Retail sale or display of goods for sale other than hot food, including retail warehouses, hairdressers, undertakers, travel and ticket agencies, post offices (but not sorting offices), pet shops, sandwich bars and other cold food for consumption off the premises, showrooms, domestic hire shops, dry cleaners, funeral directors and internet cafes, in all cases where the sale, display or services is to visiting members of the public. The changes that are permitted to A1 plus a single flat above.

Financial services such as banks and building societies, professional services (other than health and medical services) including estate and employment agencies and betting offices. The changes that are permitted are to A1, to A1 plus a single flat above, and to A2 plus a single flat above.

For the sale of food and drink for consumption on the premises - restaurants, snack bars and cafes.The changes that are permitted are to A1 or A2.

Public houses, wine bars or other drinking establishments (but not night clubs). The changes that are permitted are to A1 or A2 or A3.

For the sale of hot food for consumption off the premises, the changes that are permitted are to A1 or A2 or A3.

Absolute compliance requires that the party covenanting as such complies with the requirements of the covenant in full. Where found in a break clause absolute compliance of certain conditions is the prerequisite of successfully satisfying the break clause.

A join, usually between a roof and a wall.

This is a portable scaffold which can be used instead of a ladder. They are useful if working at height for an extended period at relatively low heights or internally.

Adjudication provides a forum for disputes to be settled quickly; normally within 28 days. It is generally the statutory procedure for settling building disputes. It has proved particularly useful in allowing works to continue and avoiding unnecessary tensions. An adjudicator’s decision is binding but the decision can be revisited in, for example, arbitration or a court of law.

Concrete made from broken pieces of stone, sand and/or gravel mixed with cement. The composition of aggregates varies but they are often used to make soakaways.

A brick with holes in/a terracotta, cast iron or plastic vent. Used for ventilation. You are likely to find them in walls at ground floor joist level serving the void beneath timber or concrete suspended ground floors; adjacent to fireplaces or gable walls to roofs.

Alienation is the legal transfer of title of ownership to another party.

Alienation provisions are those clause(s) in a lease which govern a tenant's ability to dispose of its leasehold interest.

Alterations are works undertaken by the tenant which alter, cut, divide, relocate or modify the demise, which can include the building, partitions, mechanical and electrical services, or finishes.

Alternative Dispute Resolution (ADR) refers to a range of processes for resolving commercial disputes without seeking redress from the courts. In addition to Arbitration, this most commonly means Mediation, Adjudication and Conciliation. Some pre-litigation protocols require, or strongly encourage, the use of ADR - particularly Mediation - prior to commencing legal proceedings, with potential consequences in the Award of Costs against non-complying parties.

This is the date by which market conditions are assumed to prevail. Physical factors are taken at or after a rating list is compiled. There is a two-year gap between the Antecedent Valuation Date and the publication of a Rating List which enables the Valuation Officer and the appellant ratepayer to consider rental evidence without needing to project or speculate.

These are ritualistic marks to protect the owners from witches. Carved into fireplaces, windows and/or doors, where air or ‘witches’ could get in. It was believed the markings would ward off the witches. Common shapes/marks are interlocking circles; two Vs for ‘Virgin of Virgins’ or Ms representing the Virgin Mary.

A strip of lead, zinc or sometimes other material used to form a seal. Aprons are often fitted to chimney stacks, tile hangings and/or walls beneath a window.

Arbitration is governed by statute. Agreements to refer disputes to a specialist arbitrator are often made in a lease or building contract. Arbitration is private; the arbitrator’s award is final and binding and is based on evidence put forward. There are limited rights of appeal to the courts on procedural irregularities and points of law. This is a popular way of resolving property disputes where privacy and speed are important.

Interior moulding around a window/doorway. It usually covers unsightly gaps between the wall and the window/door frame.

A common form of insulation and fire protection between the 50s and 80s, it has since been outlawed as a potential health hazard if the fibres are breathed in. It may be found throughout buildings, although commonly found in Artex ceilings, roofs, internal wall and ceiling linings, toilet cisterns, floor tiles and eaves boards.

This is cement that has been reinforced by mixing it with asbestos fibre (up to 15%). It is very fragile and cannot usually bear heavy weights. As with other asbestos products, the fibred released if the cement is damaged or drilled can be extremely hazardous, although it is usually relatively safe if left intact.

Finely finished stone, most often found in high quality construction.

A waterproof finish like tar. It is often found on flat roofs, external walkways and floors.

An asset valuation is the formal "open market" or "existing use" valuation of land, offices and buildings or plant and machinery. Asset valuations are used in company accounts, or for establishing the value of an asset for loan security or in merger & acquisition activity.

An assignment of a lease is where the tenant transfers/sells its entire interest in the property for the unexpired term of the lease to an assignee.

An auction is a sale which takes place, usually in public, when a property is sold to the highest bidder, provided the amount of money offered reaches the reserve price. The sale process by auction is immediate, with exchange of contracts being achieved on the “fall of the hammer”.

The concept of the Authorised Guarantee (AGA) was introduced by the Landlord & Tenant (Covenants) Act 1995 to implement changes to the law on Privity of Contract on Assignment of a commercial property lease. It is an agreement that an outgoing tenant enters into with the landlord when it assigns its lease to a new tenant. Under the AGA, the outgoing tenant guarantees the performance of the covenants by the new tenant. The outgoing tenant therefore becomes the guarantor for the new tenant.

Offices (other than those that fall within A2), research and development of products and processes, light industry appropriate in a residential area. The changes permitted are to B8 (limited to change of use relating to not more than 235 sq m of floor space).

Use for industrial purposes other than ones falling within class B1 (excluding incineration purposes, chemical treatment or landfill or hazardous waste). The changes that are permitted are to B1 and to B8 (limited to change of use relating to not more than 235 sq m of floor space).

Storage, including open air storage. The changes that are permitted are to B1 (limited to change of use relating to not more than 235 sq m of floor space).

An early plastic which was often used to make electrical fittings.

These flues consist of one pipe within another: the inner pipe removes waste gases while the outer pipe draws in fresher air which is used for the combustion process. Common on gas appliances.

A mechanism to open/close a valve using a floating ball in a cistern.

A single vertical post or pillar which supports a handrail/parapet rail.

The collective term for a row of balusters or other structure below a handrail on a stair/parapet.

Very similar to fascia boards on the outside of a property except barge boards run diagonally along the gable edge of a roof (fascia boards run horizontally).

Thin strips of timber, usually supporting roof tiles or slates.

Three or more windows that angle out beyond the exterior wall, creating a ‘bay’ in the room.

Often timber in older buildings but usually steel/concrete in newer construction, a beam spans an opening and carries the weight of the structure above.

This usually refers to the larvae of a range of beetle species which attack wood. This has led to the term ‘woodworm’. The tunnels the larvae create can cause serious structural/furniture damage and specialist treatment may be required.

A thick, curved section of render, usually at the base of a wall, above the damp-proof course. The idea is to deflect / shed water away from the face of the wall below.

Smoothly sloped concrete which fills in the gaps between drainage channels and brickwork. Also known as ‘haunching’, the idea is to prevent a build-up of sewage / water.

Beneficial occupation is one of the essential requirements in designating ratability. Together with exclusive occupation and sufficient permanence, beneficial use is required before any party can be subject to a business rate liability.

A timber laid across ceiling joists to reduce their effective span and prevent sagging.

Conservation activities designed to deliver biodiversity benefits in compensation for losses, in a measurable way. The government has announced plans to introduce biodiversity offsetting schemes to the UK. The first pilot schemes began in spring 2012, with the stated aim of testing a ‘metric-based approach’ towards biodiversity conservation.

A black, sticky substance, which is a constituent part of asphalt. It is used as a sealant for damp-proof courses and in mineral felts.

Trapped air or moisture vapour bubbles below paint, asphalt or felt that appear like ‘blisters’. It indicates that the material will fail soon.

The regular arrangements of bricks, blocks or stones in a wall. The idea is that wall units can be easily and effectively joined together. The common types of ‘bond’ you are likely to spot in domestic construction are Stretcher, English, Flemish, diagonal, header, diagonal or various ‘garden wall’ bonds.

Timbers added within the walls of older houses to add strength. Common problems with them are rot and wood-boring insect attack.

Fitted on the hip intersections of pitched roofs, these tiles connect roof tiles together. Their decorative ‘bonnet-like’ appearance gives them their name.

This is when neighbours disagree about where the boundaries between their properties lie. A surveyor can help establish these boundaries.

A square shaped gutter.

A break clause (alternatively called a ‘break option’ or ‘option to determine’) is a clause in a lease which provides the landlord or tenant with a right to terminate the lease before its contractual expiry date, if certain criteria are met.

A break notice is the formal notification that one party wishes to exercise its right to terminate the lease (a break clause, option to determine or break option). Break notices must be served correctly and require a degree of care to ensure the right is successfully exercised. For example, the notice must be served the correct number of months before the break date and may require compliance with pre-conditions.

A break option (alternatively called a ‘break clause’ or ‘option to determine’) is a clause in a lease which provides the landlord or tenant with a right to terminate the lease before its contractual expiry date, if certain criteria are met.

BREEAM is a recognised environmental assessment method and rating system for buildings, which was first launched in 1990. BREEAM is one of the most commonly used standards for best practice in sustainable building design, construction and operation and is a widely recognised measure of a building's environmental performance. A BREEAM assessment evaluates a building’s specification, design, construction and use, such as energy and water use, the internal environment (health and well-being), pollution, transport, materials, waste, ecology and management processes.

Light building blocks originally made from ashes (or ‘breeze’). The term is now used more broadly for various concrete building blocks.

A load-bearing beam in a timber-framed building. They are often found over shop fronts, fireplaces and bay windows.

Building insurance covers the landlord against damage, destruction and loss of rent. The cost of the insurance premium is normally reimbursed by the tenant.

Paper that was commonly used as a lining beneath roof tiles in the 1960s. Although heavy-duty and often reinforced with a bitumen layer, it is easily damaged/torn.

A building survey is a report on a building by a building surveyor on the structural integrity of a building and its state of repair. This report would usually cover the condition of the structure, incidence of any defects to the fabric of the building and the state of repair of fixtures and fittings, services and plant installations. A building survey is often required by a lender prior to agreeing to a loan which is secured against the value of the property in question.

Business rates, or non-domestic rates, are a tax on the occupation of commercial property and other non-domestic property. The Local Government Finance Act 1988 introduced business rates in England, Wales and Scotland. Properties are assessed in a rating list with a rateable value. Rating Lists are created and maintained by the Valuation Office Agency, with a revaluation generally occurring every five years.

An ‘M’ shaped roof, usually concealed using a parapet wall. This design can cause various problems, particularly in the hidden central valley gutters.

A structure built against a wall to offer additional support. Buttresses vary in shape and temporary buttresses can be constructed during construction works as a form of temporary support.

Hotels, boarding and guest houses where no significant element of care is provided (excludes hostels). There are no permitted changes.

Residential care homes, hospitals, nursing homes, boarding schools, residential colleges and training centres. There are no permitted changes.

Use for a provision of secure residential accommodation, including use as a prison, young offenders institution, detention centre, secure training centre, custody centre, short-term holding centre, secure hospital, secure local authority accommodation or use as a military barracks. There are no permitted changes.

This class is in three parts: C3a - Use by a single person or a family (a couple whether married or not, a person related to one another with members of the family of one of the couple to be treated as members of the family of the other), an employer and certain domestic employees (such as an au pair, nanny, nurse, governess, servant, chauffeur, gardener, secretary and personal assistant), a carer and the person receiving the care and a foster parent and foster child. There are no permitted changes. C3b - Up to six people living together as a single household and receiving care e.g., supported housing schemes such as those for people with learning disabilities or mental health problems. There are no permitted changes. C3c - Up to six people living together as a single household. This allows for those groups that do not fall within the C4 HMO definition, e.g., a homeowner who is living with a lodger. There are no permitted changes.

Small shared dwelling houses occupied by between three and six unrelated individuals, as their only or main residence, who share basic amenities such as a kitchen or bathroom. The changes permitted are to C3.

In commercial property, a Calderbank offer is a written offer to settle, frequently in relation to a rent review made "without prejudice" save as to costs. Either landlord or tenant can make a Calderbank offer. A Calderbank offer may only be referred to after the Arbitrator, tribunal or court has made their decision on the substantive matter. The intention of a Calderbank offer is to protect a party against costs.

When referring to leaded windows, the ‘cames’ are the lead bars.

Capital expenditure (capex) are funds used by an organisation to acquire or upgrade physical assets, such as property or equipment.

This is the natural process of carbon dioxide in the air reacting with calcium hydroxide in cement. Calcium carbonate is produced and the pH level drops, breaking down the protective layer around reinforcing steels. The structure is consequently weakened. Carbonation happens much faster in wet environments.

A substantial timber along the underside of a staircase.

A hinged, pivoted or fixed sash window.

The cash receipts minus cash payments over a defined period.

Common in modern buildings: two leaves of brick or blockwork are built with a gap between them and held together by metal ties. Many people choose to fill the cavity with cavity wall insulation.

The filling pumped into the gap between walls to improve insulation. There are different options of filling: polystyrene beads, which can easily fall out if a hole is made in the wall unless installed with a bonding agent; foam which is mixed up in situ, pumped into the cavity and left to set (this filling can lead to damp issues and also makes replacing wall ties difficult); fibreglass, which is usually added at the construction stage; mineral wool, an inert mineral fibre; and natural products such as wool.

A twisted piece of metal or similar material which is attached to both the inner and outer cavity walls to strengthen them. If they corrode, the wall may become unstable and it may be necessary to replace the ties.

A simple method of sewage drainage comprising a holding tank for untreated waste, which needs emptying. It is not the same as a ‘septic tank’ which treats waste through a process of bacterial breakdown.

Change of use is the ability to change the way in which land or buildings are used, either by a simple alteration in the nature of the use, or through alterations and additions which modify the use. A change of use may also arise through a material intensification in the present use, or by subtly altering the present use to a point where the changes amount to development. There are certain types of change of use which do not require planning permission. For example, a change of use from one type of shop to another. Certain changes are permissible between and within the use classes without the need for planning permission, subject to satisfying the appropriate criteria. Other uses are considered Sui Generis; that is, they are uses on their own unrelated to other uses. A change of use from, say, a field to a caravan park would require planning permission, so too a domestic garage to a business workshop, or house to a hotel etc. You should first consider the permitted development rights then the Use Classes Order to determine whether an intended change of use requires planning permission or not.

Chips of wood are compressed and mixed with glue to form inexpensive wood sheets used for all kinds of construction e.g. floors, furniture, kitchen units, flat roofs, decking.

See ‘sill.’

The outer ‘skin’, typically of an external wall. It is not load-bearing but its primary function is to keep weather out.

Clawback is also known as overage. It is a right to receive future payments which are triggered by future events – for example achieving planning permission for change of use or development, practical completion of a development, or the sale or lease of the completed development.

Sometimes called an ‘access eye’ or ‘rodding eye’. This is an opening in a drain or ventilation pipe which can be rodded to clear blockages. It is covered by a removable plate.

An old construction method where damp earth, sometimes mixed with cement, is packed into a formwork to make walls. In Oxfordshire and Buckinghamshire it is sometimes referred to as Wychert.

This refers to a roof where the insulation is below the deck or structure. This construction arrangement requires the void to be ventilated to control the risk of condensation.

A horizontal timber to hold opposing roof slopes together.

A tie beam in a roof which is attached to opposing rafters.

A common method of thatching, involving straw instead of water reed.

A boiler which provides central heating and hot water on demand, usually under mains pressure. It negates the need for a water storage tank or hot water cylinder.

The rules governing when a property is ready for occupation and assessment for rating need proper understanding. The Completion Notice procedure is operated by the local authority responsible for rate collection and provides the opportunity to challenge a notice. Time is of the essence and delay could prove costly. We have successfully opposed the content of Completion Notices and thereby delayed liability on behalf of developers, saving substantial amounts for clients.

Compulsory Purchase is an acquisition of interests in land or rights, generally by a public body such as a government department or local authority, which is authorised by an appropriate Compulsory Purchase Order. This process entitles the purchaser to acquire from an unwilling owner or occupier. This is most commonly related to proposals for future public works such as transport developments and can come from local authorities, Highways or Government agencies. Anyone who has land acquired as part of a CPO is generally entitled to compensation. There are a number of rules and regulations governing the assessment of compensation, which not only relate to the value of the land and buildings, but also losses arising from disturbance, severance and injurious affection and in circumstances where no land is taken.

A type of dampness caused by warm, moist air meeting a cold surface. The water vapour condenses onto the cold surface and is commonly associated with black mould.

A condition precedent is a lease covenant including conditions which must be strictly fulfilled to satisfy the requirements of the lease.

Carried out by a surveyor, this extensive examination of a building’s physical condition highlights issues for consideration by the buyer.

A tube that protects electrical cables.

Fuses/circuit breakers which provide short circuit protection to an electrical system.

Land that is contaminated contains substances in or under the land that are actually or potentially hazardous to health or the environment. Britain has a long history of industrial production and throughout the UK there are numerous sites where land has become contaminated by human activities such as mining, industry, chemical and oil spills and waste disposal. Contamination can also occur naturally as result of the geology of the area, or through agricultural use.

Commercial property leases generally automatically qualify for the protection afforded to tenants at lease expiry by the Landlord & Tenant Act 1954. The parties to a lease may, by agreement, contract out of the Act. The main consequence of so doing is to remove the tenant's rights of renewal, and eligibility for compensation in certain circumstances (e.g., landlord's redevelopment). See also Security of Tenure.

The Contractor's Test is the method of valuation used for property where there is no open market, for example a public building. It is also the method of valuation adopted ‘as a last resort’ for rating.

A decorative stone/concrete top to a wall designed to stop water soaking in.

Stone, brick, timber or metal jutting out a short distance from the face of a wall, to support a weight above.

Moulding where a wall meets a ceiling/moulding at the top of an outside wall with the purpose of keeping raindrops off the wall.

A horizontal layer of bricks, blocks, slates etc. (includes the mortar).

A covenant, in its most general sense, is a solemn promise to engage in or refrain from a specified action. In property, covenants in a lease refer to the obligations imposed on each party by the various clauses. A tenant's covenant strength refers to the quality of a tenant's financial status, and its ability to perform the covenants in the lease.

Vertical flashing (a thin layer of metal or other material used to waterproof) which overlaps the vertical upturned parts of a roof covering or other flashing. It covers the joints to prevent water entering.

The curved join of wall and ceiling.

A cowl covers an unused chimney flue.

The Consumer Price Index (CPI) is a measure that examines the weighted average of prices of a basket of consumer goods and services. The CPI Index is used to track price changes associated with the cost of living. In the commercial property market leases are often granted with rent reviews occurring by reference to either the Consumer Prices Index, or more commonly, the Retail Prices Index (normally on an upwards only basis). There are a number of differences between the CPI and RPI indices – the most well-known of which is in the area of mortgage payments, which are excluded from the CPI but included in the RPI. The CPI was first introduced in 1996 and in 2003 the Government announced that the UK inflation target would be based on the CPI, replacing the Retail Price Index for this purpose.

Hairline cracks found on concrete, render or plaster. The crack lines are usually in a random pattern and may cover a large area.

The top of an archway.

Pairs of curved timbers which support the roof of a building. They run from ground level, curving inwards to meet at the ridge.

A gutter at the junction of two roofs. The slates or tiles are cut to neatly meet at the diagonal junction.

Clinics, health centres, crèches, day nurseries, day centres, schools, art galleries (other than for sale or hire), museums, libraries, halls, places of worship, church halls, law court. Nonresidential education and training centres. There are no permitted changes.

Cinemas, music and concert halls, bingo and dance halls (but not night clubs), swimming baths, skating rinks, gymnasiums or area for indoor or outdoor sports and recreations (except for motor sports, or where firearms are used). There are no permitted changes.

Moulding fixed horizontally to the walls around a room. Its original purpose was to prevent damage to the wall caused by furniture rubbing against it.

Excess moisture within a building which could have been caused by condensation, heavy rainfall or leaking pipes. Damp can lead to mouldy walls, potentially leading to health problems.

Layer of waterproof material such as PVC or mineral felt which is incorporated into a wall. The purpose of a DPC is to stop dampness rising up the wall or around doors/windows through a process of capillary action.

A horizontal layer of waterproof material such as polythene or bitumen. It is incorporated into floors or slabs to prevent dampness.

(Xestobium rufovillosum). A serious insect pest that bores into wood. If it attacks structural timbers they can become unsafe.

Where there is an obligation to decorate, the decoration covenants within the lease will state when internal or external decoration is required. It may go on to define specific details, such as how many coats of paint are to be applied and when the decorations are to be applied.

Demised premises are the extent of the premises included within a lease and may include land or other facilities. For example, when an office block is let under a written lease, in the lease the office block might be referred to as the demised premises.

Depreciation is a method of allocating the cost of a tangible asset over its useful life. Businesses depreciate long-term assets for both tax and accounting purposes. Consumption includes the wearing out, using up or other reduction in the useful economic life of a tangible fixed asset whether from use, passing of time or obsolescence through either change in technology or demand for goods and services produced by the asset.

The generic term for the decision of a Third-Party surveyor appointed under a Dispute Resolution clause to make a binding decision to resolve a dispute between the parties to a lease. Most commonly Independent Expert Determination of a rent review (similar to an Arbitration Award), but can include service charge, insurance and adjoining owner/occupier clauses.

The term 'dilapidations' refers to the breaches of a tenant's lease covenants in respect of repair, reinstatement of alterations, and redecoration. Can be raised by a landlord during the term of the Lease (interim dilapidations) or, more commonly, at lease expiry (terminal dilapidations). Any resultant claim for damages is capped at the Diminution in Value of the landlord's interest under s18 of the Landlord and Tenant Act 1927 in respect of repair, and similar principles at common law in respect of reinstatement and redecoration.

There is a formal pre-action protocol for claims for damages in relation to the physical state of a commercial property generally called the ‘dilapidations protocol’. This was been formally adopted under the Civil Procedure Rules in January 2012.

A Diminution Valuation is a specialist’s report prepared by an experienced Valuer which takes into account Section 18 of the Landlord and Tenant Act 1927. Section 18(1) provides that the damages for breach of the repairing covenant may not exceed the diminution in value of the landlord’s reversion caused by breaches of repair. The common law practice is now to produce a single diminution valuation reflecting all breaches of covenant (i.e., including reinstatement etc.).

An analysis technique used to appraise, for example, investment and development projects, whereby future income streams are discounted, accounting for the time cost of money, to arrive at a present value in order to gauge performance and project viability.

The assessment of the condition of property, which highlights areas where repair is required. Many tenants will have obligations to repair their premises. Failure to do so is commonly referred to as disrepair. The state of repair is usually disregarded in making an assessment for rating, although significant dilapidation can lead to a removal from liability.

An old form of matt paint made from chalk or lime, and animal glue. Sometimes referee to as ‘whitewash’.

A window that protrudes from a building, built out from a roof slope.

Two panes of glass hermetically sealed together/a window fitted inside an original window. The idea is to provide better thermal and sound insulation.

Also known as a ‘double sash’ window. This type of window has two sashes with can independently slide up/down to open/close the window.

A vertical pipe which carries rainwater to ground level from gutters.

A groove added beneath an overhanging edge such as a windowsill or coping stone. The idea is to prevent water from running down the building.

A very serious form of fungus that attacks wood. It can pass through masonry and due to its ability to spread by feeding off the timber, can make structural timbers unsafe.

The overhanging lower edge of a roof that protrudes out over the wall face.

Powdery white salt crystals on walls, left behind after water has evaporated. A cosmetic blemish upon a building but not significant to structural integrity.

Following the introduction of new legislation in 2008, rates have been applied in full to empty properties (with some minor exceptions).

This is the parties’ signature of their documents being Landlord’s Schedule of Dilapidations and the Tenant’s Response.

The Energy Act (2011) is the central pillar of the Coalition’s programme relating to energy and climate change. It focuses on improving the energy efficiency of buildings and includes three major elements in the Green Deal, Energy Company Obligation and Private Rented Sector regulation. The Act makes it unlawful to let premises that do not meet minimum energy efficiency standards from April 2018 (set as a minimum EPC rating of E), thereby making it unlawful for landlords to rent buildings with an F or G EPC rating until certain energy efficiency improvements are made. While the energy efficiency improvements required by the Act, exceptions to the rule and links to the Green Deal are yet to be confirmed, the direction of travel has been clearly defined.

Energy Performance Certificates (EPCs) are required for buildings when they are sold, built or let. The certificate identifies how energy efficient a building is by providing a rating from G (least efficient) to A (most efficient). It is accompanied by a report providing recommendations for potential improvements to the building and indicative costs, pay back periods and carbon impacts.

An especially strong, dense brick, used as a damp proof course in older buildings.

A traditional wall-building method where bricks are laid in alternating layers: short ends(header face) facing out, then long sides (stretcher face) facing out and so on.

An estate charge is that part of the tenant's service charge liability relating to the maintenance of the estate on which a commercial property is situated. Includes, for example, landscaping, maintenance and lighting of estate roads, as well as security.

Estoppel is the legal principle whereby one party is held to have varied its rights by its actions, and in doing so has given another party sufficient encouragement to act to its detriment in a way contrary to any existing relationship.

The yield that is applied to the projected income on the assumed sale date of the investment.

A small water tank required for many central heating installations. They provide water for the system and allow for overflow.

Expert determination in the UK involves an independent third party, acting as an expert deciding a dispute using their own knowledge and experience. This is a common way of resolving rent review and valuation disputes. It is seen as quicker and cheaper than arbitration and particularly suitable to specialist property disputes.

An expert witness is required to assist the court or tribunal to understand complex technical matters on which their decision might be based. Experience in the subject matter of the dispute is critical and the choice of expert witness can make or break a case. Expert witnesses appear in most property disputes, whether before the courts or arbitrators. While appointed by one of the parties, they have an overriding obligation of impartiality to the court or tribunal.

A valuer who, together with any associates, has no material links with the client, an agent acting on behalf of the client, or the subject of the assignment.

A slope / incline / gradient allowing water to drain away. It is important to the design of effective flat roofs and external ground surfaces.

A window above a door or window. Traditionally arranged in a ‘fan’ design; however, rectangular shaped fanlights are commonplace. Also sometimes referred to as a ‘borrowed light’, the purpose is to bring natural light from habitable rooms to unlit spaces (typically landings / corridors).

On the outside of a building, this board is fitted horizontally along the eaves. It is usually used as a backboard to gutter installations.

Lightweight boarding which was often used for ceilings, or as insulation in loft spaces. It is now considered a fire risk and some fibreboard products contain asbestos.

Mortar used to seal a join, most commonly between the roof and brickwork (walls / chimney stacks). In modern building, lead flashings are now preferred as they are more tolerant of differential movement between the two abutting surfaces.

The final schedule of dilapidations is served after the lease has ended. The timescales for dealing with the dilapidations process is defined under the dilapidations protocol and RICS Dilapidations Guidance Notes.

Fit-out costs are usually incurred by a tenant prior to being able to occupy new accommodation. Fit-outs will often include everything from installing cabling through to purchasing furniture.

Rateable values are generally subject to a revaluation every five years. This ensures that relative changes in markets between locations and property types is properly reflected in the rating list and not allowed to become outdated. Our market coverage ensures that we have proper representation and coverage in all sectors; our rating expertise is supported by good market intelligence.

Rent subject to fixed uplifts at an agreed level on agreed dates stipulated within the lease; or rent subject to a contracted minimum uplift at the specified review date (often at annual or five yearly intervals).

Large natural stones used as a practical, attractive floor, inside or out.

This is a weatherproof cover to a construction joint detail – typically found between roofs / walls / chimneys. Usually, flashings are of sheet metal (normally lead) although modern alternatives are available.

A flat roof is not perfectly flat, but laid to a very shallow gradient / fall. Flat roofs are commonly surfaced with layers of felt, although modern polymer single-ply products are also available. Older flat roofs can be found to have lead / metal sheet coverings or hot-applied asphalt surfaces applied. Flat roofs require regular maintenance and can fail without warning.

Mortar slope at the top of a chimney stack, surrounding the base of a chimney pot. It stops rain from entering the interior of the flue and also reduces saturation of the upper brickwork.

A common and traditional building method. Walls are constructed by alternating the placement of bricks within each layer(course): short edge outwards, long edge outwards, short edge outwards etc.

The hollow central shaft within a chimney which smoke rises through; or a pipe which serves a heat producing appliance e.g. central heating boiler.

A tubular product usually used to line an older chimney where the masonry might have deteriorated. Flue liners are usually made from metal. Although not necessary in all cases, they are essential for appliances producing a high heat output i.e. wood burning stoves.

Alternative name for a foundation, commonly referenced to a brick or stone base to a wall within the ground. Usually shallow.

When a business tenant is in rent arrears or is in serious breach of the lease terms, then the commercial landlord will in most cases have the right to forfeit - the right to summarily end the tenancy. The landlord must, however, comply with section 146(1) of the Law of Property Act 1925. There is no automatic right to forfeit a lease unless the lease contains specific provisions by way of a clause setting out the grounds on which the landlord may forfeit. The landlord's actions must indicate that he intends to end the lease, so actions to the contrary, like accepting rent, will remove the right to forfeit. There are two main methods of doing this: (1) by peaceable re-entry to the premises or (2) by issuing court proceedings for possession.

Laid underground, beneath the walls of buildings to provide a structural base. Usually concrete but may be brick or stone in older buildings. There is a multitude of foundation types that can be very specialist according to the design of the building, local ground and environmental conditions.

The most superior legal title to the ownership of premises - legally referred to as "fee simple absolute in possession" - as opposed to long leasehold (or ground lease) which will often run for 100 years or more, and leasehold (usually the occupational lease interest). For an estate to be a freehold it must possess two qualities: immobility (property must be land or some interest issuing out of or annexed to land); and ownership of it must be of an indeterminate duration.

The owner of the freehold interest.

A trench filled with gravel. They are usually found against walls and are a simple/cheap way to reduce damp due to high ground levels.

Internal: the area of wall above a picture rail.

An indentation in the bedding face of a brick. The idea is to reduce its weight and assist bond between the brick and mortar bed. The indentation is usually a ‘V’ shape and the terms ‘frog down’ or ‘frog up’ may be used to describe the orientation of a brick.

FRI is a term used to describe a lease where the tenant is responsible for all repairs and for insuring. However, the term also applies to the liability for payment of these costs, known as effective FRI. FRI leases therefore include those where the landlord pays for external repairs and recovers the cost via service charge or contribution to "shared" expenditure. Also, where, as is most common, the landlord maintains the insurance and recovers the cost of the premium from the tenant, usually as further rent.

The triangular upper section of a wall at the end of a ridged roof.

When a vendor accepts a higher offer from another buyer after verbally agreeing a sale.

The General Rate Act 1967 was repealed and replaced by the Local Government Finance Act 1988, but still carries many of the principles of rating law in use today.

The total current income receivable from a property investment before allowing for any deductions.

Gross internal area (GIA) is the internal floor area of a building measured to the internal face of the external walls. It is most commonly used in the industrial / warehouse sector, but also in food stores and retail warehousing.

Swelling of clay soil due to moisture. It can cause floors and/or foundations to lift upwards.

This is usually a long lease, granted at a ground rent but subject to an initial premium payment. A ground lease can vary in length from 30 years up to 999 years.

An opening into which waste water/rain is collected before flowing into the drain.

A channel along the eaves of a roof/beside a path for rainwater to collect and safely flow away.

Broken stone/bricks which can be used as a base under floors.

See ‘Benching’.

A headline rent is the rent that is paid under a lease, after the end of any rent-free periods or any period of reduced rent. It creates an artificially inflated rent by ignoring the rent-free period, period of reduced rent or any other concessions the landlord may have given to the tenant in return for a higher headline rate. Headline rent is most commonly associated with open market lettings, but increasingly at lease renewal and lease re-gearing / restructuring. Headline rent usually also forms the benchmark for any "upward only" rent review in the lease.

A heads of terms agreement identifies and highlights the requirements of both the transacting parties in a property deal. Its advantage is that both parties will fully understand what they are subject to, and reduce or abolish any misunderstandings from each party. The heads of terms will form the basis of the contract and be forwarded to the parties' solicitors to draft the contract or lease.

The unit of assessment for rating, defined in statute merely as a building which is or could be subject to a rate. A proper understanding of what comprises a hereditament relies on case law precedent developed over 400 years. Any decision on rateable occupation requires the existence of a hereditament, that is a physical unit capable of use or occupation or a ‘right’ to advertise, the latter being expressly mentioned in the main enabling act, the Local Government Finance Act, 1988.

The external point where the outer edges of two converging roof slopes meet.

A saddle shaped/angular tile that fits over the hip of a roof. Also refer to ‘Bonnet Tile’.

The period over which the investment is assumed to be held.

Usually referring to the top of a downpipe. The enlarged open-topped hopper collects rainwater/waste water before it travels down the downpipe. Require regular inspection and protection against blockages.

The target return or IRR from an investment.

The basis of valuation under a rent review clause. In most commercial property Leases, rent is reviewed periodically to an open Market rent level - the rent review clause will prescribe the exact terms to be assumed and matters to be disregarded, in a hypothetical letting of the subject property at the review/valuation date. Usually based on the terms of the actual lease, but can vary e.g., length of term, whether break options are imported/included, assumptions as to permitted user etc.

This might refer to work being carried out where it will eventually be required. E.g. concrete may be pre-cast in sections and then transported to the building site; alternatively, it may be cast where it is needed ‘in situ’.

An incentive is a payment that is used to encourage a tenant to take on a new leasehold contract when a lease is granted or assigned. A common example is where a landlord pays a tenant a sum of money to contribute to the cost of a tenant's fit-out or allows a rent-free period.

Expert determination in the UK involves an independent third party, acting as an expert deciding a dispute using their own knowledge and experience. This is a common way of resolving rent review and valuation disputes. It is seen as quicker and cheaper than arbitration and particularly suitable to specialist property disputes.

The practice of linking the review of the tenant's payments under the lease to a published index, most commonly the Retail Price Index (RPI) but also the Consumer Price Index (CPI). Most commonly associated with service charge payments, annual adjustment of service charge caps and rent reviews.

Also known as a ‘manhole’. This chamber, with a removable cover, offers access to a drain.

The rent payable during a period of holding over while a new lease is negotiated or completed under the Landlord and Tenant Act 1954. If the lease is renewed, the revised rent becomes the interim rent, although either party can apply to the court for a variation to this presumption, on limited grounds.

The interim schedule of dilapidations - served during the lease term, at any time after lease commencement. It is usual for the interim schedule of dilapidations to be served before the last 18 months of the lease. The intention of an interim schedule is to identify breaches of lease and necessary works to remedy the breach within a set time frame.

The rate of interest at which all future cash flows must be discounted in order that the net present value of those cash flows, including the initial investment, should be equal to zero.

A lease where the landlord retains responsibility for, and bears the cost of, external repairs. Differs from the more common Full Repairing and Insuring (FRI) lease, and commonly results in a higher rent reflecting the tenant's lower obligations in respect of annual expenditure on repairs.

Condensation that occurs within the fabric of a building element or material itself, rather than manifesting on the surface.

Property held as an investment with the primary purpose of yielding a return over the life of the holding.

Pronounced ‘jam.’ A vertical side post of a doorway or window.

A Jervis v Harris clause within a lease provides for a landlord to re-enter the property to remedy breaches of the lease the tenant has failed to rectify after an express notice period. The landlord recovers the cost of repairs as a debt thus removing some of the defences available to the tenant under dilapidations claims.

Joint sole expert is an expert witness appointed jointly by the parties or the court to reduce the cost of litigation by removing the ability of each party to appoint its own expert. The joint sole expert reports to the court and may be questioned by each party. Apart from the saving in costs the main advantage is the removal of the adversarial approach taken by some expert witnesses appointed by parties.

A beam which supports a floor and/or ceiling. They are usually made of timber or steel, the latter commonly referred to as RSJs (rolled steel joists).

Raised frames used to mount accessories that penetrate the roof’s surface e.g. a skylight. Sometimes used to provide an upstand at the edge of a flat roof.

Describes how rough/grippy a surface is and the ability of two materials to bond. It is relevant when thinking about painting, plastering, rendering, affixing tiles.

These are the statutory frameworks for the occupation of buildings and/or land where a landlord and tenant relationship exist. The principal legislation is the Landlord and Tenant Act 1954 (as amended) which confers Security of Tenure and the right to a renewal lease, on specified grounds, on the tenant, and the Landlord and Tenant Act 1927 which relates to the treatment of tenant's improvements and the limitations on a landlord's claim in damages for dilapidations.

Many clauses in commercial leases are "permissive", and allow the tenant to implement changes or alterations to the property or its occupation (for example alienation or user). Usually, however, the landlord's formal consent is required, and the lease will contain provisions governing how this is to be obtained and documented. These clauses also usually provide for the landlord's consent not to be unreasonably withheld or delayed and, if not, provisos to this effect are imported by statute in relation to alterations and alienation, but not user.

This is the judicial forum available to hear appeals from decisions of the lower court for rating, the Valuation Tribunal (VT). The ratepayer, the Valuation Officer or any other ‘interested party’ can appeal to the Lands Chamber where they are represented at VT.

The movement of unstable land downhill. It often happens after heavy rain or due to coastal erosion.

Thin strips of wood/metal forming a base for plasterwork. Commonly seen in ‘lath and plaster’ finishes to walls and ceilings.

A lease is a legally binding contract between a landlord and a tenant which sets out the basis on which the tenant is permitted to occupy a property.

The Landlord & Tenant Act 1954 limits the way in which a business tenancy may come to an end. Thus, a tenancy that falls within the provisions of the Act will not come to an end unless it is terminated in accordance with its provisions.

Lease length refers to the length of the lease term. It will vary depending upon the particular requirements of the tenant and the investment strategy of the landlord. In broad terms, the landlord will normally look for a longer lease of between 15-25 years, whereas tenant's increasingly demand more flexibility and are likely to look for shorter terms of 5-10 years.

A lease regear is a relatively recent term used to describe the renegotiation of a lease during the term. Often linked to another lease event, for example a break option or rent review, but also applies to early renewal, when the parties renegotiate during the contractual term. Lease regears are most often linked to an extension of the tenant's commitment to the premises, either by extension of term length or removal of a break option, in exchange for a re-basing of the rent to current open market value and/or incentives e.g., a rent-free period.

A lease renewal is the renegotiation of a lease with the existing tenant at its contractual expiry.

Also known as "Security of Tenure". Unless the parties have "Contracted Out" of the Landlord and Tenant Act 1954, tenants of commercial premises have the right to remain in occupation, and to a new tenancy on terms proscribed under the L&TA legislation.

A lease surrender is an agreement whereby the parties bring a lease to an end other than by contractual expiry or the exercise of a break option. Frequently involves negotiation of a surrender premium by one party to the other, but may rely on mutually beneficial release, e.g., early termination of a lease where the tenant is no longer in occupation and the landlord is able to re-let or refurbish/redevelop early.

A lease cannot be open ended. The lease term is the period of time the Lease runs for (as a "term of years" or "length of term") under the lease.

The Law of Property Act 1925 simplified the conveyancing process by creating two “estates” or interests in land.

These are the lawyer’s costs incurred by both a purchaser and vendor of a property, or in connection with the sale or grant of a new lease by a landlord and a tenant. Such costs can include conveyancing fees, litigation advice, counsel’s opinion, stamp duty, local authority search fees, bank transfer fees and court expenses, plus other disbursements and VAT.

Lessee is the legal term for "tenant".

Lessor is the legal term for "landlord".

The agent (usually a surveyor) acting for the party seeking to create a lease by offering the premises "to let" in the open market. Refers to the landlord's surveyor in a transaction, which includes those acting for a tenant seeking to sub-let, who then becomes an intermediate landlord. If represented, the tenant's surveyor in any transaction is often referred to as "acquiring agent".

An authority to do something that would otherwise be inoperative, wrongful or illegal. This may be used, for example, to permit occupation of land and buildings or allow a tenant to carry out alterations, or to assign or sub-let.

Licence for alterations will define the works which have been agreed by the landlord for the tenant to undertake. It will include additional covenants for the tenant to comply with in undertaking the works and may include reinstating the works at lease expiry. The Licence may also include provisions for the landlord to notify the tenant to reinstate such works including a timescale before lease expiry.

A legal document "licensing" the tenant to carry out alterations to the premises. Usually relates to a specific, approved Schedule of Works for which landlord’s consent has been obtained. Commonly time-limited and also addresses the tenant's reinstatement obligations at lease expiry, and how the alterations are to be treated at rent review.

The total of all costs relating to the holding of a property over its expected life, including the amount paid to acquire it. These extra costs include items such as maintenance spend, business rates and utilities consumption. Lifetime cost analysis may reveal that a modern building with higher headline rents is actually cheaper than a secondary property, due to higher running costs.

A load-bearing horizontal beam above a door/window. Can be timber, metal or concrete in specification.

The ability to convert an asset into cash within a required period.

A wall or other structure which carries, or ‘bears’, the weight of elements above it.

Loan to value is the proportion a bank will lend on an asset in relation to its overall market value.

Loan to value ratio is the loan amount, expressed as a percentage of a property's market value.

A lender will normally require a loan valuation prior to lending on a particular property purchase to ensure that the value of the asset meets the security and equity criteria of the loan contract. The lender will normally appoint a suitably qualified surveyor. In the case of a surveyor that is a member of the Royal Institution of Chartered Surveyors (RICS), it is mandatory for the member to prepare the loan valuation in accordance with the RICS Appraisal and Valuation Manual. This publication sets out various practice statements and guidance notes that should be adopted by the surveyor in order to ensure consistency of approach and quality assurances for the lender.

A local authority search is essentially an application for an official search of the local authority’s records, for written confirmation or a certificate disclosing matters or encumbrances affecting the land. Where a lease is being granted or conveyancing takes place, a local authority search should be undertaken.

This refers to a traditional thatching method using straw. Long straw thatch often presents as a slightly shaggier appearance than combed straw or reed roofs.

A serious insect pest that damages wood. It is mostly found in the south-east of England and its presence can lead to structural problems.

Loss of rent is the term given to the rent a landlord has lost due to the tenant’s breaches of the lease. The loss of rent may relate to the period of time it takes for the landlord to remedy the tenant’s breaches of the lease after lease expiry. Some leases include provision for this to be paid in any event.

Liquid petroleum gas or Propane. If a property is not connected to mains gas due to unavailability in the gas network, it may be possible to install a private LPG supply using either underground / surface tanks or bottles of LPG which will require regular refilling/replacement.

Usually attached to a toilet and used to treat sewage by grinding/blending it then pumping it away. A macerator may enable the use of smaller diameter waste pipes and fitting toilets in places which would otherwise be impossible. Avoid wet wipes!

The managing agent is someone who works for or represents the property owner. Duties include collecting rents and monitoring the tenant's and landlord's compliance with their respective lease covenants.

A type of pitched roof which has two slopes on every side: a steeper lower slope and shallower upper slope.

Market Rent (MR) is the estimated amount for which a property would be leased on the valuation date between a willing lessor and a willing lessee on appropriate lease terms in an arm’s length transaction, after proper marketing and where the parties had each acted knowledgably, prudently and without compulsion.

Market Value (MV) is the estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm’s-length transaction after proper marketing and where the parties had each acted knowledgeably, prudently and without compulsion.

The definition of market value with existing use disregards potential alternative uses and any other characteristics or development.

A surface material made from mineral fibre and asphalt. It remains permanently flexible and is waterproof, commonly used for sealing external or water-vulnerable joints e.g. in glazing.

A Material Change in Circumstances (MCC) is a physical change, defined under Schedule 6 of the Local Government Finance Act, that can be cited as a reason to alter any existing assessment in the rating list and which may lead to a change in Rateable Value following a ratepayer proposal or a Valuation Office Notice. An MCC gives rise to fresh/specific grounds of appeal against an entry in the Rating List. Examples would include temporary disruption arising from building or road works in the vicinity, or a permanent change to the accessibility of the premises. For example, a pedestrianization scheme, resulting in a material change to the physical parameters determining their rental (and therefore Rateable) value.

Material compliance is a legal phrase used to describe the extent to which the conditions in a lease must be met.

Mediation is an informal method of resolving disputes in which an independent mediator works with the parties to help them resolve their dispute. The decision they reach is documented formally and then becomes binding upon them. Mediation is encouraged by the courts and has a very high success rate. It is particularly suitable to landlord and tenant, boundary and other disputes where the parties have an ongoing relationship to preserve.

A memorandum of review (or rent review memorandum) documents the outcome of the rent review process, whether the review is settled by agreement or arbitration / independent expert determination. It is a simple legal document identifying the lease, the relevant review provisions and both the original and current parties, which records the amount and effective date of any revised rent. It may either be annexed to the lease or, more typically, retained with each party's deed packet as a separate document.

A paste made from a mixture of sand, cement, water and sometimes lime. It is used to join bricks, stones or blocks together.

A door lock set within the door itself. A pocket or ‘mortice’ is cut out of the door to house the lock.

A vertical bar which divides panes in a window.

This is the formula used by the billing authority where an assessment has been reduced (N) after the compiled list date (J), and where a property is affected by transitional relief. It is critical that ratepayers in these circumstances get the date of decrease right or matters could prove costly.

The equivalent rent that would be payable after all incentives (for example capital contributions and rent-free periods) are taken into consideration. This calculation is used by the VOA to determine the actual Rateable Value. It is also used in lease negotiations to identify the appropriate level of rent.

The net income from a property investment after deducting ground rent and non-recoverable expenditure.

The net initial yield is the initial net income at the date of purchase, expressed as a percentage of the gross purchase price including the costs of purchase.

The 'useable' measured internal floor area of a building, which is measured to the internal face of external walls, by excluding 'non-useable' but ancillary/essential areas such as stairwells, WCs and permanent essential access routes. Most commonly used in the office and retail sectors.

The sum of the discounted cashflow of a project, with all tranches of net income discounted to a present value at a rate derived from the investor's target rate of return or the cost of capital.

Net yield takes the assumed or actual costs associated with purchasing the property into account, providing a more accurate position in respect of the relationship between the rental income and the total capital investment.

A post at the top and/or bottom of a staircase handrail. It can also refer to the central pillar of a spiral staircase.

Shorthand term referring to the outcome of an 'upward-only' rent review, where the current open market rental value is at or below the level of the passing rent, and the review is documented at the same (nil increase) level.

A landmark lease renewal case under the Landlord and Tenant Act 1954 - O'May v City of London Real Property Co Ltd (1982). Frequently referred to in lease renewal negotiations where one party, usually the landlord, seeks to vary the terms of the renewal lease to reflect 'modernisation' of the lease covenants, as the result of changed market practice since the grant of the original lease. In summary, the case held that the tenant's statutory protection under the 1954 Act means that the starting point in any renewal is a lease on substantially the same terms, and in effect imposes a 'presumption against' change. The party proposing the change must prove that it is 'fair and reasonable in all circumstances' (including the existing covenants, and not merely current open market practice), and that the tenant can be compensated for the proposed change via an adjustment in the rent.

Some of the tenant's covenants in a lease may impose restrictions on its occupation of the premises which, when assessing the rental value of the property at rent review, warrant an adjustment in the rent. If the premises were offered in the open market on the same tenancy terms (and a discount could be expected in any open market bids), to reflect the onerous lease provisions in comparison to the 'market norm' for the class of property concerned, a similar discount may be applied to the rent review.

Open market rent is the most common basis of valuation at rent review (also known as open market rental value - OMRV). It is commonly defined as the rent at which the premises might reasonably be expected to let, in the open market, at the review date, on the terms of the hypothetical lease. Typically, this is framed with primary reference to the terms and covenants of the actual lease of the premises, although this is not always the case (for example, in relation to the assumed length of term) and due diligence is essential in understanding the particular definition of open market rent in any review clause.

A rent review to open market rent.

A valley gutter between two roof slopes: the gutter is left open exposing the lining. This kind of gutter is less prone to blockages.

Overage is also known as a clawback. It is a right to receive future payments which are triggered by future events – for example, achieving planning permission for change of use or development, practical completion of a development, or the sale or lease of the completed development.

A layer of concrete/solid slab below timber ground floors, acting as a seal.

Professional Arbitration on Court Terms (PACT) is available to the parties to a disputed lease renewal, by agreement, as an alternative to the expense and procedural complexity of a Court determination. Usually only adopted when all other terms of the renewal lease have been agreed, and the parties feel it more appropriate to have the question of rent determined by a surveyor who is an expert in the field/class of property concerned, than a judge.

A hard brick/concrete block usually placed below the end bearing of a beam, to spread load on a wall.

Low, protective wall found along the edge of a bridge, roof, balcony etc.

A gutter placed behind a parapet or valley (usually hidden). Typically box-profile, can be lined with felt, lead or asphalt. Requires regular maintenance and cleaning.

Part 36 offers are offers to settle a claim and can be made by both a claimant and defendant in a legal dispute. They relate to this section of the Civil Procedure Rules which govern court action. Part 36 offers are usually made ‘without prejudice except as to costs’ and are usually made by solicitors as they have to comply with the strict requirements of Part 36 rules of court to be effective.

A dividing wall between rooms, typically non-load bearing.

A wall that is shared between/separates two properties. It is usually built at or on the boundary line. Party walls disputes can occur between neighbours when contemplating construction works. For this reason the Party Wall Etc. Act 1996 exists to establish rights and responsibilities for property owners affected by construction works to, or near a party wall.

A party wall surveyor is appointed in relation to the condition of, or work to, a party wall. This arises when works are planned to adjoining property and impinge on the party wall. The surveyor is independent; they produce a set of guidelines in respect of the work and its progress, a record of condition of the party wall, photographs and any relevant drawings. This is a statutory process with the advantage of removing partiality from the process and resolving what would otherwise be an ongoing dispute between adjoining owners.

A vertical column of masonry built from a wall, used to strengthen a wall/support a weight.

Board created by sandwiching plaster between paper. It is often used to line ceilings and partition walls. In some parts of the world it is known as ‘drywall’ and is popular due to its fire-resistant properties.

Board made from thin layers of wood (‘plies’) which are glued together. The layers are laid in alternating right angles, rotating the grain to add strength. Specialist grades of plywood are available for various applications i.e. exterior grade, marine grade.

The way mortar is finished at a joint between bricks, stones etc.

A relatively uncommon but serious pest which can cause damage to wood including structural timbers. As it bores, it reduced wood to a flour-like powder.

A premium is the price paid for a lease, in the open market, where one tenant assigns its interest to another, replacement tenant. See also surrender premium and reverse premium.

A property investment regarded as the best in its class and location, determined by occupier and investor sentiment. Typically, a modern or recently refurbished building, finished to a high specification, well-situated in a commercially strong location and let to a strong covenant.

This is the most common form of buying/selling a property, involving a binding private contract for sale between the parties. A sale of a property or investment opportunity by 'private treaty' allows the vendor more control over the sale process and any specific conditions that apply. However, the completion of the sale can take longer than other routes, such as auction.

The legal doctrine whereby the contractual relationship between the original parties to a lease (i.e., property contract) remains in place, notwithstanding any assignment(s) of the tenant's interest.

An ‘interested party’ (usually the owner or occupier) is permitted to make a proposal to alter the rating list where they are dissatisfied with the level of assessment or any other part of their entry within the list. The grounds of a valid proposal will define the extent of any case brought before a hearing and must be carefully served. A proposal can usually be made within the term of the rating list, and where the matter remains unresolved it becomes an appeal and may proceed before the valuation tribunal for a hearing.

With property acquisitions, a prospective purchaser will normally incur acquisition or purchase costs, which relate to legal and surveyor fees, VAT and stamp duty.

A horizontal beam which is usually provided at approximate mid-span to a series of rafters. The purpose of a purlin is to stop the rafters from sagging.

The quantified demand sets out all aspects of the dispute and quantifies the monitory sum sought for damages in respect of the breach detailed in the schedule as well as any other items of loss for which damages are sought. It should also set out whether VAT applies or not.

Quiet enjoyment is a term that means the tenant is entitled to operate the premises without any interference from the landlord.

Rating revaluations in England, Wales and Scotland usually take place at five yearly intervals which are termed Quinquennial reviews.

Masonry blocks at the external corner of a building. Often structural, they are also sometimes purely for aesthetics.

An historic term, still in common use in rent review clauses of modern leases, to the effect that the rent is at a full open market level. A 'rack' rent is one which has been 'stretched' (derived from the medieval torture instrument) to the full extent which could reasonably expected on an open market letting.

A natural, radioactive gas which is released during the decay of uranium in rocks and soil. It is most prevalent in Granite subsoils but is mapped nationally. Colourless, odourless and tasteless, it can collect in enclosed spaces and is linked to cancer.

A sloping beam (usually timber) which forms the shape of the roof.

Modern office buildings have floors raised above the structural slab, to provide ease of access and enable a high degree of flexibility in the positioning of floor boxes for telecomms and computer networks.

A basic, early construction method using uncut stones piled up without mortar to make walls.

This is the assessment required of any non-domestic property (with some exceptions) under statute and is supposed to represent the rental value of any unit of assessment (hereditament) at the prescribed valuation date, subject to assumptions about repair on a full repairing and insuring basis. The tenancy assumed is from year to year with a reasonable prospect of continuance.

There are certain statutory exemptions from rates.

A rating liability is a charge based on the occupation of commercial land and buildings, administered by the local authority. Separate arrangements exist for Scotland and Northern Ireland.

This is the national list of all assessments (apart from those relating to utility/national networks contained within the central list). The list is available through the Valuation Office website

The RICS 'Red Book' contains rules and practice statements for all Chartered Surveyors who undertake asset and other forms of formal types of valuation.

Reinstatement refers to the tenant's liability to remove its alterations at lease expiry, and reinstate the premises to their original condition, as at lease commencement. If carried out under licence, there will usually be an express covenant to reinstate in the licence in addition to the 'general' obligation to do so in the Yielding Up clause. Frequently encountered in dilapidations cases, where the landlord's claim for damages, based on the cost of reinstatement, is subject to a Diminution in Value test (under common law principles rather than statute, as for repairs).

The finishing covering of a wall, usually cement or lime. Sometimes rendering has a pebbledash, stucco or Tyrolean textured finish.

The consideration paid by the tenant to the landlord for the ability to occupy premises under a lease.

A rent review is a periodic review (usually five yearly) of rent during the term of a lease. The vast majority of rent review clauses require the assessment of the open market, or rack rental value, at the review date, in accordance with specified terms, but some are geared to other factors, such as the movement in the Retail Price Index.

Repair covenants are the contractual obligations in a lease which identify the landlord and the tenant's liabilities to repair.

A repair notice usually takes the form of an interim schedule of dilapidations. The intention of the repairs notice is to highlight to the landlord or tenant breaches of the lease during the term. They are frequently used in conjunction with Jervis v Harris provisions (see “Jervis v Harris”).

A covenant that imposes a restriction on the use of land to enable the value and enjoyment of the land to be preserved.

The Retail Price Index (RPI) is a measure that examines the weighted average of prices of a basket of consumer goods and services. The RPI is used to track price changes associated with the cost of living. In the commercial property market leases are often granted with rent reviews occurring by reference to the RPI (or occasionally the Consumer Prices Index) (normally on an upwards only basis). Unlike the CPI Index, the RPI includes mortgage payments. The RPI was first introduced in 1947 and was for many years, the Government’s main measure of inflation. In 2003 the Government announced that the UK inflation target would be based on the CPI, replacing the RPI for this purpose.

The side edges of a window or door opening.

Revenue per available room (RevPAR) is one of the standard benchmarking measures in the hotel industry. However, it is not straightforward as the revenue is related to room-generated revenue rather than total revenue. It is calculated by taking all rooms revenue and dividing by the number of bedrooms. It can also be calculated by multiplying the ADR (or ARR) by the occupancy rate.

A method for valuing trading properties, including public houses, bingo, hotels and marinas, by adopting an accounts method of assessment in the absence of rental evidence.

The opposite of a premium payment on assignment; instead of the outgoing tenant (assignor) receiving a lump sum for the Lease, it pays the replacement tenant (assignee) to take the lease on.

A measure of investment analysis showing the relationship between the capital cost of acquisition and the estimated rental receivable at the next lease event.

Now known as a Level 2 Home Survey - carried out by a RICS registered surveyor, this a report provided after a detailed examination of the immediately visible parts of a property. It will uncover obvious issues but is not as in-depth as a complete building survey. Can include a property valuation

The apex/highest part of a roof.

A specially shaped tile that covers the ridge of a roof (the joining line of two roof planes). They are sometimes decorative, angular or rounded.

The vertical part between the treads of a step or stair.

Moisture which soaks up a wall from underground. It is most common in older buildings, can rot structural timbers and other wood in contact with the affected wall e.g. skirting boards, door frames and architrave; cause black mould; create damp patches on walls; and ruin plaster / decorations.

The boarding beneath the waterproof layer of a flat roof.

When the downward pressure of a roof (either the load of the tiles, or applied weather load) overbears the structure, causing deflection of the roof frame which, in turn, causes the upper part of the load-bearing wall to bow outwards.

The space between the ceiling and the roof usually referred to as a ‘loft’ or ‘attic’.

Stands for rolled steel joist: a steel beam which supports a floor and/or ceiling.

A barrier placed on the rafters of a pitched roof to prevent water getting in beneath the external roof covering. In older properties, sarking boards laid at right angles to the rafters were commonplace. In modern properties, the sarking layer typically constitutes a fabric membrane, either reinforced bitumen or a modern breathable man-made product.

A record of the condition of premises at the commencement of a lease. Usually appended to the lease and referred to in the Repairing and Yielding Up covenants to limit the tenant's liabilities - typically to repair, keep and give back the premises in 'no better than' the condition than that evidenced by the schedule. Limits the tenant's exposure to various items of repair during the lease, and its dilapidations liability at lease expiry.

This is a list of outstanding repair and maintenance items (that a landlord has assessed) that have accrued under the terms of a tenant’s repair and maintenance obligations. It is often served by the landlord at the end of the lease in the form of a 'Terminal' Schedule of Dilapidations. The tenant is obliged to carry out the outstanding works listed in the schedule, or pay damages which represent the cost to the landlord of doing the works.

The Scott Schedule is a document that enables the parties to compare their respective positions in relation to the landlord’s original schedule of dilapidations. It comprises a series of columns in which each party sets out its response to the opposing party’s contentions.

The finishing layer of a smooth, solid floor made of e.g. asphalt, concrete or cement.

A coarse fabric mesh tape, used to join boards as coats of plater are applied. The idea is to prevent cracking in the plaster. Modern scrim is usually plastic (canvas or cotton have also been used).

An alternative to double glazing, secondary glazing is when a layer of glazing is added retrospectively within a window opening. You are most likely to see this in older buildings when the owner wishes to keep the existing window frames in situ.

Section 18 is a reference to Section 18 of the Landlord and Tenant Act 1927. The Act is split into two parts or ‘limbs’. The first limb S 18(1) provides that the damages recoverable for breach of the repairing covenant, may not exceed the diminution in value of the landlord’s reversionary interest. The second limb S 18 (2) that a landlord may not recover damages where it intends to demolish or carry out structural works to the property that render the tenants repairs valueless.

The Landlord's Notice at lease renewal under the Landlord & Tenant Act 1954 procedure. Cannot be served less than six nor more than 12 months before the lease expiry date. Must confirm whether renewal of the lease is opposed or unopposed and on what terms the landlord is willing to offer a new tenancy.

The Tenant's Notice at lease renewal under the Landlord & Tenant Act 1954 procedure. Cannot be served less than six nor more than 12 months before the lease expiry date. Must confirm the terms which the tenant is seeking for the renewal of its lease.

The sections of Part II of the Landlord & Tenant Act 1954 (as amended) which govern Security of Tenure. Section 24 deals with the Continuation of the Tenancy after the contractual expiry date, including the rules relating to interim rent payable during the continuation or 'holdover' period. Sections 25-27 deal with the Notices which must be served to either renew, oppose renewal, or end the tenancy by Tenant's Notice to Quit. Section 28 deals with the agreement of future 'reversionary' leases.

The protection (security) afforded to tenants of commercial premises by Part II of the Landlord & Tenant Act 1954 at the end of their lease.

An underground chamber/network of interconnected chambers used to collect sewage and waste water. The sewage is broken down by bacteria, each chamber progressively cleaning the waste water for eventual discharge into the ground using perforated pipes in a drainage field.

A service charge is payable by a tenant for services provided by the landlord for the repair and maintenance of common parts, such as lifts, reception areas and the external structure of the building. The service charge usually includes managing agent’s fees. It is normally collected quarterly in advance, at the same time as the rent. A service charge payment can be capped in order to limit a tenant’s financial liability. The RICS has developed a Service Charge Code of Practice to improve standards and promote consistency, fairness, transparency and best practice in the management and administration of commercial property service charges.

This is usually harmless and happens when a building moves down, or ‘settles’, due to its own weight. Most properties experience settlement to an extent; most of the time occurs for a limited period of time shortly after construction. Cracks in walls can result.

An underground pipe which collects and carries waste water and sewage away for treatment. While drains are the responsibility of the land owner, sewers are usually covered by the local authority.

Natural cracks in timber which can impact the strength of the wood.

An alternative to roof tiles, shingles are small and usually rectangular pieces of wood/asphalt/composite laid in a pattern to cover the roof (and sometimes walls).

Horizontal boards which have been fitted to overlap one another on the outside of a building to create a wall cladding.

Sometimes called a ‘roof light’, this is a window set into a roof.

A hole filled with stones/rubble to collect and disperse water from rainwater pipes/land drains.

A piece of weatherproof material fitted between roof tiles and an object that protrudes from the roof, or at a hip or valley.

The exposed underside of the eaves on a building (external). It can also be used in reference to describe the underside of an arch, beam, staircase or other feature.

A vertical pipe on a building which carries sewage to the drains. It usually has a vent above the eaves, although some secondary pipes can be fitted with one-way air admittance valves.

A flat arch constructed of a course of bricks laid vertically on their narrow edge. You will usually see them over windows.

Typically a solid form fuel used for heating e.g. wood or coal.

This is when small pieces break off something larger e.g. tiles, masonry etc. It is usually caused by frost damage.

This could reference the space below a staircase or the triangular shapes created above and to either side of an arch structure.

Property with trading potential, such as hotels, fuel stations, restaurants or the like, the market value of which may include assets other than land and buildings alone. These properties are commonly sold in the market as operating assets and with regard to their trading potential. Also called property with trading potential.

Also called balusters, these are narrow, vertical pieces of timber (or other material) on a staircase which fill the gap between the handrail and the stairs.

Tax you must pay to the government when buying a residential property that costs £250,000+ (the threshold is £125,000+ for non-residential land or property). The rate/amount you pay depends on a few variables including the value of the property and if you are a first time buyer.

This is a Government fixed tax, chargeable on the execution of documents, pertaining to transactions such as Leases, Agreements for Leases and Conveyances. The duty is payable by the purchaser or lessee, and the disposal document cannot be adduced as evidence of the transaction unless adequately stamped. The rate applicable is set by Central Government and varies depending upon the value of the transaction.

A lease will generally include for covenants relating to the tenant’s or landlord’s obligations to comply with statute or regulations.

A valve on your property which you can use to cut off the mains water or gas supply.

The housing fitted to the side of a staircase where the treads and risers are fixed. There is a ‘wall string’ fixed on the wall side and a ‘outer string’ on the outer side.

A structural support to resist compression e.g. a roof timber.

A lightweight wall used to split a room. It is made from a timber frame with a plasterboard covering. Structural stud partitions are designed by a structural engineer.

A sub-letting takes place when a tenant grants a new lease for their property, or part thereof, to an alternative occupier, for a period less than the residue of the tenant’s lease. The period of the sub-letting must be at least one day less than the unexpired period of the superior lease. If a tenant attempts to sublet the property for a period equal to, or more than, the unexpired period of their own lease; this operates as an assignment of the term and not as a sub-letting.

The soil which is immediately below the topsoil.

Is a term used as a provisional agreement before contracts are exchanged where either party can withdraw from the transaction.

This is when the ground moves in a (usually) downward direction beneath a building, potentially causing serious damage to property.

See Material compliance.

Uses that do not fall within any particular Use Class, including theatres, houses in multiple occupation (where not C4), hostels providing no significant element of care, scrap yards, petrol filling stations and shops selling and/or displaying motor vehicles, retail warehouse clubs, nightclubs, launderettes, taxi businesses, amusement centres and casinos. The change permitted is from casinos to D2.

A chemical reaction between tricalcium aluminate and soluble sulphates which can cause damage to brick and concrete. The reaction is activated by water.

Supersession is the process by which a landlord’s actual or intended future works to a property render of no value a tenant’s repairs. This is used as a defence to the landlords claim.

Rainwater falling to a surface – typically considered in the context of roofs or external paved surfaces/roadways for the design of drainage systems.

A legal mechanism whereby a Lease may be brought to an end before its Contractual Expiry date. Often linked to the grant of a fresh Lease (aka Surrender and Regrant transactions) and associated with Lease Regearing, but also where the Landlord and Tenant simply agree an early exit from the contract (Lease). For example, to permit redevelopment, or where the Tenant has marketed its interest and the replacement tenant requires a longer term than that available by assignment of the existing Lease.

This is a crack monitoring gauge which is fitted across a crack to monitor horizontal and vertical movement.

The holding of a legal interest in Property by a Tenant under a Lease or other Tenancy Agreement.

Essentially a form of Licence - a legal (but non-Property) interest under which premises may be occupied by way of a "personal" agreement. A Tenancy at Will does not grant a formal Tenancy, or create any legal/enforceable interest in the property, which is occupied "at the will of" the Landlord. Often used to allow early access to Premises pending completion of a Lease.

The expression tenant’s improvements is used to describe a wide range of works, that are usually carried out by a tenant, at their own cost, and usually require the landlord’s prior approval. Tenant’s improvements may not necessarily increase the value of the demised premises, but can have an impact upon the future rent payable by a tenant. Section 19 (2) of the Landlord & Tenant Act 1927 provides that a covenant in a lease against the making of improvements, without the consent of the landlord, is deemed to be subject to a proviso that consent will not be unreasonably withheld.

An agent, usually a Surveyor, appointed by the Tenant to represent them in negotiations and/or third-Party dispute resolution - Arbitration, Independent Expert or Court proceedings.

The terminal schedule of dilapidations, served at lease end, is intended to address all breaches of lease, prepared following the recommended format in the dilapidations protocol.

A strong metal bar used for reinforcement. It passes through a wall (or walls) to brace the structure/ arrest movement of walls.

Before roofing felt was available, ‘torching’ (mortar) was added to the underside of tiles or slates for waterproofing and to stop them lifting. It is less effective than modern roofing methods.

A mechanism used on the sale of a property investment where VAT is chargeable but not actually payable and therefore has a cashflow benefit. It is only applicable where the asset is and remains income producing after the transaction.

This is a mechanism employed by government under statute to limit (phase) year on year changes in liability following a rating revaluation. The system is self-funding so that limits in increases are financed by limits in decreases.

A horizontal dividing bar of wood or stone across the top of a door or window. It is usually used to separate a doorframe from a window set above it (refer to ‘Fanlight’).

A traditionally ‘U’ shaped bend in a waste pipe, soil pipe or gulley. The trap keeps enough water in it to create an intentional air blockage, preventing foul air flowing back into a building.

The horizontal part of a step or stair, the overhanging section of which is known as a ‘nosing’.

The net income from a property investment after deducting ground rent, non-recoverable expenditure and void holding costs.

A series of prefabricated, triangular, wooden frameworks which form the structure of a roof in many modern properties.

A method of calculating all or part of the rent of commercial premises, by reference to the Tenant's turnover. Exact terms vary between Leases, but usually this is based on a percentage of Gross Receipts. The tenant will typically pay a Base Rent "on account", either based on the previous year's rent or a percentage (e.g., 80%) of Open Market Rental Value, with a balancing charge at year end. Most common in "destination retail" locations such as Regional Shopping Centres, and the Licensed and Leisure sectors.

A method of retrospectively strengthening the foundations of a building e.g. if there has been subsidence. A new, stronger foundation is placed beneath the original.

The Uniform Business Rate (UBR) is adjusted annually by inflation (RPI) and is the multiple applied to Rateable Value to calculate rates payable (subject to transition and some other reliefs for small business).

The category of Town Planning Use to which the current or intended use of a property is allocated, as defined in the Town and Country Planning (Use Classes) Order 1987. This is a Statutory Instrument and is subject to periodic variation and updating.

This is a contractual provision within a lease, that specifies the use, or uses to which a property may be put and the uses which are prohibited. The formal classification of “Uses” are set out in the Town and Country Planning (Use Classes) Order 1987 as amended, which is a statutory instrument defining various use classes. The terminology of a user clause contained within a lease is critical in determining whether the use specified is restrictive or open. This aspect can be very important when considering the open market rental value of a property.

Vacant possession is a legal term denoting the empty state of a property on hand back to the landlord. Usually required in a lease the extent of compliance will be determined by the factual position at the date the premises are handed back.

Found at the intersection between two roof slopes to carry water away, a valley gutter is either horizontal (sometimes referred to as a ‘box’ gutter) or sloping.

The VOA is responsible for maintaining a fair and accurate rating list.

This is the Scottish equivalent of the Rating List and can be accessed here.

This is the lower court responsible for hearing rating appeals in England and Wales.

Essential in all buildings to allow excess moisture to escape and fresh air to circulate.

The outer edges of a sloping roof above the gable. They are often finished with mortar between the exposed tile edges (sometimes supplemented by clips) or special verge trims to match the tile profiles and have a bargeboard below

A load-bearing horizontal timber in/at the top of a wall. It creates part of a timber framework and supports floor joists, ceiling joists or rafters.

This describes a roof where the insulation is placed above the rafters but beneath the weatherproof membrane.

A pipe which carries waste water from an item of sanitaryware or kitchen sink.

A small metal bar fitted beneath a door. It protrudes slightly above floor level and stops water entering under the door.

A thatching material which is especially durable. It was historically sourced in Norfolk and may be referred to as ‘Norfolk reed’.

A strip of rubber, metal or other material fitted around a window or door to keep out water/draughts.

A legal term applied to negotiations and correspondence with the intention that anything said, or offers made, are Privileged, and cannot be subject to forced Disclosure in the event of litigation or Arbitration. This allows the parties and/or their agents to negotiate more freely, and explore the potential for settlement without making binding offers - i.e., without prejudicing their position in respect of what may be presented, in e.g., Expert Evidence, if matters become contentious and subject to formal dispute resolution procedures.

An infestation of wood-boring beetles/larvae. There are different species of woodworm and you will usually notice their presence by spotting small holes in timber and/or a powdery deposit.

Under the rating hypothesis it is assumed that the actual property is let in an arrangement between a reasonable landlord and tenant, but on the assumption that a tenancy will run from one year to the next with an expectation of continuance.

A measure of the return on an investment. A yield is the reciprocal of the multiplier that converts an income stream into a capital value.

The yield up clause sets out the conditions on which the property is to be handed back to the landlord, e.g., in accordance with the lease covenants and may impose additional obligations.

This is the accepted "market standard" method of rental analysis and valuation adopted for conventional high street retail premises, but not retail warehousing or large shops.