Movement, timber defects and dampness are, in their various forms, the three greatest potential threats to the structure of a building. Where evidence is found of any of these conditions, advice is given on what action should be taken. (Where a problem is judged to be serious, it might prove necessary for a separate, detailed examination to be undertaken - perhaps by specialists. For example, the foundations might have to be laid open to analyse the cause of some structural movement, or the full extent of timber rot might require further investigation.)
C1: Movement
We saw nothing during this inspection to suggest any sinister problems under this heading.
In the front garden a small tree has been recently been cut down as moisture extraction by its roots was beginning to cause some ground movement and cracking around the front door step as shown in photo 4.
The removal of the tree will result in the gradual return of moisture and the cracking may well fill and disappear.
C2: Timber Defects
In those areas of the property accessible today no problems with timber defects were noted.
Front windows have been partially replaced in PVC and we undertook no damaging exposure.
C3: Dampness
Damp-proof course
The house would have been built with a simple physical damp proof course and it is not clear that it has been supplemented by later specialist treatment.
It is most important to check what guarantees the property is sold with and to have them assigned to you. GUARANTEES MEAN NOTHING WITHOUT SUPPORTING PLANS, ESTIMATES etc.
Rising and penetrating damp
There is a damp situation in the entrance hall the precise cause of which is not clear but it may be a pipe concealed in the wall and a scanning device might identify this.
Apart from this the property was found to be dry except with some high level penetrating damp on the ceiling of the ground floor maids bedroom entering slightly from the terrace above. This should be fairly easily rectified with minor external work.
Please read our appendix at the end of this report.
Condensation
No problems noted. When modernising bathrooms and utility areas it is now normal to fit automatic extractor fans.
C4: Insulation
The replaced front windows are double glazed but no other insulation was seen in the property and the heat discoloration on top ceilings shows how heat is passing through the flat roof.
In order to fit insulation now one would now either replace the roof covering or the top floor ceilings which might coincide with new lighting anyway...
During inspection we seek out hazardous materials such as asbestos . We cannot usually cause damage to arrive at our conclusion. There remains the marginal risk that your building works would reveal it from year past and extra costs may arise to remove/encapsulate.
The RICS Homebuyer Survey & Valuation is reproduced with the permission of The Royal Institution of Chartered Surveyors which owns the copyright.
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Home Buyer Surveys: independent structural surveys for residential and commercial property in London and the South East, Home Counties
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Structural engineering implications of the London Traffic Survey
Based in London & Kent we provide our a pre purchase inspection service across ... valuation survey up to a thorough building survey or structural survey.
London, England. Two phases of Fire Compartmentation Survey to determine fire resisting capabilities of structural elements.
Purchasing a property to live or work in is the biggest financial commitment most people make in their lifetime, astonishingly as many as 80% of purchasers do not commission an independent survey. OK, a survey may cost several hundred pounds at a time when money is tight, but it will almost certainly draw your attention to defects that you didn't know existed or the seriousness of which you may not have appreciated.
pre-purchase inspections of both residential and commercial property. Based in London & Kent we provide our a pre purchase inspection service across the whole of South East England. We can provide a full range of inspections and reports, ranging from a very basic valuation survey up to a thorough building survey or structural survey
These defects may require considerable immediate or future expenditure, or in the extreme make a property virtually impossible to sell. Suddenly a modest investment in a survey becomes money well spent. Roll your mouse over the house below to see where defects were found.
Looking to purchase a flat or house in West London? For a relatively small sum, Meredith & Co will carry out a full RICS Homebuyer Survey & Valuation (HSV) giving you peace of mind and comfort in your major investment decision.
An HSV is a service carried out to a standard format, defined by RICS. It is primarily designed for conventional properties built within the last 150 years and focuses on surveying for any major or urgent matters.
View example >>
In addition to the standard RICS information below, all our reports have colour photographs to aid with interpretation.
The property's general condition and open market value
Any major faults in accessible parts of the property
Urgent matters that need assessing before exchanging contracts including recommendations for any further specialist inspections
Results of any testing of walls for damp and timbers for rot
Comments on the existence and condition of damp-proofing, insulation and drainage (although drains are not tested)
The recommended costs of re-constructing a building in the event of damage (such as fire) for insurance purposes
Building Surveys:
Meredith & Co supports a wide range of services for Residential and Commercial clients.
In addition to the homebuyer survey, we can prepare more verbose reports covering higher value homes and commercial buildings. The fees for these longer reports are normally negotiated on a bespoke basis.
A Building Survey will typically cover the points referred to on Homebuyer survey , but dealt with in greater written detail.
Looking to combine a Building Survey with a valuation ?
Valuations:
Meredith & Co can prepare detailed valuations for a wide range of purposes. Some of our typical engagements include:
Mortgage lenders Banks Family Trusts
Probate Matrimonial Purposes Fees by arrangement.
Specialist Areas:
Meredith & Co have been concerned with the adverse effects of Electromagnetic fields and Radio Frequency interference on property and its occupiers for the last ten years. The topic has a profile that fluctuates as the years pass, but it does not go away.
The firm prepares reports for commercial and residential occupiers and owners on request and has negotiated compensation payments with national grid in the past.
Fees by arrangement. Frequently asked questions
If I decide to use your service what timescale are we speaking of?
Our reports are normally prepared and dispatched within two working days
What types of survey are available?
There are two types (light and heavier) and you should read the Guidance Note on the following pages. Essentially the less expensive type is known as a Home Buyer's Report and the more extensive report, which is usually reserved for larger or older houses, is known as a Building Survey.
If I am purchasing a flat what report would you suggest?
Invariably the Home Buyer's report is sufficient for the purpose.
Am I able to see a sample report before I commit?
On receipt of your e-mail we will gladly submit a recent sample to your perusal Are your reports illustrated?
All our reports have an appropriate group of photographs of the property included
If I have any particular concerns are you able to address those specially? On receipt of a concise note from you we will be happy to address individual points in the body of the report and discuss them later also.
On what basis do you charge fees?
As with many property costs surveyors fees normally have regard to value but they are negotiable. At the time of writing our minimum for a report on a flat would be £600 and for a house £800, to which VAT must be added.
After I have received the report is any further help offered?
Although we normally work alone at the time of inspection we are always happy to meet the client at the property, after the report has been read, in order to clarify any points of concern.
Is your firm insured? In common with all Chartered Surveyors we are obliged to carry appropriate professional indemnity insurance.
How do I pay you, and when?
At the time the report is dispatched to you an invoice will be included and if you could please pay this within seven days this would be appreciated. We do take major credit cards and we can provide bank details upon request for transfers.
