Surveyors in Birmingham

I intend to buy a flat in Birmingham. What sort of survey should I instruct?

Whatever type of property you intend to buy in Birmingham, the decision on which building survey is best will depend on several factors. For example, a full structural survey known as a Building Survey (RICS Level 3) will provide a more in-depth examination and explanation of the fabric of a building. This might be more appropriate when buying a flat or apartment because the surveyor can be asked to provide an opinion on shared areas of a property, such as the roof area, hallways and stairwells.

We're cash buyers. Do we need to bother with any kind of structural survey, or will a Homebuyer Report (RICS Level 2) be enough?

It's always best to be forewarned about any potential issues with a property, and those buying without a mortgage need to protect their investment just as a lender would. A Building Survey (RICS Level 3) is the most comprehensive and technical survey offered by Birmingham RICS surveyors working with Surveyor Local. An examination of the property's accessible areas - both interior and exterior - will inform an in-depth report on its construction, any visible defects and their causes, and any recommendations on repair and maintenance options. A Homebuyer Report (RICS Level 2) would also identify any structural issues, such as subsidence, but this will not be as thorough an examination as the Building Survey.

We are interested in buying a barn conversion In Birmingham. Which type of survey will reveal if the age of the property is an issue?

The method of construction used in a property may dictate which kind of survey you choose. Older properties built using traditional methods and materials may be more expensive to maintain, while any defects may not be obvious without a detailed inspection. When you instruct a Birmingham RICS chartered surveyor through Surveyor Local, you get the opportunity to discuss whether the property you intend to buy has any specific issues related to its age or construction type. The surveyor can advise on what survey would best suit your circumstances.

What kind of roof issues would a Homebuyer Report (RICS Level 2) reveal?

A Homebuyer Report (RICS Level 2) uses colour-coded condition ratings that give those purchasing a property clear understanding of any issues. Access to loft or attic space can reveal issues with trusses and supports, torn or punctured damp proofing or missing tiles. Where it is not possible to access the roof for a more thorough inspection, the final report will make this clear.

I'm buying on a Birmingham property and I'm concerned there may be asbestos in the interior roof tiles. Will a survey show if asbestos is there?

A building survey will not be able to confirm whether asbestos is present, but the surveyor will note any possibility of the fibre's use and advise where further investigation is required. Asbestos is a naturally occurring fibre that was used in building materials such as flooring and fireplace lining because of its resistance to heat. The product was also used as insulation in ceiling tiles. Asbestos is a hazardous substance, and prolonged exposure to its fibres can lead to lung cancer or asbestosis. Where asbestos is found, it must be removed by professionals who are licensed by the Health & Safety Executive.

The electrics in the Birmingham terraced house we're bidding on are very old. Does a surveyor look at the safety of the wiring?

Whether carrying out a Homebuyer Report (RICS Level 2) or a Building Survey (RICS Level 3), a chartered surveyor will look at the condition of the electrics, including an overview of the fuse board, its age and condition, any visible wiring, plus electrical fittings such as showers and light fittings. If the electrics are in an unsatisfactory or dangerous state of repair, the surveyor will highlight this in their subsequent report. The surveyor will also examine any documentation from electrical wiring tests carried out by an electrician where this is available.

The house we plan to purchase in Birmingham is built on clay soil. Will the Building Survey consider this?

Without due care and attention, foundations dug into clay soil can quickly suffer adverse effects. Specific problems include considerable shifts in soil volume caused by variable moisture content, capable of irreparably damaging a home if untreated. Defects can be obvious to the naked eye or may remain undiscovered (and therefore untreated) for years. Expansive clay soil can put lateral pressure on a property's foundations, forcing them inward. Where the foundation walls have insufficient support, they will bow and crack. This can result in costly and even dangerous structural damage. Steps like checking that the downpipe drains correctly can help maintain clay-rich soil, but a purchaser should discuss specifics with the surveyor if extensive upkeep is warranted. If soil moisture levels must be kept stable, uniform spread of the moisture is essential. Subsidence and heave can be caused by a general increase or decrease in moisture, but isolated patches of wet and dry can just as easily warp foundations, putting them under even greater pressure.

We are buying a house in Birmingham, does the chartered surveyor check flooding damage, or if other properties have been affected?

The impact of flooding, both in the region of Birmingham and nationwide, is a serious concern for property owners, and the value of a property can decrease if in an exposed area, even if it has never flooded. Your RICS surveyor may use several methods to determine if the home in Birmingham in question is in danger. Flooding can increase the likelihood of water entering a residential property, such as via seepage through external walls. The Home Buyers Survey will include details of any evidence of historical flooding and may comment generally about the area's propensity to flood. The Environment Agency also publishes details of previous flood warnings.

Can stone-built homes be a challenge in Birmingham. Are there any major issues that we should be aware of, and what will the survey reveal?

Ranging from Golconda Dolomitic Limestone to Purbeck Royal Bed Limestone, the stone used in a home's structure will impact the requirements for and the cost of maintenance, and the defects impacting a type of stone will vary according to its specific properties.

Irregular stone walls are not uncommon to properties in Birmingham but dressed (cut) stone may also be used for elements such as the junctions of external walls. Both regular and irregular stone can be mortared with lime-based mortar, which is susceptible to wear particularly in polluted areas, though the use of this has declined with the introduction of cement. These walls will need frequent maintenance, and this needs to be considered in the calculations for your budget.

What will the Surveyor look for on a stucco regency detached house in Birmingham which we wish to buy?

Stucco is just a sort of flat finish solid render. Usually stucco render is layered over brick (sometimes also ceilings) to form a smooth surface that is sometimes scored to resemble stone. It is highly appealing and is often found on Victorian and Regency properties. Stucco is often prone to defect and Surveyors in Birmingham frequently focus on potentially expensive to remedy problems for example trapped water culminating in the render failing

Another example of problems could include attacks from sulphates sucked out of bricks. Re-coating problems may be difficult as the skills are becoming rarer.

The estate agent has suggested subsidence might be an issue. What subsidence issues does the Birmingham Surveyor report on?

Subsidence refers to the movement of a home and its foundations. Home buyers can confuse subsidence with settlement. Settlement generally happens in recently built homes and is rarely a cause for concern. The property's weight can cause the ground beneath the foundations to compact, which will cease after a matter of months. In some older homes cracks become apparent when temperatures rise, but these should close up in Winter when the materials contract and draw in water. Collapsed drains, including mains drains, can cause subsidence by washing away or loosening subsoil. This is an example of groundwater subsidence. Inside, keep an eye out for new or growing cracks in exterior brickwork. The root cause of any subsidence must be found before repairs can commence. Repairing leaking drains, water mains or broken downpipes which are the cause of the subsidence, should be all that is needed to stabilise the home, with no underpinning required. Structural brickwork may need to be dismantled and rebuilt, or more cosmetic areas can effectively be repaired with resin filling in the cracks. This can also be time-consuming, and inconvenient. Buyers should also be aware that a property may need to be monitored for several months before clear evidence of movement is found.