Commercial Site Analysis and Review

Whether you are looking to acquire, develop or improve the performance of an asset – ZebraInvest are able to help. Being property investors ourselves we’ve purchased over 20+ properties over the last 4 years, so have a wealth of knowledge and are able to provide a details analysis of sites.

Recently we’ve analysed the use and repurposing of a car garage in Norfolk to see how the site, it’s income and value can be maximised. At the same time cost estimates were provided for development of the site, creating new units and looking at the development of residential properties on the site. Concluding the best strategy with the site owner.

Another commercial office project in Portsmouth was looking to maximise the number of light industrial starter units that could, and would, fit on to the site. A remote desktop analysis was completed – looking at the existing site, highways access, width of each unit whilst also completing a thorough analysis of leased properties in the area. The investors were provided with a detailed pack providing a gross development value, allowing them to decide whether to purchase the site and how best to develop it.

Residential Property Analysis

Accountants and property investors have approached ZebraInvest on multiple occasions to complete desktop analysis and insights in to residential properties with the objective of understanding whether a project is a good investment.

Through completing a detailed analysis of all On Market, Off Market and Sold Data a property’s value can be established. An insight report is then provided outlining purchase costs (legal costs, stamp duty, etc), refurbishment costs and rental details – allowing our clients to make a decision on whether to proceed and purchase a property.

Portfolio Reviews

ZebraInvest has also completed portfolio reviews (using desktop research) to identify the estimated values of properties. Accountants have requested portfolio valuations to aid landlords incorporating their portfolio.

In this case the more detail provided will make the process quicker and far more accurate – though we have, and will, dig in to a property’s history and energy performance data to understand a properties configuration and likely condition.

Community Infrastructure Liability (CIL)

Helping property investors and developers converting commercial properties to residential through providing thorough statements based on sophisticated research to reduce (in most cases) CIL liability to £0.

This includes detailed research of a properties historic, and timeline of, use to collate evidence to demonstrating a properties use of 6 months within the last 3 years.

Drafting a letter for the investor, architect or planner, to submit to their local CIL officers to demonstrate a case for exemption. Over the past two years ZebraInvest has been successful in drafting these for clients in Southampton.

Lawful development Certificates

Establishing Use of Flats & Annexes as C3 Residential

ZebraInvest have confirmed, and demonstrated significant, historic use of properties that lack the planning permission required. By working alongside RS Studio in Southampton we have helped achieve C3 planning on:

• 5 Flats that were originally a pub in Norwich and illegally converted, demonstrating 10+ years of continuous use.
• 3 Flats that had been converted from a house and been used for 6 years, where the new owner was facing issues with a mortgage and potential enforcement action.
• A 150m2 1 bedroom annex that had been continually used as a C3 home, allowing it to be converted to a C4 6 bedroom HMO.

Establishing Use of C4 / Article 4 HMOs

Councils across England have introduced Article 4 directions removing the permitted development right to convert a C3 residential property to a C4 House of Multiple Occupation. Most lenders now require planning permission, or demonstration of continuous use, as a C4 HMO before lending against a property.

The C4 planning status also carries a fair amount of value, in many article 4 areas. Over the last 4 years we completed thorough research to identify the number of tenants in a property at any one time, that they are unrelated and occupying a properties as a HMO – including:

• A 4 Bedroom house in Highfield where the density of HMOs in the road where HMOs exceeded 10% and the council would not issue planning.
• A large sui generis 9 bedroom HMO facing enforcement action from the local council.

All work is quoted, and charged, based on an hourly rate.

Contact ZebraInvest:

Email: tg@zebrainvest.co.uk
Call: 01603 851 581