Real estate services

Tender description

The Valuation Office Agency (VOA) are considering undertaking an exercise to set up a commercial arrangement to engage suppliers of expert valuation services to act as sub-contractors in connection with the supply and delivery of the VOA's contractual obligations on frameworks and contracts for the public sector. This may be a framework or an alternative commercial vehicle. The VOA through its District Valuer Services (DVS) is currently appointed on a number of frameworks e.g. Crown Commercial Services (CCS), Eastern Shires Purchasing Organisation (ESPO), Homes and Communities Agency (HCA) and Welsh Government (WG) for the provision of property services including: Estate Management; Planning; Property Agency Services; Building Surveying; Property Investment, Appraisal and Financial services (including procurement strategy); Expert Property and Valuation advice. Duties are including but not limited to: — day to day estate asset management of the commercial and/or residential estate, integrating and liaising with current estate suppliers as necessary; — ownership and responsibility for managing the Customers estate information within their own property database, ensuring that its management and maintenance is current and that it shall interface and be compatible with the supplier's database for the estate; — updating and maintaining a property asset management plan for implementation of agreed strategies; — landlord management issues; — tenant management issues; — service charge management provide professional opinion of the valuations based on clear evidence where available, produce a final report and where necessary substantiate these at the Upper Tribunal (Lands Chamber); — vacant property management including regular visits and the provision of appropriate security measures; — other general management duties as specified by the Customer. Qualified planners may deliver advice including but not limited to: — Strategic planning advice. — Planning advice for compulsory purchase in the no scheme world. — Disposal related planning advice. — Planning Applications. — Planning Appeal. — Development plan work on emerging plans. — Statutory planning work. — Affordable housing requirements. — Green travel plans. Undertake consultation with local planning authorities and other statutory and non-statutory stakeholders to inform the disposal of assets or the preparation of planning advice. Prepare representations to Local Plans to promote land for development and co-ordinate the preparation, submission and negotiations of planning applications. Acquisition of freehold and leasehold property Following agreement the Supplier will undertake and manage a comprehensive search of available property solutions, including availability on the Government estate via GPU. This may include the preparation of lists of potential properties, assistance in identifying appropriate terms, identification of any surveys that may be required, advice on the most appropriate solution, undertaking negotiations, agreeing terms and conditions and acquiring the recommended asset. Disposal of freehold and leasehold property. Based on market intelligence, prepare marketing strategies, assessing sale and rental values in order to achieve sales and minimise rental voids. Prepare marketing materials and due diligence information. Advise and make recommendations to the client through the procurement or disposal process including: — Provide advice on marketing, affordability and service charge issues. — Provide guidance on the basis of disposal, respond to queries, appraisal bids, prepare scoring matrices, provide feedback to bidders. — Review the ability of prospective purchasers to deliver to deliver project proposals. — Verify the identity and creditworthiness of bidders for fraud prevention. — Support the legal process of disposal up to completion of the transaction. Where surplus property, space or holdings have been identified provide an initial report with budget costs, valuations, forecast incomes, anticipated outcomes and timings which take into account market conditions and risks, together with a recommendation to achieve the most favourable outcome for the Customer. Customers should agree the budget with the Supplier; the Supplier should be incentivised by the Customer to achieve a saving against the agreed budget. Following agreement with the Customer, the Supplier will undertake and manage the marketing and disposal through to a satisfactory conclusion for the Customer and will provide a comprehensive final report to support a recommendation, including any need for claw back, with advice on amounts and mechanism. Pre-acquisition property. Where a Customer is considering the acquisition of a property, either freehold or leasehold, the Supplier may be called upon to undertake a pre-acquisition or more detailed technical due diligence inspection and report (to include, but not be restricted to, detailed survey, reviewing technical data available for the property, planning restrictions, operation and maintenance data, organising environmental assessments, and considering implications for the building's potential use) taking into account the suitability for the intended use of the property. Where required, an outline feasibility study will be provided which identifies budget estimates for potential alteration works that may be required. Where it is concluded that the interests of the Customer would be best served by the completion of works identified within the building surveying the Supplier will specify, arrange procurement and manage these works. Existing property. Survey data is to be provided by the Supplier where necessary. Customers may require independent detailed surveys and reports including schedules of conditions, on the current condition of a property or asset including estimates of costs and priorities to bring the property to an agreed acceptable standard, optimum timing of maintenance and repairs, statutory obligations (including asbestos and equality legislation), health & safety issues/risks and whole life costs which should be attached to the occupancy agreement. Where it is concluded that the interests of the Customer would be best served by the completion of works identified within the building surveying the Supplier will specify, arrange procurement and manage these works. Dilapidations. On receipt of an Order, the Supplier will provide comprehensive and timely advice for the Customer, as Landlord or Tenant, on the most appropriate course of action to be taken on a dilapidations liability. Advice will take full account of the Customer's best interest, the statutory position, the likely future use of the property, the condition of the building, the lease provisions and the Customer's financial position. Following agreement with the Customer, the Supplier will undertake and manage negotiations through to a satisfactory conclusion for the Customer and will provide a comprehensive final report to support a recommendation on a settlement. Where it is concluded that the interests of the Customer would be best served by the completion of works identified within the dilapidations assessment, the Supplier will specify, arrange procurement and manage these works. Build cost estimates for Depreciated Replacement Cost (DRC) Valuations. — Provide investment analysis, decision making tools and advice on structuring delivery options and investment portfolios. — Review national, regional, sub-regional and local markets and undertake financial modelling and development appraisals to: — Identify and assess strategies for the development, acquisition or disposal of assets, projects or programmes. — Appraise asset and development opportunities for all tenures and housing types including 25 and 30 year models of borrowing and rental streams. — Advise on and prepare funding strategies for projects, programmes and infrastructure including potential sources and terms of funding, lender investor requirements, balance of risk and reward and gap funding requirements. — Provide fully interrogable models/appraisal that can be used to assess delivery options and support the business case to secure project approvals (including DCLG and HM Treasury) for individual developments, infrastructure and multi-delivery arrangements. — Advise the client on emerging and best practice in capital and revenue funding issues ( e.g. Cross subsidy, AHP funding, Section 106/CIL contributions, land gifting, custom build, community land trusts, co-operative and mutual models, co-investment and mechanisms for recycling Public Body funding). — Produce sensitivity analyses. — Produce reports and analyses of stakeholder financial returns and critical drivers including Internal Rate of Return, developer profit, Net Present Value. — Provide advice on investment and development finance and funding variations at regional / sub-regional / local levels including local authority finance and options for stock transfer and stock investment / new build. — Provide advice on alternative options for delivering affordable and intermediate housing. — Provide advice on administration, investment recovery and potential exit strategies for equity and loan investment assets such as shared equity products and rental products. — Provide support on procurement, due diligence, contracting and monitoring of projects. — Identify property related, financial and commercial risks and recommend approaches to their management. — Provide specialist appraisal and financial advice in connection with HCA's role as the Regulator of Social Housing in England. — Provide advice on the capacity and capability of prospective current Public and Private Body partners. It is envisaged that this requirements will be varied. Some examples of these specialist types of categories and services can include but not limited to items stated below: — Retirement and nursing homes. — Hotels and leisure / entertainment. — Sporting facilities. — Petrol filling stations. — Nurseries and garden centres. — Party wall and boundary disputes. — Rights of Light. Provide expert witness statements and appear in litigation cases to support the VOA as head supplier. Duties will include preparation of statement of case with fully supporting evidence as well as Tribunal appearance where necessary. Have detailed working knowledge of any statutory regulations that affect the specialist area of expertise. Where appropriate Valuations to the appropriate Framework standards (including RICS Valuations to the latest edition of Professional Standards (the ‘Red Book’)) are to be provided by the Supplier where necessary in the provision of the Services outlined above. To request interest from the market place relating to the type of services that may be required. The valuation services may comprise the full range of services under the Royal Institution of Chartered Surveyors Valuation faculty.