THE MAGAZINE FOR THE CONSTRUCTION INDUSTRY
BUILDING DESIGN &
CONSTRUCTION MAY 2014 ISSUE 197
MAY 2014
ISSUE 197
ROYAL BIRKDALE GOLF CLUB
THE 19TH HOLE BUILDING DESIGN & CONSTRUCTION
PLUS
PAGES 14-15
KEMSLEY LLP
ONE-STOP PROPERTY MANAGEMENT
ENVOY PROPERTY MANAGEMENT MANAGE A WIDE SPECTRUM OF PROPERTIES IN THE SOUTH WEST PAGES 38-39
WE TALK TO TOM KINLOCH PROPERTY AND ASSET MANAGEMENT DIRECTOR AT KEMSLEY LLP PAGES 32-37
KNIGHT FRANK
LOCAL KNOWLEDGE, GLOBAL OUTLOOK PAGES 24-31
Kemsley LLP:feature 2 17/03/2014 15:07 Page 32
PROPERTY AND FACILITIES MANAGEMENT: KEMSLEY LLP eing a one-stop shop means having the ability to provide all the services a client is likely to need. But, believes Kemsley’s Property and Asset Management Director Tom Kinloch, it also requires an understanding of clients’ needs and meeting as many or as few as necessary. “We have to cater for everything and that may be a very basic role,” he says. “Some clients want service charge only and retain the rent collection but others are full management that will be rent and service charge collection and administration and all associated work such as re-gearing for lettings and renewals. It varies from day-to-day operations to undertaking a renewal that makes a vast difference when selling.” Kemsley LLP’s origins go back to 1795 but it’s been operating under its current name since 2007. It’s a multi-disciplinary property firm and the extent of its services, according to Tom, depends on loca-
B
ONE-STOP PROPERTY MANAGEMENT
A MULTI DISCIPLINED COMMERCIAL PROPERTY CONSULTANCY DATING BACK TO 1795, KEMSLEY LLP OPERATE FROM OFFICES IN ROMFORD, BASILDON, CHELMSFORD AND LONDON, PROVIDING A COMPREHENSIVE RANGE OF PROPERTY SERVICES ACROSS ESSEX AND EAST LONDON
32
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
www.bdcmagazine.co.uk
Kemsley LLP:feature 2 17/03/2014 15:07 Page 33
PROPERTY AND FACILITIES MANAGEMENT: KEMSLEY LLP tion in relation to its offices in Chelmsford, Romford, Basildon and London: “For Agency work, each office has an Agency capacity and between them they cover London, Essex and, where appropriate, Suffolk and beyond. Landlord and tenant work goes further afield across London, East Anglia and the geographic capacity is much wider for management, where we cover nationally and resource as appropriate. If we can’t do anything in-house, we partner with others including professional colleagues overseas.” The bulk of Property and Asset Management work is in Essex and East London although one portfolio has properties from County Durham down to Sussex and across into Wales. The dominant sector is industrial with some retail and a small element of residential, covering about 200 properties producing an annual rent roll of £21 million for clients that include individuals, property companies and trusts. The range of services can extend to full FM for single let properties or multi-lets with shared facilities. That’s provided through several pre-approved
and often long-serving contractors with an emphasis on local firms that know the area and property. In all cases, however, the service is tailored to the needs of individual clients which, in Tom’s experience, can vary widely. “We work with clients according to their needs,” he remarks. “We have a real variety and different attitudes for landlords. Some want to be part of every decision while others just want to know the money is coming in and if there is a problem.” Each client’s attitude determines the extent of information provided and the frequency of meetings, with some requiring detailed reporting and others happy to be told only when something needs attention. To some degree, that attitude and the required treatment are dependent on individual properties, some being relatively modern and smart buildings that must be kept to a high standard and
www.bdcmagazine.co.uk
others where there are plans to redevelop the site. For the latter, it’s necessary to maintain the required level of compliance but no more for properties due are to be vacated. CLIENT NEEDS It’s a matter of having knowledge of each client’s needs and that can come from a close and longterm working relationship that starts when a property is taken on and gradually develops. Tom explains: “We initially give broad recommendations of what we can offer and want to do but a lot of it can only really come out once you get a feel for the client. These things often come with time and some of them change as they go on. We gradually get to know the personality of those involved, where the control is and the different view of the property each individual has.”
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
33
Kemsley LLP:feature 2 17/03/2014 15:07 Page 34
PROPERTY AND FACILITIES MANAGEMENT: KEMSLEY LLP
“WE OFFER A LONDON QUALITY SERVICE AT A PROVINCIAL RATE AND MAKE SURE WE DON’T FALL SHORT IN TERMS OF SIZE BY RESOURCING LOCALLY WHERE WE NEED TO DO.” TOM KINLOCH PROPERTY AND ASSET MANAGEMENT DIRECTOR The aim is to also have a close relationship with tenants to gain their trust and to have a full and up-to-date picture of the situation. That’s particularly important in difficult economic times when tenants may be struggling financially and it’s necessary to understand their problems so the appropriate action can be taken. In many cases, the challenge is to deal with the appropriate people, which may depend on the type and size of the property, in order to be able to establish needs. “If you have a close enough relationship, you may learn they no longer need all their space but there are other units available on an estate so it is sometimes possible to move people around,” recounts Tom. “Occasionally it works out because one is expanding, another is contracting and we
34
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
can keep them both by relocating. Even if we cannot offer additional space to a tenant who is doing well, at least if we know in advance, we can find an alternative tenant before the lease ends to realise additional value for a client. The relationship with the landlord and tenant at least gives us the chance to be able to do that. We try to make sure we are one step ahead but it’s not always possible.” SETTLED ENVIRONMENT The ability to maintain these relationships with both clients and tenants is largely attributed to the nature of Kemsley, which unlike many Londonbased practices with a high turnover of staff, has a relatively settled environment. Tom says: “Having a stable staff helps to build the relationships with
www.bdcmagazine.co.uk
Kemsley LLP:feature 2 17/03/2014 15:07 Page 35
PROPERTY AND FACILITIES MANAGEMENT: KEMSLEY LLP
Your sites in safe hands
Providing quality services to managers of commercial property and residential apartment blocks 4Grounds maintenance 4Landscaping and planting 4Litter picking 4Cleaning of common areas
4Waste clearance 4Wildlife habitat creation 4Japanese knotweed removal 4Horticultural and arboricultural consultancy
We are proud to be associated with Kemsley LLP
Web: www.karssonhawke.com Tel: 01268 726 982
www.bdcmagazine.co.uk
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
35
Kemsley LLP:feature 2 17/03/2014 15:07 Page 36
PROPERTY AND FACILITIES MANAGEMENT: KEMSLEY LLP landlords, tenants and suppliers. That is something which sets us apart because of where we are and who we are, enabling us to offer a personal service. We’re not the type of business that wheels out the big guns for meetings and winning contracts then uses junior staff to run them. We offer a London quality service at a provincial rate and make sure we don’t fall short in terms of size by resourcing locally where we need to do.” The company’s structure enables it to handle properties of different types and locations on a longterm basis. Those include a national portfolio for the Ormiston Trust, a children’s charity with a variety of properties across the UK that it’s managed for twelve years. There, the aim is to generate predictable and regular income to support charitable deeds, which differs to other properties where the intention has been to improve and develop either for sale or to ultimately move on to a global provider at the next stage. Kemsley has successfully done that for a property it managed for ten years and, through a process of major refurbishment and moving tenants around, it increased annual rental income from £1 million to £4 million before the property was sold. It’s also managed an old industrial property in East London that was earmarked for residential development and which is still under management after being sold to a Singaporean client. PERSONALISED APPROACH It is a varied portfolio with differing demands but Kemsley’s flexible and personalised approach means it’s able to treat each one on its merits and deal with clients’ individual requirements. That approach will carry on although as Tom insists, the company will continue to adapt: “We will be having a periodic review of areas absorbing our time and compare them against fee levels to make a healthy department with scope to grow. We have to be careful about some instructions or opportunities to ensure they’re a sensible way to spend our time. The aim always has to be to aim high, to secure quality instructions and always box above our weight.” www.kemsley.com Tel: 01245 358988
36
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
www.bdcmagazine.co.uk
Kemsley LLP:feature 2 26/03/2014 11:57 Page 37
PROPERTY AND FACILITIES MANAGEMENT: KEMSLEY LLP
We Have the Right Crew for Your Project!
BUILDER, MAINTENANCE
GET AHEAD OF THE
Complete Construction is a professional company based in Essex that has been providing renovations, conversions and all aspects of building work since 2004.
COMPETITION ADVERTISE IN BUILDING DESIGN
NEW BUILDS | EXTENSIONS AND CONVERSIONS | RENOVATIONS REFURBISHMENTS | LANDSCAPING | CONSERVATORIES
AND CONSTRUCTION MAGAZINE
CALL 01484 411400
Tel: 07943 317 767 E: completeconstruction@live.co.uk
COMPLETE
CONSTRUCTION
Certificated & High Court Enforcement Officers
www.certificatedbailiff.com
As Certificated Enforcement Officers we pride ourselves on the quality of the services we provide. We are a professional and established firm that has provided a nationwide service to our clients for over 20 years. Our officers have many years of experience in the collection of Commercial Rents and other matters related to the property market. Fiscal House, 76 Station Way, Buckhurst Hill, Essex IG9 6LL Offices in London, Essex and Cambridge
www.bdcmagazine.co.uk
Tel: 0208 559 1045
» » » » »
HIGH COURT ENFORCEMENT INSOLVENCY AND RECOVERY SERVICES COMMERCIAL RENT ARREARS PROTECTIVE DISTRAINT FORFEITURE
Fax: 0208 559 1128
BUILDING DESIGN AND CONSTRUCTION MAGAZINE
37