Five stages, and one file per unit that follows them
N&N PROPERTY VENTURES LTD buys small residential units in south London, refurbishes them, lets them, holds them, and sells one on when holding it no longer makes sense. The company was incorporated on 18 August 2026 and works from 37 Thornbury Road in London.
The same five stages run on every unit, in the same order, and the office keeps one file per unit that follows them: acquire, refurbish, let, hold, sell. This site is that order written out. Pick a stage and the band for it below marks itself as the one being read; each band links to the page holding the detail.
The plan stays on the board until the snagging list is empty
The drawing below is the one the office works from: a two-bedroom unit with the walls set out on a four-hundred-millimetre grid, door swings marked, window openings picked out, and the overall width dimensioned along the bottom. It is the first thing pinned up when a unit is taken on and the last thing taken down.
The room names on the plan are the names used everywhere else — on the schedule of works, on the snagging list, and on the inventory handed over at move-in. Keeping one set of names is the cheapest way to stop a trade pricing the wrong room.
The first stage is the only one that can be stopped cheaply. Everything after it is committed, which is why the reading below happens before an offer goes in rather than after one is accepted.
01stage one of fivethe stage being read
Acquire — the unit is read before anything is offered on it
Nothing is offered on until the title register, the lease where there is one, the survey and the access are read together. Access settles more than anyone expects: a unit with nowhere to stand a skip and no side gate adds days to every stage after strip-out. The stage closes with a dated decision note recording what was read, what was found, and the works list it produced.
| Read | Comes from | What it settles |
|---|---|---|
| Title register and plan | Land Registry | boundaries, rights of way, charges |
| Lease and service charge accounts | freeholder or managing agent | term left, who repairs what, consent to alter |
| Level three survey | the surveyor instructed | the works list and the order it runs in |
What that reading produces is a works list and an order to run it in. The order is the same on every unit, and the reason is in the stage below.
02stage two of fivethe stage being read
Refurbish — six stages, one order, every unit
The works run strip-out, first fix, plaster, second fix, decoration, snagging. The order does not change, because each stage buries the one before it: a socket moved after the skim is a patch, and a patch shows through two coats. Only the durations change with the unit. The programme builder further down this page takes six durations in working days and prints the dates they land on.
| Stage | Ends when | Next stage waits for |
|---|---|---|
| First fix | cables and pipes are in and tested | the test certificate, before anything is boarded over |
| Plaster | the last wall is skimmed | drying time, which is weather and not programme |
| Snagging | the list is signed off empty | photographs, and then the letting pack |
A unit is not finished when the works finish. It is finished when the snagging list is empty, and that same day is the first day of the letting stage.
03stage three of fivethe stage being read
Let — the unit is photographed the day snagging closes
A finished unit is photographed on the day the snagging list closes and not before, because a photograph with a filler patch in it gets shown back to the office at the viewing. Referencing, the inventory, the meter readings and the key count all sit on the move-in date. That is why the move-in date is set last and moved only in writing.
| Step | Record kept | Kept until |
|---|---|---|
| Referencing | check record, references as they came back | the tenancy ends, and a year after |
| Inventory | schedule of condition with photographs | the deposit is settled |
| Move-in | meter readings, key count, prescribed information | six years after the tenancy ends |
Letting takes a week. Holding is the years after it, and it is the stage in which the file either earns its keep or turns out to be thin.
04stage four of fivethe stage being read
Hold — a fixed inspection cycle and a repair log that closes
A held unit is visited on a fixed cycle and whenever the tenant reports something. The visit works to the same list every time so that two visits can be compared: damp read at the same four points with the same meter, seals by hand, extract pull at the grille, alarms tested in front of the tenant, window ironmongery opened and closed. A repair is closed on the date a follow-up finds it done, not on the date the trade left.
| Visit | Looks at | Written up as |
|---|---|---|
| Periodic visit | damp points, seals, fans, alarms, ironmongery | a dated sheet with photographs, filed next to the last one |
| Reported repair | the item reported, and whatever sits next to it | a log line with the attendance date and the closing date |
| Compliance visit | gas appliance, fixed wiring, alarms | the certificate itself |
Most units are held. The last stage happens occasionally, and it is straightforward only because the four in front of it were written down.
05stage five of fivethe stage being read
Sell — the file was already the pack
A unit is sold when holding it stops making sense: a lease term getting short, a decision taken for the whole block that the company holds one vote in, or a works list that will not pay for itself. Because the file was kept stage by stage, what the buyer’s solicitor asks for is already in it. Nothing is reconstructed from memory after the event.
| Enquiry | Answered from | On the file since |
|---|---|---|
| Electrical installation | the certificate issued at second fix | the works |
| Replacement windows | the installer’s own registered scheme | the works |
| Service charge | accounts from the managing agent, filed as received | acquisition |
Programme builder — set the start, set the six durations
Enter the day the programme opens and how many working days each stage is given. Every stage starts on the next working day after the stage in front of it finishes, Saturdays and Sundays are stepped over, and the arithmetic for each row is printed beside it.
With scripting switched off the stages are not dated. The order above is the order the works run in and the figures in the boxes are the durations the office starts from, so the schedule still reads.
Why weekends are stepped over rather than counted
A stage is measured in working days because that is what a trade is on site for. Four calendar weeks are twenty-eight days and twenty working days, and the eight in between are what make a four-week programme land a week and a half late.
The builder counts working days only. Bank holidays are added by hand to the stage they fall in, because the office shuts on them and the arithmetic above does not know that.
Company and registered office
| Item | Entry |
|---|---|
| Registered name | N&N PROPERTY VENTURES LTD |
| Company number | 17407567 |
| D-U-N-S number | 235087171 |
| Incorporated | 18 August 2026 |
| Jurisdiction | England & Wales |
| Registered office | 37 Thornbury Road, London SW2 4DL, United Kingdom |
| SIC 41100 | Development of building projects |
| SIC 68209 | Other letting and operating of own or leased real estate |
| SIC 68100 | Buying and selling of own real estate |
| Correspondence | projects@nnpropertyventures.online |
Post about a unit, a tenancy or a works programme goes to the registered office or to the correspondence address above. There is no form on this site, and nothing on it records a visit; what the office does hold is on the records page.