Surveyors in Suffolk

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

Whatever type of property you intend to buy in Suffolk, the decision on which building survey is best will depend on a number of 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 Suffolk 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 Suffolk. 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 Suffolk 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 Suffolk 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 Suffolk 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.

The Suffolk home we plan to buy is built on clay soil. Will the Building Surveys (RICS Level 3) consider this?

Surveyors handle more questions relating to subsidence than any other topic, and clay soil is a major contributing factor to the problem, with compression of layers of the sub-soil and considerable shifts in soil volume caused by variable moisture content being relatively common. Drought, for instance, can have a significant shrinking effect on clay soil, compromising the property's structural integrity and potentially leading to very noticeable effects within the property. Signs like a hard-to-open living room door can be an early warning, suggesting severe underlying structural deficiencies.

Will the Suffolk property surveyor look for indications of flood damage, or if neighbour's houses have been affected?

A surveyor has a number of options to assess whether a property is vulnerable. The Homebuyer Report (RICS Level 2) may also, where appropriate, make recommendations for repair work or improved flood protection. The GroundSure Flood Report is one of several risk screening reports designed to provide an overview of whether a property lies within an area of potential or previous flood risk. The Environment Agency also publishes details of previous flood warnings.

Can a Portland stone-built property in Suffolk be difficult to repair? Are there specific issues to consider?

Purchasers in Suffolk should be aware that stone walls can be much weaker than they appear. Issues which impact the lifespan of stone-built elements are as diverse as the stone varieties themselves. Stone walls are either regular (cut) or irregular in structure, each of which will provoke particular concerns. Both regular and irregular stone can be mortared with lime-based mortar, though the advent of Portland cement made lime mortar. Maintenance tips include cleaning loose fragments and dirt before repointing or applying any treatment or fixative, to slow decay.

I have been told that subsidence in Suffolk may be an issue. What subsidence-related defects will my property survey look into?

Subsidence refers to the movement of a building and its foundations. Subsidence and settlement are often confused. Settlement will occur in more modern buildings and is rarely a cause for concern. Their weight can cause the ground beneath the foundations to compact. Many homes are built with a variety of materials. These will contract at different rates. Subsidence can sometimes be hard to detect because the issues which a Suffolk surveyor will seek to find could easily be caused by other factors. Organic material in the sub-soil can also create issues. A high-water table will ensure that organic materials in the soil, such as peat, do not decompose but if the water level falls and the soil dries out, this organic matter will begin to rot and become unstable. This causes the subsoil to be compacted as its volume is reduced, by the sheer weight and pressure of the building above. Learning the cause of any subsidence should be the first priority. 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. Unfortunately, even with professional help, a definite diagnosis can in rare cases take months. A Suffolk surveyor can offer some advice and guidance if this may be the case.

We are buying a cottage in Suffolk. What consequences will the age have on maintenance?

Many buyers would like to own an old, characterful home one day. A property's age, however, can create difficulties for an owner. Suffolk houses showcasing traditional, or "vernacular" techniques can be difficult to maintain. It is often the case that specialist knowledge is necessary. Traditional materials may also need to be sourced, particularly in the case of Grade I listed property. This may make asking the seller for more detail about their current maintenance regime a good idea. If you plan to make alterations to a period property, discuss options with the chartered surveyor for more detail.