CASE STUDY: GLOBAL ASSET MANAGER

Introduction and Client Background

Inform Surveying were appointed by the tenant of a global asset manager (Barings U.K. Limited) to review and advise on proposed tenant alterations to a 6,000 sqft office within an industrial unit in Warrington. The tenant was making improvements to meet business needs and enhance facilities for staff and visitors.

As with most tenant works, the Landlord’s primary concerns were to ensure that all alterations complied with statutory obligations, were carried out to a high standard, and did not negatively affect the building’s value or functionality. The lease included an express clause requiring the Tenant to cover the Landlord’s reasonable costs associated with the approval process, including legal drafting of the licence and surveyor’s fees.

Objectives of the Alteration Process
The primary objective of our role was to review the tenant’s proposed works and provide the landlord with expert guidance in drafting the Licence for Alteration. This included matters relevant during dilapidation discussions at lease expiry. However, the survey process also benefits tenants by identifying potential design and statutory compliance issues which they may have overlooked.

From the landlord’s perspective, it was crucial that our advice was clear, concise, and structured, featuring detailed comments on outstanding information requirements, work quality, lease compliance, and suggested wording for the licence.

Survey and Negotiation Methodology
Inform Surveying conducted a thorough lease review, ensuring that all clauses related to alteration works were taken into account, not just the primary ‘alterations’ clause. We then performed a technical assessment of the tenant’s drawings, construction programme, and schedule of works, evaluating them against Building Regulations and lease obligations.

A tracker document was issued to the tenant to record queries and required clarifications. A site inspection followed, ensuring that works were executed professionally and aligned with the approved documents.

Following our survey, we issued a report to the landlord covering:

• Information and drawings received
• Comments on the proposed works
• Outstanding information requests
• Recommendations and conditions for approval

By issuing this report before work is completed, the Landlord could address any concerns early and ensure sufficient time to finalise the licence and reinstatement clause.

A final site inspection was conducted at Practical Completion to confirm that the works were completed satisfactorily and in accordance with the plans submitted.

Findings and Solutions
Our assessment ensured that:

• The alterations complied with all statutory obligations.
• The landlord’s interests were protected while allowing the Tenant’s business to operate.
• The Licence for Alteration was structured to provide long-term flexibility.

The alteration process was successfully navigated, ensuring the tenant’s needs were met while maintaining the building’s value and functionality.

Conclusion
At Inform Surveying, we deliver expert guidance to ensure that landlord and tenant alterations are carried out efficiently, compliantly, and in the best interests of all parties. Our expertise in lease compliance, technical assessments, and structured negotiation ensures smooth project execution.

Looking to Make Alterations to a Leased Property?

Contact Inform Surveying today for expert guidance on managing landlord and tenant alterations, ensuring your project meets all legal and technical requirements.