A report from the Royal Institute of Chartered Surveyors (RICS) revealed that 4 out of 5 buyers do not arrange a survey of their new home before they buy it. Considering that any home, even new-builds, can suffer from a number of structural defects (some of which are expensive to rectify), it’s concerning that so few homeowners are taking the opportunity to fully understand the house they are buying.

Instead, buyers seem to be taking the property and its vendors at face value, forgetting that the UK market operates according to caveat emptor, or “buyer beware”. This means that sellers are under no obligation to be upfront about any known issues with the building, putting the onus on buyers to inform themselves about their investment.

The best way to understand a house or flat is to have a survey carried out by an experienced, qualified professional. The most appropriate survey will depend on the property in question, but having a Condition Survey, HomeBuyer Report or Building Survey of the property is essential for identifying faults which may affect your decision to proceed with the purchase.

Many of our clients are initially unclear about the benefits of having a survey, particularly if a Mortgage Valuation of the property has already been arranged as the differences between these services are not always immediately apparent. At Hammond & Shaw, our goal is to ensure all of our clients have a smooth experience when buying a new home, which is why we are always happy to explain.

What are Mortgage Valuations?

Mortgage Valuations are simply used to determine whether the property is sufficient collateral for the amount of money you are borrowing. They are required by almost every lender prior to their funds being released.

During a Mortgage Valuation, surveyors will only spend about twenty minutes evaluating the superficial elements property. They won’t be specifically searching for defects and, if any are identified, they are not obliged to report upon these problems or pass their findings on to the buyers.

Despite this, substantial problems will still affect the building’s value and can result in a reduced mortgage offer. Without having your own survey, you may never uncover why the property has been down-valued, missing your chance to have an informed re-negotiation over the sale price with the vendor.

Protecting your Investment with a Survey

Unless the property has been built within the last five years, commissioning a HomeBuyer Report or Building Survey before committing to the purchase would be prudent. Even if it seems to be in a good condition, a Chartered Surveyor has the training to identify subtle symptoms of problems that are hidden beneath the surface.

A professional will also be able to provide an expert opinion about the extent of a defect that is already visible. For example, determining whether water marks are a sign of current and persistent damp, belong to a contained incident that may need addressing or simply remain from a past issue.

Unlike a Mortgage Valuation, a survey will provide you with a detailed report with all of the surveyors’ findings. Should the property require extensive work to make it safe and comfortable, you might decide that you are happy to take on the extra work and try asking the vendors to take the approximate repair cost off of their asking price. Alternatively, you might prefer to simply walk away from the sale. If no urgent matters are identified then you can enjoy complete peace of mind once you move into your new home.

If you would like more information about the types of survey we offer at H&S Surveyors, please contact us. We would be happy to help you choose the best survey for the type of home you are buying and provide you with a free, no-obligation quote.

When the ground beneath your home starts giving way and your home begins to sink, it can be a huge problem. Known as subsidence, it compromises the whole structure and stability of your home and can be costly to repair.

What causes subsidence?

There are a number of reasons for subsidence, some of which are noticeable and some which are not. The most common ones include:

• Type of soil, particularly clay or soils with a high gravel content, which can dry out or get washed away, making the ground beneath your property unstable.

• Tree roots, like ash, elm, oak and willow. Tree roots will suck moisture out of the soil near your home, causing the earth to shrink and destabilise your foundations.

• Leaking drains (hidden or visible) can gradually wash away gravel or clay earth and saturate the ground so that your foundations become weak.

• Adverse weather can alter the ground underneath your home, with soil expanding in wet weather and contracting again when it’s dry, becoming loose around your foundations. The weather will also affect the groundwater beneath your home, and freezing, drought or flooding will risk the integrity of your property.

• If your home is above a historic mining area, the ground may be weaker and more prone to subsidence.

What are the symptoms of subsidence?

The most noticeable symptom of subsidence is cracks appearing in your walls. Hairline cracks are a normal part of building materials “breathing”, however, look out for ones that are 3mm wide (or more), wider at the top than the bottom, run diagonally across walls or are expanding. They may be on interior or exterior walls and are commonly found near doors and windows, or near an alteration, like an extension.

Other signs of subsidence include windows and doors beginning to jam (where the frames are warping), and wallpaper rippling.

What happens if my property is subsiding?

If you are concerned about your property subsiding, it’s essential that you have a HomeBuyer Survey or a Building Survey carried out by a qualified surveyor. They will be able to confirm the presence of subsidence and identify its most likely causes in most instances. A survey can also detail the extent of the structural movement and recommend the best remedial work to maintain your home’s safety.

In the best-case scenario, you can simply remove the tree or repair the drain that is causing the subsidence. However, a problem with the soil quality may mean that the property has to be underpinned with a new foundation to keep it safe.

Are you concerned about signs of subsidence in your home, or in a property you are thinking of buying? Contact our team at H&S Surveyors and we would be happy to discuss your concerns and arrange an inspection.

Damp affects roughly half the homes in the UK, so it’s no surprise that it’s commonly found during our surveys. We’ve talked about the mysterious phenomenon of rising damp before, but if you’ve spotted damp in your home, or have had a HomeBuyer Survey or Building Survey which has uncovered damp unexpectedly, you might be wondering what your options are.

Of course, isolated patches of moisture are generally easy to contain, but when a building becomes riddled with damp, it becomes more than just a superficial problem. Crumbling brickwork and rotten timbers can cause the structure to lose integrity, making a home uninhabitable if the problem goes untreated – not to mention the fact that black mould is known to cause severe health problems over time.

These risks mean that even the mention of damp in a can be a cause for concern to some buyers, making them suddenly uncertain about the home they have their heart set on.

So, what is the best way to proceed when your survey uncovers damp in a building you were hoping to buy? It’s a question we help our clients to answer all the time, and we’re happy to share some tips here.

What is the extent of the damp?

The most important thing is to ascertain how big a problem the damp is likely to be. Depending on the kind of report you have commissioned, you may have all the information you need straight away, or you may need to have a further, specialist investigation carried out. The term ‘damp’ could refer to condensation damage (which may be rectified by opening a window or installing an extractor fan). Or, it could refer to problems caused by a leaky roof or faulty damp-proof course (DPC).

Once you understand how serious the damp is, and how much of the property is affects, you can decide whether you are prepared to carry out repairs, or if you would rather find a less leaky property to live in.

Condensation

Condensation is usually the least concerning kind of damp, as there are easy steps to fixing it. Caused by humid air hitting a cool surface, it’s common to find condensation-related in rooms where cooking, showering or clothes-drying take place. Using extractor fans and opening windows are quick ways to manage the room’s humidity, while a dehumidifier can help in a pinch. Long-term, proper ventilation and insulation on external walls and windows should help.

Mould and Mildew

Signs of mould and mildew are more of a concern, mostly due to how fast they can spread through a property. These issues are both caused by spores in the air, which can multiply very quickly if they find a cold, moist surface to land on. Those that are living in a building with mould and mildew typically experience allergy-like symptoms including sinus congestion, coughing, skin irritations etc.

Again, the best course of action is to let in plenty of sunlight and improve the ventilation around the house, ensuring that damp areas can always dry out thoroughly.

Finding the Cause

To completely eliminate damp, you will need to find its source – although a Building Survey will most likely have identified it for you. Blocked gutters, missing roof tiles or damaged brickwork are common culprits, as are leaking internal pipes. Your Building Survey documentation should also advise the best way to deal with the damp and include repair cost estimates, giving you all the information you need to decide whether the property is worth it, or not.

Houses are the biggest investments most people make. Not only are they a big financial commitment, but the ongoing maintenance and updates can be time-consuming and life-changing. Of course, this is no secret and the majority of buyers are prepared for the time, money and effort it requires to turn a house into a home.

However, it’s tricky to budget for expenses you haven’t predicted, and even a conventional property can harbour underlying defects that are expensive and stressful to rectify. This is why surveys exist – to prepare buyers with the full picture of the property they are buying.

 1 – Lenders will conduct a survey.

Mortgage valuations are not surveys. It’s a concerningly common misconception, and results in many buyers falsely believing their home has the “all clear”, only to find some unpleasant surprises once they move in. The purpose of a mortgage valuation is simply to satisfy your lender that the property is worth the amount they are lending you, and they will generally assume that you are already aware of any problems they find.

2 – Surveys are a waste of money.

That depends on what you deem a “waste”. Basic surveys start at under £300, and more comprehensive ones are typically £600 – £900. In exchange, a property expert investigates the building and informs you about any issues affecting the value of the property, and defects which may cost you thousands to fix later down the line. The higher-end surveys also give you detailed maintenance advice and professional suggestions about how to address any current flaws in the building. In most cases, the survey will save you more money than it costs.

Even when the surveyor doesn’t find any cause for concern, our customers are usually relieved that they can sleep a little easier, knowing their home is in good shape.

3 – Reports are vague to protect the surveyor.

At H&S Surveyors, we are dedicated to giving our customers all the information they need to decide whether they wish to proceed with a sale, and at what price. While we are careful not to make assertions about areas beyond our expertise, our job is to make sure you fully understand the implications of defects found within the property, and we will always take the time to discuss our process and findings with you until you are happy.

If you have any questions about residential surveys or would like to book an appointment with one of our team, please call our office today, on 01626 323988, or email admin@hammondandshaw.com.