Pre-acquisition Commercial Building Survey & Schedule of Condition, Oxfordshire

Bressumer A.R.K. were instructed by a prospective tenant in the industrial and technology sector to undertake a pre-acquisition Commercial Building Survey and Photographic Schedule of Condition at Unit B1, Irton House, Warpsgrove Lane, Chalgrove, Oxfordshire.

The instruction formed part of the client’s due diligence ahead of entering into a Full Repairing and Insuring (FRI) lease. Under this type of lease the tenant typically takes responsibility for repair and maintenance of the property, so understanding the building’s condition before committing to the lease is essential.

The inspection was carried out jointly by Steve, who led the technical due diligence, and Harjit, who prepared the photographic schedule of condition. Bressumer A.R.K. undertook a detailed non-intrusive building survey to assess the condition of the structure, building fabric and services. The aim was to identify existing defects, highlight potential risks and liabilities, and advise the client on areas that could result in repair obligations under the proposed lease. The survey covered a multi-let industrial and warehouse unit with ancillary office accommodation. Key elements reviewed included the structural frame and masonry, roof coverings and rainwater goods, internal warehouse linings and fire protection measures, the condition of the office areas and a visual review of the mechanical and electrical installations. Available asbestos information and wider statutory compliance matters were also considered, alongside the practical implications of occupying the building under an FRI lease.

The property dates from approximately the 1960s and incorporates asbestos cement roof sheets. While common for buildings of this age, these materials introduce additional considerations around maintenance, future repair works and health and safety management.

Active water ingress was identified from the roof coverings and associated rainwater goods, which had already begun to contribute to internal fabric deterioration. This highlighted the potential for short-term repair works and the importance of clearly understanding repair responsibility within the lease. Fire safety compliance was also a key focus. Several issues were identified during the inspection, including damaged or missing fire-resisting boards, incomplete fire stopping and defective fire doors. These matters were clearly reported so the client could understand the potential compliance risks and associated costs before entering into occupation. Surveying the roof presented an additional challenge as the site lies within a military testing airspace where drone surveys are not permitted under any circumstances. As a result, alternative inspection methods were adopted to assess the roof condition as thoroughly as possible within the access constraints.

Alongside the technical due diligence, a photographic schedule of condition was prepared to document the building’s current state. This schedule will be appended to the lease and provides an evidential record of the property’s condition at the start of the tenancy, helping to limit the tenant’s liability when the building is returned at the end of the lease.

The combined survey and schedule of condition gave the client a clear understanding of the building’s condition and the potential repair exposure associated with the lease. The report also set out practical recommendations for further investigations and testing where appropriate, allowing the client to move forward with greater clarity and reduced risk.