Integrateded management solutions Environmental solutions for property
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Transcript of Integrateded management solutions Environmental solutions for property
Informed investment and divestment decisions
Integrateded management solutions Environmental solutions for property professionals
Asset Management Services Property Management Services Environmental Management Services
Implementable sustainability solutions for Corporate and Property solutions foralistsinsolvency specialis
Environmental Sustainability Services Corporate and Legal Services
SGA Property Consultancy
SGA Property Consultancy is the leading independent Chartered Building Surveying Consultancy providing integrated and quality services to our clients across Australia, NewZealand and Asia.
SGA Property Consultancy was set up to meet the needs of the major property investors, managers, and operators with properties andportfolios of properties requiring specialist building surveying advice across Australia, New Zealand and Asia.
SGA Property Consultancy capitalises on a skill base that is drawn from international best practice which, when combined withlocal home-grown experience, represents a new standard of property consultancy.
Our consultancy service is distinct in the market for a number of reasons:
• Technical expertise that combines specialist skills with local experience and knowledge.
• Property consultancy that is supported with a unique client relationship focus and thorough property market understanding.
• Focus on service delivery tailored to the various situations and time constraints faced by our clients.
• Geographic coverage matched to our client’s national and international portfolios.
The core skills within SGA are the technical he core skills within SGAassessment of the physical condition ofessment of the physical commercial assets. The output from which is mercial assets. The outpdetermined by the clear understanding of client mined by the clear undeproperty/ asset strategy. An important aspect y/ asset strategy. An imof the technical competency within SGA is thechnical competency wability to take a commercial view of circumstance ake a commercial viewand informaation.
All senior SGA consultants are Chartered GA consultants are ChBuilding Surveyors, Engineers, Project Managers eyors, Engineers, Proor Environmental Scientists which provides thental Scientists which company with a breadth of understanding across a breadth of undersmany specialist competencies. It is this breadth t competencies. It is of understanding that is the key to our speed of ng that is the key to both assessmennt and delivery.
Operating in close partnership with our clients ose partnership withwe provide the experience, skills, capacity andexperience, skills, cadelivery that our clients require to ensure a ur clients require to esuccessful outcome for their projects. Through ome for their projecone point of contact our clients can secure for ontact our clients cantheir properties or portfolios our core services:es or portfolios our co
• Technical Due Diligence – acquisition /disposaalDue Diligence – acqui
• Make Good / Dilapidations reporting andod / Dilapidations repnegotiatioon
• Environmental Management mental Management
• Environmental Sustainability and Energygy onmental SustainabilityManaagement Plans
• Project and Contract Administrationnoject and Contract Adm
• Corporate Insolvency solutionsCorporate Insolvency so
• Weathertightness investigationnss• Weathertightness inve
Asset Management Services
Supporting Asset Managers make effective investment and divestment decisions in often commercially competitive situations, withtight timeframes and extensive geographical coverage allows SGA to play to its client focused strengths of:
• Skills
• Expertise
• Professionalism
• Independence
• Local knowledge
• Quality
• Timeliness
• Capacity
• Geographical coverage
Using our core property experrtise to provide ourclients with the property conddition, fi nancial risksand solutions is key to supportting effective assetmanagement solutions.
Services include:
• Technical Due Diligence
• Vendor Reports
• Capex Forecasts
• Environmental Managemment
• Contract or Project AdAddministration
• Tax Depreciation
• Weathertightneesssss investigations
Informed investment and divestment decisions
Property Management Services
SGA’s skills, professionalism andindependence allow for superior integratedsolutions anywhere our client PropertyManagers manage their properties.
Integrating SGA’s skills into our client’s property management system allows for amuch more effective outcome for PropertyManagers in terms of effi ciency, effectivenessand superior service.
Setting up leases with Schedules ofCondition, which may include EnvironmentalSchedules of Condition, to NABERS and
Energy Management solutions, to Dilapidationsor Make good at the end of the lease, all providecommercial effectiveness and effi ciency whilesupporting the professional management of thetenant relationship.
Services include:
• Schedules of Condition
• Dilapidations / Make Good schedules
• Dilapidation Make Good negotiations
• Sustainability
• Environmental Management
• Contract or Project Administration
• Capex forecasts
• Asset Registers
• Weathertightness investigations
Integrated management solutions
Environmental Management Services
Creating environmental solutions for propertyprofessionals whether it is in relation to a property, portfolio of properties, tenancy,building or land, SGA Environmental canprovide the expertise and the solutions tonot only defi ne the issues but implementremediation action.
With a team of environmental and soilscientists supported by the latest equipment,including drill rig, and access to specialistlaboratories SGA Environmental can beoperational on site quickly and effectively.
Services include:
• Hazardous Materials Assessments
• Preliminary Site Investigations (PSI) formerlyPhase 1 Assessments
• Detailed Site Investigations (DSI) formerly Phase 2 Assessments
• Targeted Site Investigations (a focussed DSI specifi cally for due diligence purposes)
• Environmental Management Plans (EMP)
• Remedial Action Plans (RAP)
• Management and Validation of Remedial Works
• Asbestos Registers
• Acid Sulfate Soil Assessments
• Salinity Assessments
• Land Capability Assessments
• Preliminary Hazard Analyses
Environmental solutions for property professionals
Sustainability Services
Dealing with the challenges of the new corporate and Government sustainability / energy effi ciency initiatives brings a whole new set of challenges to Property andAsset Managers whether dealing with newewconstructions, existing properties, capital al worksor tenants.
For government compliance and theMandatory Disclosure of Commercial OOffi ceBuildings Energy Effi ciency, SGA can pprovide:NABERS Ratings, Building Energy Effi cciencyCertifi cates, Tenancy lighting evaluattions andBuilding Energy Effi ciency Guidancess.
Via our Energy Management Plans wwe can support sustainability implementation andhelp alleviate cost barriers by developping moreeffective Capital Work Programmes, which notonly address the positive sustainabilityyty impactbut also cost planning and paybaackck peperiods,to programme capital worksks ffor the bebestcommercial and ssusustataininability outcomees.
At SGA we can help you address tenanccies,base building or whole of building, and nnewconstruction sustainability initiatives via:
• Energy Management Plans
• NABERS Energy
•• NANABEBERSRS WWatater
• NABERS Waste
Environnment• NABERS Indoor En
Ratings• Green Star Ra
such as NANABERS or Green SStar we can Using tools suyou to noot just understandd where your work with y
s sustainabability and energyy iimpact is, but t property’s r extensivve expertise and oouur sustainabilitty with our
s we cann help you addresss this impact in services ort termm, while also addreessing governmment the shonabilityty compliance and mmarket leasing aand sustain
hasee ddemands for sustaininability featuress of purchapproroperty or tenancy ovver the mediumm toyour peer term.longe
Services include:
ABERS and Grereenstar assessmeents• NA
ergy Mannaagement Plans• Ene
ldingg EEnergy Effi ciency CCertifi cates• Build
nncy lighting evaluattioions• Tenan
X forecasting• CAPEX
Implementable sustainability solutions
Property solutions for corporate specialists
Corporate Real Estate
Services include:
• Makeake Good / Dilapidations
• Dilapidations forecast (AIFRS)• Dilapidations forecast (AIFR
gement• Environmental Managem
ABERS / Energy Management• Sustainability / NABE
e Diligence• Technical Due D
Witness• Expert Witn
apex Forecasts• Cape
• Asset Registers
Meeting the operational, legal and fi nancialrequirements of a Corporate Real Estate Portfolio requires access to specialists like SGA Property Consultancy who can provide expert advice across the entire geographic coverage of the portfolio.
SGA Property Consultancy can provideprovide a range of expert property advicert property advice to Corporate range of e p
pecialists with condition issues Real Estate spal issues in relation to their or operationawned properties, or land.tenancies, ow
Corporate InsolvencyMaximising the value from property related Corporate Insolvency and Corporations under Management.
SGA Property Consultancy, Australia’s leadingindependent Chartered Building Surveyingand Environmental Management Consultancyprovides commercial property solutions forproperty related corporate insolvency and corporations under management.
Our specialist services are focused upon thetimely realisation of the value from propertyor tenancies by using our Chartered BuildingSurveyors, Structural Engineers, ProjectManagers, and Environmental Scientiststo achieve:
Property / Property Developments
Property Work Out Strategy
Evaluate the property to provide the InsolvencySpecialist and Stakeholders with achievable andtimely fully costed options covering:
• condition
• works to complete
• certifi cations to complete
• time to complete
• costs to complete
while addressing:
• contract conditions
• compliance to DA requirements
• sub contractor payments
• protection of warranties, where possible
Property Work out implementation
Upon agreement implementation of thepreferred option by
• project management of works
• vendor reports to support sale
• expert witness
Lease
Should occupation of leased premisescontinue, SGA Property Consultancy candefi ne the often onerous end of leaseMake Good liability for inclusion in fi nancialaccounts or accommodation strategydecision making.
SGA Property Consultancy Core ValuesSGA supports and adheres to the Royal Institution of Chartered Surveyors Core Values
The core values are:
1. Act with integrity. Never puut yoyour own gain above the welfare of your r clieents, resppect their confi dentiality at all timmees and alwlways consider the wider intereests of societtyy in yourjudgements.
2. Always be honest. Be ttruststworthy iin all that you do, never deliberratelyly misleadd, whether by withholding or distoortinng informaation.
3. Be open, and trannsparrent in all yyour dealings. Share the full faccts wwith your cclients, making things as plain aand intelligiblee as possible.
4. e accountabable ffoor all your r actions. Take full Be accsibiliitty foor your actiioons, and don’t responsibility
f things ggoo wrong. blame others if things
5. Know and act within your limitations. Beaware of the limits of your competence anddon’t be tempted to work beyond these.Never commit to more than you can deliver.
6. BeBe objectobjective at all times. Give fair neutral advice, andd never letd never let your feelings or interestscloud yoouur judgement.
7. Alwaayys treat others with respect. Never diisscriminate against others.
8. Set a good example. Remember that both your public and private behaviour could affect your own, RICS and other member’s reputations.
9. Have the courage to make a stand. Be prepared to act if you suspect a risk to safety or malpractice of any sort.
The Royal Institution of Chartered Surveyors Core Values
The Royal Institut Chartered Surveyorss,l Institution of Charter(R(RICICS)S) hhasas a of overarching values it a set of overarching vexpects members to apply to their day-toto-embers to apply to theirday work. Adherence to such a set of vvalueuesdherence to such a set is one of the key features that defi ee thee key features that defi ne professionalism of all Chartered Teechnical m of all Chartered and TecSurveyors and members are pe tomembers are expected tomeasure all their acactions and judgementsagainst them.
SGA Property Consultancy Services
Technical Due Diligence
Our comprehensive in-house Due Diligence serviceencompasses all issues relating to the conditionand capital expenditure of a specifi c property.Due Diligence provides property owners with athorough understanding of the physical conditionof a property which in turn allows for precise capitalmanagement. Furthermore, Due Diligence reportsspecify any implications and risks associated with asale or purchase strategy.
For every project we tailor our service dependingupon our Clients needs and the propertycharacteristics. The individual elements availableinclude: Building Structure & Fabric, BuildingServices, Fire Services, BCA Compliance, HazardousMaterial Audits, Environmental Status, TownPlanning and OH&S Compliance. Projects areundertaken throughout Australia.
We understand that undertaking the technical duediligence forms only one part of the purchasingor sale process and timeframes for inspection andreport preparation are often quite limited. Teamassembly and site investigations are generallycommenced within one week of appointment anda verbal overview to identify any “deal breakers”can be conveyed to the client within 24 hours ofinspection.
Each report contains a concise executive summaryidentifying the key issues, risks and prioritised CAPEX/ repair/maintenance costs associated with theproperty to allow preliminary fi nancial modelling tobe undertaken at an early stage of the due diligenceperiod.
We also work, where appropriate, with the Legaldue diligence team to avoid any “double handling”associated with the procurement and review of townplanning, environmental and building compliancecertifi cation.
Vendor Reports
SGA can help our clients present a good property inelp our clients present a the clearest light in a competitive market via a SGAlight in a competitive mVendor Reports which can consist of:orts which can consist of
• Structure, fabric, building services, verticalfabric, building services, vtransportation, statutory compliance andion, statutory compliancehazardous mmaterials
• All relevant documentation and certifi cation can ocumentation and certifi cabe sorted obtained and appended to the technicalained and appended to the report.
The vendor Report cacan be assigned to theprospective purchaser to save them time in the due r to save them time in the duediligence process.
Help our clients:
• Present a good property in tn the clearest light in a competitive market
• Understand the true challenges toto the sale fromthe property and cost side
• Put in place strategies prior and during sag sale toameliorate any price challenges
• Shorten and make more controlled the sale process
Make Good Assessments / Dilapidations
At the end of a lease the tenant has obligationsunder the lease to return the premises in thecondition defi ned by the lease on expiry.
Sometimes know as a “Dilapidations” or “Wants ofRepair”, Make Good Assessment is a schedule ofbuilding defects or disrepair which occurs during theterm of a lease.
For property owners a Make Good AssessmentSchedule specifi es the scope and cost of works,relative to the repairing covenants of the lease, to be completed by the tenant prior to vacating thepremises.
Make Good/Dilapidation Schedules are preparedfollowing a thorough property inspection and carefulconsideration of the lease documentation. Althoughgenerally prepared towards the end of a leaseschedules can be prepared during the term and evenafter the lease has expired - to ensure the propertyis maintained or to recover costs for damages. TheSGA Property Consultancy service is delivered in twostages - fi rstly, the Make Good Assessment phasefollowed by the Negotiation phase.
We provide a range of Make Good advice tosupport you in the end of lease dilapidations liabilitydefi nition, negotiation or fi nancial compliance, ourservices can include:-
• Make Good Interim Schedule – during the termof the lease to defi ne potential liability at lease term
• Make Good Terminal Schedule – prior to leaseexpiry to defi ne liability at lease term and initiatenegotiation and remediation works
•• Make Good Final ScheduleM – after lease expiryy
• ood Negotiations Make Good Negotiations – Acting as – Acting asindependent negotiator the professionalismof SGA ensures a superior and more effectiveoutcome whilst maintaining positive Landlord andTenant relations
• Make Good Project Management – after leaseexpiry for Lessor
• Make Good Forecast (AIFRS)ke Good Forecast (AIFRS) at lease - at lease commencement to defi ne make good liability forfi nancial accounts and / or asset management plans
Schedule of Condition
To ensure the condition at the commenncement of a lease is properly known to both paarties it isimportant that it is documented correcectly. Thisrequires the specialist skills of a Buildiding Surveyor who can not only visually document t the condition,but defi ne the items, ownership, anand associateddocumentation to ensure it is a trurue Schedule ofCondition. A photographic recorord in whatevermedium is usually found to be we wanting shouldnegotiations occur at the endnd of the lease.
Schedules of Condition arere used as a tool toeliminate the risk of fututure dispute relating to theagreed condition of spspecifi c premises. They are adocument that recoecords the condition at a pointin time. Schedules of Condition are commonlydules of Condition are commonlycompleted at the beginning of a lease or where d at the beginning of a lease or whenearby building works are planned which couldy building works are planned which cpossibly cause damage to adjacent buildings. Theyossibly cause damage to adjacent buildare prepared as a document of fact or proof and are are prepared as a document of fact or
court proceedings.often relied on for mediation or cou
factual and unbiasedA Schedule of Condition is a faof the Premises (typically record of the condition of t
ommencement). The scheduleprepared at Lease Commared by an independent buildingshould be prepared
pically a Chartered Building Surveyor) whoexpert (typicallyained in the identifi cation of building defects andis trained
the use of appropriate building terminology.the
The Royal Institution of Chartered Surveyors (RICS)prepares Guidance Notes for the preparation of Schedules of Condition and recommends thefollowing should be contained within the document:
• Comprehensive photographs of all areas in alogical sequence (including roof if industrial).
• Include fl oor and partition layout plans wherepossible / available.
• Include Building Services information where possible (e.g. performance reports, commissioningdata, certifi cation, plans, etc).
• Description of each element and ascribe acondition rating.
SGA Property Consultancy Services
• Identifi cation of fi xtures and fi ttings ownership(e.g. Lessee / Lessor)
• Terms used within the document should be defi ned (e.g. Good, Fair, and Poor).
• Declaration page for Lease parties to acknowledge accuracy of document.
Important points:
• Leases should make specifi c reference to aSchedule of Condition where one is produced tolegally bind the Lease and Schedule of Conditiontogether.
• The process should not have any impact upon the Lease deal as it is a transparent documentcontributed to and signed off by both partiespromoting positive relationships.
• Costs can often be split between Lessee and Lessor
Why prepare a Schedule of Condition?
Having a Schedule of Condition prepared at LeaseCommencement will allow:
1. Limited outlay at Lease Commencement can savethousands of dollars upon Lease expiry in avoidingcostly protracted disputes.
2. Any changes during the Term to be identifi ed.
3. Any disrepair caused during the Term to beidentifi ed.
4. Any disrepair at Lease Commencement to bediscounted at Lease expiry.
Less likelihood of disputes as to what condition thePremises were in at Lease Commencement.
Defect Reporting
Defect reports are commonly required to resolve adispute, maintain a level of quality & workmanshipor simply investigate a problem. Our strength indefect reporting comes from extensive experiencewith building assessment through the constructionphase to on going maintenance.
The report incorporates a comprehensive costschedule that is essential prior to the releaseof funds, guarantees or warrantees on anyConstruction Project.
Environmental services
SGA Environmental is a professional environmentalconsultancy providing objective and commercialadvice on property related environmental matters. We have full professional liability, public indemnityand workers compensation coverage for allenvironmental works undertaken.
SGA Environmental was launched to provide aspecifi c service aimed at identifying and evaluatingngenvironmental risks associated with propertytransactions. Our focus when undertaking anany suchwork is to translate the risk into a commercicial reality.
Our key services include:
• Hazardous materials assessments;
• Preliminary site investigations (PSI) f) formerly Phase 1 assessments;
• Detailed site investigations (DSI) ) formerly phase 2assessment;
• Targeted site investigations (a a focused DSI specifi cally for due diligence e purposes);
• Environmental managemennt plans (EMP);
• Remedial action plans (RAPP);
• Management and validatioion of remedial works;
• Asbestos registers
• Acid Sulfate soil assessments;
• Salinity assessments;
• Land capability assessmeents
Properties assessed can rannge from a single site to large international portfoolios of real estateencompassing commercial and industrial sites.
Environmental Sustainability
At SGA we can help you adddress tenancies, basebuilding or whole of buildingg environmentalmanagement initiatives via:
• NABERS Energy
• NABERS Water
• NABERS Waste
• NABERS Indoor Environment.
• Green Star ratings
• Energy Management Plans
Using tools such as NABERS and Greenstar we canwork with you to not just understand where your
is, butproperty’s environmental and energy impact is, butn help you addresswith our extensive expertise we can help y
m. this impact in the short term.
support implementation and helpIn addition we can suppbarriers by developing more effectivealleviate cost barri
anagement Plans including Capital WorksEnergy Manato incorporate environmental impact reductionplans to i
ategies, and consequential impacts on NABERSstrateand Green Star ratings over the near term.an
Property Work Out Strategy
Evaluate the property to provide the InsolvencySpecialist and Stakeholders with achievable andtimely fully costed options covering:
• condition
• works to complete
• certifi cations to complete
• time to complete
• costs to complete
while addressing:
• Contract conditions
• compliance to DA requirements
• sub contractor payments
• Protection of warranties, where possible
Property Work out implementation
Upon agreement implementation of the proffered option by
• Project Management of works
• Vendor Reports to support sale
• Expert Witness
Project Management and Contract Administration
SGA Property Consultancy’s Prultancy’s Project and ContractManagement Services are diverse in ore in order tomeet the wide-ranging requirements of thetheProperty Sector. Our services extend from the“Comprehensive Management” of the completeProject Control Team and administration of thecontract to more limited Project Monitoring and“watchdog” Due Diligence.
Capital Expenditure Schedules and Forecasts
Similar to Maintenance Schedules a well-costedCapital Expenditure Schedule is essential for thelong-term cost modelling of a property. This schedulewill focus on the more signifi cant costs - especiallythose associated with Building Plant and Services.
Our forecasting schedules are developed with athorough understanding of the programming andsequencing of works to achieve maximum costeffi ciencies whilst limiting disruption.
Maintenance Forecasts
To optimise Property Management and maintain Asset value, an accurate Schedule of Maintenanceis essential. Our schedules, which identify and detailfuture works in terms of extent of repair, timing andpotential cost can be utilised to set future operatingexpenditure budgets and sinking funds.
Expert witness
Our professionalism, accreditation and experienceafford us with the ability to prepare impartial reportson a diverse range of property issues. Our reportsgenerally cover any of our core services and arestrictly presented as a document prepared on behalfof the Court.
Lease
Should occupation of leased premises continue SGAProperty Consultancy can defi ne the often onerousend of lease Make Good liability for inclusion infi nancial accounts or accommodation strategydecision making.
SYDNEY OFFICE
Suite 8
599 Pacifi c Highway
St Leonards NSW 2065
P: +61 2 9438 2333
F: +61 2 9437 3222
MELBOURNE OFFICE
Suite 301 North, Level 3
350 Collins Street
Melbourne VIC 3000
P: +61 3 9670 6737
F: +61 3 9670 2357
BRISBANE OFFICE
Level 2
200 Mary Street
Brisbane QLD 4000
Australia
P: +61 7 3221 5255
F: +61 7 3221 4455
PERTH OFFICE
Suite 11
5 Hasler Rd
Osborne Park WA 6017
Australia
P: +61 8 9204 3944
F: +61 8 9204 3899
NEW ZEALAND OFFICE
Level 27, PWC Tower
188 Quay Street
Auckland 1010
New Zealand
P: +64 9 363 3730
F: +64 9 363 2727
HONG KONG OFFICE
6/F, 42A Macdonnell Road Hong Kong
www.sgaproperty.com
