Architecture &
Project Management

We specialise in representing the client from inception to project completion by providing a unique Multi Disciplinary approach. We provide an independent and professional RIAI registered Architectural Services, Project Management service to plan, lead, organise and control the management of projects and programmes from inception to reality. Our Project Management systems establish a supportive framework to ensure that the Client retains total control over their project's direction, and ensures that the client remains fully involved and informed regarding all key project decisions. The Project Management team’s key focus at all times is to control and manage the projects triple constraints - Budget, Quality & Time. We lead and manage all aspects of a project by co-coordinating the multiple disciplines needed for its execution - Architecture, Quantity Surveying, Structural Engineering, Construction, etc. In every case our team adopts a creative and people-based approach to successfully deliver projects and maximise value through understanding needs, limiting risk, controlling cost and programme and managing the project team.

Design & Build

Our Design & Build service provides an integrated turn–key service - architecture, construction and project management service to realise your project. Driven to deliver value for money, we specialise in architectural design and project management of new homes, refurbishment, extensions and new build projects in the residential sector and commercial sector.

Quantity Surveying

We specialise in representing the client from inception to project completion. We provide an independent and professional Project Management service to plan, lead, organise and control the management of projects and programmes from inception to reality. Our Project Management systems establish a supportive framework to ensure that the Client retains total control over their project's direction, and ensures that the client remains fully involved and informed regarding all key project decisions. The Project Management team’s key focus at all times is to control and manage the projects triple constraints - Budget, Quality & Time. We lead and manage all aspects of a project by co-coordinating the multiple disciplines needed for its execution - Architecture, Quantity Surveying, Structural Engineering, Construction, etc. In every case our team adopts a creative and people-based approach to successfully deliver projects and maximise value through understanding needs, limiting risk, controlling cost and programme and managing the project team.

Structural Surveying

Building Inspection Reports / Structural Survey - Galway & Connaught

A Building Inspection Report, sometimes called a 'structural survey or snag list', is a thorough internal and external inspection of a property to determine its condition. A building inspection is normally conducted prior to a property being purchased and offers the potential purchaser peace of mind by identifying any defects or compliance issues which could incur substantial expense to remedy. Gleeson & Associates reports are carried out by qualified Surveyors, experienced in inspecting a wide variety of residential properties. The final report describes the condition of the property, under separate headings, which summarise the overall condition of each building element and make recommendations to remedy any defects or areas of disrepair.

Preliminary Building Inspection Reports

If required, Gleeson & Associates can carry out an inspection of a property without providing a detailed Building Inspection Report. The advantage of such a service is that a verbal summary of the main shortcomings of the property can be provided immediately after the inspection has been conducted thereby speeding up feedback to the client. A reduced fee for such a service applies.

Snag Lists

Snag lists are carried out on newly built residential dwellings and should not be confused with a Building Inspection Report. A snag list is a detailed report, itemising incomplete or poorly constructed work and any breaches in Building Regulations observed. Snag lists are normally undertaken when the purchaser has been notified by the builder/developer that their property is fully complete. It is Gleeson & Associates experience that the vast majority of newly built residential properties presented by builders/developers as complete, have numerous areas of incomplete or poorly finished work which, if left unnoticed prior to signing of final contracts, can cost the purchaser a substantial amount to remedy. Following completion of our snag list on site, a report will be forwarded to the client and builder by Gleeson & Associates.

Defects Analysis

This is the process by which a defect within a building is investigated to determine the source and cause of the problem. Frequently, opening up works are required during the course of our investigations to expose hidden portions of the fabric of the property. Once the cause of a defect has been identified Gleeson & Associates can recommend remedial measures to eliminate a re-occurrence of the problem. In modern residential properties, which would account for the bulk of the housing stock in Ireland at present, the following items are typical of the types of defects Gleeson & Associates encounter:

• Condensation problems resulting from poor ventilation

• Damp penetration at door and window reveals

• Differential settlement or subsidence

• Removal of load bearing walls leading to structural problems

Certificates of Compliance

Certificates of Compliance are required for all new build work and for any alteration, addition or extension work to an existing property to ensure that all works have been carried out in accordance with any planning permission granted and the Building Regulations.

As part of our Building Inspection Reports Gleeson & Associates identify where Certificates of Compliance with the Building Regulations / Planning Permission will be required to be produced by the vendor.

Development Monitoring / Supervision

Gleeson & Associates provide this service to clients who require building works to be monitored in stages and Certificates of Compliance provided at the end of the construction work. Typically, Gleeson & Associates carry out 4-5 site visits at agreed stages, inspecting all building work to ensure that it complies with the Building Regulations and any Planning Permission granted. Common stages of a residential building project when inspections would be undertaken would include:

• Foundation level

• Completion of sub structure, including rising walls

• Completion to roof level

• Practical completion of building works