Glossary

'Dilapidations' concerns properties that have fallen into disrepair, where the landlord or tenant has an obligation under their lease to carry out repairs or to meet the cost. The law relating to dilapidations is complex and often changes because of case law. Refer to RICS Guidance Note.

An assessment to assist a landlord or tenant in considering what liability there is likely to be for dilapidations to the demise. It may be used by a tenant who is considering surrendering a lease or activating a break clause, and needs to assess the costs of meeting their dilapidations liability. The surveyor will consider the condition of the demise in relation to the repairing obligations in the lease and prepare a financial assessment of the likely liability and a strategy to mitigate a claim.

A framework (set out by the Property Litigation Association) by which claims for dilapidations at the end of a lease should be handled. This is designed to encourage the parties to a dispute to exchange full information, in a bid to settle a dispute without the need for litigation.

A report prepared by valuation surveyors to calculate the resultant reduction in value of a property asset caused by the breaches of a tenant’s repairing covenant. This valuation can, in certain circumstances, limit the liability of a tenant in a dilapidations claim. (Also see ‘Section 18 (1) of The Landlord and Tenant Act 1927’.)

This legislation aims to end the discrimination which many disabled people face. This Act gives disabled people rights in the areas of: (1) employment; (2) access to goods, facilities and services, and (3) buying or renting land or property. Superseded by the Equality Act 2010.

A sub-contractor employed directly by the main contractor to undertake part of the works. A domestic subcontractor must be freely selected by the contractor from a list of at least three sub-contractors.

An investigation or audit of a potential investment. Due diligence serves to confirm all material facts concerning a sale.

Direct Expansion refrigeration equipment which can provide heating or cooling, typically comprising of an indoor and outdoor unit linked by pipework.

Employer’s Agent acts as an advisor for the employer under a Design and Build Contract. See ‘Design and build’, ‘Develop and construct’. The duties are predominantly monitoring of the works, costs and time, setting performance standards and specific contract duties.

The “Passiv haus” concept, attributed to both residential and commercial property is a strigent assessment of new build ( or retrofit via “Ener phit” schemes for existing property) and strives for super insulated buildings (roughly double or treble for an average development to achieve limited space heating down to 15kwh/m2/annum), excellent heat recovery and ventilation (75% efficient heat exchanger and fans at less than 0.45 whm3), an air tightness layer (air tightness of 0.6 air changes @50 pascals), almost no thermal bridging (less than0.15w/m2k for opaque fabric and 0.8w/mk for windows/ doors), thermal bridging down to 0.01w/m2Kelvin) and an efficient building fabric in regards footprint shape and orientation (to take advantage of solar gain to reduce heating in the shoulder months of winter).

An assessment of energy usage and wastage, giving energy saving recommendations.

Something that is energy efficient achieves the greatest useful output for the least expenditure of energy, or improves the ratio between the two. For example, energy efficient car engines improve the car’s fuel economy.

A European Commission Directive to promote the improvement of the energy performance of buildings within the EU through cost effective measures; and to promote the convergence of building standards towards those of Member States which already have ambitious levels. Member States must implement the Directive by 04 January 2006.

An Energy Performance Certificate (EPC) rates both the energy efficiency and environmental impact (C02 emissions) of a property. From 6 April 2008, energy performance certificates were introduced in England and Wales for non-dwellings over 10,000m2 whenever they are built, sold or rented. A lower limit of 2,500m2 was introduced on 1st July 2008, and from 1st October 2008 all properties - homes, commercial and public buildings – when built, sold, or rented, require an EPC. (A different timetable and/or laws apply in Northern Ireland and Scotland.)

A person with a specialism, knowledge or skill in a subject, whom a court will accept to attest to facts and give an opinion.

If building works will not be completed by the date of completion, for reasons beyond the control of the contractor, the architect/contract administrator shall give a reasonable extension of time for the works to be completed. The parties should be notified accordingly.

The F-Gas Regulation, regulation (EC) No 842/2006, aims to reduce emissions of fluorinated greenhouse gases through the better management of refrigerant use and disposal.

Glazed terracotta or China clay cladding to buildings, which was very popular in the 1920’s.

To accelerate and complete a project or task the quickest and most direct way.

Fan Coil Unit. Used to condition room temperature by blowing room air over a coil(s) and can be either 4 pipe (heating and cooling coil) or 2 pipe (either heating or cooling).

A study to look at all the viable options for a construction project, including spatial requirements, costs, programme, risks and delivery strategies.

A term for windows/glazing.

The use of synthetic fibres, in lieu of steel reinforcement bars/mesh, within an industrial concrete floor to either enhance the structural (load-bearing) capacity or to control shrinkage-induced cracking.

An accountancy requirement to include provision on the balance sheet for liability arising from a present obligation that is of uncertain timing or amount. The amount must be a best estimate of sum required to settle the obligation. Liability for dilapidations is a primary example and a dilapidations liability assessment can used to calculate the ‘best estimate’.

Under this Act, certain types of premises are required to hold a fire certificate. Hotels and boarding houses require a fire certificate if sleeping accommodation is provided for more than six people or if they provide sleeping accommodation elsewhere other than on the ground or first floor. Factories, offices, shops and railway premises require a fire certificate if more than 20 people are at work at any one time or 10 people work elsewhere other than on the ground floor.The fire authority inspects the property and prepares the fire certificate. This legislation is being phased out. See ‘The Regulatory Reform (Fire Safety) Order 2005’ and ‘The Fire Precautions (Workplace) Regulations 1997 (Amended)’.

In relation to a wall, means the solid ground or artificially formed support resting on solid ground on which the wall rests.

Use of outside air, when suitable to cool a space rather than use of a chiller.

A distinct traffic area in a warehouse for material handling equipment (MHE). Free movement areas define that MHE can travel randomly in any direction. Regularity of the floor is not as critical in these areas as compared to defined-movement areas. See ‘Defined-movement areas’.

An estate held in perpetuity.

A lease under which the tenant is responsible for all repairs and insurance during their lease term. Anyone contemplating taking on a FRI lease needs to ensure the risks are fully reviewed by means of a building survey. See ‘Building condition survey’ and ‘Technical Due Diligence Survey’.

The monitoring of a construction project on behalf of a person or company that is funding the development. See ‘Development monitoring’.

There are numerous regulations and requirements for glazing within buildings. The main Regulations are Approved Document N of the Building Regulations 1991 and BS 6206:1981. Glazing panels can be tested by a number of ways such as photographic technique, Raman characterisation and laser scanning. A new method, which can test the glazing in place, is by light coupling and scattering. See ‘Building condition survey’ and ‘Technical Due Diligence Survey’.

Greenhouse gases raise the Earth’s temperature through the greenhouse effect. There are six main examples. As well as CO2, they include: water vapour, methane, nitrous oxide, ozone and chlorofluorocarbons (CFCs). CFCs include sulphur hexafluoride, hydrofluorocarbons (HFCs) and perfluorocarbons (PFCs).

Grey water is waste water from baths, showers, washing machines, dishwashers and so on – in other words, water that has been used in the home but does not contain bodily waste – which can be re-used for lawn and garden irrigation or for flushing toilets, for example.

This includes walls, plant rooms and outbuildings, but excludes external balconies and terraces. This is fully defined in the RICS Code of Measuring Practice, which incorporates the International Property Measurement Standard (IPMS).

The entire area inside the external walls of a building and includes corridors, lifts, plant rooms, service accommodation e.g., toilets, but excludes internal walls. This is fully defined in the RICS Code of Measuring Practice, which incorporates the International Property Measurement Standards (IPMS).

Hydrochlorofluorocarbons e.g, R22, R123, R124. New equipment using less harmful “transitional” HCFC refrigerants like R22 was banned in 2001 (or 2004 for small air-conditioning systems). Since 1 January 2010 it is illegal to use virgin HCFCs to service and maintain existing refrigeration and air-conditioning (RAC) equipment. From 1 January 2015 it is illegal to use recycled or reclaimed HCFCs to service RAC equipment.

Statement of agreement setting out the principal terms of a commercial property transaction. It is the intention to make this document the basis of a formal contract.

For projects under the CDM Regulations 2015, the health and safety file is a source of information that will help reduce the risks and costs involved future construction work, including cleaning, maintenance, alterations, refurbishment and demolition. Clients therefore need to ensure that the file is prepared and keep available for inspection in the event of such work. It is a key part of the information, which the client, or the client’s successor, must pass on to anyone preparing or carrying out work to which the CDM 2015 applies.

An energy efficient process whereby waste heat is recovered from a system (e.g. heat transferred from exhaust air into supply air).

Hydrofluorocarbons e.g. R134a, R407c. Hydro-fluoro-carbons (HFCs) and per-fluoro-carbons (PFCs) contain no chlorine and have no known effects on the ozone layer. However, HFCs and PFCs are strong greenhouse gases and therefore contribute to climate change.

Half Hourly (HH). This is an electricity supply fitted with a half-hourly meter. These will take a meter reading every 30 minutes (via modem) and send it automatically to the Data Collector.

Sometimes used as a rapid curing agent for pre-cast factory produced reinforced concrete components in 1950’s – 1970’s. Structural failures as a result of loss of strength known as ‘conversion’ in the 1970’s due to this additive, have led HAC to be classed as a ‘deleterious material’. Risk assessment for HAC can be undertaken and samples obtained to determine the presence, and degree of conversion, of the material.

As part of the Anti-social Behaviour Act 2003, from 01 June 2005, people are able to take their complaint about a neighbour's evergreen hedge to their local authority. A high hedge must exceed two metres above ground level and affect the reasonable enjoyment of that property because of an obstruction of light. See ‘Neighbourly issues’.

A licence for erecting hoarding that encroaches or projects onto another person’s land or a public highway.

Health & Safety Executive in the UK.

High Voltage >1000V AC/1500V DC.

Heating, Ventilation and Air Conditioning.

Hot Water Service, can also be prefixed with a D to define a domestic scenario.

Refers to activities, elements and conditions performed or which are present on the actual building site. Also refers to concrete elements (floor slabs, foundations, beams, columns, walls etc) poured on-site rather than manufactured off-site.

See ‘Reinstatement cost assessment’.

An interim dilapidations schedule is one served during the contractual term of the lease in contemplation of the remedy of any alleged tenant breaches. An interim schedule can only be served by a landlord if the lease is of 7 years or more in length, and has more than 3 years left unexpired. Also commonly known as a section 146 Notice under the Law of Property Act 1925.

The insulation is placed over the top of the weatherproof layer. The control of condensation risk is also performed by the weatherproof layer. The lightweight insulation material is usually ballasted to resist wind uplift, or in some systems, mechanically fixed.

'Ingress Protection' Rating for electrical equipment. Ingress can refer to solid objects (including hands and fingers), dust, accidental contact and water.

The vertical side of a door or window frame.

A highly invasive plant species that is difficult to control given its intrusive root system, enabling the plant to survive even when above ground parts are removed. It grows vigorously and will grow through bitumen macadam, brickwork and concrete. Regularly found on brownfield sites, railway, road and canal embankments. Treatment is difficult and expensive. Disposal must be to a licensed receiver. It is an offence to allow it to spread onto other land.

A legal case whereby the lease contained a clause to "repair on notice", which was successfully operated by the landlord. This prevented the tenant from seeking relief under The Leasehold Properties (Repairs) Act 1938 - see "Repairs Notice" and section 18 (1) of the Landlord and Tenant Act 1927 will not apply. Similar clauses in subsequent leases are now referred to as "Jervis v Harris clauses".

The Joint Contracts Tribunal is an industry recognised company that produces a comprehensive range of standard forms of construction contracts, guidance notes and other standard documentation for use in the construction industry.

A horizontal structural member spaced at regular intervals and supporting the floor, flat roof or ceiling.

Kilowatt.

An insulation material for pipework.

A beam made up of several layers of timber glued together. Timber beams constructed this way are often termed ‘Glulam’ beams.

The owner of an interest in land/property who, in consideration of a rent or other payment, grants the exclusive possession of the whole or part of his land/property to another person by way of a lease or tenancy.

An estate in land held for a ‘term certain’ or on a periodic tenancy.

Light Emitting Diode

The grantee of a lease. See ‘Tenant’.

The grantor of a lease. See ‘Landlord’.

1. To grant a lease or tenancy. 2. To award a contract.

Local Exhaust Ventilation.

Complete process or timescale from construction to demolition of a building.

Analysis of the environmental impacts of a product from its manufacture to final disposal. It includes factors such as raw materials required in its manufacture, any pollution caused by its use and how it is disposed of. This allows an assessment to be made about how its environmental impact can be reduced.

The legal boundary between adjoining owners.

A structural member spanning openings (e.g., windows and doorways) to transfer loads.

The rate per day/week/month stated in the Contract Particulars, to compensate the Employer for the Contractor’s failure to finish the work on time. The rate should be a genuine pre-estimate of the financial loss that the Employer is likely to suffer. It is for the Employer to decide whether to deduct any liquidated damages that he might be entitled to from any amount certified as due to the Contractor; such deduction is not taken into account by the Contract Administrator in the calculation of any certificate.

Planning Policy Guidance Note 15 “Planning the Historic Environment” sets out criteria to define listed buildings in England and Wales. Following this guidance indicates the following buildings would be listed: 1. All buildings built before 1700 which survive in anything like their original condition. 2. Most buildings built between 1700 and 1840, though some selection is necessary. 3. Between 1840 and 1914, only buildings of definite quality and character including the best examples of particular building types. 4. After 1914, only selected buildings. 5. Between 30 and 10 years, only buildings which are of outstanding quality and under threat. 6. Less than 10 years old, none. Buildings are classified in grades to show their relative importance. The grades are: Grade I These are buildings of outstanding architectural or historic interest. Grade II* These are particularly important buildings of more than special interest, but not in the outstanding class. Grade II These are buildings of special interest but are not sufficiently important to be counted among the elite. Listed building consent is required for any works for the demolition of a listed building, or for its alteration or extension in any manner likely to affect its character as a building of special architectural or historic interest.

The capacity of an element in a building or structure to support a weight in addition to its own weight whether vertically or laterally.

This occurs when an unforeseen instance occurs that is outside the contract terms causing a loss or additional expense to the Contractor. Therefore, a claim for loss and expense can be made, resulting in an extension of time, additional funding or both. The claim needs to be reasonable and appropriate, handled by a neutral standpoint.

Low emissivity describes a property of a surface that emits low levels of thermal energy. Normal glass permits high levels of radiant heat to pass through it but this can be improved by incorporating thin coatings during glass manufacture. Silver or tin based films are typically used to reflect thermal energy, thereby minimising heat loss from within a building. Used to best effect in conjunction with double or triple glazing and brise soleil.

Low Nitrous Oxide. Refers to burners in boiler installations.

Low Smoke and Flame, specifically in connection with electrical cables which are designed for life safety systems.

Low Temperature Hot Water.

Unit of light illuminance.

Low Voltage 50V AC/120V DC

Technologies that utilise renewable energy sources, such as solar power, wind, hydro and geothermal energy do not produce any carbon emissions at all as part of the generation process. These technologies are therefore known as zero carbon technologies. Low carbon technology applies to equipment that is highly energy efficient such as gas-fired combined heat and power (CHP).

Ease with which maintenance can be performed.

The upkeep of a property or element of a structure or equipment.

A report prepared on a single building, or a group of buildings which details the maintenance requirements, including replacement, over a specified period. Typically 5 or 10 years.

Generic term for cold-applied silicone based putty used as a sealant to joints in structures or around sanitaryware, kitchen worktops, window frames, glazing etc. Can be one-part or two-part products.

Widely used material for flat roofs and other waterproof surfacing. It differs from dense graded asphalt by having a higher bitumen (binder) content, usually 7-10% of the whole aggregate mix, as opposed to rolled asphalt, which has only around 5% added bitumen.

Laboratory analysis of suspected asbestos containing material. See ‘Asbestos consultancy’.

Miniature Current Breaker is an automatically-operated electrical switch designed to protect an electrical circuit from damage caused by overload or short circuit. Unlike a fuse a circuit breaker can be reset used to protect electrical equipment from short circuit scenarios.

Motor Control Centre, houses electrical switchgear and control circuits for the operation of mechanical plant and equipment.

Moulded Case Circuit Breaker are used for applications with larger power requirements, usually motor and transformer loads and are fixed to distribution boards with bolts.

An intermediate floor extending to a lesser area than the main floor, usually between the ground and first floors.

Small glazed ceramic tiles used as an external cladding.

The management of the physical move of a business from one premises to another (desks, chairs, computers and filing, etc.).

Flexible joints installed into building elements to accommodate movement either initially after construction (irreversible), or through seasonal movement (reversible).

Stands for Meter Point Administration Number. This is a unique number used to identify electricity meters.

A named sub-contractor’s performance responsibility lies with the main contractor, although their selection is influenced by the client.

Noise Criteria Level used to specify maximum limits across a set of frequencies.