Project and Building Consultancy. Capabilities and track record Enhancing the physical and economic potential of built assets

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1 Project and Building Consultancy Capabilities and track record Enhancing the physical and economic potential of built assets

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3 Introduction Cavendish Maxwell 2205 Marina Plaza Dubai Marina P.O. Box Dubai United Arab Emirates Tel: Project and Building Consultancy Track record and expertise Craig Ross BSc (Hons) MRICS This document provides some examples from the range of building surveying and project based instructions carried out in this region by our team of highly trained UK qualified Building Surveyors. As a team, we offer support to clients at all stages of the property lifecycle and are capable of providing expert advice on construction and property related matters to maximise the physical and economic potential of real estate assets. Our clients in the UAE have included private sector developers, consultants, and high net worth portfolio groups as well as local authority, military and government agencies. We offer particular expertise in the following areas: Building pathology Developing practical solutions to building failures. Contract management and administration Executing construction contracts as the clients representative, providing control and a single point of contact to minimise risk. Building surveys Preparing both condition and measured/3d surveys of existing buildings and assets. Property handover and management Preparing management tools for real estate assets, including handover audits, reserve fund and life cycle costing studies, and FM/maintenance audits. Project management Managing the design, delivery and handover of all types of construction projects, focusing the team on the clients objectives. Contract and project auditing Analysis of projects and construction work to offer best practice and risk management solutions pre-contract and identify enhanced control measures or lessons to take forward for future works. Title: Department Head and Partner Our Project and Building Consultancy team is led by our senior Chartered Building Surveyor. Craig has been advising clients on how to develop and maintain their buildings for over 19 years and was formerly the head building surveyor in a niche UK architectural practice, responsible for designing, managing and leading both core building surveying and new build instructions for high end commercial and domestic clients, including many Category A/Grade 1 Listed properties and buildings of specific architectural importance. As a qualified project manager and architectural technologist, Craig has a broad range of experience in directing construction teams as lead consultant through designing, procuring, managing and costing new build and alteration works to a consistently high standard of quality. Yours sincerely Craig Ross, MRICS Head of Project and Building Consultancy For and on behalf of Cavendish Maxwell

4 Project and Building Consultancy track record Building and topographical surveys Large mixed use site, Abu Dhabi Our client instructed us to undertake inspections of a heritage site in Abu Dhabi as part of a large scale development. We were also asked to provide a full measured survey and 3D scan of the various properties on the site. Using the latest measuring and survey software, we are in the process of conducting a full condition survey and 3D BIM model of the various buildings. Life cycle costing studies Property portfolio, Dubai Cavendish Maxwell was instructed to undertake life cycle costing studies for a clients portfolio of some 25 buildings of various ages all over Dubai. The process involved carrying out a detailed study of each property, assessing the condition and whole life costs associated with the building and its assets over a ten year horizon. Our detailed LCC reports were then used for budgeting purposes, and were used by the site FM teams to schedule the necessary repairs and replacements. Brief development and contract procurement Emirates Hills, Dubai The client on this project had overspent and faced financial issues that had to be underwritten by the bank. We revisited the procurement process and retendered the works, allowing a significant saving in the process. We inspected the original brief and design package, altering the contract documents in a value engineering exercise. We arranged for careful contractor selection to ensure the quality of the works matched the specification and monitored the works on site to a successful completion. 4

5 Project and Building Consultancy track record Technical studies for RERA approval I-Rise Owners Association On behalf of the owners, we were instructed for various technical assessments and reports for this high profile commercial tower. This included a full handover audit, ensuring that the technical, sustainability, health and safety, management and documentation is all at the standard suitable for complete handover to the owners from the developer. We also consulted on the financial reports, including a reserve fund study and reinstatement cost assessment, ensuring that sufficient funds are set aside for asset management as the building ages with a suitable amount of insurance in place in the eventuality of building destruction. Design, specification and quality review New build school, Abu Dhabi Our client was a foreign investor who wanted to ensure the return on their investment was maximised. We undertook a review of the tender documents and bill of quantities before visiting the site periodically to ensure the quality was correct and the project was being built as intended and to the correct quality. Several large variations were claimed by the contractor, and our reports assisted with protecting the clients investment and confirming the validity of any claims. Pre acquisition technical due diligence Existing school purchase, Dubai Our client tasked us with conducting a full range of pre acquisition due diligence checks for a large real estate transaction. These checks included a phase 1 assessment, full condition survey, reserve fund study and check of all documentation to be submitted in the transaction. Our report was used to clarify the long term costs associated with the building, including the capital expenditure to bring the building to a useable state. 5

6 Project and Building Consultancy track record Site inspection and payment verification Falcon Zinc metal Industires LLC, Abu Dhabi On behalf of a large industrial corporation, we were instructed to ensure that the payments due to the contractor were correct and accurately reflected the works on site. Our work included inspecting the works on site and checking the contract administration for the new build large metal facility. Our reports were relied on by the client and their financiers. We ensured that the information provided by the contractor was accurate and that the quality matched the standards set out in the contract. Project management of new office development Commerical tower, Dubai The shell and core office premises were site measured and Autocad sketch designs produced and developed in house. General arrangement plans and pricing documents suitable for tender were produced. Potentially suitable contractors were shortlisted and interviewed for a turn-key procurement method, and the project was then subject to a controlled competitive tender process. The technical design and specification was developed and controlled, and this included LCC analysis to inform the most cost effective service provisions. Project management of new office development Avid Technology The client had approached two fit out contractors who quoted greatly inflated prices, taking advantage of the clients inexperience in construction. We redesigned and tendered the works, saving over 500,000 AED in ambiguous contractor costs. Careful client focused design and specification removed the risk to the client and ensured the works were managed properly. The technical design and specification was included LCC analysis to inform the most cost effective service provisions. 6

7 Project and Building Consultancy track record Contractor technical assessment Wedding hall development, Abu Dhabi Cavendish Maxwell was instructed to undertake an assessment of a main contractors technical and contractual ability, prior to loan. This included interviews with previous consultant engineers who had worked with the contractor, investigating previous projects and inspecting the quality of other works on site. We then provided a report to the client, confirming that the contractor was competent in order to minimise their risk. Project management Residential tower, Dubai Marina Cavendish Maxwell was instructed as a project manager for the Atlantic Building in Dubai Marina. A detailed design and bill of quantities was prepared and competitive tenders were obtained to ensure market value. We then interviewed suitable contractors. We drafted the contract terms using a traditional procurement route and the FIDIC form of contract with amendments to suit the project. We supervised the works on site and administered the construction contract to provide cost and time certainty for the client. Condition survey/site works inspection Villa development, Dubai A private client instructed us to carry out a condition survey of a villa development in Dubai. This was due to some localised cracking being evident in several properties. Our inspection highlighted significant reinforcement issues, caused by chloride attack of the concrete. The concrete cover to the reinforcement was insufficient, resulting in an extensive and costly issue. Within our report, we provided an indication of the cost of repairs which was considerable. Our client was able to review their decision due to the significant future expenditure required. 7

8 Project and Building Consultancy track record Contract administration and site quality inspections McCormick Middle East FZE Cavendish Maxwell was approached on behalf of a global food distribution company to administer a new storage warehouse and office unit. The exercise involved acting as the clients representative on a design and build contract, issuing all contract administration and checking the validity of any variation order from the contractor. Cavendish Maxwell was also requested to carry out weekly site inspections and instruct the contractor on matters of quality, as well as chairing monthly progress meetings. Project audit Shopping mall development, Dubai Cavendish Maxwell was appointed on behalf of a large portfolio owner to undertake a project audit in order to confirm why a multi million dihram project had started to overrun and overspend. The Project and Building Consultancy team were able to utilise their construction project expertise to analyse the building and determine where additional remedial works would be required as part of the overall scheme. We produced a detailed technical report that made recommendations to the client to allow instant improvement and a detailed set of recommendations for future projects. Handover audit and building inspection report Waterfront Owners Association Cavendish Maxwell was appointed to undertake a full handover audit for submission to RERA, having advised RERA on the handover audit process. We conducted a full building survey, including the condition of the building structure, fabric, MEP systems and clarified all issues for the OA manager. We also assessed the building in terms of documentation, sustainability, management, health and safety and technical suitability and produced a detailed report to allow RERA to consider ESCROW release. 8

9 Project and Building Consultancy track record Reserve fund study Premium Community Management Cavendish Maxwell was approached on behalf of a OA manager to undertake a detailed reserve fund study for RERA service charge approval. This study allowed the forecasting of expenditure over a ten year horizon, accounting for inflation, in order to ascertain the correct amount of service charge. Our report took into account all building assets and was conducted in conjunction with the site FM team in order to establish the correct lifespan of the assets due to maintenance implications. Reinstatement cost assessment Saleh Bin Lahej Real Estate To clarify the correct sum for building insurance, we were tasked with undertaking a reinstatement cost assessment for an existing residential building. This type of instruction includes checking the as built drawings and providing a valuation for the total demolition of the building, redesign and approval costs, and rebuilding of the property. We use our cost database as well as up to date information from various sources and consultants to confirm the correct value to state in the insurance documents. Snagging inspection and report Residential block, The Palm, Dubai Cavendish Maxwell was instructed to undertake a preoccupation snagging inspection on a property that had been vacant since completion. We undertook a detailed site inspection, highlighting all defective workmanship that was to be rectified by the contractor. The photographic report allowed the client to check that all works were complete before accepting handover and moving in to the property. 9

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12 PROPERTY SERVICES MIDDLE EAST & AFRICA Dubai office 2205 Marina Plaza Dubai Marina P.O. Box Dubai United Arab Emirates T: E: info@cavendishmaxwell.com Abu Dhabi office 1006 Corniche Bakery Building Al Firdous Street Tourist Club Area Abu Dhabi United Arab Emirates T: E: info@cavendishmaxwell.com CavendishMaxwell.com Craig Ross BSc (Hons) MRICS Partner Head of Project and Building Consultancy T: M: E: craig.ross@cavendishmaxwell.com Also contact us for: Commercial Valuation Development Advisory and Real Estate Research Residential Valuation Machinery and Business Assets Investment and Commercial Agency Hotels, Hospitality and Leisure