Surveyors in Leeds

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

Whatever type of property you intend to buy in Leeds, 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 Leeds 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 Leeds. 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 Leeds 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 bidding on a Leeds 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 Leeds 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.

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 impact does clay soil have on a house's foundations? Can we expect the Leeds Property Survey to mention this?

Surveyors handle more questions relating to subsidence than any other topic, and clay soil is a major contributing factor to the problem. Issues range from groundwater level variations to consolidation, or the change in volume of soil resulting from water loss, both of which can put a house's foundations under great strain. The water content of clay soils determines volume, pushing upward, or pulling downward as the weather changes. This may result in some minor visible defects such as a sticking door in the kitchen. Fortunately, there are steps a homeowner can take. Your surveyor should refer to maintenance options in their report, like keeping standing water on the property in check. Isolated patches of very wet 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.

Do stone-walled structures cause issues for buyers in Leeds? Are there any major factors that we should be aware of? Does the surveyor give advice on this?

If left in a poor state of repair, stone walls will suffer from structural issues caused by factors including stone faces. Issues which impact the lifespan of stone-built elements are as diverse as the stone varieties themselves. Irregular stone walls are not uncommon to properties in Leeds but dressed (cut) stone may also be used in the construction of doors and windows. Both regular and irregular stone can be mortared with lime-based mortar. This may also require careful attention. Stone walls require regular maintenance, such as monitoring of natural wear, watching for signs of sudden or severe change. If you are planning to renovate, consider that services to match stone types are available. Contact the British Geological Survey for more detail. Locally mined or quarried stone may also be available.

What problems will the Surveyor look for on a spar dash rendered (stucco) regency house in Leeds that I intend to purchase?

Stucco is just a type of solid render. Commonly stucco render is applied to brick to form a smooth and even finish. Stucco is highly attractive and is common on some Victorian properties. It is made from an aggregate, a binder and water and hardens to a dense solid. it can be problematic, and Leeds Building Surveys can highlight issues for example trapped water resulting in the surface breaking. Other issues may include attacks from sulphates sucked out of brickwork. Re-coating Stucco problems can be surprisingly expensive as despite the craft being thousands of years old, the skills are becoming harder to find.