5:45 AM: The Crack of Dawn
I wake up to the sound of something tiny but insistent. Ah yes, that would be my 12-week-old border terrier. Before my feet have even hit the floor, I’m letting him out for his morning wee, which involves me standing groggily in the garden wondering how such a small creature has such an urgent bladder. I resist the temptation to check my emails - there will be enough of that later.
Coffee is next. The first of many. I don’t talk to anyone until I’ve had my coffee. Apart from the dog, who, quite frankly, doesn’t care how I take it.
6:30 AM: The Gym
A quick workout before the day truly begins. Yes, I go to the gym at this ungodly hour. Why? Because by the time I get home later, I won’t have the energy to lift a pint, let alone a dumbbell. Plus, the gym is wonderfully devoid of people at this hour. Just the way I like it.
8:30 AM: En Route to London
I head into London from Sevenoaks, armed with my tablet, a carefully packed protein bar, and a mental to-do list that’s already too long. Today promises a thrilling array of inspections, phone calls, and probably a few emails from leaseholders wondering if their contractor really needs to stop using power tools during their Teams meetings. Spoiler: yes, they do.
10:00 AM: First Inspection – Kensington Art-Deco Building
My first stop is an Art-Deco gem in Kensington. Built just before World War II, it’s one of those rare buildings where you walk in and think, “If only these walls could talk… well, they probably would moan about the plumbing.”
The porter lets me in because the leaseholder’s away - possibly somewhere sunny while I pore over their proposed plans. I’ve studied these plans in advance, of course. Today’s job: assessing a request to expand the kitchen and add a new en-suite bathroom. Lovely ideas. Shame I can’t offer my interior design expertise anymore – though I must confess, I sometimes have to bite my tongue when I see questionable layout choices.
There’s a wet area to dry area issue here – an en-suite over what might be someone’s prized mahogany-floored sitting room below. Buildings don’t tend to like that. I also check the plans for hard flooring, a common lease violation. Not on my watch. If they’re adding hard flooring, it better come with enough acoustic underlay to muffle the sound of a small marching band.
I wrap up the inspection with a mental note: I’ll suggest the RMC gets a Licence to Alter manual made. If I had a pound for every leaseholder who didn’t read their lease readying to knock down walls, I’d be writing this from a yacht.
11:30 AM: Emails and Phone Calls
Time to catch up on emails and return a few calls. One architect is keen on justifying a very, very elaborate ventilation system that, in all likelihood, will not fit into the building’s fabric without some form of wizardry. Another leaseholder asks if soundproofing against their noisy neighbours can be recharged to the service charge! I try to answer with minimal sarcasm.
12:00 PM: Second Inspection – Hyde Park Gardens
Next stop: Hyde Park Gardens. A stunning Georgian building overlooking the park. It’s a half-completed monitoring inspection for an apartment that’s transforming into something out of a magazine spread. Mezzanine bedrooms, a larger master suite, and new layout that allows for making the most of the jaw-dropping park views. Not that I’m jealous.
The works are going well, though there have been noise complaints. No surprise there. Contractors and neighbours, a match made in building regulations purgatory. I can’t count the number of times works have paused because someone’s important virtual meeting couldn’t handle the sound of a sledgehammer.
Still, I tip my hat to the contractors here. The craftsmanship is impressive, and I have no doubt that this £10 million flat will be worth much more once they’re done.
1:30 PM: Protein Fix
Lunchtime. Or rather, protein-bar-and-caffeine top-up time. I’ve got to keep fuelled if I’m to face the afternoon. I swear I spend more time on the go than most marathon runners.
2:00 PM: Final Inspection – King’s Road
My last inspection of the day is in a prestigious self-managed estate in Chelsea. A modern four-bedroom flat, all sleek lines and minimalist finishes. The leaseholder has decided to make a few minor changes – nothing that needs permission, just a smaller kitchen island and different units. I don’t envy them. Deciding on kitchen finishes is stressful enough without worrying if your contractors are tearing up the common parts.
I take a series of photos for our records, ensuring everything’s been completed as per the agreed plans. No cracks, no water damage, no angry neighbours (yet). So far, so good.
I’ll write up my report when I get back to the office and follow up with the leaseholder to request the final documents. With any luck, this project will wrap up smoothly, and we can all breathe a sigh of relief.
3:30 PM: Back to the Office
Back at my desk, I sift through emails – architects, designers, leaseholders, and, of course, the occasional contractor with a penchant for last-minute plan alterations. I draft a Licence to Alter report for a big West End refurbishment, hoping to send it off tomorrow.
It’s not all glamour in my world. There are invoices to chase, reports to file, and clients to appease. But for every spreadsheet-induced headache, there’s the joy of seeing a project come together beautifully.
6:00 PM: Home Sweet Home
The best part of my day? Being greeted by an ecstatic puppy who couldn’t care less that I’ve spent the last eight hours dealing with floor plans and lease restrictions. If all goes well, I won’t need to open my laptop again tonight.
Rupert Bennett, Monitoring Surveyor, BA (Hons) EK Licence to Alter
