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Toby's Take On - Reinstatement Cost Assessments

Thu, 13 Nov 2025 16:27:14 GMT

Welcome to this edition of Toby's Take On, where we are diving deep into the world of Reinstatement Cost Assessments (RCAs). RCAs are a crucial part of property management, but they can often be a source of confusion. What exactly is an RCA? Do you need one? Who is qualified to conduct an RCA, and how much does it typically cost? These are all questions we'll be tackling in this edition.

What Is a Reinstatement Cost Assessment?

A reinstatement cost assessment (RCA) provide insurance companies with the cost to rebuild a property (and grounds) after a total loss or significant damage. Factors such as materials, labour and demolition, as well as fees for professional services and compliance with current regulations are considered as part of the assessment and cost provided. A reinstatement cost assessment is crucial for ensuring adequate insurance coverage, on all types of property from residential, commercial and industrial.

Its important to note that the reinstatement cost is not the same as the market value of the property. The market value reflects what a buyer would pay, while the reinstatement cost focuses on rebuilding the structure to its original state.

How do I know if I need a Reinstatement Cost Assessment (RCA)?

If you own or manage a property, it is likely that you need a Reinstatement Cost Assessment (RCA). Here's why:

Insurance Coverage : An RCA is crucial for determining the right amount of building insurance you need. It estimates the cost of rebuilding your property in the event of significant damage or total loss. Without an accurate RCA, you could be underinsured.

Compliance with Lease Agreements : If you're a landlord or a property manager, your lease agreement might require you to carry out an RCA. This is to ensure that the property is adequately insured, protecting both you and your tenants.

Recent Changes to the Property: If you have made significant changes to your property, such as extensions or major renovations, it is a good idea to get a new RCA. These changes can significantly affect the cost of rebuilding the property.

Market Fluctuations: T he cost of building materials and labour can fluctuate over time. If it is been a few years since your last RCA, it might be time for a new one to ensure your insurance coverage is still adequate.

Who can carry out a Reinstatement Cost Assessment?

A Reinstatement Cost Assessme nt (RCA) should be carried out by a qualified building surveyor. A building surveyor can assess a property and determine the cost to rebuild it.

What is the difference between a desk top RCA and an RCA requiring a site visit?

A desktop RCA is conducted from the comfort of the surveyor's desk, and is based on pre-existing information about the property. This information is typically provided by managing agents or commercial agents who are responsible for the building's management.

It is important to note that while desktop assessments can provide a good estimate, they may not be as accurate as a full on-site survey. This is because the they are reliant on the information provided by being accurate and up to date. A surveyor 'in this' type of assessment will not physically inspect the property.

An on-site RCA is conducted after a thorough survey of the property has been completed. This type of assessment is typically more accurate than a desktop assessment because the surveyor can take onsite measurements, directly observe and evaluate the property's condition, note materials used, and any unique features that may impact the reinstatement cost. This type of assessment will be more detailed and thorough as it is the surveyors own work and not reliant on 3rd party information.

During an on-site RCA, the surveyor will take into account various factors such as the property's size, construction type, architectural features, location, and any potential issues that could affect the rebuilding cost.

Once the survey is complete, the surveyor will compile a detailed report outlining the estimated cost to reinstate the property in the event of a total loss. This report can then be used for insurance purposes to ensure the property is adequately covered.

How frequently does a Reinstatement Cost Assessment need to be carried out?

A full RCA, should be carried out every three years and completed on a property whenever there are significant changes to the building, such as extensions or alterations to reflect the updated rebuild cost.

A desktop review of the latest full RCA can be completed on an annual basis to make adjustments particularly for managing budgets and to account for factors such as inflation and changes in material and labour costs ensuring ongoing adequate insurance coverage.

How much does a Reinstatement Cost Assessment cost?

The cost of a RCA will depend on what type of assessment is being conducted either on-site or desk top. The size of the property being assessed, where the property is located, the number of blocks to be assessed, whether it is of listed status or is in a conservation area, are there cellars or basements and any other abnormal non-traditional features will all contribute to the overall cost of an RCA.

As there are several factors that will influence the cost of a RCA, contacting your building surveyor for a quotation is the best option. They can provide a detailed breakdown of the different types of RCAs you might need, whether for residential blocks or commercial premises and help you understand the costs associated with both desktop and on-site assessments.

They will be able to explain the benefits and potential drawbacks of each, helping you make an informed decision. They can help you understand how the assessment is conducted, what information is considered, and how the reinstatement cost is calculated. This can give you a clearer picture of the potential costs involved and help you plan your budget more effectively.

My insurance company provide a free RCA with my policy why should I pay for one?

Insurance companies may offer a "free" RCA as part of the properties insurance policy. While this might seem like a convenient option, it is important to remember that these assessments may not always provide the most accurate estimate. Since they are based on previous assessments, policies, or third-party information, they might not take into account recent changes to the property or current market conditions.

Moreover, there is a potential conflict of interest as the insurance company conducting the assessment might overestimate the cost to rebuild. This could lead to higher insurance premiums, making the "free" RCA not so free after all!

It is always a good idea to consider getting an independent RCA from a professional surveyor. They can provide an impartial and accurate assessment, ensuring you are not overpaying for your insurance coverage.

In Summary

A Reinstatement Cost Assessment (RCA) estimates the cost to rebuild a property and or grounds after significant damage, considering factors like materials, labour, and compliance with regulations. It is crucial for ensuring adequate insurance coverage for all property types.

There are two types of RCAs: desktop and on-site. A desktop RCA is based on pre-existing information and conducted remotely, while an on-site RCA involves a thorough property survey and is typically more accurate. The surveyor conducting the assessment whether on-site or desktop considers factors like property size, construction type, and location, then compiles a detailed report for insurance purposes.

The cost of an RCA depends on various factors, including the assessment type, property size and location, and unique features. It is best to get a quotation from your building surveyor, who can provide a detailed breakdown of costs and help you understand the process.

While some insurance companies offer a "free" RCA, these may not be accurate or impartial, potentially leading to higher premiums. It is advisable to get an independent RCA from a professional surveyor to ensure you're not overpaying for insurance coverage.

At Leyson Building Consultancy, we use a software system called BCIS to gather national information about specific buildings to assist us in calculating an accurate rebuild cost. We are proud to serve a portfolio of managing agents in Hampshire and Dorset who regularly rely on our RCA service. We provide accurate RCA's for the properties they manage, ensuring they are adequately insured.

If you're a managing agent or involved in block management and need a professional surveyor to carry out Reinstatement Cost Assessments (RCAs) for your clients, don't hesitate to contact us for a quote.

"We have been using Leyson Building Consultancy since 2019 for various projects such as overseeing major works to blocks of flats and carrying out reinstatement cost assessments for our client base. Toby is helpful, approachable, keen and willing to go the extra mile.

We have no hesitation in recommending Leyson Building Consultancy."

Director Property Management Company

Fareham Hampshire

Toby's Take On - Planned & Preventative Maintenance Surveys

Thu, 13 Nov 2025 14:12:45 GMT

Welcome to this edition of Toby's Take On - Today, we are going to explore the ins and outs of Planned & Preventative Maintenance Surveys (PPMs). They are a key part of property management, but let us be honest, they can be a bit puzzling. What is a PPM exactly? Do you really need one? Who is the right person to conduct a PPM,? Do not worry, we are going to answer all these questions in this edition. So, let us dive in!"

What is a Planned & Preventative Maintenance Survey?

Think of a Planned Preventative Maintenance (PPM) survey as a proactive check-up for your property. It is a thorough building survey designed to spot potential issues and plan out necessary maintenance tasks time blocked from 1 year to 5 years to 10 years to 15 years. It outlines the current and future maintenance needed to keep the building's structure, fabric, and facilities in great shape. It can also include quantities and pricing rates to help with budgeting. This type of survey will help to ensure that, you can avoid expensive repairs and prolong the life of your building.

Why is a Planned & Preventative Maintenance Survey Important?

The reasons why a PPM is important can be broken down into 6 key areas:

Building Maintenance Cost Savings -

Spotting and tackling issues early with PPM surveys can cut down the cost of surprise repairs and downtime.

Extended Building Lifespan -

Regular upkeep helps to prolong the life of the building's components and the structure as a whole.

Improved Building Safety -

Proactively dealing with potential safety risks ensures a safer space for everyone inside.

Enhanced Property Value -

A well-kept building is more attractive to potential buyers and tenants.

Effective Budgeting -

PPM surveys make it easier to budget accurately for maintenance and repairs.

Compliance -

These surveys help you stay on the right side of building regulations and safety standards.

How do I know if I need a Planned & Preventative Maintenance Survey?

When considering if you require a Planned and Preventative Maintenance survey ask yourself these questions;

How old is the building?

Mature buildings are more susceptible to concealed issues that a PPM survey can effectively reveal.

Do we have an up to date maintenance schedule?

If you do not currently have a maintenance plan for your property, a PPM survey can assist in establishing one.

Are we constantly dealing with persistent maintenance issues?

If you find yourself repeatedly addressing re-occurring maintenance issues, a PPM survey can help pinpoint the underlying cause and plan for repair to prevent future recurrences.

Have you some safety concerns with your building?

A PPM survey can detect potential safety hazards, ensuring your property adheres to legal requirements and compliance.

Is your building living up to its potential?

By proactively identifying and addressing maintenance needs, like mechanical and electrical wear and tear, you can boost the lifespan of your building's components and enhance its overall performance.

Are operational costs of your building getting out of hand?

Implementing planned and preventative maintenance can diminish the necessity for costly emergency repairs, thereby extending the life of your assets.

If you have answered yes to any of these questions its time to consider a Planned & Preventative Maintenance Survey.

Who should I contact to do a Planned & Preventative Maintenance Survey?

Typically, a Building Surveyor with a focus on building consultancy, is the professional equipped to conduct Planned Preventative Maintenance (PPM) surveys. A building surveyor possess the necessary expertise to evaluate the condition of a building, identify necessary repairs, and formulate comprehensive long-term maintenance strategies. Their training is specifically tailored towards building pathology, construction, and property maintenance. It is worth noting that a PPM survey may necessitate contributions from other specialists, such as mechanical and electrical system engineers or vertical transport consultants for lift systems.

In Summary

A Planned Preventative Maintenance (PPM) survey is like a proactive check-up for your property, designed to identify potential issues and plan necessary maintenance tasks over a set period. It helps to keep your building in top shape, aids in budgeting, and can extend your building's lifespan.

PPM surveys are crucial for several reasons. They help save costs by identifying issues early, extend the lifespan of the building through regular upkeep, improve safety by proactively addressing potential risks, enhance property value by maintaining the building well, aid in effective budgeting for maintenance and repairs, and ensure compliance with building regulations and safety standards.

You might need a PPM survey if your building is old, you don't have a current maintenance plan, you're dealing with recurring maintenance issues, you have safety concerns, your building isn't performing optimally, or your operational costs are high.

At Leyson Building Consultancy, we are here to help with your Planned Preventative Maintenance Surveys (PPMs). We offer a custom scoring matrix that is based on condition ratings and the urgency of maintenance tasks. Plus, we provide a summary of any breaches to Health and Safety and Statutory compliance. If you're thinking about a Planned and Preventative Maintenance Survey for your building or buildings and not sure where to start, get in touch with us and we will help you organise it.

Toby's Take On - Building an Extension Home Owner's Edition!

Tue, 14 Oct 2025 12:44:28 GMT

Welcome to this edition of Toby's Take On, where we are looking at home extensions. Building an extension can be both an exciting and stressful time. You have an idea of what you want but where do you start? This guide breaks down the process into manageable stages, highlighting key stages, and why appointing a building surveyor is more crucial than you may realise. The role that they play and the professional advice they can offer to ensure a successful outcome for you during your big build .

Stage 1 - Planning and Preparation

This initial stage sets the foundation for your entire project. It's where you define your vision, assess feasibility, and gather essential information.

Define Your Needs

What do you want to achieve with your extension? Extra living space, a larger kitchen, or an additional bedroom? Clearly defining your needs will help to guide the design process.

Budgeting & Statutory Fees

Establish a realistic budget, be honest with yourself about how much you want to spend, so consider how finished you want to be at the end. Do you want to be built and weathertight with a view to tackle the inside at a later date or completely finished fixtures and fitting included. As you think about your budget you will need to include not only the construction costs but also design fees, Statutory fees, cost of materials, and not to forget plan for any potential unexpected expenses in your contingency fund.

Engage a Building Surveyor

This is where the expertise of a building surveyor becomes invaluable. They can provide measured building surveys to accurately record your existing structure, advise on feasibility and budget estimates, advise on party wall matters and whether planning permission is going to be required (as some extensions can be built under permitted development rights). If planning permission is required they can help navigate your local authorities Statutory regulations of compliance.

You have poured hours into gathering inspiration, and your Pinterest board is brimming with visions of your dream home. But the big questions remain: Is it feasible? Can it actually be built? And perhaps most importantly, can you afford it? Your surveyor will be able to advise the feasibility of your ideas and potential build cost by providing a budget estimate. They can help with navigating the roles of CDM Principal Designer and other legal compliance reducing your exposure to risk and increase certainty. Having a professional working with you at this stage can save you a lot of time, money, and disappointment down the line.

Stage 2 - Design and Approvals

During this second stage it is vital that you communicate fully with the professional designing your extension, you know what your vision is, ensure that they understand it.

Detailed Design

Your building surveyor will create detailed plans both existing and proposed that meet your needs and comply with building regulations.

Planning Permission

Depending on the size and nature of your extension, you may need planning permission. Your building surveyor can manage the planning application process, ensuring all documentation is accurate and submitted correctly.

Building Control Approval

Is a statutory requirement for specific works during the build process ensuring that your extension meets structural standards and building regulations. Your building surveyor will be able to guide you through this process as it happens, offering a building control regulation package of specific detailed drawings and calculations to secure a Final Certificate of Compliance at the end of the build.

Securing planning permission is a process that often requires a good deal of patience. It is a legal procedure that can take some time, so it is important to stay patient and keep in touch with your surveyor for updates. Your surveyor is equipped to question the local authority if the timelines start to stretch beyond what is reasonable.

Stage 3 - Construction and Completion

This is the final stage, It is both exciting and stressful watching your home taken apart and watching it be rebuilt. Effective project management is crucial to ensure a smooth and timely completion.

Contractor Selection

Choose a reputable and experienced contractor with a proven track record. Get multiple quotes and check references. This can can feel like a daunting task. After all, you want your extension to be built properly and in compliance with health and safety regulations. Your surveyor's knowledge of the industry can assist you in finding a reliable contractor who is just right for your project.

Project Delivery

Ensure a robust project delivery schedule is in place, including costs, and payment milestones. Once your build begins there really is no turning back, project management is a time consuming and challenging role for home owners who do not work in or have an in-depth knowledge of the construction industry. Your surveyor is the ideal project manager for your build (also known as a contract administrator) they can oversee the project on your behalf or provide a site monitoring service ensuring the project runs smoothly.

Regular Inspections

Building control will conduct regular inspections to ensure the work meets building regulations. Building surveyor services such as project management and site monitoring can facilitate this process ensuring the building inspector is met on site to discuss the build and how its progressing answering any questions that the Inspector may have, Should the contractor have any unexpected issues with the build your building surveyor will be able to suggest compliant solutions that can be agreed with the Inspector on site in saving both time and money.

Certification

Upon completion, ensure that your contractor provides you with all necessary certifications that are required by your building control Inspector in order to demonstrate compliance with building regulations. Your building surveyor will be able to advise you on what certification you will require. Once your building control Inspector is satisfied all building regulations have been met they will issue you with your Final Certificate of Completion. This certificate is essential for future property sales.

This stage of building an extension is both thrilling and nerve-wracking. Your dream has been given the green light, your budget is set, and you are already thinking about colour palettes and furniture. But before all that, the actual construction needs to take place. Having the right contractor and professional guidance is crucial for a smooth and efficient build. You want this stage to be wrapped up swiftly and effectively. Once the construction is done and you've got the necessary completion certification in hand, you can finally start living in your dream home.

Frequently asked Questions

Why a Building Surveyor?

A building surveyor has a deep understanding of the intricacies of a building's structure. They know how each component fits together and, conversely, how to deconstruct them. This knowledge makes them experts in designing additional spaces or converting existing ones. They also bring a design flair to the table, ensuring that any proposed plans not only add practical value but also enhance the aesthetic appeal of your property.

They consider every detail, ensuring that the new design complements and elevates the existing structure. Building surveyors are adept at creating designs that are not only beautiful and functional but also financially feasible. They understand the importance of balancing design aspirations with budget realities, and they're skilled at finding solutions that satisfy both.

Why are there two types of drawings - Planning and Building Control?

Planning drawings are all about the big picture. They show how the proposed changes will affect the existing structure, including any material alterations. They also consider the impact on surrounding neighbours. These drawings are crucial for getting the necessary permissions from local planning authorities.

Building control drawings are all about the technical aspects of construction. These drawings ensure that the project will be safe, structurally sound, and meet all the necessary standards for energy efficiency and accessibility. They're submitted to the local building control authority for approval before any work can begin.

In essence, Planning drawings are about the 'what' and 'why', while Building Control drawings are about the 'how'. Both are essential parts of the construction process, ensuring that projects are well-planned, safe, and compliant with all necessary regulations.

Can I manage the build process myself or do I a need project manager?

As a homeowner when the building work actually starts, it becomes not just about the financial investment that you have put in, but also about the emotional investment. It is your home, your space, and naturally, you will want everything to go smoothly. Trying to manage the contractors and building control compliance yourself whilst you are living on a building site can really take its toll. Your surveyor can help at this stage too. They are not just there to draw up plans and get approvals. They can support homeowners throughout the entire process.

As a project manager your surveyor will be on hand to answer questions, keep the project on track, and ensure everything stays within budget. But perhaps one of the most valuable roles a surveyor plays, is within quality control. They have the knowledge and expertise to spot unacceptable construction processes, shortcuts, and poor workmanship. They can challenge these issues in a way that homeowners might not feel qualified to or comfortable in doing.

The fee for project management will depend on the size and complexity of the build. Speak to your surveyor to see how much they would charge for this type of service, it might seem like an extra expense at the outset, but having surveyor on your side can save a lot of stress, time, and potentially money in the long run. It's about peace of mind, knowing that a professional is looking out for your best interests during what can be a very stressful process.

What is the role of principal designer and do I need it for a residential extension?

Under the Construction (Design and Management) Regulations 2015 (CDM) a principal designer is to be appointed for construction projects where work will involve more than one contractor (includes sub-contractors); this includes work to domestic/ residential properties. So If your build does require more than one contractor; builder, electrician, plumber, plasterer etc you will need a principal designer and this can be your principal contractor if they are managing the other contractors, this must be clearly defined as part of their role, or your building surveyor is well placed to engage in this role.

The project may also be notifiable to the Health and Safety Executive (HSE) again your building surveyor can manage this for you.

In summary

Extending your home is a significant undertaking, but with careful planning, professional guidance, and effective project management, it can be a seamless and rewarding experience. From initial planning and design to construction and certification, understanding each stage and leveraging the expertise of your building surveyor ensures a successful outcome, adding value and enjoyment to your home.

At Leyson Building Consultancy we offer a variety of building consultancy services that are specifically tailored for home owners looking to either extend or potentially reconfigure their homes, we're here to help you navigate every step of this process. We have been through it ourselves, so we know the challenges that can come up and how to tackle them. We are ready to put our experience and expertise to work for you, helping you to avoid common pitfalls and ensuring your project stays on track.

Services we offer are

Building and Extension Design - Extensions, Conversions and External /Internal Alteration s

Planning and Building Control Drawings, Applications and Compliance

Project Management /Contract Administrator

Building Surveys

Building Pathology and Defect Analysis

Party Wall Matters

Listed Building Consent

CDM Principal Designer

Crack Monitoring

So why wait?

Stop thinking about it and start planning it, Contact us today and take the next step towards your dream home, it is closer than you think!