Unit B, Circular 13
Gascoigne Road, Barking, IG11 7HP · Freehold, title EGL320163 · Built 2003–2005 · Refurbished 2021
~5 yrs
Vacant · marketing
Total area
8,979 m² · 96,650 sq ft
Warehouse
8,089 m²
Office
890 m² · 2 floors
Site
15,416 m² · 58% cover
Haunch
9.6 m ⚠
Doors
7 + 6 dock / level
EPC
B (40) to 2033
Record completeness
6 / 11 domains
Populated from TDD · £0 spent
Open defects
12
2 recurring 6 routine
5-yr repairs budget
£53.4k
All Year 1 · 0% recoverable
Document conflicts
6
Detected across the TDD
Needs attention
Derived from the TDD, ranked by consequence
⚑
Fire Risk Assessment not held
Requested from property management, outstanding at report issue. Open item.
◮
Dock door 2 — water ingress recurring since before 2021
Staining at the floor/door-seal interface. Seal already replaced once in 2021.
◔
Valley gutters — standing water and splitting joints
Ad-hoc landlord repairs already undertaken. Internal siphonic drainage, so a failure discharges inside the building.
◷
Samsung VRF guarantee expires this year
5-year product guarantee from the 2021 installation. Roof guarantees run to 2036.
◫
Expanding foam in the 4-hour firewall
Signed off by building control; the surveyor does not consider it best practice. Fire-stopping survey budgeted at £7,500.
◈
Maintenance documentation not provided
On-site records indicate servicing is happening, but the documentation was not supplied for review.
Document conflicts detected
6 found
| Fact | Stated as | And also as | Register holds |
|---|---|---|---|
| Eaves haunch height | 10.3 m EXEC SUMMARY | 9.6 m §2.1 / §2.7 | 9.6 m — measured on site |
| Portal frame bay | 8.5 m §2.3.1 | 7.5 m §2.7 | 7.5 m — measured on site |
| Car park spaces | 45 EXEC SUMMARY | 43 §3.3 | 43 · 39 usable |
| Rooflight material | GRP EXEC SUMMARY | Polycarbonate §2.1 | GRP triple-skin §2.3.2 |
| Year built | 2003–2005 §2.1 | 2003 RCA | 2003–2005 |
| Fire alarm spec | L1 office + manual warehouse §2.4.6 | M warehouse + L4 office required FIRE STRATEGY | ⚠️ Installed ≠ specified |
The last row is not a typo in the report — it is a real gap between what is installed and what the retrospective fire strategy says is required. It needs resolving before a tenant takes occupation.
Data sources
✓
Savills TDD — 31 pp
Inspection 30 Jun 2026 · Final 30 Jul 2026 · ref 770893. Parsed into the register.
✓
✓
Repairs budget schedule
5-year, appendix 1.
◷
EPC register
B (40), valid to 10 Aug 2033. Free pull — not yet wired.
✕
Fire Risk Assessment
Not provided.
✕
M&E maintenance records
Not provided.
✕
Base-build Building Regs records
Not provided. Refurb certificate held (SOCOTEC, 22 Aug 2022).
◈
Nova Ambiente — environmental
Separate instruction. Flood risk commentary referenced, full report not in scope here.
◈
RPS flood risk DD, 21 Jun 2021
Referenced. Defences 6.15 m AOD vs 5.55 m required.
Why capture now
Vacant — capture nowOpen
Full access · empty slab · no consents · no out-of-hours premium
Let on FRI termsClosed
Access via tenant · racking in place · consent required · landlord kit inside the demise at the tenant's sufferance
Reserve the rights in the letting documentation before there is a tenant. After completion there is no leverage.
Element Register
Structure & fabric
External areas
Building services
Specification
All condition wording taken verbatim from the TDD
A Good
B Satisfactory
C Fair / defect noted
Not inspected
| Element | Specification | Installed | Cond. | Surveyor's finding |
|---|---|---|---|---|
Foundations Substructure | Pad bases + ground beams on vibro-compacted sub-soils | 2003–05 | – | Not inspected. No signs of movement to question performance. |
Steel portal frame Superstructure · twin span | 7.5 m bay × 30 m span, cross-braced; office extension on steel pipe columns | 2003–05 | A | Good condition, no evidence of significant defects or movement. |
Warehouse floor slab Ground bearing RC | FM2 to TR34 (2003 ed.), 50 kN/m²; Flowcrete epoxy resin coating | 2003–05 coating 2026 | C | Slab good, no sunken areas or significant cracking. ⚠️ Coating joints cracking / displaced — contractor returning. |
Roof sheets Dual shallow hipped | CA1000R 0.7 mm HPS200 steel, 160 mm fibreglass infill, self-drilling fixings | 2003–05 | C | Fair, commensurate with age. Heavily soiled. Cut-edge corrosion treatment applied 2021 (15-yr guarantee). |
Rooflights ~10% of warehouse floor area | Triple-skin site-assembled GRP translucent sheets, ridge to eaves | 2003–05 | C | Fair, no evidence of leaks internally. Heavily soiled. |
Valley & eaves gutters Internal siphonic drainage | Box gutters → 160 mm uPVC internal downpipes; Girosil RC-G liquid liner 2021 | 2003–05 relined 2021 | C | ⚠️ Standing water and vegetation build-up. Ad-hoc landlord repairs where lining joints split. |
Mansafe fall arrest Anchor points + cable | Single roof access hatch, internal galvanised caged ladder | repaired 2021 | A | Repaired, tested and recertified 2021. No visible defects. |
Wall cladding External envelope | CA1000W 0.7 mm Celestia steel, 110 mm fibreglass infill | 2003–05 | C | Fair. ⚠️ Redundant circular penetration, west elevation. Localised low-level impact damage. |
Office curtain walling East elevation, full height | Powder-coated aluminium DG: 6 mm green tint / 16 mm cavity / 6 mm Planitherm; BS 5713 / BS 6206 | 2003 | B | Satisfactory. ⚠️ Slipped trims east elevation require refixing. Solar film peeling at ground floor. |
Dock doors 7 no. · 2.9 × 3.0 m | Dock-level, roller shutter, dock hoods replaced 2021 | 2003–05 refurb 2021 | C | Good overall. ⚠️ Door 2: historic water ingress at floor/seal interface — recurring despite 2021 seal replacement. Impact damage to shutters. |
Dock levellers 7 no. · Crawford 60 kN | Overhauled and validated 2021 | 2003 23 years | B | Good condition following 2021 refurbishment. |
Level access doors 6 no. · 4.1 × 4.8 m | 4 to north yard, 2 to west yard. No leveller, no shelter, no restraint | 2003–05 | B | Refurbished as part of 2021 works. |
Means of escape doors + external escape stair, south | Decorated metal; galvanised external staircase; automated reception entrance 2021 | 2003–05 | A | Generally good, overhauled/replaced in 2021. |
Office internal finishes Cat A, 2 floors | Metal ceiling tiles, plasterboard, carpet + ceramic tile, WCs with vanity units | 2021 | A | Good, ready for tenant fit-out. Cracked tile at internal column base. |
Warehouse liner panels Internal perimeter + soffit | CA1000W/R liner panels | 2003–05 | B | Generally good. ⚠️ Localised low-level impact damage to concrete walling. |
Office steel columns Supporting overhanging eaves | Circular steel pipe, Celestia bullnose detail | 2003 | B | Good. ⚠️ Isolated spot corrosion at column bases. |
| Element | Specification | Cond. | Surveyor's finding |
|---|---|---|---|
North service yard c.32 m deep | Reinforced concrete hardstanding, bays with expansion/day joints | C | ⚠️ Cracking, vegetation through joints, damaged movement joints, delaminated thermoplastic markings. Short-term action. |
West service yard c.37 m deep | RC hardstanding; padlocked double side-hung steel gates | C | As above. Typical HGV bay is 25 m — both yards exceed it. |
Car park 43 bays · 39 usable · 2 disabled | Block paving; lever-arm barrier, steel gates, electric cantilever sliding gate | C | Fair. Would benefit from enhanced de-weeding. 4 bays lost to barrier equipment. |
Perimeter fencing Paladin + galvanised | Sections replaced 2021 | C | ⚠️ Leaning sections SE and SW, popped bolts to south. To be monitored. |
Sprinkler tank enclosure North yard | External tank + pump house | D | ⚠️ No perimeter fencing around the sprinkler tank. |
Electrical substation NE corner | Outbuilding, secure padlocked gate from Gascoigne Road | A | No significant defects or concerns identified. |
Soft landscaping Site-wide | Extensive works 2021 | C | Overgrown — vegetation has regrown since the refurbishment. |
River wall / embankment West boundary, River Roding | Concrete retaining wall + 2006 flood defence reinforcement; two retaining walls | B | Sound structural condition where visible, largely concealed by vegetation. |
Estate service road Between Unit B and Units A & C | Within freehold title; access rights to neighbours | C | Operating sufficiently, fair condition. Cracking to kerbs to be addressed. |
Bollards & street furniture Site-wide | Redecorated 2021 | A | Generally good. One bollard impact-damaged in the west yard — minor. |
External lighting Car park + yards | Suspected fluorescent fittings — not confirmed | – | Not verified. A retrofit candidate and an EPC/MEES item. |
Assessed from a building surveyor's perspective only. No specialist M&E inspection was commissioned, and the maintenance documentation was not provided.
| System | Specification | Installed | Status |
|---|---|---|---|
Electrical supply | Three-phase, 450 kVA (base-build O&Ms) | 2003–05 | Appropriate for use |
Sprinkler system Warehouse | External tank + pump house, two diesel-driven pumps; overhauled and validated 2021 | 2003–05 | Weekly regime required |
Fire alarm | L1 addressable in office; manual system in warehouse | 2003–05 | vs strategy: M + L4 |
Smoke ventilation | Roof-mounted smoke vents; overhauled 2021 | 2003–05 | Validated 2021 |
VRF air conditioning Office only | 3 × Samsung R410A condensers, external SE; Samsung wall touch controls | 2021 | Guarantee expires 2026 |
Ventilation Office | AHU in plant area; separate WC extract in 1st-floor plant room | 2021 | Commissioned 2021 |
Heating | Sol Aire 500 W wall electric to WCs; overhead door heater at reception. No heating or cooling in the warehouse. Office converted gas → electric in 2021 | 2021 | Electric |
Lighting | LED throughout offices; emergency lighting across the property | 2021 | LED |
Domestic hot water | 250 L cylinder + circulation pump | 2021 | Good |
Passenger lift Office, GF ↔ 1F | 10-person / 800 kg | 2003–05 | Isolated & switched off |
BMS / controls | None. Local controls only; Samsung wall touch panels for VRF | — | No BMS |
Electricity metering | Mains metered, enters NE section of warehouse | — | Standard metering |
Gas metering | Metered mains supply, NE corner | — | Office heating now electric |
Water supply | Mains cold water, same location | — | UNMETERED |
Drainage | Roof → internal stacks to sewers; car park via gullies; foul at ground level to local authority sewers | 2003–05 | Functioning |
Specification criteria
- North yard depth
- c.32 m
- West yard depth
- c.37 m
- Level access doors
- 6 · c.4.1 × 4.8 m
- Dock loading doors
- 7 · c.2.9 × 3.0 m · 1 per c.13,803 sq ft
- Floor flatness
- FM2 to TR34 (2003 edition)
- Slab bearing capacity
- 50 kN/m²
- Upper floors
- 5 kN/m² superimposed · 1 kN/m² partitions
- Haunch height
- c.9.6 m — measured on site
- Bay width / span
- c.7.5 m / c.30 m — measured on site
- Office ceiling height
- c.2.7 m
- Ceiling void — GF
- c.0.793 m (1.29 m to underside of steel)
- Ceiling void — 1F
- c.1.0–1.403 m (sloping roof)
- 1F raised floor void
- No access at inspection
- Site coverage
- 15,416 m² site · unit covers c.58%
- Electrical provision
- 450 kVA
Areas
| Level / use | m² | sq ft |
|---|---|---|
| Ground floor office | 457 | 4,919 |
| First floor office | 433 | 4,661 |
| Warehouse | 8,089 | 87,070 |
| Total NIA | 8,979 | 96,650 |
Source: Workplace Designs measured survey, 26 April 2021.
Original development team
| Role | 2005 base build |
|---|---|
| Architect | Michael Sparkes Associates |
| Roofing & wall cladding | CA Roofing Services |
| Structural engineer | The Sprigg Little Partnership |
| Electrical installation | Barrie Beard Limited |
| Mechanical installation | Halsion Limited |
| Fire protection | G & A Construction |
2021 refurbishment: Cushman & Wakefield (CA + M&E consultant), AC Fire Safety, Bradford Watts (principal contractor).
Condition & Defects
Open
12
All from the July 2026 TDD
Recurring after remedy
2
Addressed in 2021, returned
Budgeted
4 / 12
£47.5k of works + £5.9k fees
Carrying no cost
4 + 2
Routine excluded · 2 not costed
Open items
Ordered by consequence, not by report order
| Defect | Element | Risk | Action | Budget | |
|---|---|---|---|---|---|
| 1 | Water ingress at dock door 2Recurring Staining at floor / door-seal interface. Seal replaced in the 2021 works; staining suggests the issue persists. |
Dock door 2 | Medium | Renew seal — property management | in £20k |
| 2 | Valley gutter — standing water & vegetationRecurring Liquid-applied liner installed 2021 with a 15-year guarantee; landlord has since made ad-hoc repairs where lining joints were splitting. |
Rainwater goods | Medium | Clear as routine maintenance; monitor liner | excluded |
| 3 | Inadequate fire stopping Instances of inadequate fire stopping; expanding foam used at a historic penetration in the 4-hour firewall. Signed off by building control but not considered best practice. |
Compartmentation | High | Fire stopping survey + remedials | £7,500 |
| 4 | Fire doors — warping and damaged intumescent strips Outside the scope of the 2021 refurbishment. Requires remedial works in the short term by landlord or incoming tenant. |
Fire doors | High | Short-term remedial | — |
| 5 | Epoxy floor coating — joints cracking and displaced Flowcrete coating re-applied in 2026 following damage from a break-in. Contractor notified and understood to be returning to site. |
Floor slab | Medium | Contractor to rectify under the 2026 works | contractor |
| 6 | Service yard — cracking, joints, line markings Cracking to hardstanding, vegetation through joints, damaged movement joints, delamination of thermoplastic markings. |
North & west yards | Medium | Make good — short term | £15,000 |
| 7 | Cladding — impact damage and redundant penetration Circular redundant penetration to the west elevation; localised low-level impact damage to panels and trims. |
Elevations | Medium | Make good — short term | £5,000 |
| 8 | Roller shutter and loading dock damage Impact damage to roller shutter doors, repairs to loading bays and docks. |
Dock doors | Medium | Repair allowance | £20,000 |
| 9 | No perimeter fencing to sprinkler tank The area surrounding the sprinkler tank has no perimeter fencing. |
External areas | Medium | Not costed in the TDD | — |
| 10 | Leaning fence sections and popped bolts Isolated leaning sections to SE and SW boundary; popped bolts to the south side. |
Boundary | Low | Monitor — property management | excluded |
| 11 | Spot corrosion at steel column bases Isolated instances at the base of columns supporting the office overhang. |
Office columns | Low | Treat as routine maintenance | excluded |
| 12 | Slipped trims, peeling solar film, vegetation Trims slipped on the east elevation; solar film peeling at ground floor; substantial vegetation regrowth site-wide; roof and rooflights heavily soiled. |
Various | Low | Routine maintenance | excluded |
Six of twelve items are logged by the surveyor as routine maintenance with cost excluded. In a vacant building with no occupier and a property manager visiting periodically, "routine maintenance" is the category most likely to not happen — and gutters and vegetation are precisely where that ends in water inside the building.
Compliance & Warranties
Warranties & guarantees
1 expiring
| Item | From | Term | Expires | Status |
|---|---|---|---|---|
Cut-edge corrosion treatment Girosil Edge RC-E, roof sheet laps | 2021 | 15 yr | 2036 | 10 yrs left |
Valley gutter liner Girosil RC-G liquid applied | 2021 | 15 yr | 2036 | Ad-hoc repairs made |
Samsung VRF installation 3 × R410A condensers | 2021 | 5 yr | 2026 | Expiring now |
Collateral warranty — electrical Wymer Electrical Limited | 2021 | — | — | Signed |
Collateral warranty — mechanical WR Shambrook Services | 2021 | — | — | Signed |
JCT Minor Works 2016 2021 refurbishment contract | 2021 | — | — | Unsigned copy seen |
The two roof guarantees run to 2036 and the gutter one already has ad-hoc repairs against it. A claim needs dated evidence of the defect. That is the commercial case for the roof survey, on its own, before any of the rest.
Statutory compliance
2 gaps
✓
Building Regulations — refurbishment
SOCOTEC Approved Inspector final certificate, 22 August 2022. Project compliant.
✕
Building Regulations — base build
No information provided. Given the age, no significant concerns; lawyers to advise on records.
✕
Fire Risk Assessment
Requested from property management, not provided. Open at report issue.
◮
Fire strategy vs installation
Retrospective strategy letter only — no base-build fire strategy. QDR required before occupation.
✓
Cladding — LPCB approved
CA Group system, LPCB certificates in the on-site O&Ms. Glass wool insulation A1 to EN 13162-T1.
✓
Asbestos
Constructed post UK ban on ACMs. No concerns.
✓
Planning
No consent-requiring works. Not listed, not in a conservation area, no TPOs.
✓
MEES / EPC
EPC B (40) to 10 Aug 2033. Compliant with the current minimum of E.
◈
Carbon — modelled only
12.33 kgCO₂/m²/yr from the EPC. No actual consumption data held.
Outstanding information requests
| Item | Requested from | Why it matters | Status |
|---|---|---|---|
| Fire Risk Assessment | Savills Property Management | Statutory duty under the Fire Safety Order; must be recorded in full | Outstanding |
| M&E maintenance documentation | Property management | On-site records suggest servicing is happening; the evidence was not supplied | Outstanding |
| Base-build Building Regs records | Legal enquiries | No base-build compliance information held | With lawyers |
| Base-build fire strategy | — | Never sighted; only the retrospective letter exists | Not available |
| EA position on future defence raising | Environment Agency | EA has not confirmed whether defences must be raised; RPS says likely decades away | No response |
Liabilities
River wall & flood defence
Freeholder liability
- Instrument
- Deed dated 2002 with the Environment Agency
- Obligation
- Maintain and repair the river wall, and fund any future upgrade the EA deems necessary
- Built
- 2002, additional works 2006
- Cost precedent
- £50,000 invoiced to a previous owner for the 2006 works
- Current level
- 6.15 m AOD minimum adjacent to site
- Required level
- 5.55 m AOD
- Headroom
- 0.60 m above the current requirement
- EA position
- Has not confirmed whether defences must be raised. RPS: if required, likely decades away
- Condition
- Sound where visible; largely concealed by vegetation
- Title
- Demise extends beyond the west boundary fence to the riverbank; boundary required detailed investigation
Vegetation was cleared in 2021 to give the EA access. Ongoing clearance is needed to maintain access and allow future inspection.
Estate service road
Recoverable in part
- Extent
- Service road between Unit B and Units A & C, within the freehold title
- Obligation
- Freeholder of Unit B responsible for maintenance
- Recovery
- Estate service charge — a percentage recoverable from the other units
- Run rate
- £5,000–£10,000 per annum per previous proprietors
- Spent on
- Predominantly landscaping and litter picking
- Condition
- Operating sufficiently, fair. Cracking to kerbs to address
- Access rights
- Various rights associated with neighbouring properties
The TDD flags that this obligation and the recovery of costs from Units A and C will need to be actively managed. Recovery that is not chased is leakage.
Flood risk position
Mapping disputed
✓
Rivers and sea — LOW risk
Site designated low risk on the Gov.UK long-term maps. The area beyond the west embankment is high risk.
◮
Surface water — HIGH risk on the footprint
Majority of the site including the building footprint mapped high; medium and low areas in the north and west yards.
◈
Consultant's view: mapping artefact
Nova Ambiente: LiDAR processing removes the building and interpolates ground level, creating artificial depressions. Mapping also does not account for surface water drainage infrastructure.
Live river level for this site is available free. See Real-Time Feeds.
Repairs Budget
Repairs budget, 5 yr
£53,438
100% Year 1 · 100% landlord
Recoverable
£0
Nothing service-charge recoverable
Budgeted items
4 / 12 defects
£47,500 works + £5,938 fees
Allowance, years 2–5
£0
Building services also nil
Repairs budget — 5 years
Appendix 1 · ex VAT
| Item | Year 1 | Yrs 2–5 | Landlord cost |
|---|---|---|---|
| Structure | £0 | £0 | £0 |
| Roof — cleaning (routine, excluded) | £0 | £0 | £0 |
| Elevations — isolated cladding panels, penetrations | £5,000 | £0 | £5,000 |
| Elevations — roller shutters, loading bays, docks | £20,000 | £0 | £20,000 |
| External areas — yard cracking, markings, movement joints | £15,000 | £0 | £15,000 |
| External areas — vegetation (routine, excluded) | £0 | £0 | £0 |
| Internal areas | £0 | £0 | £0 |
| Building services | £0 | £0 | £0 |
| Statutory — fire stopping survey + remedials | £7,500 | £0 | £7,500 |
| Professional fees @ 12.5% | £5,938 | £0 | £5,938 |
| Total | £53,438 | £0 | £53,438 |
Nothing at all is allowed for years 2–5, and building services carry a zero. Both are reasonable given the 2021 refurbishment — but they mean the budget assumes no surprises for five years on a building with 2003 dock levellers, a 2003 sprinkler installation and gutters already under ad-hoc repair.
3D Model
◷ Awaiting capture
◲
Navigable 3D model of the building
This panel will hold the walkable model of the warehouse, the two office floors, both service yards and the car park — with measurement, tagged defect positions and a linked floor plan.
Method
Matterport-class service
Bought once, not in-house
Estimated cost
£2,500–5,000
Published UK band £495–£3,500+
Time on site
1–1.5 days
Building is empty — best case
Prerequisite
Before letting
Access closes at heads of terms
◱
Warehouse
8,089 m²
8,089 m²
◰
Office GF
457 m²
457 m²
◳
Office 1F
433 m²
433 m²
▭
North yard
32 m deep
32 m deep
▭
West yard
37 m deep
37 m deep
▣
Plant rooms
& pump house
& pump house
An empty steel shed is a known hard case for photogrammetric alignment. Repetitive frame and blank slab look identical from every scan position. Physical alignment markers on the floor and a perimeter-first route are required, and the job should be specified that way in the brief.
Roof Survey
◷ Awaiting capture
▤
Drone orthomosaic & thermography
Repeatable flight path over the full roof, both yards and all four elevations. Wet-insulation polygons to ASTM C1153, converted to m² and priced from a rate library.
Method
CAA-authorised drone
VLOS, Open / PDRA01
Estimated cost
£600–1,200
+£300–600 thermography
Time on site
2–3 hours
Same visit as the 3D scan
Check first
Airspace
London City / Thames corridor
▦
Roof sheets
CA1000R
CA1000R
▤
Valley & eaves
gutters
gutters
◫
GRP rooflights
~10% area
~10% area
◉
Thermal
wet insulation
wet insulation
▥
Elevations
×4
×4
▭
Yards &
car park
car park
Why the roof first
£
Two guarantees run to 2036
Cut-edge corrosion treatment and the Girosil RC-G gutter liner, both from 2021, both 15-year. A claim needs dated evidence of the defect.
◮
Gutters already failing outside the guarantee
Landlord has made ad-hoc repairs where lining joints were splitting. Standing water and vegetation observed.
◈
Internal siphonic drainage
160 mm uPVC downpipes run inside the building. A gutter failure discharges internally, onto a floor coating re-laid in 2026.
◱
Rooflights at ~10% of floor area
Triple-skin GRP from 2003, heavily soiled. Also a fall-through consideration for any roof access.
◔
Single roof hatch, Mansafe system
Recertified 2021. Ground-based methods see none of the above — the roof is invisible without a flight.
Floor Survey
◷ Awaiting capture
▥
Slab condition baseline — 8,089 m²
Tile-by-tile capture of the warehouse slab to establish the day-one condition of the epoxy coating, joints and surface. Every later scan is measured against this one.
Why now
Slab is empty
No racking, no stock, full access
Baseline value
Schedule of condition
For the next lease's dilapidations
Known issue
Joints cracking
2026 coating, contractor returning
Not this survey
FM2 flatness
Separate specialist survey
▦
Orthomosaic
8,089 m²
8,089 m²
◉
Wear heat map
4 m cells
4 m cells
◱
Joint condition
coating 2026
coating 2026
▭
Dock aprons
7 positions
7 positions
▣
Level-access
approaches ×6
approaches ×6
◷
Timeline
scan 1 of n
scan 1 of n
Baseline first, trend later. A single scan of an empty slab is a schedule of condition and nothing more — it tells you the state, not the rate. Deterioration only becomes measurable from the second scan, which means the value of this screen is realised in year two, once the building is occupied and the floor starts taking traffic.
Evidence Archive
Items held
23
Photographs within the TDD & RCA
Hashed at ingest
0
No chain of custody yet
Tied to an element
Partial
By caption only, not by ID
Planned at capture
~450
Defect schedule + drone + scans
Held today — from the TDD
| Item | Source | Date | Element link |
|---|---|---|---|
| View of roof | TDD §3.2.1 | 30 Jun 2026 | Caption only |
| Main warehouse interior | TDD §3.2.1 | 30 Jun 2026 | Caption only |
| 1st floor plant room | TDD §3.5 | 30 Jun 2026 | Caption only |
| 1st floor office | TDD §3.5 | 30 Jun 2026 | Caption only |
| Loading bay | TDD appendix | Jul 2026 | Caption only |
| Sprinkler tank, north yard | TDD appendix | Jul 2026 | Caption only |
| Internal entrance · office space | TDD appendix | Jul 2026 | Caption only |
| Demise boundary plan (EA deed) | TDD §2.4 | 2002 deed | River wall |
| Aerial view — flood defence walls annotated | TDD §2.4 | — | River wall |
| Title plan EGL320163 | TDD §2.5 | — | Title |
| Location plan | TDD §2.1 | — | Context |
◷ Awaiting capture
▧
Defect photo schedule
Half a day of deliberate photography on the same visit — the cheapest line in the capture plan and the one that decides whether the record is usable in two years.
Cost
£0–120
Own phone, free apps
Covers
12 open defects
Each tied to grid reference
Plus
Room-scale LiDAR
Plant rooms, pump house, boards
Plus
Nameplates
Serials into the register
Priority subjects: dock door 2 threshold, the valley gutters, the epoxy joints, the expanding foam in the firewall, the unfenced sprinkler tank, and column base corrosion. Each already has a written finding — what is missing is the dated image that supports it.
Real-Time Feeds
Free public feeds — available now, £0
No hardwareNot yet wired
Source
Nearest station
Update
Status
EA river & tidal level
Directly relevant: the freeholder carries the river wall deed. Live level against the station's own typical range and record.
Barking Barrier
~1.5–2 km
15 min
1 min on one channel
—
not connected
EA river level — River Roding
True Roding gauge with a full historic scale, open since 1981.
Redbridge 5480TH
15 min
—
not connected
EA river level — Loxford Sluices
Approximately 1 km north of the site.
5484TH
15 min
—
not connected
EA flood alerts & warnings
Severity 1–4 with warning text and a resolvable flood-area polygon, filtered on the site coordinates.
By coordinates
51.535, 0.081
15 min
—
not connected
Rainfall
Leak tickets correlate with rainfall. A rainfall series lets maintenance history be re-read for cause without a single sensor.
EA rain gauges
15 min
Ready to wire
Weather forecast & freeze warning
Forward-looking frost alerts matter for the sprinkler tank and wet pipework. EA gauges cannot give this.
Met Office DataHub
Several/day
Free tier · key needed
EPC certificate & recommendation report
Static record rather than a live feed — a one-off pull into the register.
EPC register
Static
Login needed
Electricity — half-hourly consumption
No hardware required if the MPAN is half-hourly settled. The building is vacant, so the landlord is most likely the registered customer — which removes the usual tenant-consent obstacle.
Supplier / HHDC
Half-hourly
One phone call
Levels are measured every 15 minutes but transferred to the EA typically once or twice a day, increasing during heightened flood risk. So the reading can be hours old in calm weather and near-real-time in a storm. The dashboard must show the data timestamp and must not claim continuous monitoring.
◷ Awaiting installation
◐
On-site sensing
There is no BMS — only local Samsung controllers for the office VRF. Everything below is a retrofit, and in a vacant building only four categories earn their place.
Hardware, minimum
£1,525–2,180
Package A
Installation
£2,500–5,000
Estimate — no published rates
Platform
£0–250/yr
Free tier during pilot
Prerequisite
RF site survey
£800–1,500 · do not skip
| Sensor | Where | Decision it supports | Qty |
|---|---|---|---|
| Rope leak | Valley gutters, plant room, pump house | Send a roofer before water reaches the slab | 3–4 |
| Spot leak | Dock thresholds (door 2 first), internal drainage points | Is water entering, and where | 4–8 |
| Intrusion — door contacts + PIR | 13 doors, main entry points | There has already been a break-in | 6–13 + 3 |
| Frost / temperature | Sprinkler tank, pump house, warehouse, office | A frozen sprinkler main is a catastrophic loss | 3–6 |
| Sprinkler status | Existing LPCB panel volt-free contacts | Pump run, fault, power fail, tank level | 2 |
| Electricity CT clamp | Incoming supply | Only if half-hourly data is unavailable | 0–1 |
Read the existing contacts rather than instrumenting the pumps. LPCB-approved sprinkler control panels already monitor pump run status, pressure and supply, and already provide volt-free outputs intended for a BMS. The interface must be passive and isolated, and signed off by the sprinkler maintenance contractor.
Not while vacant
✕
CO₂ and air quality
Nobody is breathing. Zero information content.
✕
Occupancy and people counting
Same — and camera-based counters bring UK GDPR obligations for no benefit.
✕
Dock leveller cycle counting
No cycles. Worth fitting when the building is let and the 2003 Crawford units start working again.
✕
VRF performance monitoring
The system should be off or on frost-stat. Monitoring an idle system tells you nothing.
✕
Sub-metering by area
Nobody to apportion to, and the demise boundaries are not yet known.
✕
Cheap tiltmeters on the river wall
Ask the structural engineer first. This is not an IoT decision.
Demonstration prototype. Asset facts, condition findings, warranties, liabilities and the repairs budget are taken from the Savills Technical Due Diligence Report for this property (inspection 30 June 2026, Final 30 July 2026) and its appendices. Capture screens are intentionally empty and carry no simulated survey data. Cost estimates for capture and sensing are drawn from research current to September 2026; published prices and estimates are distinguished in the underlying costed plan, and no figure here is a quotation. Element lifespans are not shown because the source report does not state them. Before any external use, mask the owning entity, remove the named surveyors, and consider withholding the Repairs Budget screen.