Tag: survey

Should I have a survey before selling my house? 

Some people consider having a survey before selling their own property as they think it might ease the sale process and prevent delays.  The survey itself does not typically result in a delay in the house buying process so long as it is arranged in good time and not left until the last minute.

As long as the property you are selling is in a reasonable order, in most cases it shouldn’t be necessary to have a survey before selling your home.

When you have agreed an offer (or an offer “subject to survey”) your potential purchaser will choose whether or not to instruct a surveyor to carry out a survey (if your buyer is buying the property with a mortgage then a mortgage valuation may also be undertaken, either at the same time as the survey or separately).

Reasons not to have a survey before selling your property include:

  1. Most prudent purchasers would instruct a surveyor of their choice to carry out a survey on their behalf, irrespective of whether you have already had a survey carried out.
  2. If the buyer instructs a surveyor then the report will be prepared in their name and will be for them to rely on.  If the seller has commissioned a survey then this would not typically be able to be relied upon by a third party, such as a potential purchaser.  It may be possible to transfer the report into the name of the buyer but this may incur a fee.
  3. If the buyer has particular questions about the property, eg, if the buyer is considering carrying out alterations, these points can be addressed during the survey.
  4. If the seller arranges a survey before putting the house on the market and if there is a time lag between the survey being undertaken and finding a buyer, then the report may not be up to date.

In summary, wait to see whether your potential purchaser wishes to have a survey, and if so, leave them to instruct a surveyor of their choice.  Allow the surveyor access to your property and be helpful with any questions he or she may have.  So long as your buyer arranges a survey in good time the survey is unlikely to result in a delay.

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When should I arrange a survey?

The time to arrange a survey will fall somewhere within a band between agreeing an offer and exchanging contracts.  First of all, remember that a lender’s valuation for mortgage purposes is not a survey.

If your decision to purchase depends on the condition of the house or flat then it is a good idea to arrange a survey in the early stages.  This way, you can decide whether to proceed with the purchase at an early date and before your solicitor has completed their input.  Many house buyers initially make an offer “subject to survey”.  This way, the buyer makes it clear that the offer may be revised if the survey reveals that costly repairs are required.

A buyer who is relying on a mortgage to make the purchase should wait until the mortgage valuation has been carried out and have received a mortgage offer before instructing a surveyor (unless the valuation and survey are carried out at the same time, in which case the additional cost of the survey may be wasted if the property is valued lower than the purchase price and a mortgage offer is not received).

The most important date to consider before you should arrange a survey is the proposed date to exchange contracts.  Once contracts have been exchanged, a buyer is committed to the purchase and there may be financial consequences if the buyer pulls out after this stage.

Remember to allow sufficient time for the survey to be arranged, undertaken and the report completed before exchange of contracts.  Also, allow some time after receipt of the report to read the report carefully so that you are not rushed into making a decision.  Bear in mind that the report may make recommendations for further investigations or to obtain cost estimates prior to commitment to purchase, ie, prior to exchange of contracts, so that you are fully aware of any terms which may require significant expenditure.  And don’t forget to allow for busy periods and bank holidays, and check whether any parties, advisers, etc, have holidays or time off during the crucial period.

 

buying and selling a house

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Do I need a survey on a buy to let property?

Do I need a survey on a buy to let property?

In some ways it is even more important to have a survey on a buy to let property than one you plan to live in yourself.  If you live in a property yourself you will note whether any maintenance works need attending to.  If a property is let then you will be relying on the tenant to inform you if any works need attending to.  If you employ the services of a letting agent, while they may carry out periodic checks they may not be aware of repairs being required unless the tenant informs them.  Some tenants will bring any necessary repairs to your attention but others may not.  It is not a risk worth taking.

When instructing a surveyor to carry out a survey on a buy to let property it is a good idea to let them know that you plan to let the property rather than live there yourself.  This can then be considered during the inspection.

A survey should reveal whether anything needs attending to before a tenant moves into the property.  In most cases it will be necessary to carry out a test on the electrical installation and to service any gas appliances, such as boilers and gas fires.

The survey report will also let you know if there are any other potential hazards including:

  1. Dangerous wiring.
  2. Low level glazing and/or large panes of glass which are not safety glass.
  3. Large opening windows without opening restrictors.
  4. Windows to upper floors which do not allow escape or rescue in the event of a fire.
  5. Large gaps to balustrades.
  6. Lack of a handrail to staircases.
  7. Lack of smoke detectors.
  8. Infilled/capped chimneys or flues. A tenant must be aware that any disused chimneys/flues should not be used.
  9. Loose tiles.
  10. Inadequate fire door (or lack of a fire door) between the dwelling and any integral garage.

And finally, don’t forget to forward a copy of the report to your solicitor and to arrange buildings insurance.

 

buying and selling a house

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What should I do after having a survey?

What should I do after having a survey?

There is plenty of information and advice about having a survey before buying a property, but not so much advice about what to do after having a survey.  Remember that the purpose of a house survey is to identify any defects.  Even if a property is in a good order it would be unusual for no defects to be noted.  Any minor items can be dealt with once you have purchased the property.  However, if a survey report reveals that extensive works and/or investigations are needed then some purchasers may be unclear about the best way forward.

Firstly, you should forward a copy of the report to your solicitor as there may be items which your solicitor may need to check such as:

  • Ownership and responsibility of boundaries.
  • Ownership and responsibility of drains.
  • Ownership and responsibility of any shared drives/access ways.

Typically, a purchaser should obtain quotes from builders before commitment to purchase (normally exchange of contracts).  By doing this, the purchaser will be able to decide whether or not to proceed with the purchase in full knowledge of the level of expenditure required.

In some cases, a vendor might offer to arrange for minor repairs to be carried out before the sale of the property.  However, for most works, if you plan to proceed with the purchase it is better to wait and have the work carried out after completion of the sale.  By choosing your own contractor you will be in control of the quality of work carried out.  However, you should still obtain quotation/s before exchange of contracts.

Sometimes further investigations will be required, eg, if a defect is suspected but cannot be confirmed within the scope of the survey.  Opening up may  be required (with the vendor’s consent) or a specialist (such as a drainage contractor, wall tie contractor, etc,) may need to attend.

If the survey report recommends further investigations which are disruptive the vendor might not be willing to have these undertaken.  For example, if ground floors need to be taken up to inspect floor timbers to check for dampness and/or rot then this may involve moving large amounts of furniture and may damage carpets.  If this is the case, it is better for a buyer to budget for the worst case scenario, such as removal of ground floors, replacement with a solid concrete floor, etc.  The investigations can then be carried out after the sale has completed.  If the works required are found to be less extensive then a saving will be made.

If the cost of repairs is found to be significant, you may choose to speak to the selling agent to check whether the vendor may renegotiate the sale price.  If the vendor is keen to sell the property and if their financial position allows them to reduce the price, either in part or in whole, then the estate agent will negotiate to agree on a selling price.  However, the vendor is under no obligation to reduce the price.  In some situations a vendor may not be in a position to reduce the price, particularly if the vendor has a high mortgage or needs to sell at or close to the asking price to be able to buy their next house.

Above all, after having a survey, read the report carefully and read it more than once.  Highlight any important parts, obtain prices for any works and carry out any further investigations (if possible) before exchange of contracts.

 

buying and selling a house

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Moving house in autumn – heating, insulation and freezing pipework

When moving house in autumn there are a number of items which take priority over longer term plans.  Alterations, and sometimes even decorating, can wait until a convenient time, but first it is important to make sure your new house is prepared for the winter months ahead.

If you are moving house in autumn remember to:

  1. Check that the heating system is functioning and have the system serviced (unless this has been serviced recently). Ideally, ask the vendor to show you how to operate the system before completion takes place.  If the system has recently been serviced then ask for the documents.
  2. Check that any plumbing pipework and water tanks in the roof space are fully lagged to reduce the risk of freezing. The same applies to any pipework in unheated outbuildings and pipework to outdoor taps.
  3. Check whether cavity wall insulation has been installed if the house has cavity walls.  Cavity wall insulation can reduce heat loss and improve the level of comfort within a house, but note that not all properties with cavity walls are suitable for cavity wall insulation.  See also 1960’s houses:  common defects. 
  4. Check gutters, gullies and drains to make sure they have not become blocked by leaves, etc.
  5. Check any paved areas to ensure they are draining adequately and are not ponding. Any areas which pond may become slippery with algae and/or ice.
  6. Check the level of insulation within any roof spaces.  Don’t forget the roof spaces to extensions, bay windows, etc.  If insulation is insufficient, then topping up before the cold weather arrives should help improve the level of comfort within the house.

When moving house in autumn, a few simple checks should help to ensure that you are prepared for the colder, winter months ahead.  If you are unable to check the house for yourself, consider instructing a surveyor.

 

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Buying a refurbished house: what to check

Many people can see the attraction of buying a refurbished house as they can move straight in and unpack rather than spend weeks, months  or sometimes years getting the house the way they want it.  But can you be sure that any works have been carried out to an acceptable standard?  And more importantly, have the works been carried out legally?

 

New kitchen and bathroom

A brand new kitchen is perhaps a one of the most desirable things in a house.  Everything bright and shiny and with no stains to cupboards or worktops left behind by the previous owners.  When buying a refurbished house this may be one of the biggest attractions.  However, some works involved in refurbishing a kitchen and bathroom are controlled under Building Regulations for the purpose of ensuring that works are carried out to an acceptable standard.

Any works carried out to waste pipework are controlled under Approved Document H of the Building Regulations.  Minor works would often be carried out on a Building Notice.  The building contractor would submit a Building Notice to the Local Authority Building Control Department and the Building Control Officer would inspect the work at the appropriate time to check that the works meet the required standard.  Obtain all documentation for any works controlled under Building Regulations.

Don’t forget the things you can’t see.  Everything may look new, but if you are buying an older house do you know whether the incoming water main has been replaced?  Check whether there is any remaining lead supply pipework.  If the cold water supply pipe is lead then this will require replacement.  If this involves disturbing floors, kitchen fittings, etc then this will add to the cost of this work.

 

New windows and doors

The replacement of most windows and doors is controlled under Building Regulations.  The purpose of this is to reduce energy loss.  The FENSA scheme was set up to allow registered companies to self-certify the installation of windows or doors.  This saves time and makes it easier for home owners to replace windows or doors without having to apply to the Local Authority for Building Regulation approval.

Any glazing installed from April 2002 onwards (except new buildings) requires a FENSA certificate to confirm that the windows or doors comply with Building Regulations.  However, if any glazing has been carried out by a company which is not registered with FENSA , or carried out in a DIY manner, then the homeowner will be responsible for applying to the Local Authority to obtain Building Regulation approval.  Sometimes the installer may apply for approval on the homeowner’s behalf but obtaining approval is still the responsibility of the homeowner.

 

PVCu fascias and soffits

New PVCu fascias and soffits save the time and cost of redecorating timber eaves joinery and are another attraction of buying a refurbished house.  However, the new PVCu eaves joinery is often clad over the original fascias and soffits, with the original eaves joinery being left in place.  Depending on the age of the property it is possible that some of the original eaves joinery was asbestos cement (commonly used for soffits).  If there any asbestos containing materials remain then it is important to be aware of their location and condition.

Asbestos cement typically does not pose a problem if it is in good condition and not disturbed.  Ask the vendor if they are aware of any concealed asbestos containing materials (including asbestos cement eaves joinery).

 

Cavity wall insulation

The provision of cavity wall insulation is also controlled under Building Regulations.  CIGA (The Cavity Insulation Guarantee Agency) was set up in 1995.  It is an independent body which operates and administers a Cavity Wall Insulation Self Certification scheme (CWISC) in association with the British Board of Agrément.  A CIGA registered installer will assess the property prior to installation, carry out the installation and will apply to CIGA for a guarantee on behalf of the homeowner.

This guarantee is transferable to future owners of the property.  Also, if the cavity wall insulation has been installed by a CIGA registered installer then the installation will comply with the requirements of Building Regulations.

If the work has not been carried out by a CIGA registered installer then the work may not comply with Building Regulation requirements.

 

Additional loft insulation

Improvements to insulation in the loft will help to reduce heat loss and energy consumption.  However, if insulation is provided at ceiling level (to form a “cold roof”) it is important to ensure that the roof space above is adequately ventilated.  This is often achieved by vents in the soffits and/or tile ventilators.  If insulation has been increased, make sure that the insulation does not block any ventilation openings at the eaves.  This can be done by going into the roof space to check whether there is air movement and by checking that ventilation openings are not obstructed.

 

Laminated flooring

New laminated flooring looks clean and does not have the disadvantages of carpets which have been in use for many years.  However, it is important to know they are not covering defective floors, otherwise they may need to be taken up.

When buying a refurbished house look for signs that might indicate that timber floors may be damp, rotten or have woodworm:

  • Check each floor for springiness which may indicate rot, woodworm or inadequate floor structures.
  • Walk around the outside of the house to check for high ground levels. Ideally, external ground levels should be 150 mm (6″) below the damp proof course.  If the external walls are damp the ground floor timbers may also be damp, rotten and/or have woodworm.
  • Check that vents are provided at regular intervals to the external walls at low level to ventilate the sub-floor void. If the void below a timber ground floor does not have sufficient ventilation then this may lead to rot and/or woodworm.

 

Electrical work

Most electrical works are controlled under Approved Document P of the Building Regulations.  This can be achieved by employing an electrician registered with one of the government approved schemes who can self-certify any works.  Obtain the Building Compliance Certificate/Part P Certificate to confirm any electrical works have been carried out to the required standard.

 

New central heating

If gas fired central heating has recently been installed, check whether this was carried out by a Gas Safe contractor and obtain any documentation.

 

Recently redecorated rooms

Moving into a house which has recently been decorated through sounds perfect.  But when buying a refurbished house, can you be sure that new decorations are not hiding defects such as cracks?  Look for other signs of movement such as sloping floors, racked doorways, cracking externally, bowing walls, etc.

 

Generally

Above all, don’t get carried away by the newness if the interior.  Remember to check that the house as a whole has been maintained.  There is little point having smart and newly decorated rooms if the roof leaks or if the wiring needs to be replaced.  If in doubt, instruct a surveyor to make sure that there are no major defects.

 


 

 

 

 

 

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Buying a house in Spring: what to look for

Spring usually sees a surge in properties on the market.  This is a time when gardens will be at their most attractive with an array of flowers and new vegetation in contrast to the preceding months.  Also, many families who are relocating hope to complete their move in time for their children to start their new schools in September.  When buying a house in Spring don’t get carried away.  Its important to stop and think about what sort of home your proposed purchase will make at other times of the year.

 

Rainwater gutters and downpipes

If there hasn’t been very much rain for some time it might not be obvious whether the rainwater gutters, downpipes, gullies and hoppers are functioning.  When buying a house in Spring, it is a good idea to check joints of gutters and downpipes for signs of leakage such as staining and make sure rainwater hoppers are not blocked.  Also, check that gutters are adequately supported with brackets at regular intervals and check that all gutters have stop ends.  Examine walls carefully for any signs that rainwater goods have been leaking or overflowing.

 

Drives and paving

Drives and paved areas may look fine during a dry spell but it is important to look for clues to determine whether they are adequate during wet weather.

Check for signs of ponding to low areas such as stained areas or silt.  Puddles on the drive or patio are not ideal and can be a hazard when they freeze in cold weather.  Areas of ponding can also cause the surface to deteriorate more quickly, particularly after sub zero temperatures.

If the drive (and any other hardstanding areas) are steeply sloping then look to see where rainwater will run.  If paved areas slope towards the building then there may be a torrent of water during heavy rainfall.  Rainwater should ideally fall towards gullies or drainage channels and be discharged into surface water drains or to a soakaway.

 

Gardens

When buying a house in Spring, remember to check there are sufficient paths to access important areas of the garden such as the garage, sheds, bin store and the washing line.  Some external areas may be acceptable during dry weather but may turn to mud in wet weather.  You may not mind walking across the lawn to a shed or bin store in the spring or summer when the ground is dry, but the same route could quickly become a quagmire during wet weather.

 

Natural light

On a bright day in spring or summer rooms can look much brighter than on a dull day in the autumn or winter.  When buying a house in Spring, consider the size, location and orientation of windows to assess how much natural light the same rooms are likely to have during the winter months.  If certain rooms are likely to need lamps during the day it is better to know before you decide to buy the house.

See also instructing a surveyor when buying a house.

 

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Buying a 1930s house: what to look for – wall ties, dampness, lath and plaster, textured coatings

Many people are attracted to buying a 1930s house.  Their style and accommodation often meets modern needs with larger rooms and larger gardens than their modern equivalents.  This article deals with some of the issues commonly encountered when buying a 1930s house of traditional construction.

Buying a 1930s house

1930s houses are now in the order of 80 years old.  Some may have been updated long ago and may need updating again, whilst others may not have been touched for decades.  Consequently, when buying a 1930s house there are a number of common defects to look out for.

Roofs

If you are buying a 1930s house with the original roof covering then yes, it will definitely need replacing.

If the roof covering has been replaced using reclaimed tiles then it is possible that the nibs to some of the tiles may deteriorate and lead to early failure.  It is important to check the roof slopes for any slipped tiles.  Also, check that ridge and hip tiles are adequately bedded in mortar and that hip irons are provided at the lower edges of hips to prevent slippage.

If the roof covering has been replaced then check that there is sufficient ventilation into the roof space.  If insulation is provided at ceiling level this creates what is known as a “cold roof” and the roof space will need to be ventilated to reduce the risk of condensation within the roof space.  Ventilation is often achieved with ventilation openings in the soffit.  Sometimes when additional insulation is provided at ceiling level the ventilation openings at the eaves are blocked.  This can lead to condensation (and dampness) within the roof space and this can lead to rot and/or woodworm to the roof timbers and a reduced life of the roofing felt.  Ensure that insulation does not block any ventilation openings and check for signs of rot and woodworm.  Also, ask the vendor whether any timber treatment works have been carried out and whether there is warranty.

Wall tie corrosion

In the 1930’s many houses were built with cavity walls with steel wall ties.  With cavity walls, wall ties are needed to tie the two leafs of the cavity wall together to prevent separation/bulging.   However, steel ties corrode over time.  When the steel corrodes it expands and can cause cracking to horizontal mortar joints at tie positions and in some cases bulging of the outer leaf can occur.

Corrosion of wall ties is a particular problem in coastal locations and where black ash mortar has been used.

In some instances only part of a property may be affected, eg, the side of the property facing the prevailing wind.  If wall ties are thought to be corroded then a sample of ties should be checked by a specialist wall tie contractor or an independent surveyor using a borescope (instrument used to view inside the cavity) to inspect the part of the wall ties within the cavity.  In addition to installing new ties, some wall ties will require removal to prevent further cracking as the steel ties will continue to corrode and expand if they are not removed.  If the walls are rendered externally, then re-rendering may be required after the remedial wall tie works.

Dampness

Dampness in 1930s houses can be due to a variety of causes including cavity bridging, high external ground levels, a defective or bridged damp proof course, lack of cavity trays above openings, defective rainwater goods and/or plumbing leaks.

It is important to investigate the cause of dampness so that you know what works are required and who will be the best person to employ to carry out the works.   Don’t automatically employ a damp contractor.  A damp contractor may be the right person to deal with rising dampness and timber treatment, or tanking, but if the dampness is due to an overflowing rainwater hopper then it would be better to employ a general contractor.  It is possible that there is more than one cause of dampness, e.g., lowering external ground levels may help but dampness may persist if there are other defects which may be contributing to the dampness.

Don’t confuse penetrating dampness with condensation.  If corners of rooms have mould then this could be due to condensation, particularly if the house hasn’t been heated and ventilated sufficiently and if there are areas lacking in insulation.

Also, if wall plaster contains salts this may give damp readings even if the original source of dampness has been rectified.  Salts often remain in plaster which have previously been affected by dampness and will absorb moisture from the air.  Any plaster which contains salts should be hacked off and replaced as part of any damp proofing works.

Suspended timber floors

Suspended timber ground floors require ventilation to the sub-floor void to prevent high moisture levels which can lead to rot and woodworm to timbers.  Check there are sufficient sub-floor vents and make sure they are not blocked.  If suspended timber ground floors are springy this may indicate rot and/or woodworm to the floor timbers.

If the house has an extension with a solid floor check that there is still adequate ventilation to any remaining sub-floor voids.  Depending on the configuration of the house it may have been necessary to provide ventilation via ducts through the solid floor.

If timbers are built into damp walls then they may be damp and/or rotten and/or have woodworm.

If there has been insufficient ventilation to the sub-floor void  now, or at any time previously, then there may be beetle infestation/woodworm.

When buying a 1930s house, if there are any signs of rot, woodworm and/or dampness then it is a good idea to investigate the condition of the hidden floor timbers before exchange of contracts.  It is also a good idea to get quotations for any repair works and timber treatment before exchange of contracts.

Lath and plaster ceilings

Lath and plaster ceilings are common in 1930s houses.    They are formed with a series of timber laths fixed close together.  Plaster is then applied, using the laths to form a key.  Lath and plaster ceilings can become bonded over time and fail, i.e, collapse.  Failure of lath and plaster ceilings can occur due to water damage/leakage, rot or woodworm to the timber laths, or vibration.

When buying a 1930s house, check any lath and plaster ceilings for cracks and tap at regular intervals in each room to check whether there are any hollow areas.  Replace any defective  lath and plaster ceilings with plasterboard (unless it is a Listed Building with restrictions on the ceilings).  A cheaper alternative may be to line be the underside of the ceiling with plasterboard.  Replacing ceilings is an extremely dusty and messy operation and if possible it is better to carry out this work before moving in.

Textured wall and ceiling coatings

Some textured wall and ceiling coatings (including Artex) contain asbestos.  These were widely used during the 1970s but have also been used in other decades.  If such coatings are damaged, or if are likely to be disturbed by any planned works then samples should be tested to check for asbestos content.  If works are planned to more than one area of a property then it may be necessary to take samples in a number of locations as it is possible there could be different coatings within a single property (coatings may have been applied at different times).  It is also possible that the same area of wall or ceiling has more than one layer of textured coating.

Some works to textured coatings can be carried out by non-licensed workers and may not need to be notified, whilst other works may require notification to the HSE.

Visit the Health and Safety Executive website for further information on textured coatings:

http://www.hse.gov.uk/asbestos/essentials/coatings.htm

Wiring

Even if a 1930s house has been rewired, unless this has been carried out recently the electrical installation is unlikely to meet current standards.  If you are having a survey carried out on the building then this will not include a test of the electrical installation as this is a specialist matter.  Have a qualified electrical contractor inspect and test the installation to check whether any works are required to update the installation.  Many buildings insurance policies require electrical installations to be checked at regular intervals.

Lead pipework

Check whether any parts of the water main, including any hidden areas, are lead.  Replace any lead feed pipework with potable pipework.

 

The above are some of the common issues which should be considered when buying a 1930s house.  However, this list is not exhaustive and is intended as general guidance only.  When buying a 1930s house, consider instructing a surveyor to find out the true condition of the property.

See also How much does a survey cost? and  What should I do after having a survey?

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What type of survey do I need?  Building Survey or Homebuyer Report 

What type of survey do you need before buying a house?  Surveys come with a variety of names such as Building Surveys, Structural Surveys, Homebuyer Reports, and Condition Reports.  Whatever the name, and whatever the type of survey you choose to have, you need to know that the contents of the report are going to give you the information you need to decide whether or not to proceed with your proposed purchase.

A survey isn’t only necessary to advise on the condition of the property and whether there are any defect.  The surveyor may also note issues which require input from your solicitor, or further enquiries or investigations.

Most house buyers would like to know the following:

  1. Are there any defects which need urgent attention?
  2. Are there any defects which require costly repairs which may exceed their budget?
  3. Are there any “unseen” items which are likely to require attention, e.g., wiring, drains, cavity wall ties?
  4. Are there any legal issues such as trespass, eg, overhanging gutters, overhanging eaves, trees, etc?
  5. Are there any factors which may affect buildings insurance such as a flying freehold?
  6. If any recent works have been carried out do they have Local Authority consents? This not only applies to extensions, but other works controlled under Building Regulations including formations of openings in walls, works to kitchens and bathrooms, works to service installations such as wiring and heating.
  7. Does the property contain asbestos? Asbestos can be found in many common materials in residential properties including textured coatings to walls or ceilings, floor tiles, sheet board materials, rainwater goods, some water tanks, man-made slates, etc.   The presence of asbestos containing materials is likely to increase the cost of any repair and alteration works if these need to be disturbed.
  8. Whether there are any known issues in the area such as subsidence, black ash mortar, pitch fibre drains, etc.

 

A mortgage valuation is not a survey

If you are taking out a mortgage on the property then be aware that the mortgage valuation is not a survey.  The purpose of the mortgage valuation is to confirm to the mortgage lender that the property offers sufficient security for the loan.  It is not intended to inform the buyer of the condition of the property and some mortgage lenders do not even pass a copy of the valuation to the applicant (the buyer).

For an average 3 bedroomed house a mortgage valuer is likely to spend around 20 to 30 minutes  carrying out the inspection, compared to around 3 hours for a survey (possibly more or less depending on the age and condition of the property).  For a mortgage valuation the valuer does not normally enter  into the roof space (head and shoulders inspection only) whereas for a survey the surveyor will carry out a detailed inspection of the roof space (subject to safe access being available).

Visit  http://www.rics.org/Global/RICS-HomeSurveys-a-valuation-is-not-survey-REVISED.pdf

The governing body for Chartered Surveyors is The Royal Institution of Chartered Surveyors.  The RICS has produced information aimed at home buyers about the importance of getting a home survey.

View the following video entitled The Importance of Getting a Home Survey  https://youtu.be/LER9SPvdmRs

What type of survey should I have?

One of the most common types of survey is the RICS HomeBuyer Report.  This is a standardised report format suitable for most types of traditionally built property and is based on a visual inspection.  The Homebuyer Report will be carried out by a surveyor with one of the following qualifications – FRICS, MRICS or AssocRICS.

The Homebuyer Report was revised during 2016 and is now available either with or without a Market Value (Valuation) and an insurance rebuilding cost. The Homebuyer Report was previously only available with the Market Value and insurance rebuilding cost.

The Homebuyer Report includes a description of condition, colour coded condition ratings, comments on defects, advice on maintenance, an overall opinion and summary of condition ratings.  However, the Homebuyer Report does not include a detailed description of the construction of the building or detailed advice on specific defects.  It also excludes cost estimates for any repair works.

However, many Chartered Surveyors produce reports in their own format as an alternative to the Homebuyer Report, many of which offer more detailed information.  When you request a quotation for a survey ask what type of survey they offer.  Also, ask for a sample report and the surveyor’s terms of engagement to make sure the service you choose meets your needs.  The inspections for some types of survey will be visual only, while others may be more detailed and include lifting a sample of floorboards to inspect the floor structure where this is possible without causing damage.

If you plan to carry out any alterations then inform the surveyor prior to the date of the survey so that these can be considered during the inspection.   For example,  if you plan to build an extension it is useful to know where the drain runs are located, also, if you plan to remove any walls you will need to know whether they are load bearing or not.

Decide whether you require any additional services to the basic survey, such as an insurance rebuilding cost or valuation, prior to instructing a surveyor.  There may be additional  costs if the surveyor has to return, for example to take measurements to calculate the rebuilding cost.

View the following video produced by the RICS entitled Choosing the Right Survey (for consumers)

https://youtu.be/9r92bTZYrvA  h https://youtu.be/9r92bTZYrvAttps://youtu.be/9r92bTZYrvA

The different types of RICS surveys are described in the following 13 page document entitled A Clear, Impartial Guide to Home Surveys

http://www.rics.org/Global/RICS-Home-Surveys.pdf

Choosing a surveyor

It is a good idea to ask friends, family or your solicitor for recommendations before instructing a surveyor.   Remember you do not have to have the survey carried out by the person who carries out the mortgage valuation, you are free to choose a surveyor of your choice.

Obtain quotations from Chartered Building Surveyors but remember that the level of detail within reports may vary and so choosing a surveyor is not solely down to cost.

The governing body for Chartered Surveyors is The Royal Institution of Chartered Surveyors.  They hold a register of all Chartered Surveyors and their fields of practice.  To find a suitably qualified surveyor in your area visit RICS Find a Surveyor  http://www.ricsfirms.com/

Finally, whatever the name of the survey report, and whatever type of survey you decide to have, ensure the surveyor you instruct is local and experienced.  Also, ensure that the survey report will provide you with the information you require, in the detail you require.

See also What should I do after having a survey?

Source:  www.rics.org

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Buying a house with an extension: what to check – Local Authority approvals, substandard construction

When buying a house with an extension there are a number of issues to consider.

Local Authority Approvals – buying a house with an extension

The purpose of Building Regulations is to ensure that construction works are carried out to the required standard, are safe and have a satisfactory level of insulation.  If you are buying a house with an extension which does not have Building Regulation approval then its construction may be substandard or even dangerous.   It is possible that a lack of Building Regulation approval may affect the buildings insurance policy and/or mortgagability (and saleability) of the property.

If you plan to buy a house with an extension then you/your solicitor must make enquiries to establish whether the required Local Authority approvals have been obtained.  Obtain copies of all documentation and keep these with your other purchase documents.

However, you may find that the works were carried out without the required Local Authority approvals.  If this is the case then the Local Authority may choose to take enforcement action against the owner of the property (even if the works were carried out by a former owner).  In other words,  if you purchase a house with an extension which does not have the required Local Authority approvals then there is a risk that you will be required to rectify the works at your own expense.  The owner of the property may apply for retrospective approval, however, this may delay the sale of the property.  A speedier solution may be to take out an indemnity policy.  Your solicitor can advise on the suitability of an indemnity policy for your particular situation and can advise on the policy details and any limitations.

For further information on what works require Planning Permission, Building Control Approval and Listed Building Consent visit the Planning Portal using the link below:

https://www.planningportal.co.uk/

 

Half brick rear additions

Many older properties have additions (often at the rear) which are of half brick (single skin) construction.  Some were former outbuildings which have been incorporated into the living space.  This form of construction is substandard, may allow rain penetration, high heat loss and condensation.  If you are seeking a mortgage then it is possible that a retention may be made (or an undertaking to upgrade the walls) until works have been carried out to a satisfactory standard.

 

Lack of a cavity tray where conservatories and single storey extensions are provided

Where a single storey part is provided there is normally a cavity tray in the cavity wall immediately above the lower roof.  With cavity walls it is normal for rainwater to pass through the external leaf and into the cavity. A cavity tray is needed in this position to help water entering the cavity to pass to the outside instead of causing the inner face of the wall below to become damp.  In other words, if a cavity tray is not inserted into the cavity wall where a single storey extension or conservatory are added then there is a risk of dampness to the wall internally, ie, inside the house.

Damp patches may be noted to the wall or wall plaster in the area close to the new abutment to the outside wall.  If you are having a survey then your surveyor can check this area with a moisture meter.  A moisture meter can detect dampness which may not be visible to the naked eye.  If you are having only a mortgage valuation but no survey then the valuer may not check this area with a moisture meter.  See also – is a mortgage valuation the same as a survey?

If dampness is noted due to a lack of a cavity tray then it will be necessary to insert a cavity tray at this position.

 

Low pitched roofs to single storey extensions

Many people would prefer to have a pitched rood rather than a flat roof over an extension as they consider it will have a have a longer life and need less maintenance.  Also, many pitched roofs have a better appearance than flat roofs.  But many home owners do not consider the pitch of the roof and the type of tile.  In many cases the pitch is determined by the size of the extension and the position of any upper windows. In some cases there may only be sufficient height for a relatively low pitched roof.

Each type of tile has a minimum pitch for it to be watertight, ie, roofs below the minimum pitch for the type of tile may not be watertight.  For instance, Redland 50 Double Roman tiles should be used at minimum pitches of 17.5, 22.5 or 30 degrees depending on whether the tiles are through coloured or have a granular finish, and also depending on headlap.  Therefore, if a pitched roof has a low pitch it is possible that it may not be watertight unless a suitable type of tile has been used such as Forticrete Centurion which can be used for pitches as low as 10 or 12.5 degrees depending on headlap, lap of underlay, etc.

 

The list above is for general advice and is not exhaustive as further issues may require investigation and enquiries, depending on the property you propose to buy.

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