Blog - H&S Surveyors Ltd

20th February 2024 By hammondandshaw

What is ‘permitted development’ and what does it mean for your home improvement plans?

White cottages with flowers outside

Planning permission can be a long and costly process for homeowners wanting to make changes to their property. However, in the UK, many minor building projects and home improvements can be carried out without needing full planning consent, under what are known as ‘permitted development’ rights. This allows homeowners to make certain alterations or extensions to their houses without the burden of applying for planning permission from their local council.

Whether adding a small rear extension, converting the loft space or building your dream garden shed, permitted development grants the right to undertake select home improvements without onerous paperwork or expenses. However, there are limits and conditions attached to permitted development to consider. Understanding what is allowed under permitted development, and what factors may require full planning applications, is crucial when devising plans.

What is ‘Permitted Development’?

Permitted development is the right to make certain changes to a home without needing to apply for full planning permission. It derives from a general planning permission granted by the UK Parliament under the Town and Country Planning Act 1990, rather than needing approval from the local authority.

There are various home improvements that may fall under permitted development rights, including but not limited to:

Rear and side extensions, provided the size is within the limits
Garage conversions
External rendering and cladding
Updating windows to double glazed alternatives
Porch installations

There are limits on the size and height of extensions and outbuildings, and other location rules also apply. As long as the project meets the required standards, planning permission from the local council is not required, however, permitted development rights are more restricted for flats and commercial properties. So, while permitted development grants flexibility, careful checking of the restrictions is required to avoid the need for full planning permission.

What’s Strictly Not Covered by Permitted Developments?

Several updates are immediately off the list, such as major projects like building a brand new property and dividing an existing property into multiple dwellings. Likewise, you can’t extend your home from the front or extend the property over 50% of the original land around your home. Listed and period properties are afforded extra protection, and so typically require permission before you can make changes, as do flats and maisonettes which come with additional restrictions.

Planning permission might seem like an extra hurdle, but it ensures your modifications are legal, safe and considerate of your surroundings. So, do your research, consult professionals and enjoy the satisfaction of transforming your property within the established rules.

Rules and Limits of Permitted Development

Permitted development is far from a free-for-all – these rights come with a multitude of rules and limitations that vary depending on your property type, location and even the materials you choose. Extensions, for example, are a common home improvement project covered by permitted development. However, the size of rear extensions is limited to 3-4 metres, depending on if it’s for terraced or semi-detached homes, or 6 metres for detached homes.

Here are some key aspects to consider:

Size and scale: Dimensions matter and extensions, in particular, have strict size restrictions based on property type.
Location: Be mindful of your surroundings. Building within certain protected areas or exceeding specified height limits will almost certainly require planning permission.
Materials: Don’t assume any old brick and mortar will do. Permitted development often dictates specific materials to ensure the extension blends seamlessly with the existing structure.
Neighbourly considerations: Your neighbours hold a certain sway, and some extensions require prior consultation to ensure they don’t impinge on their privacy or light access.

If you’re found to be breaking the rules, consequences can range from fines and enforced removal of unauthorised works to court proceedings. It’s always wise to tread carefully and consult with a planning professional before embarking on any significant alterations and have a building survey carried out to ensure your dream project stays within the legal boundaries.

How to Check if a Project is Permitted Development

Homeowners wishing to utilise permitted development rights for a home improvement project should carefully check that their plans meet the requirements. The best way is to contact your local authority’s planning department and discuss your proposals with them.

Many councils offer advisory services to review your plans and confirm whether the project falls within permitted rights – this expert advice can provide reassurance. They’ll inform you if a full planning application is necessary. Alternatively, you can apply for a Lawful Development Certificate which involves submitting an application to your council to legally certify that the proposed works constitute permitted development.

Permitted development rights grant you valuable flexibility to make certain changes to your property. While it doesn’t provide carte blanche for home improvements, understanding where development rights can be advantageous allows homeowners to maximise the opportunities it provides.

If you’re planning on making changes to your property, get in touch with us today for professional advice and expertise on your Permitted Development rights.

15th September 2023 By hammondandshaw

5 Constructive Ways to Deal With Poor Survey Results

Buying a property or making an investment is a big decision that requires thorough due diligence. A property survey is a key part of this process, but sometimes the results reveal problems you didn’t anticipate. While disappointing, poor survey results don’t have to derail your plans.

What Does A Bad Survey Contain?

While every buyer hopes for a clean bill of health, property surveys often uncover serious issues. Common problems flagged in ‘bad’ surveys include:

Penetrating damp, rising damp, condensation and mould indicate moisture issues.
Timber defects such as wet and dry rot can compromise the structural integrity of the property.
Roof damage, leaks, and poor drainage may lead to ongoing maintenance.
Subsidence, heave and settlement crack foundations.
Outdated or dangerous electrics, gas, plumbing.
Japanese knotweed is notorious for spreading and damaging properties.

While concerning, bad survey results do still provide you with options. Here’s how you can move forward with your purchase after a poor survey.

Be Clear On The Findings

It’s understandable you might feel stressed or anxious when presented with an unfavourable survey. However, giving in to knee-jerk reactions often exacerbates the problem. Stay calm and resist making any snap judgements. Ask any questions you need from your surveyor to ensure you comprehend the extent of the defects uncovered. You may want to invest in a more thorough Building Survey if you need more information about the extent of the problems.

Prioritise The Issues

Carefully assess the severity of each issue uncovered in the survey. Some may be minor cosmetic problems easily fixed yourself, but more serious structural or foundational defects will likely require professional contractors and potentially indicate lasting damage.

Prioritise the issues from least to most concerning and get quotes to estimate the repair costs so you can factor these into your investment calculations to determine if the property remains viable after repairs. Use the surveyor’s guidance and your own judgment to realistically weigh the scale of each problem. Multiple major issues could exceed your risk tolerance, regardless of any deal on price.

A “bad” survey doesn’t necessarily have to spell disaster for a property purchase. For some buyers, major issues just confirm expectations with an older home or planned remodel. If you’re buying a fixer-upper, rotting floor joists noted in the survey may coincide with your kitchen renovation plans anyway. Or if you’re purchasing a Victorian cottage, you may have anticipated issues with dampness and only needed direction on where to focus your efforts.

Take the time to assess what’s really a problem for your circumstances. With eyes open, you can tackle challenges methodically rather than being blindsided down the road.

Ask the Seller To Take Care Of The Repairs

Rather than taking on expensive repairs yourself, consider asking the seller to fix issues uncovered in the survey before the purchase is finalised. This may be the best route for major defects you didn’t anticipate.

For example, significant structural problems like a damaged roof require urgent professional attention. You can request the seller make these fixes quickly and properly before you exchange contracts. Make sure the issues are remedied to your satisfaction, not with masking solutions.

To ensure the work meets standards, you may want to consider having an independent building expert inspect repairs once completed or re-survey just the problem areas. If the seller refuses to make repairs or does shoddy work, be ready to walk away.

Renegotiate The Price

If repairs for issues uncovered in the survey are beyond your budget or risk tolerance, renegotiating with the seller is an effective next-best step. Approach the seller with tact but firmness and explain you still want to move forward with the purchase, but you want a price reduction or seller credits to offset the cost of repairs. You should provide supporting documentation like repair quotes and survey details.

If the property is still a good investment despite defects, suggest compromises like adjusting the price by a percentage proportionate to repair costs. Stay focused on an equitable solution, rather than “winning” the negotiation, to preserve a cordial transaction process.

Walk Away From The Sale

If survey issues seem insurmountable, walking away may be the right move. Until contracts are exchanged, you aren’t legally committed per English law. Consult your surveyor on repair costs and long-term impacts first. For example, ongoing subsidence or an invasive knotweed management plan could reduce the property’s value and saleability.

You need to carefully weigh if the defects constitute true dealbreakers or just need negotiation. Be honest with yourself – don’t rationalise major red flags if they will pose problems for you in the future. Walking away from your dream home is difficult. But it’s better than overextending finances or being stuck with an unsuitable money pit.

Speak To The Experts

At Hammond and Shaw, we have extensive experience in providing insightful surveys for our clients across South Devon. For more information about choosing the right survey and how to proceed with bad results, please get in touch with us today.

10th November 2022 By hammondandshaw

What is Mundic Block?

Mundic Block on Traditional Cornish Housing

If you have ever lived in Cornwall or tried to buy property in the area, you may have come across the term “mundic block”.

It refers to a historic building material that was particularly popular in Cornwall around 1900-1950 and 1952, which used waste materials from nearby mines as a concrete aggregate (“mundic” is simply the Cornish word for mine waste). It was fairly common in those times for concrete to be mixed locally, using the materials that were at hand. This resulted in a large number of Cornish homes being constructed from this ‘mundic’ material.

Why is it a problem?

The issue with the mundic block is that it’s difficult to predict what exactly is in the mixture. Quite often, due to the high mineral content of the Cornish soil and the ore extraction process, the aggregate still contains minerals or chemicals that actually cause the concrete to degrade over time.

Needless to say, this can have a considerable impact on property values, with many buyers trying to avoid houses that have been built with mundic and lenders refusing mortgages for properties of a certain condition.

What does a mundic block look like?

It may be obvious that a building has been made with mundic materials or it may be uncovered during a Building Survey. Regardless, in Cornwall and West Devon, any property that has been built (or altered) between 1900 and 1960 and contains concrete or concrete blocks will need to be tested for mundic. Many surveyors offer a Mundic Test to screen concrete building materials or can arrange for one to be carried out on your behalf. This test involves taking small samples of the house’s fabric using a drill, which is then analysed for mineral content and given a grade of A1, A2, A3, B and C.

What do the grades mean?

An A1 or A2 grade is good news. That means that the concrete doesn’t contain any potentially harmful materials or contains so few that there are unlikely to be future problems as a result. Nearly all mortgage lenders consider this to be an acceptable grade to lend against.

If a sample contains more than these levels of mundic, it may be classed as a grade A3. However, special testing is required to obtain this grade (rather than a grade B), and the testing is expensive, time-consuming, not appropriate for every case and may still be denied by mortgage lenders.

You will not secure a mortgage if the property is classed as a B or C on a mundic test. This means that mundic makes up more than 30% of the concrete and may already be causing visible degradation. However, if the mundic is limited to a specific part of the property, you may be able to replace it with a modern material in order to obtain a lending.

Contact us to see how we can help

At Hammond and Shaw, we have extensive experience in helping clients across South Devon with issues with mundic block. For more information about mundic block, Cornish homes or surveying services across the country, please get in touch with us today.

1st November 2022 By hammondandshaw

Spray Foam Insulation

Spray Foam Insulation - A row of houses

We recently undertook a survey on a property that has spray foam insulation to the rafters within the loft space. This type of insulation is a liquid foam that is sprayed onto the underside of the roof pitches to provide an extra layer of insulation to the property.

It is becoming increasingly popular across the UK as it can provide more insulation in less space than the traditional wool or insulation boards, such as Celotex, and can also help to reduce drafts and make the property more airtight.

However, for all the good that it can do, it also causes issues with some lenders. The problem, in this case, is that the lender that we undertook the inspection for refuses to accept homes with spray foam insulation as a suitable security for a mortgage or lending. We are also finding that other lenders are following suit and are reluctant to lend on a property that has this type of insulation installed in the roof.

Does Spray Foam Insulation Affect Your Mortgage Potential?

The property that we visited was not fully declined by the lender as an outright no but the owner of the property needed to have the roof replaced in order for the property to meet the acceptable standards for the lender. This meant that the existing roof needed to be taken off and everything needed to be new, the timbers, felt and all the tiles. This all came at a financial cost to the owner, not to mention the emotional rollercoaster that they would have had to have gone through to be rejected for the mortgage and then to have the roof replaced, all because there was spray foam insulation present.

Now, this doesn’t mean that spray foam insulation is a bad thing, it has been used for more than 30 years in the UK and many lenders still deem it an acceptable improvement but, if more and more banks and lenders are refusing to lend or give mortgages on properties with spray foam insulation then it may prove to be more and more difficult to sell your property or to re-mortgage in the future.

In the long-term, this may cause the value of your property to decrease as there could be a situation where there is a lack of available funding to a possible buyer unless the property undergoes an expensive roof replacement being needed which will be at the cost of the owners either directly or through the agreed purchase price of the sale.

If you currently have a mortgage and are considering having spray foam insulation installed then it would be wise to check with your lender that it is an acceptable improvement to them otherwise you may be in for an unwanted surprise and work needs to be done to the property if they were to discover the insulation.