Surveyors in Newcastle Upon Tyne

I intend to buy a flat in Newcastle-upon-Tyne. What sort of survey should I instruct?

Whatever type of property you intend to buy in Newcastle-upon-Tyne, 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 Newcastle-upon-Tyne 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 Newcastle-upon-Tyne. 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 Newcastle-upon-Tyne 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 Newcastle-upon-Tyne 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 Newcastle-upon-Tyne 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 warnings would a property surveyor in Newcastle-upon-Tyne give for a 1940s residence constructed with brick? Are brick walls hard to repair?

Brick-walled structures in Newcastle-upon-Tyne can show signs of numerous defects. The property surveyor should report on these, with solutions or likely results if they are not resolved. One serious matter is extensive damp where water has been drawn in through or between poorly fitted brickwork. For instance, common bond, which is made up of stretchers (long faced bricks) with headers (the short face of the brick) every 6 courses or rows. Consider the advice of both the surveyor and a builder or other specialist if potential structural defects arise during the survey.

A house we intend to buy is built on clay soil. Does a Newcastle-upon-Tyne Building Survey (RICS Level 3)discuss soil composition in the report?

The adverse impact clay soil can have on a property can be significant. There may be little evidence of underlying defects. For example, widening cracks may be benign, or a clue prompting a more thorough investigation. Steps like ensuring rainwater goods and drainage all function efficiently can help maintain clay-rich soil, but a purchaser should discuss specifics with the surveyor if extensive upkeep is warranted. Additional strengthening or support of the structure's foundations may be required, including underpinning or piling.

We're buying in Newcastle-upon-Tyne. Is there a flood risk, and will the Home Buyers Report (RICS Level 2),search for any water damage?

Soil-clogged drainage, rain and overflowing streams can all result in extensive flood damage and the value of a property can decrease if in an exposed area, even if it has never flooded. A surveyor has several options to assess whether a property is vulnerable. Flooding can increase the likelihood of water entering a property, such as via incorrectly fitted window frames. An awareness of characteristics of the Newcastle upon Tyne area likely to affect the property also enables the home surveyor to advise flooding may be a risk. The home surveyor may ask the current owner if the property has previously flooded. Note that the response to such inquiries should not be exclusively relied upon.

We are purchasing a Newcastle-upon-Tyne 1890s property with stone walls. What related issues should we be aware of, and what will the survey reveal?

Britain's range of geology has encouraged the use of many varieties of stone, from Ham Hill Middle Bed Limestone to Farmington Stone. Defects affecting stone-built Newcastle-upon-Tyne properties can vary, stone faces being relatively common. Regular stone describes cut stone, generally forming brick-like courses. These may require less maintenance than more irregularly built walls, but this is heavily dependent on the type of stone used. Buyers should consider that stone can have a great effect on the long-term viability of a property or extension, resulting in higher repair costs in future. For example, limestone can quickly deteriorate. Home Buyers Report (RICS Level 2) will usually offer guidance on these matters. An example would be monitoring of natural wear, watching for signs of sudden or severe change. Ask your surveyor for clarification if you are in doubt as to likely maintenance, particularly if the house in question is listed or located in a conservation area.

A local builder suggested subsidence is worth checking. What subsidence information does the Newcastle-upon-Tyne Building Survey include?

Subsidence is defined as movement of the foundations of a home, but some degree of movement will always occur. Newer homes, for example, will need to settle beneath the building's own weight. A builder should return to a new home after six months so that they can make minor repairs caused by the settlement. Cracks to a plaster decoration are an obvious suggestion of subsidence. Fortunately, these are in many cases benign. Organic material in the sub-soil can also create issues. Organic material such as peat is usually stable if kept moist by the water level, but if the water level falls and the soil dries out, this organic matter will begin to rot and become unstable. This causes the volume of soil to reduce so that foundations can crush the subsoil. Finding the cause of any subsidence is key. Removing or even pruning the tree(s) causing subsidence may be enough to halt any further movement. If the load-bearing parts of the property have been damaged, these may be repaired with steel rods, fixed into place with cement to restore the structural integrity of the building. 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.