Contract planning in Hanwell
Documented building context
Ealing’s March 2008 Hanwell Village Green appraisal identifies stock-brick elevations with red-brick dressings and bands in the Manor Court Road group. Its Sub Area 2 material account also describes tile hanging, some roughcast, steep clay-tiled roofs and decorative timber details. Golden Manor, Alwyne Road and Campbell Road form part of that named subarea.
Existing-building records for the tender
Where the home has decorative tiles on a bay or upper wall, identify the elevation, level and extent described in any contractor’s account. Distinguish replacement tiles from work to their backing, fixing or adjacent window junction. Supply photographs that show the side and underside of the feature as well as the front.
Ask for the plans and accounts relating to a changed chimney, roof room or replacement covering. Locate each item on the current roof outline and identify whether the document concerns the principal slope or a later rear addition. Keep the dates of successive repairs visible rather than merging them into one statement that the roof was renewed.
Hanwell tender and contract decisions
A Manor Court Road or Golden Manor tender should identify the verified stock brick, red dressings, tile hanging and other finishes at the particular house. Ealing's material account describes a range of local features, not a universal specification. Ask the designer to separate repair, cleaning and replacement, with accepted samples and protection of adjoining surfaces where required. A single allowance for external refurbishment can obscure very different preparation and access needs.
Give the tile-hung bay and its connection to the roof or window a distinct detail. State how the existing construction will be investigated and who authorises the repair when it is exposed. The tender should include the agreed temporary protection and making-good limits. If a changed condition requires a revised design, retain photographs, measurements and the instruction together for the selected JCT procedure. A replacement covering should not be valued as if it automatically resolves an unrelated wall or support question.
An altered rear extension should have its own drawing reference and construction sequence. Mark the connection to the original house, occupied rooms and service routes. Confirm access rather than assuming that a familiar street pattern gives the contractor a route to the rear. At completion, connect guarantees and product information to the component actually treated, and distinguish unfinished contract work from separate maintenance advice. A damp-treatment document or general account of earlier roofing cannot establish that all current obligations have been satisfied.
What should the Hanwell tender and completion file make clear?
Before tender, allocate design responsibility for the roof, bay and structural interfaces. A JCT form should be selected around that allocation and the defined scope, with outstanding information and approval dates visible in the programme.
Appointment
HCS cannot act as independent contract administrator where HCS is the contractor.
Local Sources Checked
- Ealing: Hanwell Village Green Conservation Area Character Appraisal, March 2008 — PDF / printed page 17, section 5.3, Sub Area 2: Manor Court Road, Alwyne Road, Golden Manor and Campbell Road, Locally distinctive materials.
Accountability
Provider
Hampstead Chartered Surveyors & Building Consultancy — RICS Regulated Firm No. 923064
Other Hanwell surveying services
- RICS Level 3 Building Survey in Hanwell
- RICS Home Surveys in Hanwell
- Party Wall in Hanwell
- Building Pathology in Hanwell
- Redacted RICS Level 3 sample reports
Need a RICS survey quote in Hanwell? We confirm a fixed fee after scoping. Call 020 7101 4590, email enquiries@hampsteadcharteredsurveyors.co.uk, or inspect our redacted RICS Level 3 sample reports. Sample reports.