modernisation of the tea rooms and the creation of a holiday let on the upper floor.

Tom Johnson of Festival Park based Mounsey Chartered Surveyors, commented: “We are pleased to have successfully let this unique asset on behalf of the Canal and River Trust.

“It is an attractive building which has attracted strong enquiry levels throughout the marketing period and this was reflected in the proposals that we received. It was equally important, however, to identify an experienced operator with a proven background in the food and drink sector who would re-establish the venue as a place to visit whilst complementing its waterside setting. Emma stood out as the outstanding person to meet this criteria.”

 

A major warehouse with the space to create up to 300 jobs has been released onto the market in Stoke-on-Trent.

Commercial property experts, Mounsey Chartered Surveyors, have been appointed to market a 103,000 sq. ft. industrial/warehouse facility on Oldfields Business Park in Fenton.

“Initial marketing has gone well and there has been strong early interest,” said company director Richard Mounsey.

“This is a significant regional warehouse and is likely to be among the largest existing buildings to come to the market in North Staffordshire this year.”

Mounsey Surveyors are advising the freeholder of building, which was formerly occupied by air handling equipment manufacturers Moducel.

Richard added: “The building is of modern specification benefitting from integral two storey office accommodation, a 6 meter warehouse eaves height and full site circulation. It benefits from its excellent location with easy access to the A50 and A500 dual carriageways, providing good links to the M6 Motorway at Junctions 15 and 16, as well as the M1 Motorway and the East Midlands.”

The building is available on a new lease on terms to be agreed.