Surveyors in North London

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

Whatever type of property you intend to buy in North London, 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 North London 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 listed building in North London. What should we look out for?

Some buyers have looked at purchasing a home with character. Older construction methods and materials, however, can sometimes be an issue. North London houses built with traditional methods can be surprisingly expensive to maintain, and you could also be required to find sympathetic construction materials, such as matching stone or wood. You should bear in mind that expert knowledge may be needed. This may mean it is a good idea to discuss current upkeep needs with the seller.

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 North London 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 North London 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.

Are clay soil foundations a source of difficulty for North London property? Does the North London Homebuyer Report cover this?

The content of soil around the foundations of a North London property will have an impact. Given the moisture content does have such a great effect on clay-rich soil, owners should be aware that defects can arise if environmental conditions change. If present, expansive clay soil can put lateral pressure on a North London property's foundations, forcing them inward. When performing your Home Buyers Survey in North London, your surveyor will consider the impact the soil composition has had, and may have, on the property. 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.

Does a North London home surveyor consider water damage, or whether flooding has affected neighbour's houses?

Flooding in North London can cause severe damage to both contents and property. If you are planning to buy in a flood-affected area, a Home Buyers Survey (RICS Level 2) will inform your decision. A flood warning service, with regular updates, is operated by the Environment Agency. The Home Buyers Survey (RICS Level 2) may also, where appropriate, outline a strategy for flood-related upkeep. An awareness of characteristics of the North London area likely to affect the property also enables the residential surveyor to advise flooding may be a risk. The residential surveyor may ask the vendor or agent about historical floods, although the result of these inquiries should be treated as a guide only.

I am purchasing a North London home and the vendor has suggested that it has been partially constructed with Wooton stone. Are there any related issues that need to be investigated? Does the surveyor give advice on this?

Stone walls are often ignored by home buyers due to their apparent strength and solidity. The properties of a stone can affect wear as much as upkeep or construction. Regular stone walls are built with prepared or cut stone, called ashlar, and are often easier to maintain than irregular walls. Regular courses of ashlar (cut stone) are often used as a finish to irregular stone walls. A survey will include a range of suggestions or requirements for maintenance, such as repointing mortar with a suitable material.

What problems will the Surveyor look for on a stucco regency house in North London?

Stucco is really just a sort of flat finish render. Commonly it is applied to underlying brick that dries to a smooth stone like appearance. The effect is highly aesthetic and was often found on Regency houses. Sometimes it can have lime in it as well as a plastic under mesh to stop cracks. Stucco is often prone to defect and Surveyors in North London commonly discover potentially expensive to remedy problems for example trapped water resulting in internal damp problems requiring costly repairs. Another example of problems associated with stucco may include when the stucco is taken down to ground level and bypasses the Damp Proof Course. Re-covering Stucco problems may be costly as the skills are getting harder to find.

We noticed cracks along the kitchen ceiling, is this subsidence? How could this affect the property, and what subsidence information does the North London Building Survey include?

Movement of the foundations of a structure is called subsidence. In addition, some homes in North London are constructed from a range of materials, each with a different shrinkage rate. Cracks to a corridor are a clear sign of subsidence. Fortunately, these are in many cases benign. Inside the house, keep an eye out for new cracks in the plaster, and 'rippling' in wallpaper that isn't caused by dampness. The root cause of any subsidence must be found before repairs can commence. Removing or even pruning the tree(s) causing subsidence may be enough to halt any further movement. Existing trees must be well managed, and new trees should be planted at a safe distance from the exterior walls of the property. Place pine, birch and cherry trees, for example, at least 10m away. Underpinning could be the only option in some cases, unfortunately. Underpinning is usually a last resort due to the cost and inconvenience. If the surveyor cannot give you a conclusive diagnosis, they will recommend that you engage the services of a structural engineer.