About Jon Holt Associates

Jon Holt Associates is a multi-disciplined, commercially minded practice, serving specialist and customary clients on a local and national level. Jon Holt Associates works in association with J.M.Watts Commercial Property Agents to provide a full building consultancy service to small and large clients, covering all aspects of the built environment.

We would be delighted to discuss potential building and land requirements with any commercial or private/domestic clients.

As an RICS Regulated company, we provide all clients with a professional and commercial service designed to suit their specific needs. We have a wide range of experience in dealing with various building types’ and construction projects, including professional and expert advice on several specialist areas.

John Holt

Jon Holt

AssocRICS & RMaPS

JM Watts

Planning

Jon Holt Associates, provides creative and commercially-focused town planning services on a local and national level. Our successful track record in guiding complex development projects through all stages of the planning system is proven. We are proud of our established working relationships with Local Authorities and Planning Officers to work with us to maintain a positive attitude to development, on small and large scales.

Our strength lies in understanding our clients’ commercial objectives as well as the design process and the planning system; we know what is required to succeed in taking development concepts from initial advice, through the planning process, to a successful outcome. Once planning permission is approved, Jon Holt Associates can then actively follow through with Building Regulations to ensure these, two, important phases of design and legislative process is well considered from inception.

Project Administration

Jon Holt Associates provide full project administration services with a single point of accountability. Project management provides a structure for bringing client control over the complexities of managing projects, particularly those that may involve several funds and agents, detailed design liaison with relevant authorities and external consultants.

Our clients find that our projects administration service adds value to construction and refurbishment works whether in terms of managing or protecting their assets or reducing project risk. Jon Holt Associates advises on building defects, design, specification and methods of procurement. Through co-ordination of the design and construction teams our contract administration skills enable us to deliver projects to successful completion.

By executing your project under industry standard Contracts, prepared by Jon Holt Associates, you can rest assured your project will be managed and organised to maximise success and minimise risk exposure.

Architectural Services

Jon Holt Associates Ltd uses the latest Autocad design packages for creating and formulating projects and we carry out architectural commissions on a wide range of buildings in local and national areas.

Residential
  • The extension, alteration or renovation of dwelling houses, new and old.
  • The design of new residential dwelling houses or estate design.
  • The conversion of agricultural barns into dwelling houses.
  • Listed Building Consent applications for the alteration, renovation or repair of listed buildings.
Commercial
  • Design, renovation or extension of new or existing commercial buildings, with recent particular expertise in the design and refurbishment of night club premises.
  • Designs and modernisation works following dilapidations works.
  • The design of modern industrial units, including the refurbishment of older, outdated units to provide modern energy-efficient and attractive industrial premises.
Contract Administration

Having completed and obtained Planning and Building Regulation Approvals the next most important stage of the construction process is usually the appointment of the building contractor.

It is imperative that anybody carrying out any form of building work appoints a building contractor using a well-established and proven form of contract. We usually advocate the use of the Joint Contracts Tribunal (JCT) Form of Building Contract which is widely recognised and accepted by architects, surveyors, lawyers and contractors, and provides very high levels of protection to both client and contractor for unforeseen events during the course of the construction/alteration of the building.

We are able to offer a range of services relating to the contract administration, providing the important link between client and contractor during the course of the project. This can take the form of limited inspections (normally carried out on a monthly site visit in order to value and inspect the work that has been completed during the preceding month). Alternatively, more intensive forms of site inspection and contract administration can be employed, utilising more frequent site visits to verify that the works are being carried out in accordance with the approved plans, specification, Planning and Building Regulation Approvals and in accordance with the contract.

Transitional period up to 6th october 2015

The new CDM 2015 Regulations recognises that there will be construction projects that start before the Regulations come into force on 6 April 2015 and continue beyond that date. For these projects, the following transitional arrangements apply. Where there is, or is expected to be, more than one contractor on a project:

  • Where the construction phase has not yet started and the client has not yet appointed a CDM co-ordinator, the client must appoint a principal designer as soon as practicable.
  • If the CDM co-ordinator has already been appointed and the construction phase has started, the client must appoint a principal designer to replace the CDM co-ordinator by 6 October 2015, unless the project comes to an end before then.
  • In the period it takes to appoint the principal designer, the appointed CDM co-ordinator should comply with the duties contained in Schedule 4 of CDM 2015. These reflect the duties placed on CDM co-ordinators under CDM 2007 rather than requiring CDM co-ordinators to act as principal designers, a role for which they may not be equipped.

Other transitional arrangements are:

  • Pre-construction information, construction phase plans or health and safety files provided under CDM 2007 are recognised as meeting the equivalent requirements in CDM 2015.
  • Any project notified under CDM 2007 is recognised as a notification under CDM 2015.
  • A principal contractor appointed under CDM 2007 will be considered to be a principal contractor under CDM 2015.

The New 2015 Regulations from 6th april 2015

On 6 April 2015, new CDM Regulations will come into force which will replace the 2007 Regulations. For the first time, the CDM regulations will apply to all projects including domestic jobs. Small and medium size construction projects will now have to provide a written construction phase plan and manage health and safety. The new regulations will also provide greater clarity, so that all parties involved in a project will have a better understanding of their roles in ensuring a safe construction site. Virtually everyone involved in a construction project has legal duties under CDM 2015. These ‘dutyholders’ are defined as follows.

Client

The client is considered to have the most influence and responsibility as the head of the supply. The client is responsible for budget setting, providing a skilled team as well as ensuring good standards of health and safety throughout the construction project. The new Regulations recognise this and the client’s duties are now described as ‘must do’.

Principle Designer

The CDM co-ordinator role in the previous CDM Regulations 2007 has now been replaced with a new role of Principal Designer (PD). This means that a member of the design team will be responsible for coordinating the pre-construction phase. Where more than one contractor is involved on a project, a PD and a principal contractor will need to be appointed. While the 2007 regulations saw the CDM coordinator role as primarily a pre-construction role, the new regulations will ensure the PD and contractor work together during the design phase and throughout the build to completion. This will provide more consistency and continuity, essential to the management of any successful construction project.

Designer – An organisation or individual whose work involves preparing or modifying designs, drawings, specifications, bills of quantity or design calculations. Designers can be architects, consulting engineers and quantity surveyors, or anyone who specifies and alters designs as part of their work. They can also include tradespeople if they carry out design work. The designer’s main duty is to eliminate, reduce or control foreseeable risks that may arise during construction work, or in the use and maintenance of the building once built. Designers work under the control of a principal designer on projects with more than one contractor.

Principal contractor – A contractor appointed by the client to manage the construction phase on projects with more than one contractor. The principal contractor’s main duty is to plan, manage, monitor and coordinate health and safety during this phase, when all construction work takes place.

Contractor – An individual or business in charge of carrying out construction work (eg building, altering, maintaining or demolishing). Anyone who manages this work or directly employs or engages construction workers is a contractor. Their main duty is to plan, manage and monitor the work under their control in a way that ensures the health and safety of anyone it might affect (including members of the public). Contractors work under the control of the principal contractor on projects with more than one contractor.

Competence

The client, principal designer and contractor and any other duty holders must ensure that all persons they appoint have the right skills, knowledge, training and experience to fulfil their functions. For clarity and ease of assessment this will be divided into the categories of skills, knowledge, training and experience and organisational capability.

The client must make sure that a good level of health and safety is in place at the start and maintained throughout the project. The HSE has produced draft legal series guidance (L153) on the legal requirements for CDM 2015. These aim to reduce the number of accidents on construction sites particularly on smaller projects where there is greater cause for concern

Party Wall etc. Act 1996

Jon Holt Associates Ltd are specialist party wall surveyors and as specialist party wall surveyors, we work within the provisions of the Party Wall etc. Act 1996. This Act puts in place steps to safeguard the rights of those undertaking certain types of building work and the rights of their adjoining neighbours. The Party Wall Act is intended to protect an ‘owner’ undertaking certain works, by ensuring that the work is lawful, whilst also protecting their neighbour’s rights in the event of damage occurring.

Jon Holt Associates Ltd have a wealth of knowledge in this field and have been involved in projects evoking party walls matters from, small domestic extensions to large, multi-million pound projects on a national level. Jon Holt Associates Ltd are proud of their pragmatic approach to this sometimes complex piece of legislation and we would be please to discuss your requirements with you and as RICS Regulated surveyors, we would be delighted to provide 30 minutes free advice, in our offices or over the telephone regarding this topic.

Design / Planning / Building Regulations

Jon Holt Associates has an established reputation with small domestic and large national clients alike. With a strong bond to another of our disciplines, Project Administration, we are able to assist all aspects of the built environment from concept to completion, including full design led service and full Planning Applications and Building Control Submissions on:

  • New housing
  • Commercial properties
  • Retail
  • Office solutions
  • Specialist users and bespoke design

Jon Holt Associates are pleased to have a strong working relationship with MC Plan & Site Services Ltd, who work with us as our preferred Approved Inspector, who assess all of our applications, which ensures a consistent and reliable plan check from the start, through to approval

Lease Commencement & Schedule of Condition

When entering into a commercial lease, landlords and tenants need to pay close attention to the lease and what their obligations will be in relation to repairing and decorating the premises, throughout and at the end of the lease. Getting the right advice and employing the right professionals may save you many thousands of pounds.

As such, Tenants and Landlords should take advice from their legal adviser about the likely extent of their repairing obligations.

If the relevant covenant is to put the property back into the condition as at the start of the lease, then both parties will also need to take advice from a RICS regulated Building Surveyor, who will likely prepare a Schedule of condition. A Schedule of condition prepared by a lay person, or a photographic Schedule of condition is unlikely to be sufficiently detailed to protect the parties’ interests. A detailed Schedule of condition will also reduce the time (and money) spent negotiating the dilapidations claim at the end of the lease.

If the relevant covenant is to “put and keep the property in repair” or something similar, then the Tenant will need to take advice from a RICS regulated Building Surveyor about what the extent of those repairs might be. In this case, a Building Survey Report, or a briefer Schedule of Condition with action points might be the answer. This will detail the condition of the property, repairs that are necessary at the time of inspection, and repairs that may or are likely to be necessary by the end of the lease. 

Dilapidations & Schedules of Condition

In commercial property, Dilapidations principally concerns the Tenant’s failure to observe certain express and implied obligations within the lease, thereby committing a breach of covenant.

In general terms, this falls in to four main categories: Repair, Decoration, Reinstatement and Statutory Compliance. The ‘Yield Up’ clause is also key to reiterating the requirements imposed upon the Tenant elsewhere in the lease, as well as outlining further conditions to ensure the premises are handed back to the Landlord with vacant possession, and in a properly repaired, decorated, reinstated and cleansed state compliant with current regulations and complies with the Tenants Lease obligations.

Jon Holt Associates Ltd has breadth and depth in this complex field, with extensive experience in acting for both Landlord and Tenant in respect of:

  • Schedules of dilapidations
  • Interim schedules of dilapidations
  • Negotiation claims / settlements
  • Tenant’s works
  • Tenant served dilapidations on Landlord

Conversely, for protection from possible claims at the end of a Lease, speak to Jon Holt Associates Ltd about appending a detailed Schedule of Condition to a Lease. Such documents set out written text and photographic evidence that records the condition of internal and external parts of a property and will take account of any pre-existing defects, therefore limiting liability should dilapidations be brought about.

As an RICS Regulated Firm, Jon Holt Associates ltd recognises the Dilapidations protocol and by using the latest industry standard and by employing RICS approved formatting, you are in safe hands.

Building Surveying

The purchase of a new home, office, retail premises or commercial unit should always be undertaken with due care and consideration. Jon Holt Associates are aware that there is often not enough time when viewing a property to undertake a detailed check of the building and it can therefore be essential to undertake a Building Survey.

A Building Survey (also known as a Structural Survey or Full Building Survey) is an impartial, holistic appraisal, undertaken by a qualified surveyor which comments on the current structural condition and state of repair of any building. Our Building Surveys come with a helpful list of ‘essential repairs’ which extracts the most important parts of the survey for your quick and easy reference.

A building survey by Jon Holt Associates can assist you in negotiating the potential purchase price and also assist a purchaser to budget for repairs that may need to be completed in both the short and longer term.

We make all the necessary arrangements to access and inspect the property on your behalf, directly with the agent.

We would be pleased to discuss any building surveying enquiry you may have, for both small and large investments, either locally or further afield.

Contact Info

Jon Holt Associates
93 Commercial Road
Ashley Cross
Poole
Dorset
BH14 0JD

t: 01202 752831
m: 07453 988688
e: jon@jonholt.co.uk

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