The news that Mike Ashley, owner of Newcastle United Football Club and the Sports Direct empire, has threatened to close his chain of Republic stores if landlords do not agree to new rental terms, provokes an interesting debate.

Ashley is a billionaire thanks to the success of his online and retail sports business. He represents a number of retailers who have been forced into a corner as a result of falling sales as the Internet and subdued economy take their toll on the high street.  Although it is no secret that Ashley has plenty of money, (and being a Newcastle United fan I am thankful of that), no business owner in their right mind would subsidise shops that do not work financially on a long-term basis – even if they could.

Ashley purchased Republic for around £12 million to include a head office, over 100 shops and the online business. Many of the shops were bought on licence, releasing him from any future costs if he gave back the keys.  Knowing the implications of liability-laden leases, this was his get out clause if he needed it.  A dilapidations claim on a property could destroy a business that did not properly prepare its exit strategy.

Ashley has offered to pay half the current rent, or 15% of the turnover, whatever is higher.  He has reportedly offered this on a trial basis to landlords, with a review in 2014 if they are unhappy with the arrangement.  Additionally, he has offered them access to trading information so that they can assess the potential income they may get a slice of before agreeing to the new terms.  Whilst landlords may take a defensive stance, perceiving him as arrogant and aggressive and fearing this might pave the way for other retailers to follow, if the high street is to survive landlords and retailers are going to have to work together to find innovative approaches to move forward.  No-one will benefit if it continues to languish on death row.

Whilst the landlords are in effect being held to ransom by Ashley – and there are no guarantees of course – if they accept this offer and the business model works they could directly benefit from any profit made. By proactively working with retailers to ensure that shops are occupied and the shoppers keep coming, landlords will be implicated in the recovery of the industry and not blamed for its demise. They know all too well that a vacant shop unit is merely a financial liability rather than a safe and growing investment as it would have been before the recession.

Ashley is an astute businessman (though not always a revered celebrity), but he has saved a business from collapse, protecting jobs and securing income on properties that would have probably remained vacant for some time.  When we advise clients negotiating terms on leases, whether they are landlords or tenants, we always try and look at the bigger picture.  It’s not about short term gain these days – it’s about working together to try and get the industry back on its feet.  Mike Ashley could also represent the appeal for clemency that the high street so desperately needs.

The building surveyor usually turns up on Homes Under the Hammer, in his hard hat, fully anoraked with his clipboard – shaking his head at a hairline crack, a dodgy roof, or if you’re really lucky he might offer the occasional valuation or market overview. I remember laughing out loud at the late John Anstey on TV in the ’90s when he appeared in what looked like his old fishing hat!   Building surveyors are rarely mentioned by the likes of Sarah Beeney, Kevin McCloud or Kirstie and Phil as a necessary participant in the process of designing and building a house or assisting with an ambitious business venture, which is a real shame.

There is so much more to the profession than people realise.  We cover such a wide skill base and can be of assistance to virtually anybody residing in a property, running their own business or working for a company with a building of any sort.  I can assure you that although we do occasionally wear anoraks (in the rain) and wear hard hats on many of our sites (obligatory), we are far more dynamic than our reputation suggests – and our input will offer a practical slant to a project or conundrum that could also deliver cost savings in the process.

Many building surveyors I have worked with over the years have had varied backgrounds, having started off training in a very hands on capacity either as architectural technicians (learning to draw by hand and on CAD), or working on site and learning about the construction process before deciding to undertake their qualifications.  This design and construction knowledge is vital in understanding how something is built, and can be helpful when faced with the vast number of challenges our clients present to us. There are also lots of women in our profession – something we should be really shouting about.  They are capable of demonstrating vast technical knowledge, great problem solving and people skills and can enjoy a flexible, varied and rewarding career in the construction industry.

It is not easy to become a building surveyor…there is a 3-year degree course, a work placement, followed by intensive training under a qualified surveyor when we begin working.  If we progress to obtain our Chartered status with the Royal Institution of Chartered Surveyors (RICS) – we have to prove our capabilities at an APC (assessment of professional competence) interview – normally with a panel of 3 surveyors grilling us about our property and construction expertise.

Our profession includes many branches of knowledge (a Jack-of-all-Property Professionals without the “master of none” bit) including design and presentation of plans, construction methods, leases, planning applications, works contracts, space planning, building conservation, project management, costing of works, negotiation and building pathology (diagnosing defects and recommending effective solutions).  As well as specialising in any of these areas, surveyors can also provide the entire range of services from one humble company (as Morse Consultants does!).

It can be a somewhat lonely job inspecting buildings in the depths of winter, or slightly scary when we find ourselves hovering over a roof in a cherry picker on a windy day. Then, the next day there is the hustle and bustle of managing a project on site, often liaising between senior business professionals  and the workers on site.  This is not a skill that everyone can master – but if done successfully brings the whole project team together and gets the job done.

Project management is a profession in itself, but having in-depth construction, design and property expertise can provide our clients with access to wide range of options they may not have previously considered. A client may contact us because their business is expanding and they want to extend their current facility.  Having examined the space and looked at the lease – as well as considering the long-term plans of the business, we may suggest looking for an alternative premises.  This might then involve assisting with the property search, reviewing the lease terms, negotiating the rental agreement, managing the relocation, planning the space, applying for planning consent, managing any works required, carrying out a dilapidations assessment on the old property and negotiating a settlement on exiting that property.  From the initial idea to the final operations – our involvement could be paramount in achieving a successful outcome for the business.

If a company is moving out of a premises – whether the business has been downsized or is moving to a more suitable building elsewhere – the cost of exiting a property without being properly prepared could induce a nasty shock – as we have seen many times with tenants that ask for our help after they have moved on.  Dilapidations expertise, one of a building surveyor’s key skills, combines knowledge of leases and the cost of works to find a settlement that is fair for both the tenant and landlord.  Not understanding a lease fully, a tenant could inadvertently sign up to a whole host of terms which could amount to thousands, if not tens of thousands of pounds at the end of the lease.  Whilst solicitors would normally flag unreasonable or dubious terms – an understanding of the condition of the building and what the landlord expects at the end of the lease is something only a building surveyor could provide.

The building surveyor is always a handy person to have on your side. If we are involved at an early stage we can interpret a client’s unique needs and provide advice that will help them to achieve their goals. If necessary, we can appoint a team appropriate for a project, that is briefed properly, and designs something that is suitable for the budget, space and requirements.  At Morse Consultants, we guide our clients gently through every process to ensure they are fully aware of the implications of their decisions and we are always available to provide advice and support long after a project or piece of work is completed.

So….let the building surveyors unite and help businesses everywhere!  And maybe you might see more of us on TV sometime soon…

Constructionline is a national online database which denotes members who have demonstrated efficiency, time and cost saving and best practice at the heart of their organisation.

We are delighted to have achieved this accreditation, which puts us on a list of approved consultants that have already completed the pre-qualification stage of the procurement process,” said Steve Hogevold, managing director of Morse Consultants.  “We already have work in a wide range of sectors, but giving companies and organisations that have not worked with us before the confidence that we are competent and will provide the best possible service to clients.”

Having been recommended by the College of Occupational Therapists, whose refurbishment was managed by Morse in 2010/11, the Royal College of Speech and Language Therapists HQ refurbishment project began in October 2012.  The project involved moving the organisation into temporary office accommodation, stripping out the entire building and refitting, carrying out necessary external and roofing works and providing design services where necessary.

Having completed the first phase of the work, several years previously, Morse was contacted by Hughes Ellard, property managers, to inspect the roof, which is a complex structure covering several retail properties (including the Slug & Lettuce and Fitness First) and is now defective.  Morse has subsequently been instructed to project manage the repairs to the rest of the roof.

“We will be reviewing the lease on behalf of the landlord and serving a Terminal Schedule of Dilapidations to the tenant,” said Jonathan Hemsley, senior surveyor at Morse Consultants.  “We always advise clients to involve us as early as possible in the process so they can plan for all eventualities and ensure there are no unforeseen costs or problems with the property.”

Attendees to the event included Designbrook (M&E Engineers), MLM (Building Control), Day Johnson, (Quantity Surveyors), all from Wokingham.

Another event is planned for May 2013.  If you are local and would like to attend the event please contact vicky@morseconsultants.com

The project, which is due to commence in January 2014, will require planning permission, tenders and liaison with residents prior to the work going ahead.

Speaking about the project, Steve Hogevold, managing director of Morse Consultants said “We are thrilled to be working with James Pickering at Aspect Property Management again, having worked for them when we first set up the company in 2004 and having carried out several successful projects for their clients since then.”

James Pickering said “We are pleased to be working with Steve and his team again and entrusting them with this sensitive and complex project.”

Having worked closely with food producers over the past 20 years, Rob Allum, founder and managing director of Projx Services, identified the need for a comprehensive approach to the installation of equipment and business planning for its clients.

By involving Morse at an early stage, clients will now have access to a range of professional property services to ensure they have considered all aspects of their premises before deciding to streamline, expand, downsize or relocate their business.

“I have known Rob for many years and by collaborating on projects I know we can provide the best possible service to clients in the food industry,” said Steve Hogevold.

Morse has already helped several Projx services clients by conducting feasibility studies, carrying out dilapidations inspections and providing space planning and design services.

Morse had been instrumental in assisting the company with its planning application, having been working with Stewarts for a considerable time viewing and assessing the suitability of sites in the area.

Morse has been appointed to project manage the work which will take place on the premises including internal planning of the buildings to provide a single, functional space and to create a new vehicle access for the coaches.

“We are pleased that Stewarts have now obtained permission for change of use and can press ahead with their plans to redevelop the new site to use as a facility,” said Steve Hogevold.