Surveyors in Manchester

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

Whatever type of property you intend to buy in Manchester, 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 Manchester 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.

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 Manchester property that hasn't been renovated in decades, 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 Manchester 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.

We are buying a Manchester property built in the late 30s, but it has clay foundations. Can your Manchester Building Survey consider 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 soil compaction or compression to soil movement, both of which can put a property's foundations under great strain. In Manchester's relatively mild climate, the variations in volume which clay soil experiences will be barely noticeable but extended dry or wet spells may well impact the soil's stability and affect the property itself., such as sticking window frames. There is a real benefit in booking a Manchester surveyor to carry out your Property Survey who is familiar with local soil composition, and who has witnessed the effects first-hand. Isolated patches of very dry 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.

Does a Manchester building survey investigate flooding?

It is estimated that over two million UK properties are at risk of flooding and owning a property in or near a high-risk area can mean higher insurance premiums. A surveyor has several options to assess whether a property is vulnerable, but a surveyor will also make recommendations to prepare for the worst. Familiarity with characteristics of the local area likely to affect Manchester property enables the building surveyor to surmise flooding may be a risk, even if the property has not itself flooded before. Oral enquiries can sometimes be made of the residents, but this information may not be accurate.

Is rain an issue in Manchester? Will the surveyor report on this? Where there is damage, what should we do?

Despite England's reputation for wet weather the effect which heavy rainfall has on buildings in Manchester is usually overlooked. If you have visited the residence in warm weather, problems are unlikely to be visible. Signs that gutters are a cause for concern include leaves or other vegetation causing a blockage. This could then result in overflowing or blocked sewage. The good news is that drainage problems are generally easy to repair cheaply, unless they are untreated or poorly maintained. The damage will steadily get harder to remedy, so do not be tempted to ignore the signs.

We are planning to buy a home in Manchester and the seller has informed us that it has been partially constructed with York stone. Are there any major defects that we should be aware of?

Britain's range of geology has encouraged the use of many varieties of stone, from Red St. Bees Sandstone to Dukes Gritstone. Faults common to poorly maintained stone walls can include displacement. Irregular stone walls are not uncommon to Manchester properties but dressed (cut) stone may also be used around doors and window frames. Both regular and irregular stone can be mortared with lime-based mortar. Deterioration of lime mortar can often be the cause of a wall's failure and collapse. Advice for better upkeep will vary according to the needs of individual property, such as careful removal of nearby trees and plants. Be careful not to pull these up by the roots, as they could already be intertwined with the wall's foundations, which will cause more damage.

What sort of thing will the RICS Surveyor be looking for on a smooth stucco semi-detached home in Manchester that I wish to buy?

Stucco is really a kind of render. Normally stucco render is layered over red brick that dries to an attractive smooth appearance that resembles stone. Stucco render is very appealing and is common on some Victorian and Georgian houses. It may have lime in it as well as a plastic under mesh to help stop cracks. it can be prone to defect and Surveyors in Manchester can report potentially expensive to remedy problems e.g. trapped water leading to problems with damp. Other potential problems might include sulphate attack from sulphates sucked out of underlying brickwork. Re-applying Stucco problems may be surprisingly expensive as the skills are becoming more difficult to find.

A neighbour said subsidence could be worth checking affecting the house. What subsidence information does the Manchester Home Buyers Report (RICS Level 2) include?

Subsidence is defined as movement of the foundations of a building, but some degree of movement will always occur. New properties, for example, will need to settle beneath the structure's own weight. Where the home is of very recent construction, the builder will usually return to a new building after some months to make repairs. Cracks that appear suddenly may be a strong indication of subsidence. Signs of potential subsidence include new, suddenly visible cracks in brick or render. Finding the cause of any subsidence is key. It has been estimated that around 70 percent of cases of subsidence are caused by tree roots taking the moisture out of the soil. Damaged but non-structural elements should be filled and re-weatherproofed. Your surveyor may suggest that you talk to an arborist to find out the best cause of action if trees or other plant life is the suspected cause.