Managing a property portfolio requires experience, governance, and commercial insight. For many councils, SMEs, and private investors, hiring a full-time property director isn’t practical. That’s where SPG’s Fractional Property Director service comes in.

We act as your outsourced Head of Property—bringing board-level leadership, governance, and reporting to your estate. From rationalising underused assets to leading capital projects, we provide the strategic direction and day-to-day oversight you need, without the cost of a permanent hire.

What we do:

Development surveys, studies & strategy

• Access appraisals

•  Archaeological investigation

•  Asbestos refurb/demolition survey

•  Cost monitoring in connection with overage agreements

•  Development appraisal

•  Development appraisal (Inc. consultancy and advice)

•  Development structures and partnering

•  Environmental impact assessments

•  Estate rationalisation and review

•  Feasibility study

•  General planning services (Inc. town and country)

•  Geotechnical investigation and subsoil testing

•  Land referencing

•  Market trends and rental forecasts

•  Measured survey

•  Private funding of rationalisation schemes and property projects

•  Property investment, appraisal, development monitoring and financial services

•  Regeneration and economic development

•  Risk transfer

•  Tax implications

•  Transfers and decommissioning

•  Whole life investment appraisals

 Technology based surveys, studies & strategy

• Building information modelling

• Digital advisory/consultancy

• Digital twinning

• Drone surveys

• Government soft landings

 Environmental surveys, studies & strategy

• Arboriculture surveys

•  BREEAM assessment

•  Carbon legislation compliance

•  Climate risk assessment

•  Ecology and biodiversity

•  Energy and carbon audits

•  Energy conservation

•  Energy efficiency, analytical and advisory services

•  Environmental advisory services

•  Environmental impact assessments

•  Environmental planning

•  Flood risk

•  Geothermal surveys

•  Habitat surveys and appraisal

•  Net zero carbon strategy

•  Sustainability and whole life advisory services

•  Sustainability and carbon management advice

•  Sustainability certification (e.g. BREEAM, SKA, ISO 14001)

•  Sustainability reporting and communications

•  Sustainability strategy

•  Waste consultancy

 Dilapidations surveys, studies and strategy

•  Dilapidation surveys - building surveying and landlord compensation events

•  EPC

•  Vendor survey

 Estate surveys, studies & strategy

• Acoustic and vibrations consultancy

•  Air systems consultancy

•  Asset surveys

•  Backlog maintenance survey

•  Cladding survey

•  Conservation and preservation consultancy

•  Cost planning

•  Daylighting/ sun lighting/ overshadowing and rights of light

•  Defects diagnosis/building pathology

•  Disaster recovery risk assessment

•  Display energy certificates

•  Equality Act

•  Estates strategy and business development (Inc. estate strategic asset management plans)

•  Feasibilities and options appraisals

•  Fire advisory services

•  Glass/glazing assessments

•  Governance, funding & finance

•  Health and wellbeing assessments

•  Health and safety advisory services

•  Insurance related

•  Inventories/check in check out reports

•  Lease and warranty compliance

•  LED Lighting and controls

•  Legal compliance - optimised building repair surveying and analytical services

•  Life cycle planning and management

•  Lift consultancy

•  Lighting consultancy

•  Long term asset replacement (LTAR)

•  Materials testing e.g. concrete contamination survey

•  Mechanical, electrical, public health and lift surveys

•  Noise control consultancy

•  Operational & efficiency improvement

•  Other neighbourly matters

•  Party wall awards

•  Planned maintenance survey

•  Policy and strategy advisory

•  Portfolio audits

•  Post occupancy evaluation

•  Property advisory services

•  Property consultancy

•  Renewable project feasibility, design and installation

•  Risk evaluation and advisory

•  Six facet survey (NHS):
  Facet 1 - Physical condition survey (Fabric & M&E)
  Facet 2 - Statutory compliance audit (Inc. Fire)
  Facet 3 - Space utilisation audit
  Facet 4 - Functional suitability review
  Facet 5 - Quality audit
  Facet 6 - Environmental management audit

• Snagging survey

•  Socio-economic consultancy

•  Specialist structural survey

•  Statutory compliance review (UK/devolved administrations)

•  Stock condition survey

•  Strategic advice, including the preparation and development of an estate strategy

•  Transformation and change management

•  Water hygiene and legionella risk assessment and consultancy services

•  Workplace assessments

 Procurement managed services

• Full end-to-end managed procurement service for the provision of facilities management (FM) services for delivery on a national basis, using any relevant Authority framework agreements and any other public sector framework agreements as specified by the Buyer.  The Supplier may also be requested to run an appropriate procurement acting as the agent of the Buyer and assist the Cabinet Office Controls review.

•  Contract management

•  Procurement and commercial strategy

•  Asset verification and condition surveys

•  Compiling asset information for population to the data pack, service matrix, cost models, KPIs and ITT documentation.

 Who it’s for:

• Councils undergoing reorganisation or restructuring in-house teams

• CEOs, Leaders and Heads of Property needing board-level support

• Private owners, family offices and SMEs seeking strategic leadership