Case Studies

Case Study 1

Full review of Fire Authority’s 3rd party telecoms portfolio including a radio frequency audit, analysis of leases, surveys of sites and health and safety and equipment audits

With resources being stretched and with operational priorities, it had proved difficult if not impossible to manage and supervise the operators works efficiently. A “health check” of the portfolio and processes in place to manage it, was required.

Situation:

Following the retirement of a key member of staff, it was realised that numerous leases required renewal and rent reviews conducted. Additionally, annual numbers of site visits by mobile phone operators contractors for maintenance, fault rectification and upgrade works had reached levels that were impacting upon operations.

Actions:

All sites were surveyed. The radio frequency audit proved site sharing in breach of lease terms. Detailed photographic records were prepared. All relevant leases and drawings were secured and studied allowing a database of sites and equipment levels to be prepared, along with tenants lease rights.

Breaches of leases including site sharing were identified. Rent reviews and lease renewals were conducted. Health and safety audits and radio frequency audits were carried out and results reported to the client. Solicitors were instructed to serve breach notices. A new access management process was recommended and introduced.

Benefits:

  • Additional revenue was generated where works exceeded permitted rights
  • Rental income was maximised
  • Rents were increased upon lease renewal on all sites
  • All back rents were recovered
  • The client was able to better manage their time and concentrate on core operations
  • Management of access requests was contracted out reducing the burden on the clients facilities department.
  • Costs have been reduced dramatically

Challenges and Achievements:

Completing the work within a short timescale to allow the client to complete an annual financial projection. Implementing an access management process that reduces the financial and time burden to the client. Modernisation of the leases allowed an element of future proofing to be introduced and crucially allowed much needed addition funds to be ring fenced for use by the fire authority.

Services Delivered:

  • Full site surveys
  • Health and safety audits
  • Radio frequency audits
  • Forensic investigation of leases
  • Lease renewals and rent reviews
  • Management of access requests

Case Study 2

In depth analysis of the potential impact of the proposed changes to the Electronic Communications Code (“The Code”) on the clients estate management strategy and operational use of sites. Forensic review of 3rd party telecoms portfolio including leases, apparatus installed and ongoing management issues.

Situation:

After an internal review of the clients property assets it was essential to identify potential risks to the clients ability to both rationalise and redevelop its estate without the encumbrances (value and timescales) that Code Systems Operators present.

Actions:

The proposed amendments to The Code were studied and analysed. Considering the retrospective and transitional provisions together with new statutory rights for code operators to upgrade, share and sublet apparatus. Reviewing existing lease terms. All sites were surveyed. Detailed photographic records were prepared. Leases and construction drawings were secured and studied allowing a database of sites and equipment levels to be prepared.

A final report identifying potential risks and setting out various options to mitigate the same, together recommendations was issued. The client was able to reach an informed decision and to issue instructions to both renew and terminate specific leases.

Benefits:

  • A clearer understanding of the potential impact of the New Code was gained
  • The planned rationalisation and redevelopment of the estate was ring-fenced
  • The Code Operators were given sufficient advanced notice to relocate
  • A new access management service was introduced to better manage time and costs
  • Modernised leases were entered into prior to the enactment of the New Code on selected sites where operations would not be impacted.
  • Outstanding rent reviews were completed increasing rent roll.
  • Risks to operations were mitigated.

Challenges and Achievements:

The clients own estates team had been rationalised resulting in the loss of their combined knowledge base and data. Leases had to be obtained from the operators.

Services Delivered:

  • Analysis and advice on potential impacts of revisions to the Electronic Communications Code
  • Identified risk to operations and assets
  • Enabled clients estates strategy to be updated
  • Clients instructions executed within tight time frames
  • Analysis of surrounding networks
  • Full site surveys
  • Health and safety audits
  • Forensic investigation of leases
  • Lease renewals and rent reviews
  • Introduction of new cost effective secure site access management process

Case Study 3

Providing valuation and advice on the method of sale for a 45m telecoms tower and compound.

The instruction involved a physical site survey, including the surrounding area, along with desktop analysis for the valuation and report upon marketing and disposal.

Situation:

The telecoms tower and compound had been redundant since 2009. Income was not being generated from the tower. Rates, insurance, electrical costs were still being incurred. Its condition was unknown.

Actions:

A desktop analysis of the surrounding sites within the MNO’s networks was conducted to identify its importance and potential value in terms of user requirements. Upon survey, priorities initially focussed on health and safety. The poor condition of the site, reflecting years of neglect, affected its marketability and value. Security of this site was also an issue. Recommendations were made to immediately remedy the most serious defects, to secure new revenue streams, reduce maintenance costs and secure title.

Benefits:

  • The site was made secure and H&S risks were mitigated
  • A strategy was implemented to generate value and which facilitated marketing and final disposal.
  • The client was able to make informed decisions in this niche area of asset management
  • A targeted marketing strategy and advice upon disposal was provided.
  • Value was added to the site

Challenges and Achievements:

The telecoms industry had changed dramatically since the site was last used and so it was necessary to educate the client on current market trends and marketability, especially in relation to high transmission sites and the valuation model for telecoms towers. The poor condition of the site was of concern and a devaluing factor. Adopting our advice, the site was made safe, increasing it’s marketability. The report had to take into consideration both time and financial restrictions that directly impacted upon the clients ability to manage the site and generate growth. Value was added to the site by improving access, security and the adoption of our recommendations.

Services Delivered:

  • Site H&S audit in conjunction with specialist telecoms tower company.
  • Analysis of surrounding networks to identify competing sites.
  • Recommendations for adding value.
  • Advice on marketing and sale.
  • Risk analysis and recommendations on remedial works.

CONTACT US

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