Case studies

The Instruction

Dawes & Co Surveyors was appointed by the landlord of an occupied commercial restaurant to prepare an Interim Schedule of Dilapidations, together with a costed financial claim, assessed against the tenant's repairing, decoration and other lease obligations.

What We Did

We reviewed the relevant lease documentation, carried out a detailed site inspection and identified breaches relating to repair, decoration, cleaning and reinstatement — including deteriorated roof coverings and rainwater goods, defective parapets and copings, external cracking and penetrations, and areas of roof requiring significant repair and renewal.

Outcome

The landlord received a fully substantiated Schedule of Dilapidations and costed claim, giving them a structured, defensible basis to pursue the tenant's repairing obligations and the remedial works required.

The Instruction

After receiving a landlord's Schedule of Dilapidations, a commercial tenant in Wandsworth instructed Dawes & Co Surveyors for an independent review of the claim.

What We Did

We reviewed the lease and associated documentation, inspected the premises and critically assessed the items and costings in the landlord's Schedule, testing the cost allowances against relevant construction cost information before preparing a formal response.

Outcome

The tenant received a robust, evidence-based Without Prejudice response for issue to the landlord's surveyor — putting them in a far stronger position to negotiate than if they had accepted the landlord's figures at face value.

The Instruction

Recurring water ingress across multiple roof areas, together with ongoing damp within the basement of an approximately 1,450 m² mixed-use building, had become a persistent problem. Dawes & Co Surveyors was appointed to independently investigate.

What We Did

Our investigation considered roof coverings, parapets, flashings, penetrations, rainwater goods and internally affected areas. The basement assessment covered moisture distribution, internal finishes, external ground conditions, drainage and plumbing arrangements, ventilation, previous waterproofing works and potential moisture pathways. High-level roof areas were assessed by drone where conventional access was restricted.

Outcome

Rather than jumping to a costly, blanket waterproofing solution, our investigation identified the likely mechanisms of ingress and set out a structured, targeted route to further investigation and remedial works — avoiding premature and potentially unnecessary spend.

The Instruction

With the source of damp in a Chelsea apartment unclear, Dawes & Co Surveyors was appointed to investigate — extending the inspection into the neighbouring apartments above and below to trace the likely source and extent of moisture migration.

What We Did

The investigation incorporated internal and external inspection, calibrated moisture readings, relative humidity assessment and photographic recording, together with inspection of relevant areas within the adjoining apartments to help establish whether the moisture originated within the subject apartment or elsewhere in the building.

Outcome

Readings and inspection across three apartments let us identify the probable cause with real confidence, giving the client a comprehensive Damp & Defects Report with clear, evidence-based advice on the appropriate next steps — rather than a guess at the source.

The Instruction

A residential development in West London needed a substantial programme of external repairs and redecoration — balcony repairs, investigation of rainwater drainage, concrete testing and remedial works to spalled concrete, soffits and parapets — coordinated from specification through to completion. Dawes & Co Surveyors was appointed as Project Manager, Lead Consultant and Contract Administrator.

What We Did

We coordinated the project through pre-contract development and procurement, construction-stage management and contract administration, through to completion and close-out — including development of the works specification, tendering, consultant coordination, site inspections, programme and cost monitoring, snagging and completion procedures.

Outcome

As the client's single professional lead throughout, we kept the circa £250,000–£300,000 project on programme and on specification — giving the client one point of accountability across the technical, procurement and contractual sides of the works, rather than needing to coordinate several separate consultants themselves.

The Instruction

Dawes & Co Surveyors was appointed as Project Manager, Contract Administrator, Lead Consultant and CDM Principal Designer for a refurbishment project in South West London, covering the full project lifecycle from pre-construction to completion.

What We Did

Our role extended from pre-construction through to completion, including tender review, contractor assessment, programme and methodology review, consultant coordination and contract administration. During construction, we carried out periodic inspections to monitor workmanship, progress and compliance with the agreed specification, together with assessment of contractor valuations, variations and project expenditure.

Outcome

The project moved cleanly through construction and completion — including snagging, Practical Completion, defects monitoring and final account — delivered to specification with costs kept under professional control throughout.