Tag Archive for: full building survey

Gardens

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Gardens

Landscaping

An attractively landscaped garden is a great feature, but it requires maintenance, time and effort.  Is that decking going rotten? Is it dangerously slippery? Are there broken paving slabs or loose handrails to steps? Is there a pond that may be hazardous to small children?

Boundaries

First look at the size and shape of the garden; can you tell where the boundaries lie?  Does it seem regular and consistent with neighbouring gardens?  Often concrete posts are used to divide properties and demark the boundaries; see if these are visible. Is there access from a walkway or alley at the back or side of the property? How secure is the back gate?

Fences

Are the fences damaged? The cost of replacing a simple panel fence set in concrete in the ground is around £80/linear metre. Disposal of damaged material is extra. This may seem a simple DIY job but don’t overlook the cost of materials mounting up.Some sources suggest that a fence constructed to the British Standard (1722) should last around 15 years. However,careful treatment every couple of years will significantly extend the life.

You might try gently and discreetly leaning on the fence to test for movement!

Walls

Walls are constructed of many differing types of materials. They may be retaining significant amounts of soil, especially on terraced sites.  Hence,there should be holes to allow the soil to drain. Look for cracks or significant leans. Again like fences, the cost of disposing of a damaged wall is very time consuming, heavy and costly, before it is even rebuilt. We estimate £120 per square metre to simply rebuild a wall that is 9” or 220 mm in thickness, assuming that the foundations are acceptable and that does not include disposal of the old wall.

Plants

The words “Japanese Knotweed” strike fear into the heart of any home owner, let alone a purchaser. And this is becoming more common in Bristol and we are receiving more and more calls to confirm its identification. We have found it from Clifton to St George and St Pauls to Fishponds, to name a few areas. But it can be eradicated! So, if you see a plant you don’t recognise, Google images will help, but be wary of a quick identification as many plants look very similar. Some web sites do offer free identification from photographs, but often they do not respond if they are busy so don’t expect too much for free.

Trees and Hedges

Again trees can cause concerns for even the most experienced purchaser. If you are viewing in winter, remember that full summer foliage will shut out daylight. Leaf falls from nearby trees block gutters and drains. Tree roots can damage the foundations and drains, causing subsidence issues.  Such roots can lift paving, too.  Remember the rule of thumb that the height of the tree is often the spread of the roots.

is the tree a particularly large or a striking specimen,if so ask the vendor if there are any Tree Preservation Orders in place. If so, even basic maintenance will need planning permission!

And those high, thick hedges will require cutting regularly in the growing season, as well as draining all the moisture from the adjacent flower beds.

 

Floors

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FLOORS

Floors aren’t just places to put soft carpets or smart tiles. They are integral to the structure of the building, providing support for the internal walls. Hence they need to be firm and reasonably level.

They are generally either ‘solid’ or of suspended timber.

Solid Floors

These are made of concrete and can be found as the ground floors of properties of any age. They may be original to the property or put in place when the house was refurbished later. They are very  common in 1950’s housing as the shortage of timber meant concrete was a cost-effective alternative.

Such floors should incorporate a damp proof membrane that should link to a damp proof course. This is an area of potential weakness! Solid floors in older properties can be problematic as often they have replaced original ‘breathing’ timber floors. So if you find solid floors in a Victorian house, look out for blistered decorative finishes near floor level, caused by dampness. Look for any movement in the floor – is it flat and level? If not, this can suggest a chemical attack or poor laying technique.

How do you tell a solid floor from a timber one?

Some properties have solid floors in parts of the ground floor (particularly extensions) with suspended timber in other rooms. And there are likely to be fitted carpets or parquet flooring, ceramic tiles or vinyl covering the floors.

The easiest way to differentiate between solid concrete and suspended timber is the “heel drop test”. Basically, stamping or jumping on the floor! Is there is any give to the floor or reverberation of the furniture in the room?  Then chances are that it is a suspended timber floor. If it is hard and your body jars, then it is likely to be a solid floor.

Is there noticeable reverberation when you impact the timber floor? If so, this may suggest issues with the joists beneath –  perhaps they are damaged or undersized. This applies to both ground floor and upper floors.

It is also very common in certain areas for timber floors to slope. The agents refer to “Easton Creep” in BS5 postcodes, as most properties there have settled over time and the floors slope. As long as the movement is not on-going, this is acceptable. Assuming you can live with it?!

Beneath the Suspended Timber Floor

Timber floors are vulnerable to any dampness as timber will decay when in a damp situation. And the ground underneath a building is damp!

Substantial decay in timber has a very distinct mushroom smell , so use your nose! What can you smell? Take a look outside – are there plenty of airbricks?  These should be present to both front and rear of the house with suspended timber floors. They allow air to circulate beneath the house to prevent condensation and rising damp building up, decaying the supporting timbers. Even when an older property (say Victorian) has been “damp proofed”, remember that the floor joists are still likely to be built into damp walls.

 

Floor boards

Frequently in older properties, floor boards show evidence of wood worm when uncovered. Are there any lighter coloured holes or small tracks on the timber? This may suggest an active infestation and may indicate that there are further infestations out of sight, possibly in the joists or rafters.  And an infestation may prove costly and disruptive to treat to prevent it spreading.  Treatment  includes lifting the floor boards and spraying the undersides of them.

Are there loose floorboards beneath the carpets? These can form a trip hazard and make a lot of noise when walked on. The soles of your feet are useful tools! Offer to take off your shoes when entering a property  – especially if the vendor is there!  This not only shows respect but will give you the opportunity to feel through the carpets for any loose boards.When these are split, cutting new boards and securing them correctly can be very time consuming.

In newer or refurbished properties, chipboard is often laid over the joists, especially on upper floors. Chipboard will sag over time anyway.  And new floors are often installed fast, meaning they are seldom are well laid with supports where the joints meet.  So these chipboard floors often creak! How much noise can you tolerate? Can you live with the creaking?

What is on top of the floors?

Do check the condition of the floor coverings, which can be costly to repair or replace.

Where high quality solid timber or engineered floor coverings have been laid on a DIY basis,  the joints can open up or sections can lift, due to poor fitting and thermal expansion. Re-laying floors of this type is expensive.

Are those ceramic or slate tiles cracked? If so, will the pattern and size be easy to match if necessary? Runs of tiles only last say 5 years so replacements may be hard to obtain.

When laminate is mopped many times, it tends to absorb water at the joints (called crowning); then it is unsightly and can be a trip hazard.

In properties built around the 1950s – 1970s, plastic type tiles were used which often contain asbestos.  Sometimes these can be identified by their deep colouring, commonly red, green or dark brown.

And do ask what carpets will be included in the sale, as well as those matching curtains…

Internal Walls

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INTERNAL WALLS

Internal walls divide the living space into rooms.  They also give strength and structure to the property. Imagine putting a heavy weight on the top of a very large box – it would normally collapse. If you sub divide the box into four smaller areas and put a load on the top, it is likely to bear a lot more weight before it collapses. Houses are very similar. Large open plan spaces in buildings are often a key selling feature. Unfortunately many such open plan areas were originally sub divided, with internal walls supporting the structure above. If adequate replacement supports have been provided, fine. If not, what is most attractive can also be most costly to rectify.

SOLID WALLS

Have you seen builders tapping walls? This is for two reasons – one to see if surface plaster has blown, the other is to determine if walls are solid or stud. A dull thudding sound often suggests a solid partition. These can be made from lightweight blocks or of old timber frames loosely infilled with bricks. When viewing an older property, look for cracks which could signify movement. If the partition wall is leaning, this may suggest something has moved or bowed over time,  usually the floors above or below.

STUD WALLS

These consist of timber frames which are covered both sides with either plasterboard or lath & plaster,  depending on the age of the partition. Contrary to popular belief, stud walls can become load bearing over time – when buildings settle, weight loading can be transferred onto the timber studs. If the building is timber framed in its construction, they certainly can be load bearing! They may be designed to be structural.

ALTERNATIVE MATERIALS

After the war experimental partitions of various types were used.  Usually this occurred in system build and council houses but some types  have been revived in more modern properties. These can sometimes be identified because their thickness is less than 110mm, sometimes as thin as 50mm.

After the war, Paramount partitions were common in Bristol and in PRC (PreCast Reinforced Concrete) houses. The construction was a plasterboard sandwich with cardboard infill for strength -imagine an eggcartontype of configuration.

Stramit was another interesting one. This time, compacted straw was sandwiched between plasterboard.  These were more common in Gloucestershire. They can be very problematic if leaks happen; we have seen plants growing from internal walls as the result of a leak!

Another system we have seen in Gloucestershire, most recently in a bungalow in Coal Pit Heath, is the “clay pot” or extruded clay brick. These are similar to blocks seen on the Continent and were  mainly used in the 1930’s and 1950’s. However, you are unlikely to be able to identify these on a viewing.

DRY LINING

This is a very quick and easy way to disguise poor plaster or dampness. It is literally gluing a plaster board onto a wall or nailing it onto timber battens again attached to a wall. Where dry lining is present, normally as the inner face of external walls, be wary!  Our YouTube video shows the problem, diagnosed by using thermal imaging.  If a hollow sound is heard when you tap the inside of an external wall, be suspicious.

 

REMOVAL OF PARTITIONS

In our first section about viewing a property, we suggested looking at the floor plans of similar properties nearby.  Trawl the estate agents’ websites!  These can give you an indication of the original layout of the house you are considering. Have walls been removed? If so, they should have been inspected in advance by a competent person (a structural engineer or surveyor) to check whether they are load bearing, structural. Ask the vendor if they removed the wall or whether there is any documentation to support the removal of the wall.

If the wall was load-bearing, supports should have been put in place to carry the weight of the structure above. Sometimes smaller nub walls are left to support steel lintels or there are boxed -in downstand beams. Keep an eye out for these – if they don’t exist, you may need to insert them later. Look for any signs of stress along the line where the partition was located, or where the beam is built into the wall. Cracks or failing plaster would be probable indicators.

 

Lofts and Attics

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Lofts and Attics

Loft spaces

You are unlikely to get access to loft spaces when doing a general viewing. It’s easy to put your foot through the ceiling below when you slip on a joist! And this will be on the vendor’s household insurance or agent’s insurance so you would not be popular. So don’t be surprised if the agent will not let you check the loft void.  Just smile, knowing we will check it thoroughly for you after you have made your offer.

However, you may be allowed to poke your head and shoulders through the access hatch, as for a homebuyer’s report. Or you may be buying a property privately.

Precautions

Checking lofts is not for the faint hearted as spiders, wasps, mice, flies and rats also make these locations their homes. If you don’t like creepy-crawlies, don’t go exploring in a strange loft!

Some of the older types of loft insulation have been known to contain asbestos. So do be careful and wear a PP3 level mask before opening any loft hatch of an older property.  And carry a torch with a long beam, as very few loft areas have lights.

There are three main aspects to consider in loft spaces:

Sarking Felt

Roofing (sarking) felt is designed to keep the roof waterproof, lying beneath the tiles. It should stick out into the gutters.

One of the best easy tests is to simply turn off any torches or lights and look to see if daylight is visible through the roof or eaves. This suggests holes in tiles and felt or detailing (finishing) problems.

If the black bitumen type felt is present, this is a much older felt.If there are large rips or tears present, it may need replacing.This is a very expensive job -say £6k+.Differing colours of felt indicate where patch repairs have been made internally. These are rarely successful and again replacement in probably necessary.

Is the felt white, blue or green coloured, with tiny dimples? This suggests that the roof has been recovered in the last 20 years with a stronger breathable type of felt and should have a long service life left. However, look for rips and tears, due to poor installation. And condensation can still cause mould growth.

Timbers

The main things to look for are split or bowing timbers in a roof structure. Cracked timbers are often very noticeable as the sharp edges and shear nature of cracks tend to draw the eye. Rafters, struts and braces can often be strengthened internally without the need for expensive scaffolds.

Where major components such as purlins have bowed, this is seldom an “easy” fix. It may have been caused by heavier replacement roof tiles, for example.  Often a new larger purlin will be required, at considerable expense.

Bowing timbers change the way that load is carried through the building. Bowed purlins and rafters do not transmit straight down at 90° and instead push outwards.This puts additional stress on the masonry. When rafters dish in this manner, it can cause” roof spread”, damaging the supporting walls below.

Keep an eye out for patches where the timbers have clearly been stained by water in the past (or at  present!) This is most likely around chimneys, where the flashing above has been damaged.  Rot may have already set in.

Insulation

With the ever-increasing cost of heating, loft insulation has been retrofitted in many homes.

Beware! Older types of insulation were vermiculite, gold shiny coloured lightweight pellets and blown cellulose which looks like tiny fragments of newspaper – which is often what they were. These types have been known to contain asbestos. If these are visible, don’t go any further into the loft – be thankful you are wearing a mask!

Sometimes the loft floors have been boarded so it is difficult to add insulation.Modern Building Regulations require 270mm of mineral fibre. This is rarely achieved as the rolls normally come in 100mm thickness so 200mm is more usual.

Sometimes the insulation has been poorly installed or has been pushed right into the eaves. Then the loft space can’t breathe or ventilate itself. Condensation then builds up inside the roof void, damaging the timbers in the unseen areas in the eaves.

Windows and Doors

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domestic surveys

Windows and Doors

Windows form a large part of a building and give much of its character! They let in light but they are vulnerable to breakage, accidentally or deliberately. They can usually be opened for fresh air but  can be a security risk. Hence they need to be lockable with a key, to be “approved” by insurance companies. They can also allow heat to escape from the building.

On a viewing, you can easily see whether window locks are present . Again, doors need to be provided with locks that are approved to a BS standard.

Window Frames

The simplest test to tell whether  new frames are required?  Open and close the windows in every room whilst you are viewing. This will take minutes to perform but will indicate the likelihood of a bill for replacement – from £400 per window depending on the size. Yes, even on newer builds – as one minute into this video of our surveys in Bradley Stoke shows! https://youtu.be/1FENY2nJ24Y

There are many shapes and sizes of window, in a variety of materials. Genuine Georgian windows had small panes because glass was difficult to make. The Victorians found new methods of firing glass and so large panes, often in sash windows, became fashionable.

Wooden Frames

Into the 1960s, window frames were made of wood.Older timber frames do offer good thermal performance and can give a long service life, assuming careful maintenance has been carried out. However, they are prone to decay. Sometimes decay is visible as rotting wood. Sometimes fillers have been used. Don’t be afraid of gently prodding, to test the timbers. The filler often looks smoother than the surrounding timber.

Metal Frames

In the 1960’s, steel window frames were sometimes installed, often known as Crittall after the manufacturer. These are normally single glazed with very thin frames. Use a magnet to tell if the frames are steel.  These frames perform very badly thermally and normally have a good coating of mould to show that. These should be replaced.

Aluminium frames were used in the 1980’s. These are lightweight and do not rust. They may have a small brown-coloured layer sandwiched in their construction.  This acts as a thermal break to prevent condensation. If this is not present, replacement is certainly necessary.

As this older double glazing was a lot thinner,  replacement is normally required anyway as it is not feasible to upgrade the glass.

UPVC Frames

The early forms of UPVC were often single chamber or extruded solid plastic,hence  older UPVC windows often do not perform well thermally. Newer UPVC windows have multiple extruded chambers. These act as thermal pockets to make sure that they insulate the interior from the outside world. Combined with e-coatings, this gives one of the best performing arrangements available for the cost.The viable life of UPVC window frames is generally reckoned as 25 years.

Since 2002, new window installations should be “self-certified” by FENSA or CERTAS or in some instances Building Control will sign them off.

Ask the vendor or agent when the windows were last replaced.  Are there any guarantees? If 2003 or later, ask if the relevant certifying  documentation is present.

Glass

Single glazing is simply a single pane of glass.If this is the case, it usually indicates considerable age of a window installation. They allow a large amount of heat to leave the building and sums for replacing them should be budgeted. The reduction in heating bills should eventually pay for this alone!  Large panes of glass can also be dangerous if unmarked.

Depending on the age of the installation, double glazing may be e-coated and toughened.  We use some very special laser equipment to determine if this is the case,as can be seen on this link https://youtu.be/3fsDmGnaJjY . You will not be able to do this yourself, so look for the basics. Is there moisture (often looking like raindrops) in between the double glazed panes? If so, the seal to the double glazing has blown. These can seldom be repaired effectively and replacement is then required. This seal failure can often be as a result of pressure from the masonry, so look around these areas for cracks or distortion of the walls.

Doors

Again, doors may be timber, metal or UPVC, with or without glazed panes. The frames can warp, the locks can be ineffective. The hinges can sag. Replacement UPVC doors can cost upwards of £500, much more for French doors or bi-fold doors.  So do make sure you check them by opening and closing them.

While antique glass in doors, particularly entrances and hallways, is very attractive, it can be a safety hazard. It is unlikely to be toughened so is easily damaged by impact. If you have small children, do bear this in mind!

 

Location Location Location ……

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domestic surveys

Location Location Location

Location Location Location…

Is this the neighbourhood where you really want to live?

A Building Survey will analyse the building in detail but other factors in the locality need to be considered. So before you make an offer, carry out your own research on things such as……

  • Flood Risk. This information is free and readily available from the Environment Agency through a simple postcode search on the following link:

http://apps.environment-agency.gov.uk/wiyby/37837.aspx

  • Google the postcode along with search terms such as ‘mining’– subsidence is an expensive problem! .This research will not only give you an idea of past activity but also whether there are any future proposals for the area.
  • Crime Don’t forget to check out the crime statistics on the following link:

https://crime-statistics.co.uk/postcode

Avon and Somerset Police also have their own archive for localised criminal activity.

Look for any empty or abandoned buildings nearby.

Check for syringes, beer cans  and  other evidence of antisocial activities.

  • Parking

Have a look at the parking provision in the area, not just at the time of the viewing but have a drive past when everyone is home from work.

  • Traffic

Is it on the route to an industrial estate, with heavy goods vehicles passing that could shake the property?

Is there a railway line nearby, factories or other activities that may generate noise at night?

  • Transport links

Is there any public transport in case your car is off the road for a while or you can’t drive?

  • Lighting

Is there adequate lighting at night? Would you feel safe walking home from the bus or train in the dark?

  • What’s in a name?

The road name may give an indication as to the history of the property for example Mill Lane,Quarry Road or Stream Way.

And  then of course, schools, shopping facilities, leisure provision…

 

Now, about the property itself.

Look carefully at the other properties in the immediate vicinity, particularly those built in the same style. Neighbouring properties have been re-roofed, but your target property hasn’t. For example – if the buildings are the same age, recognise that you may be facing a re-roofing cost  of upwards of £6k. The same applies to replacing double glazing, cracked render, leaking guttering, and removing chimney stacks – if the neighbours have already done it, your dream home may require it to. That sparkling new paintwork may be hiding a multitude of issues.

Check out the History

Check out the history of the property on Zoopla or Rightmove. If the past listings are available, look at the pictures see if there are cracks in the walls or changes to the roof. Especially helpful are previous or neighbouring properties’ floor plans – check to see what if any changes have been made, such as removing chimney breasts or internal partitions for instance, or installing ‘loft rooms’. All these need Building Regulations approvals, to ensure that the work has been done correctly.

Ask Questions

Above all, try to visit (again!) when the vendor is around and ask them what has been done, what permissions have been obtained, what guarantees exist– you will soon have a good understanding of the quality of the alteration or refurbishment work. And it will help to establish a relationship with the vendor, so they may be more amenable if you need to ask for a reduction in the price to cover any hidden defects discovered when you have had a Full Building Survey.It is always a good idea to speak with the neighbours and ask what they think of the area or future developments or if they know anything of past works at the property you are looking at.