Surveyors in Bristol

I intend to buy an extended Edwardian flat in Bristol. What sort of survey should I instruct?

Whatever type of property you intend to buy in Bristol, the decision on which building survey is best will depend on a number of 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 Bristol 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.

I'm thinking of buying a property in the vicinity of a conservation area. Is there anything I need to know, particularly in relation to house prices?

Property values tend to be higher in conservation areas because many period properties have retained their original character and these areas are largely unspoilt. However, many conservation areas have been neglected and are in a poor state, mostly caused by unauthorised alterations to the fronts, roofs and chimneys of buildings. Bristol surveyors are expected to report whether the property looks to be within a conservation area. A Homebuyer Report (RICS Level 2) will suggest additional due diligence and enquiries are raised by your legal representation. Unapproved extensions that do not have Local Authority approval may also be noted in the survey.

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 bidding on a Bristol 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 Bristol property 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.

Does the chartered surveyor give details on the condition of the gas supply?

Your RICS surveyor will locate and visually examine the accessible parts of the gas system. This will include gas heaters at the home in addition to gas related fittings such as chimney maintenance and the flue. Gas fittings will not be removed, and the system will not be tested at all. Most people are aware that gas is potentially fatal. If you have any worries relating to gas installations at all, we suggest you call a gas engineer.

Gas regulations require that all landlords must complete appliance and installation inspections every year. Non-compliance penalties include heavy fines or imprisonment.

What does the surveyor consider when estimating house prices in Clifton?

From associated planning permissions to issues with drainage, a wide range of different factors can have an impact on property prices. The most reliable way to get an accurate and professional property valuation is to commission a Homebuyer Report (RICS Level 2) which includes a formal valuation as a core component. A qualified RICS surveyor will always attend the site and consider the large variety of location factors that might affect property prices.

We are buying a Bristol property but are worried about a pest infestation. Do we need a property surveyor?

Pests, such as rats, may sometimes seem a small or even irrelevant matter when buying in Bristol. Unfortunately, the threat they pose to a property is very real and can be expensive to resolve. It is vital that buyers consider this oft-overlooked aspect when making an offer. Woodworm, or larvae of the common furniture beetle, may be identified after finding neat small holes in wood, accompanied by piles of wood dust beneath. Treatment for an infestation may include chemical treatment. It's worth remembering that signs may not be evident for weeks or even months.

Is clay soil an issue in Bristol? What should we expect a property survey to include? Does the chartered surveyor give maintenance advice?

Factors from rising damp to low-grade construction materials can cause inconvenience for a homeowner. Clay-rich soil, for example, is a potential source of several issues, with subsidence being a common example. Drought, for instance, can have an obvious effect on clay soil, compromising the property's structural integrity and potentially leading to very noticeable effects within the property. If present, expansive clay soil can put lateral pressure on a Bristol home's foundations, forcing them inward. There is a real benefit in booking a Bristol surveyor to carry out your property survey who is familiar with local soil composition, and who has witnessed the effects first-hand. The building foundations may need extra support in some cases. A surveyor can confirm if this is necessary.

What's the danger of flooding in Bristol? Can a Bristol surveyor check for signs of water damage?

A wide variety of factors can cause flooding, from inadequate drainage to river activity; sensible owners and home buyers in Bristol are right to consider precautions. The Environment Agency maintains a flood risk alert service, with regularly updated risk assessments, and a property surveyor will advise on repairs or preventative measures. Familiarity with characteristics of the local area likely to affect homes in Bristol enables the RICS surveyor to surmise flooding may be a risk, even if the property has not itself flooded before.

Is rainfall an issue in Bristol? And could it affect property values?

Both in Bristol, and throughout the country, rain is so common that buyers rarely think about it. Unfortunately, the effect which wet conditions have on houses in Bristol is overlooked. If you have only seen the home on a sunny day, problems are unlikely to be visible. This could then result in hazardous mould.

What is subsidence and how can it be remedied?

Subsidence is defined as movement of the foundations of a home, but some degree of movement will always occur. In Bristol, one issue that causes subsidence to occur is soil on ground which is on an incline as it is not as stable as soil on horizontal ground. In very wet or flooded conditions, the soil layer could become unsteady and start sliding downward. Inside the house, watch out for sticking doors or windows. Identifying the cause is a necessary first step. If load-bearing parts have been damaged, these may be repaired with steel rods, fixed with cement to restore the structural integrity of the building. A property may need to be monitored for several months before clear evidence of movement is found.