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ABI highlights the serious flood risk facing communities in England and Wales

Building damage as a result of flood waters

It has been announced this week by the Association of British Insurers (ABI) that up to 200,000 homes across England and Wales could face significant problems obtaining insurance when the insurance industry’s voluntary agreement over flooding ends in June 2013.

The ABI has mapped the areas with the highest risk of flooding by analysing Environment Agency flood data for England and Wales to highlight those areas where residents could struggle to insure their homes in the future. In 92 of the 573 parliamentary constituencies there are 1,000 or more homes at high flood risk.

Boston and Skegness head the list, with 7,550 homes facing significant risk. This is followed by the Vale of Clwyd, with 7,339 homes at risk, Folkestone and Hythe (7,196), Windsor (7,125), and Runnymede and Weybridge (6,541).

The current Flood Insurance Statement of Principles agreement with the Government in 2000 as a short-term measure ends in June 2013. Until then insurers will continue to offer flood insurance to existing customers including those at high risk. The ABI have stated that this will not be renewed as it grossly distorts the insurance market. The ABI have warned that a new sustainable long-term solution needs to be urgently agreed to avoid as many as 200,000 high-risk households facing problems in getting flood insurance after June 2013.

If you are concerned that your, or your client’s, property may fall within one of the areas at highest risk of flooding do not hesitate to contact Wilbourn Associates. For just £37.00 + VAT you can obtain a GreenLight Residential report which will provide a risk-based opinion not only on flood risk but also provides opinions on contamination and mining & ground instability issues.

Should your property be shown to be at high risk of flooding we would recommend that the new Flood Protection Survey report provided by Wilbourn Associates is obtained. At a cost of just £250.00 + VAT for residential properties (with an additional 10% discount if a GreenLight Residential report has been ordered) this report offers a unique approach to the consideration of flood risk.

Significant flooding during the 2007 Sheffield floods

The new Flood Protection Survey report identifies potential flood risk, includes a site walkover by a Chartered Environmental Surveyor to examine potential pathways for flood water to enter the property and makes appropriate recommendations for mitigating against flood risk.

For further information please contact one of our surveyors on 0114 243 5500.

Flood Protection Survey Report

Tagged abi insurance, flood insurance, flood risk, flooding, statement of principles, wilbourn associates

What is contaminated land remediation?

Remediation is the term given to the process of removing potentially harmful substancesfrom soils. It is often required to make land that contains contaminants suitable for redevelopment.

Sources of contamination will typically include chemical or biological toxins which havebeen used in an industrial or construction process undertaken on the site. Soils may alsohave been contaminated because of mining activities, by agricultural use or naturallyoccurring heavy metals and high levels of chemicals.
An example of soil contamination would be by fragments of asbestos sheeting.Thiswas used widely in the construction industry as well as in various industrial processesbut was subsequently found to be highly toxic and a threat to human health. Sites whereasbestos is present in large amounts are often classified as highly contaminated.

Because contamination by definition poses a risk to human health and/or environmentalsafety, such land cannot be developed until it has been remediated.
The high costs and timescales often associated with remediation may impederedevelopment, particularly in urban areas where contamination prevents regenerationof post industrial sites / brownfield sites. However, national and local governmentsare keen to see these sites remediated, as they can be the key to reversing negativedemographic and social changes in an area.

Local authorities and the Environment Agency have seen their powers to enforce privatelandowners to undertake remediation systematically expand since the early 1990’s andnow have considerable powers to enforce the process.

As part of a property acquisition or due diligence exercise where the land is suspected tobe contaminated, then the first point of contact should be an environmental surveyor.

Environmental surveyors are a specially trained group of surveyors who are expertsin using a range of methods to detect the nature and extent of contamination.Environmental surveyors will typically use an assortment of methods to survey oneparticular site which may include soil sampling, consultation of historical documents suchas maps and site surveys.

As well as identifying the exact extent and nature of contamination, an environmentalsurveyor will recommend steps for remediation and advise on the exact legalramifications of contamination on both development and obligations to carry outremediation.

Tagged contaminated land, environmental risk, remediation, wilbourn associates

Are you prepared for changes to Energy Performance Regulations?

The Department for Communities and Local Government (DCLG) has announced that it proposes to implement changes to the Energy Performance of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 on 6 April 2012.

The changes to the legislation have been proposed as there has been a lack of compliance with the legislation ever since it was implemented in 2007. The changes are designed to encourage compliance and increase prosecutions for non-compliance.

The core proposed changes to the legislation are as follows:-

1. The duty to commission an EPC before marketing a property will be extended to the sale and rent of commercial buildings (currently only applied to residential buildings);

2. The current 28-day period within which an EPC should be obtained using “all reasonable efforts” will be reduced to 7 days;

3. The requirement to include an EPC with written particulars will apply to commercial buildings whether offered for sale or rent (currently only applied to residential buildings); and

4. The powers of Trading Standards Officers will be increased so they can force estate agents and letting agents (not just landlords or building owners) to prove that an EPC has been commissioned and make a copy of it available for inspection.

If you are considering marketing your commercial property in the near future make sure you don’t fall foul of the impending changes and instruct your EPC at the earliest opportunity. Contact Wilbourn Associates’ BRE accredited energy assessors for further information.

Site investigations and good practice

Digging out a trial pit

Clients, in both the residential and commercial sectors, are increasingly turning to intrusive testing to determine whether the site which they either own or are about to acquire, is contaminated. Intrusive investigations with either soil and / or groundwater sampling is the only definitive method of determining whether a site is actually contaminated.

All contaminated land investigations undertaken by Wilbourn Associates, whether this is a Phase 1 Desktop Report or a Phase 2 Site Investigation, are carried out in line with industry standard guidelines. This includes CLR 11 and the more recent BS10175:2011 ‘Investigation of potentially contaminated sites – Code of Practice’. Although the BSI standard is not mandatory this standard relates to good practice; failure to adhere to such standards could leave any company undertaking such works, open to claims of negligence.

The Phase 2 report ordinarily follows a Phase 1 desktop study which identifies significant potential risks to human health or the water environment. This might be needed to comply with conditions of planning consent for new developments or where the risks identified could give rise to a claim for damages, prosecution or action by the Regulatory Authorities and/or third parties.

Various levels of intrusive investigations are available for you or your client. The level of investigation ranges from a simple ‘Garden Investigation Report’ to the more complex Phase 2 investigations that can require installation of cable percussive boreholes to great depth to allow for initial and ongoing monitoring.
The Garden Investigation report usually involves using no more than two hand dug trial holes to a depth of up to one metre from which soil samples are collected for chemical testing in order to identify any contaminants of concern. Wilbourn Associates offer an extremely quick and efficient service for garden investigations.

The more complex Phase 2 reports are often required for larger redevelopment sites where there are complex potential contamination issues associated with either historical and / or current uses of a property.

Wilbourn Associates only use UKAS accredited laboratories which have MCERTS accredited testing methods. We apply the same strict protocols whether the investigation is for more small residential gardens or more complex commercial sites.

Wilbourn Associates can also assist with geotechnical investigations (foundation design) or to confirm the presence of shallow mine workings.
For further information please do not hesitate to contact one of our consultants on 0114 2435500.

Tagged contaminated land, groundwater sampling, phase 1, phase 2, site investigation, wilbourn associates

Member of staff gains MSc

Underlining our commitment to investing in our staff one of our technical team, James Corry, has recently successfully completed a Masters degree in Geographic Information Systems with UNIGIS.

ISO success again

For the fourth consecutive year we have successfully maintained our ISO 9001 standard having recently been audited by BSI. This follows after an interim assessment last year where we successfully upgraded our management system to the new ISO9001:2008 standard.

Wilbourn Associates is committed to continuous improvement and to providing quality products and services. As part of this we operate a fully audited Quality Assurance system under ISO 9001:2008 for all company activities. This system helps us to ensure consistency in development and production and to continuously improve our product offer to our customers.

We are happy for all our clients and customers to visit us and review our audit systems. We are also in the process of modifying our quality management system to include our new range of GreenLight products.

Phase 2 contaminated land investigations: residential to large scale developments

Clients, in both the residential and commercial sectors, are increasingly turning to intrusive testing to determine whether the site, they either own or are about to acquire, is contaminated.

Intrusive investigations with either soil and / or groundwater sampling is the only definitive method of determining whether a site has actual contamination.

Site investigations usual take the form of a Phase 2 report which is compliant with standard industry guidelines, namely CLR 11. The Phase 2 report ordinarily follows a Phase 1 desktop study which identifies significant potential risks to human health or the water environment. This might be needed to comply with conditions of planning consent for new developments or where the risks identified could give rise to a claim for damages, prosecution or action by the Regulatory Authorities and/or third parties.

A Garden Investigation report usually entails the digging, by hand, of no more than two trial holes to a depth of up to one metre. Soil samples are then collected from within these holes or pits and are analysed to identify any contaminants of concern. Wilbourn Associates offer an extremely quick and efficient service for garden investigations.

Wilbourn Associates can also assist with investigations for contamination, geotechnical (foundation design) or to confirm the presence of shallow mine workings.

For further information please do not hesitate to contact one of our consultants on 0114 2435500.

Tagged contaminated land, garden investigation, groundwater testing, phase 2 investigation, wilbourn associates

Wilbourn Associates introduces new, unique, Flood Protection Survey report

More than 5 million homes are classed as at ‘risk of flooding’. From the 30th June 2013 yours, or your clients property, may not be covered by flood insurance. This problem has once again swiftly been brought to the fore with the latest flooding events (http://www.bbc.co.uk/news/uk-15429159).

Wilbourn Associates are becoming increasingly concerned that both residential and commercial property owners will be faced with the very real prospect of not being able to acquire appropriate flood insurance cover should a new ‘Statement of Principles’ not be agreed between the Association of British Insurers and the Government. This Statement of Principles currently guarantees that flood risk cover will be maintained for existing properties until June 2013.

Up until now there have been two products, at complete opposite ends of the spectrum in terms of reporting details, available to the consumer in the market place. The first product is a simple computer generated report that highlights the overall level of risk whether this be from pluvial or fluvial sources, etc.

At the other end of the scale is a full Flood Risk Assessment report. This report is usually carried out at the time of redevelopment in line with Planning Policy Statement 25 (PPS25). These reports are very detailed and include extensive interpolation of available data relating to flood records, flood level information, existing river modeling data, a topographical survey of the property, a detailed site walkover and appropriate recommendations for any mitigation measures required to reduce the flood risk.

The new Flood Protection Survey report provided by Wilbourn Associates offers a unique approach to the consideration of flood risk. Apart from undertaking a full Flood Risk Assessment Report which is often unnecessary, costly and time consuming, there is no interim assessment available in the market place for properties where there are no redevelopment proposals being considered.

The new Flood Protection Survey report identifies a potential flood risk, includes a site walkover by a Chartered Environmental Surveyor to examine potential pathways for flood water to enter the property and makes appropriate recommendations for mitigating against flood risk.

The cost for this new report for a residential property is £250 plus VAT whilst for a commercial property it is £650 plus VAT. For further information please do not hesitate to contact one of our consultants on 0114 2435500.

Tagged flood report, flood survey, flooding

Introducing the new GreenLight Report

Wilbourn Associates have been involved in the production of environmental reports for commercial and residential properties for the last 10 years. We are now proud to launch our new range of GreenLight property reports on 8 November 2011 for all property professionals not just the conveyancing market.

The range of commercial reports and key points for each report are as follows:

GreenLight Inform £45 + VAT

Suitable for small properties such as banks, post offices and high street shops
Small industrial property
Small offices and other commercial property
Valuation compliance
Lending risk and redevelopment assessment

It is ideal for portfolio appraisals by Chartered Valuation Surveyors or other professionals, who need a quick and easy opinion from experts as to whether there are any environmental risks. In addition to this, expert Chartered Environmental Surveyors are on standby, prepared to help where next steps are required.

GreenLight Commercial £225 + VAT

Environmental risk assessment taking into account the longer term plans for the property as well as Part 2A of EPA 1990
Review of historic Ordnance Survey mapping
Review of important environmental data, including flooding, mining and ground instability, radon, fuel station locations and radioactive substances
Customised ‘EnviroMAP’ for the property
Site-specific recommendation of the next steps needed with proposed costs
Recommendation of other relevant services, such as asbestos surveys/management plans, fire risk assessments and energy performance certificates
Useful contacts list

Greenlight Searches £495 + VAT

This is an excellent initial scoping study which helps identify any issues from information held by the Local Planning Authority.

If the property is being acquired for investment purposes, Greenlight Searches will reveal whether there are any impediments which are not obvious in the public domain that the local authorities seek to impose upon a property.

Greenlight Inspect £950 plus enquiry fees and VAT

In many cases it is not the historic land use which affects the levels of environmental risk but how the property is currently used and managed. The results and recommendations of a GreenLight Inspect is often the method by which investment decisions are made. A non-intrusive site walkover is therefore imperative to confirm that there is no environmental impediment which may impact on the future use and value of the property.

The report includes an environmental risk assessment which takes into account the longer term plans for the property as well as consideration of Part 2A of EPA,1990.

This report is fully compliant with RICS Practice Standards, notably ‘Contamination, the Environment and Sustainability – Implications for chartered surveyors and their clients’ published in April 2010.

Why choose a GreenLight Report?

We have aimed to produce a modern report giving clear guidance, highlighting important issues and stating how these can be resolved in a time and cost effective way.

Each report is compiled, assessed and peer reviewed by Chartered Environmental Surveyors and provides a professional opinion on contaminated land, flooding and mining and set out in a clear and concise manner. The reports are compliant with the Law Society’s Warning Card and RICS Practice Standards. They are available in a pdf version for easy and efficient storage.

Scaled solutions for follow on work

All GreenLight Reports include recommendation of other relevant services, such as asbestos surveys/management plans, fire risk assessments and energy performance certificates. Should any of these services be commissioned following a GreenLight Report we will offer a significant discount. Should more than one service be instructed then a scaled discount will be applied.

Please contact us for further information at www.property-greenlight.co.uk or alternatively contact one of our experienced Chartered Environmental Surveyors 0114 2435500 or email info@environmental-surveyors.com

New environmental reports service for SIPP & SSAS providers launching soon..

As part of your SSAS and SIPP acquisitions undoubtedly you will consider environmental factors given that the Environmental Protection Act 1990 made Trustees liable for any environmental issues.
In our experience, most SSAS and SIPP providers will use one of the available auto-generated environmental reports for this purpose and will rely upon the results of this.
Wilbourn Associates are preparing to launch a new product into the marketplace. This is the Greenlight Commercial report which is being produced as a high-end quality product and has the benefit of not being computer-generated. Every single report will be reviewed by Chartered Environmental Surveyors all with significant experience of dealing with a number of well-known pension companies, with whom Wilbourn Associates have long-standing relationships.
Although the report is not computer-generated it is provided in electronic format for ease of use and to keep turnaround times to a minimum.
Depending on your specific requirements, Wilbourn Associates are launching a number of Greenlight Report products. Whatever your requirement, both regarding content and financially, we will be able to meet your needs.
Should you be interested in finding out more about the Greenlight Report please contact us directly by phone or email and our Chartered Environmental Surveyors will provide further advice and arrange a trial of the product.

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