First, perhaps we should understand what underpinning is. Buildings are generally supported on concrete foundations which transfer the weight of the building into the ground in such a way that the building does not subsequently move.

However, if the condition of the ground changes for whatever reason, then to avoid continuing movement, the weight of the building needs to be transferred, usually downwards, to more competent soils.

The extension of the original foundation is referred to as underpinning.

Stuart Thornhill, Partner at Jonathan Cornes Associates, Chartered Building Surveyors said; “Underpinning can take several forms, but at its simplest, it is the removal of the poor soils and replacement with mass concrete. The extent of such work and the depths to which it goes should be designed by a structural engineer. This work is subject to building regulations and therefore details should be submitted to the local authority.”

He continued “Building Control will undertake inspections during the works, as a consequence there should be a public record of the works that have been undertaken.”

Therefore, underpinning is an indication that a property has had at some point in its past problems with structural movement and remedial measures taken.

It should therefore follow that such a property presents less of a risk of future problems; probably less so than its neighbour that has not been underpinned.

Stuart said “In my opinion the idea of buying an underpinned property should not be discounted as a possible purchase.”

To understand will help in assessing the structure. In my view a survey of its current condition assessing how it has performed since the underpinning is critical.

This along with professional advice will allow an informed judgement to be made. Insurers can have rather closed minds to such issues but by carrying out the above buildings insurance can usually be obtained.

Alternatively, you may seek a continuation of cover from the existing insurers.

If you require advice concerning a property that has been underpinned or may be in need of underpinning, please contact Stuart Thornhill at Jonathan Cornes Associates via www.jcassociates.co.uk

The growing demand for office space in Manchester will maintain the city’s position as the UK’s biggest regional centre outside London, according to property agency GVA.

Manchester should continue to make strides by leading the way in drawing new business to it’s commercial property space.

Property agency GVA published its latest report on the UK’s ‘Big Nine’ major cities outside the capital and predicts that Glasgow, Bristol and Cardiff would also perform strongly in the coming year, while Birmingham and Edinburgh would continue to enhance their business standing. The same report notes that the ‘Big Nine’ accounted for 6,700,000 sq ft of commercial office space, a 10 per cent increase on 2009, while Manchester alone accounted for more than one million sq ft. of commercial space..

The Manchester office market was more buoyant last year with Co-op moving to their new headquarters building and Lawyers DWF moving to Spinningfields. The GVA spokesman commented: “Whilst the overall figure is encouraging it should be noted that the quantum of transactions is not as high as previous years, suggesting that whilst occupier confidence is returning we have not entered full recovery mode in all sectors of the market.

“The signs are promising for 2013 with evidence of significant ‘pre-let’ activity which will not only aid in replicating last year’s numbers, but also help to deliver much-needed built Grade A stock into the marketplace to meet the latent demand.”

Manchester was last year ranked as the second-best place to do business across the UK.

Paul Willan from Manchester based Gregs Properties, recognises the value of Manchester as a location. He said: “A Manchester Office can provide you with a commercial and cultural focus to your organisation. With one of the fastest-growing economies in the UK, Manchester simultaneously meets the demands of small owner-based businesses and global blue chip conglomerates.”

One example of a fabulous city centre location which is at the centre of a thriving business district is Greg’s Building.

This short clip shows the Grade II listed city centre property in all its glory, also highlights some of the city’s commercial property landscape, the social aspects of business life in the city centre and the transport infrastructure that provide a massive benefit for businesses located in the centre of Manchester.

Richard Branson was able to do it. So too were Anita Roddick and Alan Sugar. Henry Ford managed to do it even after his bank balance was whittled down to $223.65. So, what do you need to do to give your business the boost it needs to grow?

Many of us have aspirations of becoming the next big success in the world of business – or, at the very least, living the lavish lifestyles of the rich and famous we read about so regularly. The big question though is how do you get there? How do you give your business the nudge it needs to allow you to blossom into the next Branson or Roddick?

A great step in the right direction is owning your commercial business premises.

A recent survey found that whilst 40% of UK firms between six and 10 years old still lease their premises, 70% believe ownership would further spur their business growth. Buying a property gives you the freedom to use and alter it as you wish – subject to planning regulations or any conditions imposed by the bank. There are many advantages to buying a property. As you are in control, you can:

• Have more flexibility over the management or repair of the building

• Profit from the building when you sell it, if it gains in value

• Let the property in the future and receive another income stream

• Move when you wish – you won’t be tied to a fixed-term contract

• Forecast your costs with more certainty – particularly if you have a fixed-rate mortgage

Peter Knight, managing director of Manchester-based property and construction consultancy Knight Site Solutions Ltd, said: “Owning your own premises means you’re guaranteed no more rent increases, no worries about whether your landlord is going to extend your lease and it can also be a major financial benefit.

The key is to pay a fair price for the property and to purchase it with the long-term in mind. Holding on to the premises for the long-term gives you a greater chance of seeing it appreciate in value, which will provide you with a financial gain when the property is sold. You may also be able to borrow against the value of your premises in the future to help fund future development.

Knight Site Solutions offers a friendly, all-encompassing property management service, taking the headache out of your property and facility related issue, leaving businesses free to conduct business as usual.

The Government has recently confirmed that the issue of planning fee freedom is still under review.

They are still considering whether to allow local planning authorities to set planning application fee charges unilaterally.

The Department for Communities and Local Government has stated “New evidence from ongoing work with local authorities indicate that decentralisation of fees is a complex proposal which would need further working through”.

Some 62 per cent of respondents supported the notion of local authorities being able to set their own fees, while 30 per cent did not agree. A report on this issue has recently been published by the Department.

In their 11 page document which you can download below, it states that “evidence from previous increases in fee levels has shown no discernible impact upon development viability”.

The department is currently considering the risk that fee increases might encourage people to circumvent planning permission.

A copy of the Government report can be downloaded here:

This document is a summary of the responses made to the consultation on proposed changes to the planning application fees regime which ran from 15 November 2010 to 7 January 2011.

Property Aspects Magazine asks “where can you add value to the planning process?”

Are you involved in helping clients with planning?

If so, from what aspect are you advising them?

How important is professional advice within planning?

Please leave your comments below

Now could be a good time for investing in the UK commercial property, as new research has revealed prices have recently dipped.

According to the IPD UK Monthly Property Index, the cost of commercial property in Britain fell by 0.5 per cent during May 2012, the most significant decline since November 2011.

It takes costs down to 35.3 per cent lower than they were during the height of the property boom in June 2007.

However, income return stayed steady at 0.5 per cent last month.

Peter Knight, Managing Director of Manchester based Knight Site solutions said: “Despite the uncertainty caused by wider economic factors, it’s not all doom and gloom. This may be the ideal time for investors to step in and buy commercial property, particularly when office building sites are expected to outperform other buildings over the coming years.

Peter continued: “We are continuing to see positive levels of activity for commercial properties although the market remains challenging”.

“Rates are extremely competitive in the North West and there are some excellent deals to be had, which is fantastic news for new or expanding businesses and individuals looking for property as an investment. “In recent months, we’ve helped many businesses to secure new properties and take advantage of the value in the market.”

Manchester council says that it’s efforts over the last 10 years to regenerate Manchester have turned this wonderful city into into a vibrant place to live and work. With many people travelling from other parts of the country to study and work in Manchester the growth in population has been considerably stronger than in many other parts of the UK.

Manchester council leader Sir Richard Leese said: “A growing population reflects a thriving city, so it is excellent news that more people are seeing the attractions of Manchester as a place to work, live and invest. “Manchester had undergone a long period of population decline but the reversal of this trend in the last decade is a testament to the way the city has established itself as a world-class international city”.

This video, whilst showing off one particular Grade II listed city centre property, also highlights some of the city’s commercial property landscape, the social aspects of business life in the city centre and the transport infrastructure that provide a massive benefit for businesses located in the centre of Manchester.

We took a look at Manchester from a commercial property aspect CLICK HERE TO WATCH THE VIDEO:.

All in all, a very good place to be – for you or your business!

Purchasing a property is the biggest expense that most people ever commit to. Yet, on average, only 20% of the purchasing public commission the undertaking of a Condition Survey and Valuation of a property prior to purchase.

Currently in the UK, the average price of a property is circa £165,000 yet 80% of the buying public are not prepared to pay a fraction percentage of that to find out the condition of the property they propose to live in for, on average, 7 years.

Maintenance costs are ever-increasing, with the cost for a day’s work by a skilled man averaging £200 plus VAT per day. The price of a new window frame is circa £300 plus VAT, which is the cost of the average Survey.

Peter Knight , Managing Director of Manchester based Knight Site Solutions said; “What purchasers need to appreciate is that a property survey would help a buyer make a more informed decision on whether to proceed with the purchase before entering into a legal commitment“.

He Continued; “Commissioning a Chartered Surveyor to carry out a Building Survey, depending on the property type and condition, will involve a detailed inspection of the property, ultimately leading to providing an accurate valuation, having regard to the condition of the property market. Unfortunately I have come across many occupiers that have not carried out adequate due diligence and end up seriously out of pocket.

We always advocate that a site inspection and condition survey is obtained prior to committing to a lease. It’s a small upfront cost but it can certainly pay dividends in a property acquisition”.

What purchasers also need to appreciate is that a survey often leads to a better price being achieved for the property, allowing the potential for re-negotiation on the purchase price. In uncertain economic times it makes sense to achieve the best possible value when considering a purchase.

Purchasing a property is an emotional experience. Instructing a Chartered Surveyor to carry out an arms-length survey will ensure the right decision is taken.

We thank Peter Knight at Knight Site Solutions for his expert contribution.

Just open the property pages of any business magazine and you are bombarded by dozens of adverts for commercial property.

With so much on offer, you may think that acquiring property is very straight-forward. After all, for most businesses the catalyst for looking for property is to accommodate growth – so riding on that success and with a seemingly buoyant market, this should be one of the easier business decisions. As many companies have discovered, this is not the case.

According to independent research undertaken by leading economist, property is important to business and neglecting it could cost you dear. UK commercial property is worth over £400 billion and contributes 12% to GDP.

It generally represents over a third of a business’s total assets, and property running costs are the second highest cost after wages.

Property clearly has a major impact on the balance sheet. And according to the research, it is estimated that UK businesses waste £18 billion annually through inefficient use of property.

Of course, it’s not all about costs, there are distinct positives – the correct property can does make a real difference to your business and will bring bottom-line benefits. The right location may enable you to ‘steal a march’ on your competitors; the working and sales environment can result in improved morale amongst personnel, leverage your recruitment and increase sales; and the image and profile it supports can enhance your competitive status through more positive positioning.

Many businesses don’t know what sort of property they are looking for – they have ideas about the location, they know how many people they want to cater for and (in broad terms) they know the type of space required. However, there are so many variables involved that when it comes to matching the brief to the property available, problems can arise in defining what they want. Here are some points to consider.

Finding the right premises to suit my business needs • Deciding whether to buy or lease • Acquiring and negotiating a lease • Potential pitfalls when taking on premises • Building surveys – when they’re needed and how to get the best advice • Challenging dilapidation claims • Making alterations to a premises – what can and can’t I do? • Valuations – what’s the most appropriate valuation basis for my needs? • Getting planning permission • Renewing a lease • Negotiating a rent review

Peter Knight, director of Manchester-based commercial property managers and construction consultants Knight Site Solutions Ltd, said: “Property decisions, it seems, are indeed critical to business success. Property is likely to be one of your company’s biggest assets and you can’t afford to waste it. It is crucial that the process is managed effectively and profitably – acquiring property is not just about “getting the best deal”.

Many businesses take out a lease on commercial premises to find later down the line that the building no longer suits their requirements as they grow. According to property management companies, however, this needn’t always mean searching for new premises all over again.

Providing the current site offers reasonable flexibility and space for alterations, it is sometimes better for businesses to stay put and modify their existing building than to risk losing an ideal location favoured by customers and suppliers.

Planning permission is not always required if you would like to alter the inside of a commercial property or carry out minor changes to the outside. However, the details of your lease need to be checked as you may need to seek the consent of your landlord before embarking on any alterations.

Commercial property managers have welcomed the findings of a new Review which calls for action to discourage landlords from leaving high street business premises empty.

Mary Portas’s review aims to revitalise the high street by delivering a series of recommendations on how local communities, businesses and the Government can reverse the decline in economic prosperity. It follows data published earlier this year which showed town centre vacancy rates had doubled in the space of two years.

Among a series of proposals, the Review calls for landlords to take greater responsibility for the success of their high street property investment and recommends a contract of care is established between landlords and their commercial property tenants. Each contractual arrangement should suit the circumstances of both the landlord and tenant, it adds, and support the use of lease structures other than upward-only rent reviews – especially for small businesses…