Why do I need a survey?
A mortgage valuation is frequently referred to, incorrectly, as a survey. If purchasing with a mortgage you are often required to pay for a valuation. Whilst this may involve a 20 minute physical inspection and is usually undertaken by a qualified surveyor, this should not be confused with a survey.
A valuation report will normally confirm little else other than the valuation. The report is used by the lender to determine any immediate risk and whether the purchase price is justified with reference to transactional evidence. Only the most significant of defects will be highlighted.
In contrast, a survey involves a 2 to 6 hour inspection of the property, designed to describe the construction of each element, highlight any defects and cause, outline future maintenance considerations and provide advice on how to deal with the issues raised.
Unlike the Scottish single survey system, in England, offers are made without the benefit of a survey report which means that buyers are often making an offer without any knowledge of defects that could have a significant impact on the future saleability of the property.
We work independently, for you, to provide a thorough inspection, tailored to the complexities of your purchase to ensure that you receive the advice needed to make the right move. With fees starting from £350 a survey is a relatively small investment for peace of mind.
Learn more about some of the defects we look for
Structural movement
Cracks can appear for various reasons, from minor settlement or thermal movement to subsidence or cavity wall tie corrosion. We assess their likely cause and severity to determine whether further investigations or remedial works are likely to be required.
Dampness
One of the most common concerns amongst buyers with the cost of remedial works varying vastly depending on the cause and construction. Typical signs include staining, peeling paint, blown plaster and salt deposits. Whilst inappropriate plaster detailing and high sub floor and external ground levels are the most common culprit, leaking pipework, an ineffective DPM, salt contamination and condensation frequently play a role. Whilst further intrusive investigations/testing may be neccessary to conclude the cause, we will suggest the most likely cause and recommend next steps.
Unconventional Construction
Some of the properties built post WW2 when there was a skill shortage were of a non traditional construction owing to the speed and lower construction cost. Most of these properties were built for the local authority. Non standard construction includes timber frame of a certain age, concrete and steel frames. Some concrete and steel framed properties were designated as defective under the Housing act 1985. These forms of construction are difficult to determine without experience and local knowledge as many have been repaired with the original construction concealed behind brick or rendered facades. The accurate identification of this type of construction is crucial to ensure that lenders and buyers understand any implications for value, insurance, mortgage or maintenance.
Alterations
Unauthorized structural changes can compromise safety and future saleability. Sub standard construction can lead to structural movement, dampness, decay and heat loss. Within the limitations of the inspection, we look for evidence of sub standard structural alterations commonly seen in loft conversions, basement conversions and rear extensions. The removal of internal walls and chimney breasts were fashionable alteration in the 1960s and 1970s as central heating became more commonly used. Particularly in older basic quality terraced housing, low quality and inappropriate/ineffective damp treatments are frequently found.
Site risks
We inspect for drainage issues and consider nearby trees that could affect foundations, as well as other external risks that might impact the property over time. Inspection chambers are lifted to check for blockages and tree roots
Ageing Roofs
Many older houses still have their original slate or clay tile coverings. Whilst older natural slate and clay tiles have proven to be incredibly robust, processes of deterioration in both the tile/slate and their fixings ussually means that they are more susceptible to leaks. Older flat roofs also require careful inspection to assess their age and vulnerabilities. The use of drone and a camera pole from the upper floor windows provides an improved view of the surface of the materials and detailing.
Inappropriate use of modern materials
Inappropriate use of materials can cause serious long-term damage. For example, we often see hard cement mortar used instead of breathable lime on historic brickwork or dense cement render and internal tanking applied to older solid walls which restrict breathability. Modern roof tiles that are too heavy for an older roof frame can cause deflection unless reinforced and spray foam insulation can trap moisture when applied to the underside of an older roof.
Timber Decay
Wood rot often lurks in hidden or obscured structural timbers, away from plain sight. For a buyer, undetected rot is a major concern because it can quietly weaken the bones of the building, potentially leading to expensive structural repairs or safety hazards down the line. We use our professional insight to pinpoint high-risk areas where moisture might be trapped. Our comprehensive survey helps distinguish between minor surface issues and deep-seated decay, providing you with a clear understanding of the risk level. If we find evidence of significant trouble, we will advise you exactly when and why more invasive investigations are necessary to protect your investment.