Commercial Maintenance across Paddington (W2). Whole-building commercial maintenance for multi-let offices, retail, hospitality and mixed-use assets — aligned to managing-agent reporting requirements, with in-house electrical, mechanical, plumbing, fabric and compliance teams.
Commercial Maintenance across Paddington (W2) is delivered by our in-house commercial team with current estate approvals and compliance records on file. We have completed works in or adjacent to Merchant Square 1–5, The Point (Paddington Basin), The Colonnades, Sheldon Square 1–5, 1 Kingdom Street among others. Teams mobilise from our London operations base, with direct transport links via Paddington (Elizabeth line, Bakerloo, Circle, District, Hammersmith & City + National Rail + Heathrow Express), Edgware Road (Bakerloo, Circle, District, Hammersmith & City), Lancaster Gate (Central). Every project is run by a named project manager reporting weekly with photographs and programme RAG. Out-of-hours loading, estate permit-to-work and managing-agent liaison are included in the prelims — not charged as variations.
The Paddington market is dominated by tech (microsoft, vodafone, nissan hq), pharmaceutical / life sciences (astrazeneca), media (wpp units, itv studios nearby), each with distinct commercial maintenance requirements — programme compression, landlord co-ordination, out-of-hours delivery, and full compliance ownership. Our commercial team has delivered commercial maintenance in trophy buildings including Merchant Square 1–5, The Point (Paddington Basin), The Colonnades, Sheldon Square 1–5.
Paddington combines the Basin's modern Grade A (Merchant Square, The Point, The Colonnades) with the Sheldon Square commercial core (British Land) and the Marble Arch Place cluster. Occupiers include tech, media, pharmaceutical/life sciences and professional services.
WCC standard: 08:00–18:00 Mon–Fri, 08:00–13:00 Sat. Paddington Basin estate operates additional managed-access hours for loading to preserve tenant amenity during trading. Sheldon Square service yard and Merchant Square service road both require pre-booking (typical 48-hour lead). Surrounding streets are red routes with parking suspensions needed through TfL.
Joint asset-register survey with managing agent
PPM plan aligned to service-charge budget cycle
Monthly report in managing agent's template
Quarterly compliance review and RAG dashboard
Year-end capex forecast for service-charge reconciliation
| Tier | Range | What's covered |
|---|---|---|
| Reactive + core compliance | £4–£8 per sqft pa | Statutory PPM plus reactive under SLA |
| Core PPM + reactive | £8–£15 per sqft pa | Full PPM calendar, compliance cover, 4hr SLA |
| Full building FM | £15–£28 per sqft pa | All trades plus cleaning, waste, fabric, 1hr SLA |
This area sits outside the core trophy-tower premium zone — programme and pricing typically sit at the mid-range of the bands below. Figures are guide ranges — we provide a fixed quote after survey.
Landlord plant PPM — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Common parts — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Lobby maintenance — delivered in Paddington under estate-approved loading and out-of-hours protocols.
WC maintenance — delivered in Paddington under estate-approved loading and out-of-hours protocols.
L8 water hygiene — delivered in Paddington under estate-approved loading and out-of-hours protocols.
EICR — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Fire safety testing — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Emergency lighting — delivered in Paddington under estate-approved loading and out-of-hours protocols.
Westminster City Council holds planning authority. Paddington Basin Character Area and Paddington Conservation Area cover much of the area. Listed buildings at Paddington Station (Grade I) and Paddington Green restrict external works.
Reference list available on request under NDA.
Measured condition survey within 5 working days, including M&E, fabric and compliance review.
Scope capture workshop with stakeholders — occupier, landlord, managing agent, FM team.
Stage 3 design package with space plan, M&E schedules, specification and CAT A/B split.
Lump-sum price against the design package. All prelims transparent.
CDM notification, RAMS, permit-to-work, landlord licence-to-alter, estate approvals.
Weekly client reports with photos, programme RAG, variation log, compliance status.
O&M manuals, as-built drawings, building-regs sign-off, 12-month defects period.
Commercial Maintenance in modern grade a (merchant square / sheldon square — 18,000–28,000 sqft plates) is typically specified to reactive + core compliance level — statutory ppm plus reactive under sla. Programme is governed by loading access and estate working-hours framework.
Commercial Maintenance in trophy hq buildings (microsoft uk hq, vodafone uk hq) is typically specified to core ppm + reactive level — full ppm calendar, compliance cover, 4hr sla. Programme is governed by loading access and estate working-hours framework.
Commercial Maintenance in converted period stock (marylebone edge) is typically specified to full building fm level — all trades plus cleaning, waste, fabric, 1hr sla. Programme is governed by loading access and estate working-hours framework.
Commercial Maintenance in regeneration stock (paddington square) is typically specified to full building fm level — all trades plus cleaning, waste, fabric, 1hr sla. Programme is governed by loading access and estate working-hours framework.
Commercial maintenance operates 24/7 under a critical-response SLA. Landlord plant works are scheduled during out-of-hours where they serve trading occupiers; cleaning and minor fabric works proceed during standard business hours or after close.
WCC standard: 08:00–18:00 Mon–Fri, 08:00–13:00 Sat. Paddington Basin estate operates additional managed-access hours for loading to preserve tenant amenity during trading. Sheldon Square service yard and Merchant Square service road both require pre-booking (typical 48-hour lead). Surrounding streets are red routes with parking suspensions needed through TfL.
All Paddington occupiers benefit from a PPM framework covering L8 water hygiene, EICR, emergency lighting, F-Gas registers and fabric maintenance. For a scoped PPM package in Paddington see Office Maintenance in Paddington or Commercial Maintenance in Paddington.
Anonymised project outlines from our Paddington and adjacent-area portfolio — full reference list with contact introductions available on request under NDA.
Scope · 220,000 sqft
Budget band · £1.2M/yr
Programme · 5-year contract
Whole-building FM including plant, common parts, reactive
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Scope · 85,000 sqft
Budget band · £520k/yr
Programme · 3-year contract
Office + retail, compliance-led, MRI reporting
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Scope · 6 buildings
Budget band · £780k/yr
Programme · Annual rolling
Portfolio FM across 6 London assets, shared engineer pool
Delivered under single-contractor D&B with CDM 2015 principal contractor duty. Full compliance pack at handover.
Yes. We mirror MRI, Yardi, Qube and custom managing-agent templates so service-charge reporting is seamless.
Yes — we maintain multi-tenanted assets with office, retail, F&B and residential components, co-ordinating trade responses to avoid tenant cross-impact.
We provide cost-loaded PPM calendars aligned to the service-charge budget, with variance reporting monthly. Any over-budget reactive work is flagged and quoted before issue.
Yes — we hold British Land approved contractor status with compliance pack on file for Sheldon Square and associated Paddington holdings.
Significant rental uplift since 2022, with sharpened demand for floor plates 15,000 sqft+. Tech and life-sciences occupiers now compete for space historically dominated by professional services.
Yes — including containment laboratories, dry labs, write-up space, and BSL-1/BSL-2 support. F-Gas, COSHH and specialist ventilation covered.
Sheldon Square / Merchant Square: £130–£200 per sqft. Trophy HQ level: £220–£350 per sqft. Life-sciences labs: £350–£650 per sqft depending on containment level.
Reactive and planned maintenance (PPM) for commercial offices — single trade or full FM cover.
Fabric, flooring, ceiling, joinery, paint and minor M&E repairs — attended and completed under one PM.
LED upgrades, emergency lighting, small power, containment. NICEIC certified.
Full washroom refurbishment — cubicles, vanities, sanitaryware, finishes.
Full commercial refurbishment for occupied and vacant offices — CAT B fit-out, finishes, M&E upgrades.
In-depth articles on commercial fit-out, compliance and market strategy.
Measured condition survey within 5 working days. Fixed-price quote within 10. Estate approvals on file.