Surveyors in Cheshire

I'm thinking of buying a Victorian mid terrace house in Cheshire, is it best to spend a bit more on a full building survey?

If you are buying an unusual type of property such as a period house a Building Surveys (RICS Level 3) is the right type of RICS survey suited to you. Following a thorough inspection of the home's accessible parts, this survey provides in depth details and often crucial information about the home's construction and uses as well as any maintenance needs. If there are any permanent, external buildings, these will also be surveyed as part of the survey.

Does a RICS surveyor check out the safety of the gas appliances?

A RICS surveyor will locate and visually check out any easily accessible parts of the system. For instance, the survey will include the location of the meter in addition to gas affiliated installations, such as fixed external ventilation hearths. If there are any gas fittings, they will not actually be taken off. The system will not be tested. Most people are aware that gas can be deadly and if there are any concerns relating to gas installations, call a gas safe engineer.

I have been told that clay soil can be the source of maintenance problems for houses in Cheshire. What should we expect a Building Survey (RICS Level 3) to include?

If not monitored appropriately, the make-up of the soil surrounding a home's foundations can create difficulties. Clay soil is naturally lower in volume and will compact over several months in the case of new builds. This settlement is predictable and necessary - the real concern is contraction in clay soil caused by changes in the local water table. Signs like warped window frames in a drawing room can be an early warning, suggesting severe underlying structural deficiencies. There is a real benefit in booking a Cheshire surveyor to carry out your Building Survey (RICS Level 3) as they will be familiar with local soil composition and are likely to have witnessed the effects first-hand. Parcels of sodden soil can just as easily warp foundations, so care must be taken to ensure the overall moisture level of the clay soil around the foundations stays consistent.

What advice would a surveyor give about a property built using Sussex bond brick?

Brick-built Cheshire properties feature several advantages over buildings constructed using regular cut stone. Unfortunately, they also experience both minor and serious issues, ranging from thermal movement to damp proof course (DPC) failure. Often vertical cracks appear above the level of the DPC, running the full height of the wall, where seasonal expansion and contraction occurs and should be taken very seriously. A defect often found is sulphate attack, which is almost impossible to treat. However, a local builder should be able to assist. Such defects and information on remedies will be discussed in the surveyor's report.

Sussex bond is more commonly known as Flemish Garden Wall bond but has rarely been used for garden walls. If your Cheshire surveyor raises concerns about a brick wall defect or structural issue, it may be wise to speak to a builder before completion to assess the extent and cost of the work.

I'd like to find out more about the flood risk in Cheshire. Does a Home Buyer's survey (RICS Level 2) check for flood damage, or whether flooding has affected nearby homes?

The distance a Cheshire home is from the nearest river or coast is not the only measure of flood risk. In an exposed area the value of a property can decrease even if it has never flooded. The Environment Agency maintains a flood risk alert service, with regular updated risk assessments. Flood water can enter a house through several routes, including seepage through external walls. Section J of the survey report contains details, where applicable, of flooding risks found within the boundaries of the house or on adjacent sites. The Environment Agency also publish details of previous flood warnings.

How will we know what effect damp weather may have had on our new property in Cheshire?

Regular rainfall is common in Cheshire and across the country, but the impact wet weather can have on Cheshire homes is rarely considered properly by purchasers. Signs that drainage is blocked include water pooling below gutters, which can lead to damaged foundations. Fortunately, drainage problems are usually easy to repair if identified early. However, if the drains are poorly maintained, the resulting damage can lower the value of the property and become increasing harder to repair.

We spotted cracks down the gable wall of the house we intend to purchase. What can be done to remedy subsidence if it is found during the survey?

Subsidence compromises a house's structural integrity. Most homes experience minor cracking, which will not affect the building's structure - particularly new-build properties or those with a recent extension.

Identification is a necessary first step. Removing or even pruning trees that cause subsidence may be enough to halt any further movement. Existing trees must be well managed. New trees should be planted at a safe distance from the exterior walls of the property. If the property's load-bearing parts have been damaged, these may be repaired with steel rods, fixed into place with cement to restore the building's structural integrity. Specialist geological and drain surveys may also be required as the movement of soil can sometimes crack drains or water mains.

Do stone-walled properties create upkeep problems for homeowners?

Irregular stone walls are found throughout Cheshire, often requiring more care and attention than regular, brick stone walls as the weather has a greater impact on exposed mortar. Ashlar courses are often used to finish more irregular stone walls with a brick or rubble wall beneath. This can give rise to maintenance issues if either element of the wall has been treated with a non-breathable material. Repair advice often includes repointing of loose or crumbling mortar. If you are planning to renovate, consider that stone matching services are available, which may be necessary for listed buildings. Locally mined or quarried stone may also be available.