+ Limelight: property refurbishment

Limelight’s specialist service delivering landlords and investors refurbished and updated properties to budget and timescale

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PROPERTY REFURBISHMENT

Our specialist service delivering landlords and investors refurbished and updated properties to budget and timescale

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How Limelight Can Help

Refurbishing or updating properties can be a time-consuming and complex task, especially if geographical restrictions dictate that you are not able to be on site to co-ordinate activity, you prefer a ‘hands-off’ approach to investing, or have other commitments that mean it is not feasible to manage the project yourself.  Whether your investment strategy post-refurbishment is to retain and refinance the property or sell and reap the returns, Limelight understands that delivering a professional finish that is expertly configured towards impressing prospective tenants, purchaser or finance broker is paramount importance and where our efforts are directed

Our experience ranges from undertaking minor internal works to completely redeveloping entire buildings to deliver high-performing ‘turn-key’ properties for local and overseas investors.  Limelight’s core team of industry professionals, together with a cohort of trusted contractors that is second to none, means our value-adding Property Refurbishment service can confidently facilitate any size and scale of refurbishment or development project whatever the requirement.  The service will particularly interest partners who:

+1  Are geographically located away from the location of the opportunity and require the support of a knowledgeable and reliable team of property professionals to oversee a project on their behalf

+2  Have identified a suitable property refurbishment opportunity but might not have the essential experience or knowledge to know where to start or who to turn to for advice and guidance

+3  Want to appoint a trusted single point of contact to coordinate a team with the capabilities, skill and networks to de-risk the development and ensure the realisation of desired returns

Our Property Refurbishment service is available to all landlords and investors irrespective of whether properties are already owned or have been sourced through our Property Investment and Sourcing service.  Managing refurbishments as if they were our own is another way Limelight helps landlords and investors generate returns and realise their aspirations through intelligent property investment

Refurbishment Process: An Overview

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PROPERTY REFURBISHMENT

Refurbishing or updating properties can be a time-consuming and complex task, especially if geographical restrictions dictate that you are not able to be on site to co-ordinate activity, you prefer a ‘hands-off’ approach to investing, or have other commitments that mean it is not feasible to manage the project yourself

Whether your investment strategy post-refurbishment is to retain and refinance the property or sell and reap the returns, Limelight understands that delivering a professional finish that is expertly configured towards impressing prospective tenants, purchaser or finance broker is paramount importance and where our efforts are directed

Our experience ranges from undertaking minor internal works to completely redeveloping entire buildings to deliver high-performing ‘turn-key’ properties for local and overseas investors. Limelight’s core team of industry professionals, together with a cohort of trusted contractors that is second to none, means our value-adding Property Refurbishment service can confidently facilitate any size and scale of refurbishment or development project whatever the requirement

The service will particularly interest partners who:

+1  Are geographically located away from the location of the opportunity and require the support of a knowledgeable and reliable team of property professionals to oversee a project on their behalf

+2  Have identified a suitable property refurbishment opportunity but might not have the essential experience or knowledge to know where to start or who to turn to for advice and guidance

+3  Want to appoint a trusted single point of contact to coordinate a team with the capabilities, skill and networks to de-risk the development and ensure the realisation of desired returns

+Step 1: Requirements and Plan

In the first instance we meet, ideally at the property but if this impracticle via Skype or a call, so that we can understand your requirements, budget and timescale. Together we then evaluate the property to discuss potential layout, design and finish options. From here we develop an outline project schedule based on your budget and agree a fee for managing the refurbishment

Depending on the length and complexity of the project, we may also arrange stage payments triggered by meeting project milestones, as well as discussing contingency

+Step 2: Project Management

During this phase we project manage all aspects of the refurbishment to the schedule and budget agreed. Project updates can be provided over the telephone or via email accompanied by photographs or videos, or we can meet at the property to discuss progress and work outstanding

Should there be any deviation from the schedule, for example due to delays resulting from unforeseen circumstances, we promptly report these along with recommendations for recovery.  At all stages you will be kept fully informed and costs tightly controlled

+Step 3: Completion and Handover

In this phase we arrange the checks required to approve the property and bring works to a close.  These might include fire, gas, electrical and building inspector checks, as well as arranging local authority approval (if required).  On an agreed date, we can formally hand back the property and provide documentary evidence including photographs or videos of work completed and all relevant certificates

At this stage we can also undertake room preparation activity to provide a complete ‘turn-key’ service, as well as let and manage the property if required

THE PROCESS

As with our room preparation services, our property refurbishment option is popular with landlords or investors located outside the region looking for a ‘turn-key’ solution either for properties they already own or ones we have sourced on their behalf through our Property Sourcing service, or those who haven’t the capacity or inclination to project manage the refurbishment of rooms or whole houses

Managing refurbishments as if they were our own is just another way Limelight helps landlords and investors generate returns and realise their aspirations through property investment

Refurbishment Process: Stage Details

To bring clarity to the work involved in the above steps and assure the investor as to the level of detail, professionalism and integrity that Limelight and its partners bring to each and every project we undertake, we have devised a comprehensive 7-stage property development / refurbishment model

This model has been succesfully proven over multiple projects of varying breadth and complexity.  It has been designed to be easily and rapidly scaleable to accommodate every requirement from the straightforward refurbishment of a single property’s bathroom, kitchen or bedrooms, to the management of complex and large-scale single or multi-unit development projects such as Limelight’s recent pub to HMO conversion

Click the circles below to cycle through each of the Model’s 7 stages and understand the work that may be conducted within

limelight_property-Refurbishment_7_stage_model

Stage 1: Strategic Definition, Preparation & Brief

In this phase we establish our relationship by understanding your situation and aspirations and defining the scope of work.  Areas for consideration include:

+ Site Identification
+ Purchase cost analaysis
+ High level space assessment
+ Development (& associated legal/lending) cost analysis
+ Rental return / sales yield optioneering to develop commercial objective for detailed brief
+ Preparation of detailed brief, and “Employer’s Requirements” document

Stage 2: Concept Design

Here we begin to develop initial concepts as well as esablish relationships with local planners and funders.  Depending on the project this may include:

+ Options appraisal & feasibility study
+ Buildability appraisal integral with the options appraisal design exercise
+ Presentation to client with recommendations
+ Pre-application discussions with Local Authority
+ Cost plan development based on preferred solution
+ Preparation of business case document to support funding applications

Stage 3: Developed Design

As the project and our understanding evolves we can narrow our options to a proposed design.  At this stage of the project there are many factors to simultaneously address, including:

+ Develop final proposal plans and elevations
+ Procure any additional surveys/reports necessary for planning
+ Prepare Planning Statement and associated documents necessary for application
+ Building Control compliance review
+ Procure any additional consultants services for Structural or Building Services Engineering, CDM Advisor etc.
+ Submit Planning Application and manage process through to Decision

Stage 4: Technical Design & Pre-Contract Services

By this stage our services are fully supporting the project and again a significant number of activities will be managed by the Team.  These can include:

+ Building Regulations drawings
+ Co-ordination of additional consultants design information
+ Building Regulations submission with Partnered Authority Scheme
+ Technical design drawings necessary for Contract Proposals
+ Contract Proposals cost plan and programme
+ Compilation of Contract Docs
+ Pre-Contract Meeting
+ Issue of Building Contract for signature
+ Site mobilisation

Stage 5: Construction

By this stage the construction phase is underway.  Progress can be communicated and managed in a number of ways including:

+ Monthly progress meetings
+ Monthly contract valuations and verified Payment Certificates
+ Regular site visits and reports to client between progress meetings
+ Cash flow planning
+ Facilitation of visits from funders or their representatives
+ Video blog tours

Stage 6: Handover & Close Out

As the project nears, reaches and moves passed completion we are with you to ensure that you are completely happy with the work we have undertaken on your behalf.  Discussion topics include:

+ Preparation for building handover at Practical Completion
+ Co-ordination of snagging exercises, and rectification
+ Contract close contract certification (Certificate of Practical Completion)
+ Final account negotiations
+ Final Payment Certificate
+ 6 months defects inspection and report
+ Rectification of any agreed defects and process ends

Stage 7: Building Operation

During this stage, Limelight’s letting and management services aim to get the property generating income as intended.  Services provided include:

+ Preparation of marketing material
+ Advertising on property portals
+ Conduct viewings
+ Application processing and tenant referencing
+ Collect initial payments
+ Tenant check in
+ Ongoing management and rent collection
+ Tenant check out

VIEW CASE STUDIES

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REFURBISHMENT PROCESS: THE STAGES IN DETAIL

To bring clarity to the work involved in the above steps and assure the investor as to the level of detail, professionalism and integrity that Limelight and its partners bring to each and every project we undertake, we have devised a comprehensive 7-stage property development / refurbishment model

This model has been succesfully proven over multiple projects of varying breadth and complexity.  It has been designed to be easily and rapidly scaleable to accommodate every requirement from the straightforward refurbishment of a single property’s bathroom, kitchen or bedrooms, to the management of complex and large-scale single or multi-unit development projects such as Limelight’s recent pub to HMO conversion

Swipe through each of the Model’s 7 stages to understand the work that Limelight may conduct within

Tradespeople and Contractors

To augment the Core Team we have established relationships with contractors, tradespeople and consultants across Chester, North Wales and Liverpool covering the full range of services necessary to complete small jobs up to full, multi-disciplinary refurbishments and developments

The Core and extended team employed through Limelight are fully insured, offer insurance-backed guarantees, and where necessary members of their respective trade body or local authority licensing scheme

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A True 'Turn-Key' Solution

When refurbishing or developing properties on behalf of investors to offer a true ‘turn-key’ solution, our focus is on reducing complexity, variation between projects and costs, maximising efficiencies, and ensuring the property can be turned around as quickly as possible

To avoid the need for you to scour catalogues and shops to choose and transport suitable items, and to minimise delays to the project that this and coordinating differing lead-times might cause, Limelight recommends fitting a range of commercial-grade bedroom, kitchen, and bathroom fittings and appliances that from experience we know will work as intended, withstand sustained use, and be attractive to tenants

Limelight and its project team are able to purchase these items in quantity and sizeable discounts even over normal trade price have been negotiated, minimising refurbishment costs and further adding value for the investor

BEDROOM FURNITURE

Bedroom furniture includes bed, wardrobe, bedside cabinet, and table and chairs.  Depending on scope of the project we may also recommend wardrobe and table are fitted items rather than standalone, to give the accommodation almost a ‘hotel room’ feel.  An example of the type of bedroom furniture that we can specify can be found in the Pub to HMO conversion case study

KITCHEN FIXTURES AND APPLIANCES

Kitchens are usually in heavy use and can quickly detract from a property’s appearance if incorrectly specified or poorly maintained.  As such we recommend commercial-grade flooring to withstand heavy footfall, worksurfaces that are easy to clean and replace should damage occur, and appliances from brands that are reknown for their quality and longevity

BATHROOM FITTINGS

Bathrooms similarly are high-use areas of a property and again we specify commercial grade products where appropriate.  Showers rather than baths are fitted as standard and bathroom suites are hard wearing and neutral in colour.  Easy to clean commercial grade flooring identical to that in the kitchen and wall tiles are also specified

FLOORING

The need to fit easy-to-clean commercial grade flooring in kitchens and bathrooms is disucssed above.  In bedrooms and high-footfall areas such as communal areas and corridors hard-wearing carpets that will not show marks and are backed by substantial guarantees are specified

FIRE SAFETY

Sufficient fire doors and mains-powered smoke alarms as mandated by the fire risk assessment will be fitted to the property.  Additionally, it is the law in Wales to install a fire supression system (sprinkler or mist systems) to any new build and property where approval for change of use (e.g. residential home to HMO) has been granted by the local authority

A TRUE 'TURN-KEY' SOLUTION

When refurbishing or developing properties on behalf of investors to offer a true ‘turn-key’ solution, our focus is on reducing complexity, variation between projects and costs, maximising efficiencies, and ensuring the property can be turned around as quickly as possible

To avoid the need for you to scour catalogues and shops to choose and transport suitable items, and to minimise delays to the project that this and coordinating differing lead-times might cause, Limelight recommends fitting a range of commercial-grade bedroom, kitchen, and bathroom fittings and appliances that from experience we know will work as intended, withstand sustained use, and be attractive to tenants

Limelight and its project team are able to purchase these items in quantity and sizeable discounts even over normal trade price have been negotiated, minimising refurbishment costs and further adding value for the investor

BEDROOM FURNITURE

Bedroom furniture includes bed, wardrobe, bedside cabinet, and table and chairs.  Depending on scope of the project we may also recommend wardrobe and table are fitted items rather than standalone, to give the accommodation almost a ‘hotel room’ feel.  An example of the type of bedroom furniture that we can specify can be found in the Pub to HMO conversion case study

KITCHEN FIXTURES AND APPLIANCES

Kitchens are usually in heavy use and can quickly detract from a property’s appearance if incorrectly specified or poorly maintained.  As such we recommend commercial-grade flooring to withstand heavy footfall, worksurfaces that are easy to clean and replace should damage occur, and appliances from brands that are reknown for their quality and longevity

BATHROOM FITTINGS

Bathrooms similarly are high-use areas of a property and again we specify commercial grade products where approppriate.  Showers rather than baths are fitted as standard and bathroom suites are hard wearing and neutral in colour.  Easy to clean commercial grade flooring identical to that in the kitchen and wall tiles are also specified

FLOORING

The need to fit easy-to-clean commercial grade flooring in kitchens and bathrooms is disucssed above.  In bedrooms and high-footfall areas such as communal areas and corridors hard-wearing carpets that will not show marks and are backed by substantial guarantees are specified

FIRE SAFETY

Sufficient fire doors and mains-powered smoke alarms as mandated by the fire risk assessment will be fitted to the property.  Additionally, it is the law in Wales to install a fire supression system (sprinkler or mist systems) to any new build and property where approval for change of use (e.g. residential home to HMO) has been granted by the local authority

TRADESPEOPLE AND CONTRACTORS

We have established relationships with contractors, tradespeople and consultants across Chester, North Wales and Liverpool covering the full range of services necessary to complete small jobs up to full, multi-disciplinary refurbishments

The core and extended team employed by Limelight are fully insured, offer insurance-backed guarantees, and where necessary members of their respective trade body or local authority licensing scheme

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Limelight's Core Project Team

Experts in their respective fields of property investment and management, arcitecture, and construction, the Team has over 60 years’ combined knowledge and can demonstrate considerable experience in managing development projects and property for profit and capital growth. With wide ranging networks, access to opportunities and routes to funding, our Property Refurbishment service provides new and experienced investors from the UK and overseas with all the support necessary to turn opportunity into reality and realise their property investment ambitions

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Hannah Fargher

Employer’s Agent
Limelight Letting

Hannah heads up Limelight Letting and has an extensive experience of nearly 25 years in the property sector undertaking a variety of roles and responsibilities. She has experience in residential and commercial estate agency, property development and housing associations, as well as undertaking a senior management role within a Local Authority housing service where she was responsible for a portfolio of 7500+ properties

As Employer’s Agent, Hannah works on the investor’s behalf as their representative and advisor, to oversee all aspects of project delivery

With extensive knowledge of all aspects of property development, funding, delivery and management, along with an established history of acting as Employers Agent for clients wanting a Turn-Key Service for Source – Fund – Design – Deliver – Operate projects, Hannah is also host of Chester pin and has first-hand experience of crowdfunding investment finance to support refurbishment / development projects

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Stuart Hadfield

Lead Designer/Consultant
Plus Architecture

Stuart has nearly 20 years of experience delivering Architectural Excellence through a client – orientated service. He has experience of working in sectors from social housing to luxury high rise, education to defence, leisure to commercial and industrial with values from £70k through to £70m+, giving him a broad understanding of all types of development. Particular projects which he has lead include Chester Town Hall Refurbishment, Holywell Learning Campus and the award winning Shotton Primary School Collaborative Demonstration for Flintshire County Council

A champion of collaborative working due to the benefits this brings to all parties, Stuart teaches a post-graduate course in this at the University of Derby. He has extensive experience in leading the design and co-ordination process, liaising closely with client and contractor to ensure that value is maintained throughout, and that client aspirations are always ensured

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John Prichard-Taylor

Principal Contractor
JPT Construction

John has a broad range of experience in the construction industry, working for many years for a national contractor, before moving to head up the Commercial team at a regional contractor, where he excelled for nearly 15 years. Wanting the freedom to operate in a more collaborative environment, he established his own development and contracting firm, which is now active on a range of projects across North Wales. John wants to work with clients to transparently deliver projects for them within budget, and without the commercial game-playing found in most contracting organisations

Also a proponent of collaborative working, John has been demonstrating the benefits this brings to clients for years, and lead the delivery team for the award winning Shotton Primary School Collaborative Demonstration for Flintshire County Council

Refurbishment Case Studies

 View examples of recent case studies to see a detailed analysis of each refurbishment, including before and after photographs, financials, and discussion of work undertaken

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Working with Limelight

How Limelight can improve profitability, help retain satisfied tenants, and intelligently develop your portfolio

+ Read More

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Management Packages

Limelight’s full range of property let and management packages and additional services to suit all requirements

+ Read More

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Investment and Sourcing

Intelligently start or grow your property investment portfolio using our specialist investment and sourcing services

+ Read More

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Landlord & Investor Services

Adding value for landlords and investors beyond standard let and management of HMO and single-let properties

+ Read More

CASE STUDIES

 View examples of recent case studies to see a detailed analysis of each refurbishment, including before and after photographs, financials, and discussion of work undertaken

HMO CONVERSION

48mrmob

The full conversion of a 3-bedroom mid-terrace property of significant potential, into a high-performing 6-bedroom HMO

COMMERCIAL TO RESIDENTIAL CONVERSION

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Limelight’s complete refurbishment of a public house into a modern and well-appointed 15-bedroom HMO

HMO CONVERSION

450kitchen

Limelight’s full refurbishment of a 3-bedroom house in a state of disrepair but with significant potential, into a high-performing 5-bedroom HMO

HMO CONVERSION

Bryn_Cover

Limelight’s conversion of a house in significant disrepair into a 7-bedroom HMO for working tenants

Want to Know More or Have A Question?

Contact Limelight to discuss your situation and where we can help

HAVE A QUESTION OR WANT TO KNOW MORE?

CONTACT LIMELIGHT TO DISCUSS YOUR SITUATION AND WHERE WE CAN HELP

Call Limelight

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