Project Monitoring
During the development process Project Monitoring is an essential part of an Asset Manager’s role. The Asset Manager acts as Employer's Agent to instruct the development team, to coordinate inputs and ensure the building is optimised for operation.
"We are a cradle to grave specialist in all living: From finding land through Virgin Land by Ringley to getting living sector assets built. Part of Asset Management is 'Project Monitoring' the part where we keep the developer honest and coordinate the project team."
We apply fresh thinking to each project challenge and have advised on the build of tens of thousands of units; with 25+ years’ experience in operating thousands of homes we have acute experience of operational durability and operational risk as well as how and where to spend the money to appeal to the relevant demographic for each development. Our role is to de-risk your build and prepare the development for operations.
An integral part of Project Monitoring is to work through the ESG Toolkit, to select the right benchmarking tools and accreditations and to design the building for, and ultimately to achieve the relevant benchmark of excellence.
Whilst we own a vertically integrated living sectors platform, the potential for OpEx efficiencies and to enhance the blended IRR starts with durability of fixtures and fittings, design, building flow and everything from access to lighting strategies.
From Site Acquisition to Topping Out
As Asset Manager we partner with Clients throughout the development life cycle: land origination, alongside development management, through the project monitoring to stay ahead of trends, to keep the developer honest, look for construction efficiencies, and durable materials and equipment for units, amenity areas and back of house. Behind this sits our expertise to draft transport plans, operational management plans and landscape management plans to discharge S106 planning obligations. Our decades of operational expertise means that at all times we are focussed on building out customer journeys through the building and desirable homes that can be managed through Una Living, our tech-enabled living sectors delivery platform.
Decades of hands-on project monitoring experience adds value:
- During design, efficiency and space planning.
- Value engineering: M&E, FF&E and to maximise rents.
- Layouts: to maximise rental appeal.
- Market insights: product, demographics, demand, market appeal.
The components of Project Monitoring:
Draw up briefing note
Select Consultants
Shortlist Consultants
Review terms of appointment
Agree reporting procedures
Bring forward decisions to meet milestones
Oversee the Build Contract
Track closing out Planning Obligations
Sign off management strategies
Due diligence on equipment suppliers
Further the ESG Agenda
Advise on smart tech
Front & Back of House
Snagging and Handover
Prepare for launch
Prepare for mobilisation
Manage budgetary control
Prepare for stabilised asset management
Prepare for lease up
Receipt unit compliance documents
Prepare for occupations
End of Defect stage
Draw up a briefing note
Draw up a briefing note to scope services for the relevant project development stage.
Select Consultants
Inviting cost proposals from the: architect, quantity surveyor, mechanical & electrical design consultant, structural engineer, principle designer, interior designer, principle contractor, main contractor, structural engineer, building information management consultant, geotechnical engineer, planning consultant, site contract manager, specialist material supplier/manufacturer, scaffolding design engineer, approved inspector, leisure/gym/well-being providers, space/light consultants.
Shortlist Consultants
Interview and shortlist consultants for each function; evaluate options and make recommendations.
Review terms of appointment
Review terms of the each appointment to ensure the Property Owner he right to contractually request variations and extras.
Agree reporting procedures
Agree meeting, reporting and recording procedures with consultants and relevant contractors. Manage communications, minute meetings and ensure information is appropriately distributed.
Bring forward decisions to meet milestones
Key milestones will include: development concept, design, unit mix, unit layouts, unit appliances, unit fittings, unit small power, M&E, spec, value engineering, spares lists, defects protocols, fire strategy, lighting strategy, comms strategy, servicing strategy, sustainably sourced materials, deliveries/loading strategy, refuse strategy, window/facade cleaning strategy, roof access strategy, landscaping grounds/outdoor space strategy, secure by design, SLA's, materials selection, front and back of house design, and to further the zero carbon agenda.
Oversee the Build Contract
Review of the monthly Employers' Architect's monthly site inspection reports prior to PC "Practical Completion", and then the pre-completion report. Inspect the site regularly and monitor the compliance of the developer with the terms of the contract. Seek approval to any variations, notify any contractual disputes.
Track closing out Planning Obligations
Ensure the Project Architect tracks S106 obligations, and submits inputs from the project team.
Sign off management strategies
Procure plans for management, landscaping, servicing, deliveries, CCTV, parking and the like. Advise on units and communal areas heating strategy, utilities, comms & wi-fi; advise on ventilation and heat recovery strategies, secure by design principles in respect of: access, smart locks, CCTV, security, and entry phone systems; advise on façade cleaning and maintenance strategy: cradles, abseiling, hoists etc.
Due diligence on equipment suppliers
Input into the selection of plant and equipment such as lifts, heating systems, air-conditioning favouring open protocol systems, known performance and origin for sourcing spares.
Further the ESG Agenda
Arrange accreditations to further the ESG journey including carbon credits to achieve operational net zero, BREEAM in-use certification, EV charging spaces, bike hire, sustainable materials in furnishing strategy, bulk supply of green energy, monitoring technology to supplement smart meters, photovoltaic panels on roof.
Advise on smart tech
Advise on smart homes tech strategy: product design, offering, leak detection, smart locker/smart parcel room....
Front & Back of House
Ideation, selection and briefing of interior designer including art curation: briefing, procurement; arrange and oversee installation of suitable signage and way finding.
Snagging and Handover
Recript the regime for quality acceptance of each unit and the common parts including snagging and defect remedy processes. Take recript of all guarantees and the manufacturer's instructions at handover. Receive 'as built drawings' and 'layout and stacking drawings', attend cause and effect testing of key plant and the fire strategy, procure the fire risk assessment in preparation for first occupations. Receipt O&M Manuals and CDM files.
Prepare for launch
Procure the hoardings or wraps: brief local community engagement, creative agencies, design.and installation.
Prepare for mobilisation
Attend the commissioning, handover of major installed plant and equipment. Ensure statutory documentation, including health and safety files, NHBC, Premier or other guarantee, operating manuals as required are in place. Obtain confirmation of building regulations sign off; ensure performance bond or PCG and NHBC insolvency cover in place. Obtain confirmation of collateral warranties.
Manage budgetary control
Support the Property Owner by inputting into Royal Institute of British Architects ("RIBA") Stage A, B and C budgets. Receive and check all invoices from the Employers Architect and the developer; report to the Property Owner on the progress of the development.
Prepare for stabilised asset management
Procure the creation of the asset register, planned property maintenance Gantt chart and advise on the scope of maintenance required to meet best practice standards.
Prepare for lease up
Arrange and oversee fit out of the show homes; source furniture packs: briefing, selection, delivery, procurement, installation including window dressings.
Receipt unit compliance documents
Coordinate data from the project teams data rooms to enable units compliance mobilisation including: energy performance certificates, gas safe certificates, electrical ECIR reports, layout plans; arrange for the registration of properties which constitute a house in multiple occupation with the Local Authority and obtain relevant licences. Commission professional photography, videography, and/or drone surveys for marketing.
Prepare for occupations
Arrange the registration of units with the postal service and the Local Authority for council tax; provide servicing strategies to the fire service, refuse service. Procure production of a home user guide for residential units.
End of Defect stage
Advise on the release of retention funds or bond. Resolve any latent defects issues, advise on the Final Account sign off.
Project Briefing & Team Assembly
Build Contract Oversight
We track and monitor all aspects of the Build Contract from construction budgets to planning obligations, select appropriate ESG accreditations and deal with variations.
Design for operations
Prepare for Mobilisation
Support BTR Lease-up
Project Briefing & Team Assembly
Drawing up a briefing note
Draw up a briefing note to scope services for the relevant project development stage.
Select Consultants
Inviting cost proposals from the: architect, quantity surveyor, mechanical & electrical design consultant, structural engineer, principle designer, interior designer, principle contractor, main contractor, structural engineer, building information management consultant, geotechnical engineer, planning consultant, site contract manager, specialist material supplier/manufacturer, scaffolding design engineer, approved inspector, leisure/gym/well-being providers, space/light consultants.
Shortlist Consultants
Interview and shortlist consultants for each function; evaluate options and make recommendations.
Review terms of appointment
Review terms of the each appointment to ensure the Property Owner he right to contractually request variations and extras.
Agree reporting procedures
Agree meeting, reporting and recording procedures with consultants and relevant contractors. Manage communications, minute meetings and ensure information is appropriately distributed.
Further the ESG Agenda
Arrange accreditations to further the ESG journey including carbon credits to achieve operational net zero, BREEAM in-use certification, EV charging spaces, bike hire, sustainable materials in furnishing strategy, bulk supply of green energy, monitoring technology to supplement smart meters, photovoltaic panels on roof.
Snagging and Handover
Recript the regime for quality acceptance of each unit and the common parts including snagging and defect remedy processes. Take recript of all guarantees and the manufacturer's instructions at handover. Receive 'as built drawings' and 'layout and stacking drawings', attend cause and effect testing of key plant and the fire strategy, procure the fire risk assessment in preparation for first occupations. Receipt O&M Manuals and CDM files.
Prepare for stabilised asset management
Procure the creation of the asset register, planned property maintenance Gantt chart and advise on the scope of maintenance required to meet best practice standards.
Build Contract Oversight
We oversee the Build Contract
Review of the monthly Employers' Architect's monthly site inspection reports prior to PC "Practical Completion", and then the pre-completion report. Inspect the site regularly and monitor the compliance of the developer with the terms of the contract. Seek approval to any variations, notify any contractual disputes.
Bring forward to meet milestones
Key milestones will include: development concept, design, unit mix, unit layouts, unit appliances, unit fittings, unit small power, M&E, spec, value engineering, spares lists, defects protocols, fire strategy, lighting strategy, comms strategy, servicing strategy, sustainably sourced materials, deliveries/loading strategy, refuse strategy, window/facade cleaning strategy, roof access strategy, landscaping grounds/outdoor space strategy, secure by design, SLA's, materials selection, front and back of house design, and to further the zero carbon agenda.
Track closing out Planning Obligations
Ensure the Project Architect tracks S106 obligations, and submits inputs from the project team.
Manage budgetary control
Support the Property Owner by inputting into Royal Institute of British Architects ("RIBA") Stage A, B and C budgets. Receive and check all invoices from the Employers Architect and the developer; report to the Property Owner on the progress of the development.
End of Defect stage
Advise on the release of retention funds or bond. Resolve any latent defects issues, advise on the Final Account sign off.
Design for operations
Sign off Management Strategies
Procure plans for management, landscaping, servicing, deliveries, CCTV, parking and the like. Advise on units and communal areas heating strategy, utilities, comms & wi-fi; advise on ventilation and heat recovery strategies, secure by design principles in respect of: access, smart locks, CCTV, security, and entry phone systems; advise on façade cleaning and maintenance strategy: cradles, abseiling, hoists etc.
Due diligence on equipment suppliers
Input into the selection of plant and equipment such as lifts, heating systems, air-conditioning favouring open protocol systems, known performance and origin for sourcing spares.
Advise on smart tech
Advise on smart homes tech strategy: product design, offering, leak detection, smart locker/smart parcel room....
Front and back of House
Ideation, selection and briefing of interior designer including art curation: briefing, procurement; arrange and oversee installation of suitable signage and way finding.
Prepare for Mobilisation
Prepare for launch
Procure the hoardings or wraps: brief local community engagement, creative agencies, design and installation.
Prepare for mobilisation
Attend the commissioning, handover of major installed plant and equipment. Ensure statutory documentation, including health and safety files, NHBC, Premier or other guarantee, operating manuals as required are in place. Obtain confirmation of building regulations sign off; ensure performance bond or PCG and NHBC insolvency cover in place. Obtain confirmation of collateral warranties.
Receipt unit compliance documents
Coordinate data from the project teams data rooms to enable units compliance mobilisation including: energy performance certificates, gas safe certificates, electrical ECIR reports, layout plans; arrange for the registration of properties which constitute a house in multiple occupation with the Local Authority and obtain relevant licences. Commission professional photography, videography, and/or drone surveys for marketing.
Support BTR Lease-up
Prepare for Lease-up
Arrange and oversee fit out of the show homes; source furniture packs: briefing, selection, delivery, procurement, installation including window dressings.
Prepare for occupations
Arrange the registration of units with the postal service and the Local Authority for council tax; provide servicing strategies to the fire service, refuse service. Procure production of a home user guide for residential units.
We prepare assets for Mobilisation
It takes time to harness the best of the local community, activating the brand must start early.
- Load the tech, websites etc…
- Finalise interior design, dress show flats
- Establish Unit QA
- Market test launch prices, prepare incentives
- Equipment cause & effect testing
- Launch community engagement
Learn more: The steps to mobilizing a development explained
We prepare assets for Mobilisation
The steps to mobilizing a development explained
Prepare for launch
Procure the hoardings or wraps: brief local community engagement, creative agencies, design and installation.
Commissioning: cause & effect testing
Attend the commissioning, handover of major installed plant and equipment. Ensure statutory documentation, including health and safety files, NHBC, Premier or other guarantee, operating manuals as required are in place. Obtain confirmation of building regulations sign off; ensure performance bond or PCG and NHBC insolvency cover in place. Obtain confirmation of collateral warranties.
Load unit compliance documents
Coordinate data from the project teams data rooms to enable units compliance mobilisation including: energy performance certificates, gas safe certificates, electrical ECIR reports, layout plans; arrange for the registration of properties which constitute a house in multiple occupation with the Local Authority and obtain relevant licences. Commission professional photography, videography, and/or drone surveys for marketing.
Prepare for Lease-up
Arrange and oversee fit out of the show homes; source furniture packs: briefing, selection, delivery, procurement, installation including window dressings.
Prepare for occupations
Arrange the registration of units with the postal service and the Local Authority for council tax; provide servicing strategies to the fire service, refuse service. Procure production of a home user guide for residential units.
Our Asset Management Leaders
The key to our success is our people
Una is our living sectors delivery platform: we build communities for thousands of residents throughout the UK
Una Living is the living sectors delivery platform of The Ringley Group.
We build communities and support thousands of residents nationally.
Una is our living sectors delivery platform: we build communities for thousands of residents throughout the UK
Una Living is the living sectors delivery platform of The Ringley Group.
We build communities and support thousands of residents nationally.
