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Montpellier is a fashionable district and one of the most historic areas in Cheltenham, Gloucestershire. Known for its Grade I and Grade II listed buildings and Regency architecture, this is a sought after area for office space due to the most beautiful buildings that create a very unique workspace and the proximity of bars, restaurants and specialist shops in the area which make it a real gem.

Property history

The stunning property situated in Montpellier was a prestigious Grade II listed building, a Georgian villa, originally constructed in 1839-1840.

Previously a bank, the property has undergone a series of alterations over time, including a modern three-storey extension built in the 1980s. These later works provided valuable additional office accommodation at ground and first floor levels, together with a mezzanine, enhancing the building’s functionality to multi-let office use, whilst retaining its historic character.

The building is constructed in stucco over brick with a concealed roof, incorporating stucco ridge and rear stacks with cornices and decorative iron window guards, and the doorway is framed by a grand porch, with four fluted columns.

Internally, the property retains many of its original decorative features including deep cornices with acanthus motifs, marble fireplaces, rolled moulded cornices and decorative arches to the stairway.

Subsidiary architectural features further enhance the building’s prestige. Ground floor windows are fronted by individual balconies incorporating ironwork with circular heart and acanthus motifs, whilst the first-floor windows to the right return are fitted with window boxes embellished with scrolled lozenge patterns.

Today the villa offers a rare combination of period grandeur and adaptability. The careful extensions conducted in the 1980s provide practical and flexible office space, whilst the original 19^th Century villa retains its architectural integrity and historic presence. As such, it represents both a functional workplace and a landmark example of Cheltenham’s Georgian heritage.

Our instruction

We were approached by a new tenant to report upon the general condition of the property and highlight the principal factors that may affect a future interest in the site.

• Accurate record – the survey needed to be an accurate and detailed report of the property in its current condition, as a reference point  to protect the tenant’s future liability.
• Highlight issues – The report focused on the structure and fabric of the property to provide a record of all pre-existing defects, from general wear and tear to structural issues.
• Professional standard – The report was carried out to RICS best practice guidelines, by a qualified surveyor, with over 25 years’ experience, so the document could be used in a legal setting if ever needed.

Our approach for a grade II listed building

A Schedule of Condition was conducted to get a full picture  for the tenant’s lease, and it was also recommended that we carry out a pre-acquisition survey, due to the property being multi-tenanted and a grade II listed building. This would identify any potential issues that may be covered under the overall service charge liabilities.

What was included:

• A full description of the building construction, recording the condition of all the elements.
• An on-site inspection covering all internal areas of the ground floor, including fireplaces, chimney breasts and flues, dampness, staircases, kitchen and other fittings, bathrooms and sanitaryware, internal doors, windows and joinery, timbers, insulation, ventilation, ceilings, internal walls and partitions, floors and decoration.
• External facades, windows, doors access points, soffits and fascias, rainwater pipes and gutters, main walls, roof structure (through use of a drone), joinery and finishes and external decorations, were all covered.
• External areas including car park, boundary fencing
• Photographic evidence was provided to support any areas identified within the survey report.

Additional advice/support

As part of the client’s instructions, a detailed building survey was undertaken in order to support due diligence and to identify any structural issues or defects which may impact future repairing liabilities, result in unexpected costs, or present health, safety, or compliance risks.

The survey process considers both visible and non-visible elements of the property. This includes potential issues such as damp, wet or dry rot, roof defects, fire legislation compliance, health and safety matters, foundations, structural movement, and overall stability, taking into account the property’s construction, materials, and age. Further consideration was also given to wider risk factors such as radon, flooding, invasive species, and advice for compliance to fire legislation.

The purpose of the survey is to assist in avoiding hidden surprises, managing and controlling future costs, and enabling negotiations to proceed from an informed position prior to committing to the lease. The findings also provide guidance for future financial planning and exit strategies relating to the property.

Ongoing maintenance and further investigation was recommended for:

1. Chimney repairs
2. Rainwater goods
3. Stucco render repairs.
4. Window decorations
5. Internal ceiling and wall repairs/decoration
6. Fire compartmentation

The property was in reasonable condition, although maintenance on the above areas was recommended. Once these works had been carried out it was recommended that normal ongoing maintenance is carried out (Planned Maintenance Programme) to ensure that the property remains in satisfactory condition. A few minor defects were also identified, but these could be corrected with little investment required.

The issues with buildings constructed in this manner is that they were constructed at a time when potentially deleterious materials were used in construction of these types of buildings. It was recommended that an asbestos management plan be developed should any intrusive works be planned.

The surveys gave the tenant peace of mind that they were committing themselves to a property that did not require too much investment, particularly due to the age of the property.

It is advisable to obtain a Schedule of Condition before you lease a commercial property and consider enhanced surveys if the property is a Grade II listed commercial property.

If you require any help with building surveys or schedules of condition on Grade II listed commercial properties please call our team on 01905 676169 or email info@gjsdillon.co.uk and we will be happy to help.

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