Where on projects, the Project Agreement includes for specific Handback provisions defined in the Project Agreement requiring ProjectCo to carry out a survey of each Facility (including plant and equipment).
As a precursor to the Handback provisions (typically which requires a survey to be undertaken not more than 18 and not less than 12 months prior to the end of contract) this LCM condition survey will provide a baseline comparison to allow the Authority to look back and compare this interim LCM condition survey with the required Handback survey outcomes as defined by the Project Agreement at the relevant date.
The LCM condition survey is to assess whether each Facility has been and is being maintained by ProjectCo in accordance with its obligations in respect of maintenance, repair and renewal in accordance with the Project Agreement to ensure that each Facility shall be in a condition which is in accordance with the performance of ProjectCo's obligations having regard to the age, character, location and purpose of each Facility.
In carrying out the survey, the Surveyors shall consider the following in respect of each Facility:
• Its age, character, location and purpose.
• Any Maintenance Works scheduled to be carried out by ProjectCo in accordance with the Planned and Preventative Maintenance Schedule between the date on which the Survey was completed and the end of contract date for each Facility.
• The actual expenditure incurred by ProjectCo in respect of Remedial Works and Maintenance Works for that Facility during the period from the Services Commencement Date to the date on which the Survey was completed.
• The items (including any elements of the buildings, plant or equipment forming part of the Facility) projected as being reasonably necessary (having due regard to the age, character, location and purpose of that Facility) to be maintained, repaired or renewed by the Authority during the five year period after the end of contract date in respect of that Facility.
Also, an assessment of the lifecycle spend expected to exist in the period of the following five years after the end of contract date for the public body to understand the potential financial/budgeting requirements.
It is anticipated the inspection for each of the principal building elements and assessment of the existing condition will be done using RICS condition grades and priority ratings against the required standard to meet the Handback requirements set out in the Project Agreement.
Survey should include a description of the element being surveyed, comments on its general condition, description of any defects found and life expectancies of the main element and components of structure. Fabric elements should be surveyed on a 'room by room' basis, M&E Services to be surveyed on a building basis.
Building at all floor levels: - only [ 25% - to be agreed as prior to procurement] [this might vary with individual projects] of all building fabric elements require inspection
• Structure
• All roofs
• External fabric
• Internal fabric
• Drainage elements
• All internal fixtures and fittings (loose and fixed) including toilets, kitchens, dining/cafe, tea prep areas, reception and the like
• Redecorations
• Internal and external car parking
• Sewerage and water supply
Mechanical Services at all floor levels:
• All types of heating and cooling systems
• All types of ventilation systems
• Hot and cold water
• Medical gas infrastructure
• Lifts
• Boilers and associated calorifiers
• Fixed plant
• Fuel storage
• Lifts (passenger and service)
• Swimming Pool Plant
Electrical Services at all floor levels:
• Electrical Services/Systems Mains Distribution: including LV, MV and HW Distribution Systems
• Data transmission
• ICT Infrastructure and ICT systems - (cabling, data points, Ethernet switches, file servers, Internet server and multi-media server)
• Fire and burglar alarm systems
• Fixed plant
• Generator/Emergency Power Supply were applicable
• Building management systems (BMS)
• Access control and CCTV systems
• PA/Voice Systems
• Statutory and non-statutory requirements throughout the building and associated external fabric
Fire:
• Compartmentation
• Fire doors
• Means of escape
• Alarm and detection systems
• Textiles and furniture
• Storage of flammable substances
Health and Safety:
• Electrical services, supply and distribution
• Asbestos
• Control of Legionellae
• Health and safety at work
• Food hygiene
• Disability access
• Control of substances hazardous to health
Condition Grades:
• A Good - performing as intended and operating efficiently
• B Satisfactory - performing as intended but exhibiting minor deterioration
• C Poor - exhibiting major defects and/or not operating as intended
• D Bad - life expired and/or serious risk of imminent failure
Priority Rating:
• 5: 8(+) years remedial action
• 4: Years 6 - 7 remedial action
• 3: Years 3 - 5 remedial action
• 2: Years 1 - 2 remedial action
• 1: Years Immediate or Year 1 remedial action