Introduction
Projects are capital base investments, which entail the execution of facilities’ development, infrastructural build-up and maintenance of existing infrastructures in order to create satisfactory utility to those using the projects when completed. Private individual, business organization and government can enforce projects. Government at all level engages itself in the implementation of projects and property acquisition at large scale for a better living and enforcing development to areas under their governance. The implementation of projects and the maintenance of properties for public usage should be carefully implemented to make it effectively meet the objectives in which the project planners have in mind when initiating such project. These implementations bring about the strategic management of properties in order to gain effective result in their usage. Strategic planning in projects management enables the planners of projects to make the right decision in the effective utilization of available resources in meeting the challenges in the environment in which the project is being implemented. Strategic management involves a rational planning process directed towards achieving well defined coherent goals.
This construction plan is germane because it helps in the reduction of designs that are not suitable for the project at hand. It also prevents problems that may negatively affect the construction of our classroom project. It also reduces the reworking of parts of the project where errors occur and the need to make changes arises. Another significance of this construction plan is to make our project be fit and solid enough to support those that instead to use it. During construction, it is also important that there is a plan on what to do and how to go about constructing a project. This situation will make the prevention of hindrances and bottlenecks that may want to delay the progress of the construction work. Such distractions may contribute in making the building project not to be up to the required standard, and these distractions may lead to wastages of raw materials, resources and time that would be utilized in mending and fixing.
This report would give effective value management in the sales of presented nine properties; forming the portfolio under consideration.
Beckside property
The lease contract for the property is well written, and the existing provisos have explicitly defined the expectation from tenants and the landlord.
The land transfer deed for Beckside property is well documented when the deed well sealed. However this land registry could be improved more, where the obligations and rights of each party to a land deed (including the transferor and the transferees), and their functions are collected separately for more easy reading. Also, government is a party to this deal in that it issues C of O, and such should state the limitation on which restrict government from seizing such land.
The official copy of register title for the property contains maps illustrating it. Also, there are local authority backings to prove that this property is registered. This seal for the property will give it more value and in case of transfer such documentation is very useful.
The Beckside property needs to be assessed based on the latest 2013 RIBA plan for building construction would strictly adhere to in the construction of our classroom project. Project management is effective when it is planned and executed to meet the pressing need of the people who tend to be involved directly in ensuring the project completion is beneficial to users. There is need for management and ownership of such property has capabilities in fixing things and making facilities conducive for occupants of the building. Every new challenge that manager of the property faces requires that he introduces new solutions. As such, project managers must be fast and flexible problem solvers, able to mobilize others to diagnose problems, process data, generate effective solutions, and marshal the resources necessary to implement those solutions quickly and efficiently.
Hence to further improve on this property, it is suggested that since it is very close to a major road, the fence is very low and weak; vehicle may end up crashing into it. The fencing needs to be developed and increased a bit high.
25 Ber Street property
This property at 25 Ber Street needs to be improved by raising the surface of the floor a bit higher than the level of the road. This renovation will prevent water from entering into the building during heavy rainfall. This fact also correlates to the submission from the document in the Sitecheck Assess. The house and other neighboring properties stand to suffer hazardous risk from groundwater. The finding shows that the property is too close to potential water tanks that can harm it. It is estimated to be 25 meters away from these tanks. Furthermore, the property was initially constructed for commercial use, but later converted to residential, public homes. This practice is not the best and could harm and endanger the occupant of this building. Thus, the likely harm to be an encounter from this property will likely stem from direct human contact with soil and water, contamination from transport to shallow ground water and contamination transport to deep groundwater.
The recommendation is that to prevent and reduce the level of risks to be incurred insurance policy against injury, death and destruction of properties will be carried out. In this case, the occupants of the property should be protected by meeting local authority to help relocate the some of the closest water tanks and the surface floor of the building raised with concrete and floored higher.
Lansdowne Road property
This property with features including living room, kitchen, bathroom, three bedrooms and central heating compartment is leased out to tenancy occupants. The building has signboards on its front indicating this floor is for commercial purposes and stores. Improvement for the building will be seen when the landlord gives instruction to commercial occupants to restrict their level of noise in order not to disturb those residential occupants. Also, staircase should be constructed in a way that it does not obstruct the commercial activities of those occupants below.
The management of common property belonging to different occupants requires that the people ethnic and cultural practices be observed, whereby their preferences should be inculcated in the embarking on projects aimed at securing common property. According to Bromley & Cernea (1989, p. 27), ``Problems arising from such projects occur not simply result to a failure to understand the institutional dimensions of economic behavior at the village level, though this is undoubtedly important. The problem in such property management arises when there is no proper coordination of intellectual projection and into the building and developmental stages of the project. This may lead to plan and projects that are unrealistic and unsustainable beyond disbursement completion. This absence was the hindsight conclusion, forcefully expressed, and reached by the performance audit report on Somalia's Tran's-Juba Livestock Project''.
The document for the special conditions of sale for the property has positive remarks that the property would have high returns to the owner as a sale is made.
Northgate property
This property is situated in a busy street and surrounded with V-shaped roads. There is interlinking road network from the right corner of the property, and it’s left. This development means the property does not have an allowance of space for occupant. This property will be improved when there is allowance of space away from the surrounding roads. Also, the floor of the building is very low. Flood and water can easily enter and disturb the shops on the ground floor. The building should also be given a facelift in the painting of the entrance that has started to worn out.
The concept for designing this building should have provided space and a bit high level foundation to increase its value. The design of the building has a concept where provisions for residential and commercial usage Also, space management will be built into the plan, and considerations for ventilation will make the building is positioned at the right direction of the wind that will be accurate. Services system for the structure includes those requirements that should be rendered from different expertise in the successful face-lifting reconstruction of the property. Hence, the services of architecture to design the plan are very germane, prior to the commencement of construction work. Also, a good civil engineer will act as foreman to direct bricklayers on how to follow the architectural design in building the structure of our desire. The services of a plumber will also be required for connecting the site to water supply for the project. All these professionals would be required in order to add value to this property.
A map of the land siting of the property shows that it is positioned in the interjecting roads from Cross Crown Street and Northgate. It would have been better positioned in the middle like 5, 7, eight plots in the map.
For sale of the property, it has well documented profile. The land registry should be accurate and updated with local authorities. This exercise will prevent issues arising from disturbance from local authorities in the event of transferring the ownership of the property after sales. Furthermore, additional provision for sales conditions for the property spells out, clearly, what is expected of different parties in the cause of sale of the property. The guide price of 110,000 pounds would have been more than this value when the issue of additional spacing and proper face-lifting of the property, as suggested before, are implemented.
York Road Ease property
This property has good structure for commercial purpose. The design shows that it is best fit for office and shopping complex usage rather than for residential use. It is well positioned along the road. However, the photo has not shown the surrounding perimeters to the building to further give more valued assessment and evaluation.
The building possesses the necessary facilities to enable occupants to have ease of suing it. These include available water, drainage, electricity and gas. The General Entries before Contract document further shows that the property’s physical boundary features correspond with its legal boundaries.
However, ways to improve the value of this property, there should be awards and agreements relating to party walls and structure. Also, much information asked in the GE30C document was not known. Such information should be readily made available for buyers, in case the owner wants to sell it, to have a good basis of knowing the actual value of the building.
Agreement will be entered with the aforementioned experts to give the method of executing their tasks. In this case, brief of their initial plan will be handed to them and they will be studied to ensure they are following the right course of action according to the laid down master plan for the project. After this stage, the final design brief will be presented for total comprehension of the project. In this case, the management of projects should be carried out to get the best in the applied resources for the implementation of the projects. In this case, efficiency should be the watchword. The managers of projects at the local government level should ensure that the resources in the form of input in the project implementation bring out valuable output in terms of users satisfaction. This implementation is what is regarded as efficiency in project management. Projects should be implemented in a way that it is cost beneficial to tax payers, who invariably are the users of such projects.One way of managing properties especially for masses’ usage is through the embarking on facility construction and maintenance. The management of facilities in contemporary times is becoming a task that should be done in the most effective way. It will be in order to prevent the break down in the performance of such facilities as buildings and the maintenance it deserves, also this would lead to low performance or the derivation of maximum utility in the output of the facility. In organization facility management, there is a need to adequately manage facilities within the organization as this becomes germane. As the poorly managed facilities, would result to rapid depreciation and thus make the organization at the long run to incur more cost at renovation or an outright construction of the new building.
Furthermore, for the procurement strategy the supply of materials will be contracted to a specific firm that deals in building materials. Hence, careful selection of firm’s proposals and their track records will be followed in the selection of our right supplier.
The design responsibility will then be given to all enlisted worker at the site of the project. Each worker will be expected to follow the laid down master plan for the construction of the project, each of the task will be evaluated to prevent any form of deviation.
Agreement will be entered with the aforementioned experts to give a method of executing their tasks. In this case, brief of their initial plan will be handed to them, and they will be studied to ensure they are following the right course of action according to the laid down master plan for the project. After this development, the final design brief will be presented for total comprehension of the project. In this case, the management of projects should be carried out to get the best in the applied resources for the implementation of the projects. In this case, efficiency should be the watchword. The managers of projects at the local government level should ensure that the resources in the form of input in the project implementation bring out valuable output in terms of users satisfaction. This is what is regarded as efficiency in project management. Projects should be implemented in a way that it is cost beneficial to tax payers, who invariably are the users of such projects.
160 market Street property
As the Northgate property this building is situated on a V-shaped junction, and its positioning is not good for residential use. This positioning will be better for commercial usage. Again the parking space for vehicles and allowance space for other activities outside the building is not available. The structure of the building, design, shape and painting makes it very attractive.
The management of facilities in contemporary times is becoming a task that should be done in the most effective way in order to prevent the break down in the performance of such facilities as buildings and the maintenance it deserves. It also would lead to low performance or the derivation of maximum utility in the output of the facility. In organization facility management, there is a need to adequately manage facilities within the organization as this becomes germane. Adequate and effective facility management is one way in which an organization. Especially that which operates in a competitive industry, and have the niche and gain cost reduction that could have been incurred in the maintenance, and servicing of the organization's facilities. Effective facility management entails that the organization has a well planning process of making sure that its resources, especially tangible assets, such as building and services in the form of soft service or hard services are performed to make the facility in perfect condition. When doing this not only makes the organization have a long period of utilizing these facilities, but their cost of maintaining the facilities are reduced at the long-run.
Lot 6 property
The property is sold to common biding (auction) condition. It is in property shape. Documents show that it is well registered with local authorities. However, the property sale’s value is affected with the right of way drainage water requirement, there is also needs for repair of road pavements paths, ways passages, sewers drains gutter fences need to be fixed.
There is the need to introduce these changes to give the property more value. Proposal for the project can be amended where not suitable. Change is a constant factor even in project development. Furthermore, Brown & Eisenhardt (1998), argue that managing change entails reacting to change. Responding to the needs of facilities’ users by constructing well-planned structure is very important to satisfying their needs. Strategic planning for projects is an invaluable tool in the hands of facility managers, both in the private and public sectors, in meeting the challenges of uncertainties would be succumbed.
Continuity assessment to measure progress and to see the deviation from the line of progress is suitable in this stage.
Reviewing the construction strategy will help the project manager to identify any form of omissions or errors that may threaten the proper execution of the project. One way of managing properties especially for masses’ usage, like our classroom block project, is through the embarking on facility construction and maintenance.
Fernlea Post office buildings property
This property has one of the top qualities in all properties assessed in this report. It has good space in the surrounding and well structured. Good fencing and one of the best designs for commercial use. The basement for the building was originally constructed for post office. The location of the building is also very good; 21 miles northeast of Blackburn, it is also 38 miles from Manchester.
Effective facility management also can be ensured when there is a well-established information flow between the users of the facilities and the practitioners of the facility management. It is the duty of the users to get the manager of facility informed about any need for repairs and facility they presume is needed to make their using the facility more comfortable. Some facility managers have developed medium by which users of these facility management skills can reach them. Via the internet tenants, can log into the practitioner's site and log his or her complaints.
It requires that the right facilities be installed to maintain the quality of the facility. It is thus germane that the facility managers wade through the numerous materials available in the market for them to maintain the quality of the facility they are managing, otherwise the utilization of inferior materials would in future result to incurring more cost than the intended motivate of saving cost. The management of common property belonging to the local populace requires that the people ethnic and cultural practices be observed, whereby their preferences should be inculcated in the embarking on projects aimed at securing common property. It is important for local authorities to come abreast with the needs of key worker accommodation, which is likely to be volatile and vary over time due to variations in house prices, w age levels, the level of unemployment, the personal circumstances of employees, the business needs of employers. It is in the best practice that local housing authorities should continue to take the lead in establishing regular contacts with planning departments, registered social landlords, local employers and owners and agents for private rented accommodations, to determine the need for and availability of key worker accommodation.
Proper advertisement of this property will keep the price high. It possesses the right features and well positioned to enable it to be well priced.
Rent review for the properties
The different properties under review in this report have their rental terms and contracts. While, those properties with high quality facilities like the Fernlea Post office buildings property has top quality facility, hence its rent is higher than many of the other properties.
For Northgate property its annual rent for the Ground first floor is put at 7,500 Pounds. The term is that rents are subject to be reviewed upward after five years interval. Also, along with the rent for this property, tenants are expected to pay service charge contribution based on 60 percent of the total expenditure. The ground floor rent is put at 6,000 Pounds. The second floor remains vacant.
Beckside property has a high rent of 21,000 Pounds per annum. It is leased for 20 years, effectively from 2013. It is expected that upward review of rent is carried out after 5 years with fixed increase of 2 percent per annum compounded. The difference between the rent for Northgate property and that of Beckside is that while Northgate property has different floors that can be rented out to even different tenants at different rents, the Beckside property is rented as a whole for commercial use.
Tenancy schedule
There are virtual similarities in the tenancy terms drawn for all properties. However, some different clauses were observed. For York Road property its tenancy schedule shows those rights that landlord would have over his property and those responsibilities expected from his tenants. Among the rights of landlord for this property include: he can enter his property and carry out repairs, maintenance or replacement of any service facility in the building where necessary. The tenant needs to allow the landlord or agent sent to carry out the aforementioned activities.
The tenant rights in this property include the right to make use of available service media in the property. He/ she will have right to make use of light, air, support etc. The tenant with consent from the landlord has the right to develop the landlord’s neighboring property; the right to build on or into any boundary wall of the property. The tenants also have the right to re-route or redirect media services as best fit for his or her convenience. However, this should be in agreement with the landlord’s consent.
Unlike the above description for the property above, the Lansdowne Road property is not for rental but scheduled for sale. Some conditions for the sale term are spelt out. Among these include that buyer will pay the vendor the cost of 500 Pounds plus VAT. Buyer of the property also is expected to pay a contribution to the vendor’s auction entry fee, amounting to 365 Pounds, after completing payment for the purchase. Other applicable fees were clearly stated for the purchase of the property.
References
Bromley, Daniel W., Cernea, Michael M. (1989 ). Management of Common Property Natural Resources: Some Conceptual and Operational Fallacies. Brown, S.L. & Eisenhardt, K.M. (1998). Competing on the Edge: Strategy as Structured Chaos. Boston, Mass: Harvard Business School Press.RIBA (2013). “RIBA Plan of Work 2013: Consultation Document” https://www.surveymonkey.com/s/V73WCS6 (Assessed 29-1-14)
