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H&S Surveyors Ltd

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Which home survey should you choose?

Homebuyer Survey Image

Buying a residential property can be an exciting and daunting time. An investment of this magnitude may well be the biggest purchase you have ever made, so before you commit to the purchase it’s wise to investigate the asset thoroughly.

The risks of not carrying out a home survey can be substantial. Did you know that new homeowners spend an average of £5,750 on repairs after moving into the property? According to research carried out by Churchill Home Insurance, over 13 million home owners reported that they had to carry out unexpected building works on their property after moving in. What’s more, over half of those who had major building work said that prior knowledge of this would have influenced their purchase decision.

Roof defects, damp and structural issues are among the main problems that an experienced surveyor will identify and warn buyers about. Not only is this critical information that can affect your decision to proceed with the purchase, it also allows you to draw up realistic budgets for remedial work that you could use as a basis for negotiating the purchase price.

Experienced Surveyors

At Hammond & Shaw Surveyors, we have a wealth of experience of conducting all types of property survey for our clients and are always happy to discuss which of the following home surveys would suit your needs best:

  • A RICS HomeBuyer Report is a detailed inspection and report to provide prospective buyers with important information about the condition of the property. It is a mid-range survey and the most popular report requested by buyers. A HomeBuyer Report is suitable for most UK residential properties – those of conventional design and standard construction that are in good overall condition. Our surveyor will carry out a visual inspection inside an out, then present the report in a standardised, jargon-free format, using a traffic light system to highlight areas of concern. A market valuation will also be given.
  • A Smartr Survey is an alternative type of mid-range home survey that is delivered using digital technology. It is a photo-based report that uses the same traffic light rating system as the HomeBuyer Report, but the online portal gives you direct access to view the report and reorganise the data according to your priorities. The digital report can be downloaded onto a computer, tablet or smartphone, viewed on any device, and shared with any stakeholder. Of course, you can print off a hardcopy too. This type of survey is suitable for the majority of conventional residential properties in good order.
  • A Building Survey is recommended for older properties including period homes and listed buildings, those of non-standard construction and buildings that have undergone (or are planning to undergo) major renovations. This is the most comprehensive type of home survey available, providing a wealth of valuable information about the property’s condition, faults and defects, estimated costs of repair, maintenance advice and recommendation for further investigation.

A home survey can potentially save you thousands in surprise repairs, thanks to the expert eye of a qualified surveyor who can spot signs of trouble that they layman simply cannot see including damp and timber decay, outdated plumbing and electrics, subsidence, roof defects and much more.

Contact Us

At the end of the day, choosing the right report for your needs depends on the property itself, your timeframe and personal circumstances, as well as your preferred report delivery. For any advice on surveys and valuation services offered by Hammond & Shaw, or to discuss your particular property purchase in South Devon, please feel free to get in touch with our expert team on 01626 335008 or book a free quotation here.

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Cavity wall insulation

Cavity wall insulation has come under quite a bit of scrutiny over the last few years, some of which is deserved but not all.

If you have a cavity wall it means that you have 2 walls, built parallel to each other with a gap in between (the cavity), tied together with small pieces of metal called wall ties. It is a strong, robust type of construction that is widely used around the world. The cavity is designed to help improve the energy efficiency of the house and is also there to protect the inner wall or ‘skin’ from moisture. So, if that’s it’s job, why would you fill this gap?

Whilst the air within the cavity provides a thermal barrier to the outside, it is not as effective as the insulation material that is used to fill the cavities and with the Climate Change Act (2008) mentioned in Energy and the home, the increased levels of energy efficiency produced by filling cavities meant that each home with the cavity filled was using less energy to heat it to the same temperature than those without. Because of this, it became widely available and supported by government funding, which is where many ‘installers’ looked to take advantage of and make a quick profit.

There are many horror stories linked with cavity wall insulation that have come from houses that probably shouldn’t have had their cavity filled in the first place or were insulated poorly by someone who wasn’t properly trained to install the wall insulation. These are the cases that you might have read about and that have cost the home owners £100,000’s in damages and repair bills because it makes a good headline for a newspaper. The chances are there were lots of other problems with the property rather than just the cavity wall insulation.

Installer Considerations

All of that aside, a property must be suitable for the insulation to be installed otherwise there will be problems from the start. This is why it is very important to find a credible company with a good track record of installing the insulation. These companies will often provide a guarantee for their works of up to 25 years which can be passed on to the next home owner if you decide to move within that time. It can be worth shopping around and getting a few quotes as well as noting which companies will undertake a site visit to check the house for suitability. Your installer should be a member of one of these organisations:

Some of the guarantee will not cover you if you do not keep the exterior condition of the property up to a satisfactory weatherproof standard that will stop damp related issues as the installer may say that it is not their guaranteed work that is the cause of the problems but rather the lack of general maintenance to the property. This also applies if you are going to carry out any additional works to the property such as installing a log burner that has a flue going through the wall. It is always best to check with the guarantor what you are able to do before carrying out any works.

You should also note that cavity wall insulation is deemed ‘notifiable building works’ and if you are considering undertaking this work then you do need to submit a building notice to the building control body of the local council.

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Asbestos

Close up image showing asbestos fibres

You may have read through your survey and seen that Asbestos has been mentioned, perhaps in more than one aspect of the property. Or you may have heard of Asbestos and have concerns that it can be harmful to you, but what is asbestos?

Well, asbestos is a term for a group of 6 naturally occurring silicate minerals made of microscopic fibres. Out of the 6 types of fibre, 3 were commonly used in construction from the 1950’s up until the middle of the 1980’s, Chrysotile, Amosite or Crocidolite or, rather easier to remember, white asbestos, brown asbestos and blue asbestos.

Before the dangers of these fibres were known, they were often used for insulation, flooring, flues and roofing products like corrugated roofing sheets and some artificial slates. Small fibres were incorporated into these materials and if they are left undisturbed then they are not harmful.

But if works are to be undertaken to those areas then precautions will need to be made accordingly. Unfortunately, disturbing the fibres could be as simple as drilling a hole into an Aertex ceiling that may incorporate asbestos fibres. By drilling in and releasing the fibres into the air, you may breathe them in and this is where the fibres are harmful.

Diseases Linked with Breathing

There are 4 main diseases linked with breathing in asbestos fibres and these diseases may take years, or even decades to appear after the initial exposure.

  • Non-malignant pleural disease
  • Lung scarring
  • Lung cancer
  • Mesothelioma

So, while none of that sounds good, it doesn’t mean that you can’t carry out any improvements to your house or go about living in the home safely but that you may need to take precautions. You can have an asbestos survey carried out on your home before you purchase so that you will know where the material is giving you a chance to plan your renovations.

The survey will take small samples of materials from within the home and send them off to a lab to test them for potential asbestos materials. Once you have the results you will then be able to decide on what it is you want to do.

Living with materials that contain asbestos is not an issue in everyday life as it is only when the fibres are disturbed and become airborne that they cause harm which means that you can decorate, move in and live as normal without any problems occurring.

The important thing that you have to remember is not to panic, asbestos is everywhere and probably always will be but as long as it is treated carefully and with respect then you should be safe from the dangerous effects that it can have. If you are unsure which materials in your home contain asbestos you should contact an asbestos surveyor to undertake an inspection.

 

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Checking the external elements for damage

Now that Winter has passed and Spring is beginning to bloom, it’s an ideal time to check your home for any damage that may have been caused over the Winter period.

This will include;

  • Roof
  • Walls
  • Drains and gutters
  • Trees and plants

There are other areas that will need to be checked but these are the main ones to get you started…

Roof

Look for anything that looks unusual or out of line. Slates or tiles on the roof? Follow the rows of them both vertically and horizontally along and you’ll get an idea of where the next ones should be, if they look out of place then it might be worth getting someone out to check. Little things like this that if caught early could mean that you are able to extend the lifespan of the structure and stop future problems before the begin. It can also save you money in the long run. A few repairs may be needed along the way but that will be much cheaper than having a roof replaced.

Walls

Look for signs of cracking. As the temperature goes from hot to cold, it can cause the walls to expand and shrink which can cause cracking. This could lead to water being able to access the inner surface of the walls if left unattended for a while and again, will benefit from maintenance rather than repairing the damage to the inside and outside. If possible, you should also check cladding to make sure that it is still attached correctly to the wall as it can warp and twist with the differences in temperature. Again, as above, if it looks odd or wrong, contact someone for help!

Drains and Gutters

This is how the water is taken away from the property and you should check them to make sure that there are no blockages in the runs. Moss, leaves and twigs are common causes for blockages in the guttering leading to water spilling out over the sides. This can cause problems to other areas if it is not seen to. You should also check to see if the gutters are aligned correctly. With this, if it doesn’t look like the water can flow to a downpipe, it more than likely can’t or if you have noticed leaks or overflowing then you should aim to get it fixed sooner rather than later.

Trees and Plants

This might seem like an odd one to watch out for but if there is a large tree lingering overhead, a storm could be able to break a branch off which can cause major damage to the house, your car or worse, to you. Making sure that trees and plants are maintained will help to prevent problems occurring with these in the future.

When it comes to checking over the property a good way to approach it is;

If it doesn’t look right then the chances are there’s something wrong!

Checking the property after the winter means that if there are any issues then you could potentially get them resolved in the warmer, (supposedly dryer) spring and summer months so that the property is ready to face the next Autumn and Winter in its best condition. Plus, you have the added bonus of a little time spent looking after the property now could save you time and money in the future.

Some of the things mentioned above could require a professional to repair them and if you feel unsure about any of it then you should contact one to see if they can assist you.

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Radon Gas

On your survey or searches you may have been informed that your new property is in an area that is deemed to be at risk from Radon gas. But what is Radon gas?

Radon is a colourless, odourless radioactive gas. It’s formed by the radioactive decay of small amounts of uranium that occur naturally in all rocks and soils. Public Health England (PHE) is the UK’s primary expert on radon and you should refer to their website at www.ukradon.org for more information on the gas.

While radioactive material doesn’t sound good, Radon isn’t something to panic about as there are many things that you can do to lower the levels within your home. This is where the lifestyle of the occupant can assist with the build-up of Radon. If a person keeps their windows closed then there would be limited ventilation that will allow the gas to escape the confines of the house therefore causing the levels to increase.

Obtaining a Measurement

As the levels are associated with the way you live, every person would have different levels in their home due to their habits. You can measure the levels of the gas within your home by ordering a test from various sources including Public Health England which you will have to leave for up to 3 months. To get accurate results from the test you should live in your home the way you normally would so that the results are specific to you. Once you have the results you will then be able to explore different options that may be available to you to help lower the levels of gas.

This could be as simple as you opening the windows to allow the gas to escape or, for the more extreme levels, having a mechanical ventilation system installed to help remove the gas but these are options that you should explore when you have the results of your test.

As more information on Radon gas is obtained, the regulations for newly built properties has adapted which means that if the development is in an area deemed to be high with the gas, the builders will have to incorporate extra ventilation or Radon barriers into the build so that the property has a natural defence against the gas.

So, while Radon gas can be harmful if the level is allowed to increase, there are things that you can do that will lower the levels within your home to a safe level. Firstly, you should order yourself a test and see what the results are and then move forward from there with the options available to you.

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Condensation and Mould

With Spring fast approaching and the cold Winter months almost at an end, you might be planning a spring clean. You’re moving all of your furniture around to get a good clean and notice that there is a blackish green mould patch on the wall behind the sofa.

That’s condensation mould! It forms on water that has condensed back from a gas into a liquid as it cools allowing mould spores, that are always floating freely in the air, to attach themselves to the moisture and spread.

Whilst condensation is a form of dampness, its causes are normally reflective of the lifestyle of the occupants rather than a defect per se. By drying clothes on radiators, we are adding moisture to the air within the home and without proper ventilation (opening a window) providing an escape for the excess moisture, it is likely to lead to condensation when it cools.

Stopping Condensation

So how do we stop condensation, or at least reduce it?

There are several things we can do to help reduce the level of moisture in the air within our home, here are some examples;

  • Produce less moisture, try not to dry clothes on the radiators and when possible dry them outside.
  • Remove excess moisture, open the windows and allow the excess moisture to escape.
  • Heat your home adequately, heating the home allows the moisture to be warmed up and return to the air rather than be settled on the walls or windows. It is then easier to remove.
  • Improve ventilation, as it is not always possible to open the windows you could incorporate some form of mechanical ventilation to allow the excess moisture to leave your home.
  • Keep furniture away from the walls, this provides space for the air to circulate rather than sit stale behind the furniture and cool. Once it is circulating, the moisture in the air can be removed by ventilation.

Striking the right balance between warmth, ventilation, circulation and production of moisture is important and can be very effective at reducing condensation but by opening windows or ventilating your home it may appear that you are losing some heat, but what you are actually doing is allowing warm moisture-laden air to escape and allowing dry air to enter your home reducing the moisture content within the home that causes the condensation.

This doesn’t mean keep your windows open in the middle of the winter and whack up the heating as that would be a waste of your money but try to remember to open the windows when your activities are producing moisture, when showering, boiling water for cooking or drying clothes inside for example.

Mould Formation

What do we do about the mould that has already formed behind the sofa?

Well, this is slightly easier as all its takes is a bit of diluted bleach or fungicidal wash, following any instructions on the bottle, and wipe over the affected area until it is clean. It may take 2 or 3 passes with a cloth to ensure that the area is clear of mould spores. It is important that you wipe the mould away rather than brush or scrub at it as this can lead to the mould spores being released back into the air to float around and find another patch or condensation to grow on.

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