Surveyors in West Midlands

I intend to buy a house in the West Midlands. What sort of survey should I instruct?

Whatever type of property you intend to buy in the West Midlands, 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 West Midlands 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 the West Midlands. 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 West Midlands 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 buying on a West Midlands 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 West Midlands 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.

I've put in an offer in the West Midlands. What advice would the surveyor give?

Brick-built West Midlands properties feature several advantages. Unfortunately, they also experience diverse problems. These can include DPC failure or spalling. One particularly serious issue is damp and water damage resulting from gaps in uneven brickwork. A selection of different courses and brick making techniques of brick building have been used for centuries. Maintenance work may be more time-consuming and costly than you assume. It may be appropriate to renegotiate the price of a property if a survey reveals even superficial brick wall problems.

Are clay soil foundations a source of difficulty for West Midlands houses? Will a Homebuyers Survey (RICS Level 2)look into 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 moisture changes in the soil to considerable shifts in soil volume caused by variable moisture content, both of which can put a home's foundations under great strain. 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, such as warping of floorboards. During the Homebuyer Report (RICS Level 2) or Building Survey (RICS Level 3), the effect that the soil make up could have on the home will be considered. In some more extreme cases, the building foundations may need extra support, but this can be costly.

Does a West Midlands residential surveyor investigate possible flooding, or whether flooding has affected nearby homes?

A wide variety of factors can cause floods, from inadequate drainage to river activity; sensible owners and home buyers in the West Midlands are right to consider precautions. It is strongly recommended that prevention methods are considered before flooding begins. In addition, the survey report may advise on urgent repairs. Details relating to signs of flooding may be reported in Section J of the Homebuyer Report (RICS Level 2). The building surveyor will usually recommend that the home buyers seek legal advice on any related information mentioned in the report.

I would like to acquire a house in the West Midlands. What considerations will a surveyor take into account when carrying out a RICS survey?

Any number of issues which could have a bearing on house prices from national factors such as interest rates to defects in the lease. In order for home buyers to get an accurate and professional home valuation is to commission a Homebuyer Report (RICS Level 2) which includes a professional valuation as part of the service.

We have made an offer for a property with a converted attic in the West Midlands. I am particularly concerned about the roof. Which issues relating to the attic will be investigated during the survey?

Questions like this are often asked of RICS surveyors by property purchasers who are aware that property can be blighted by difficulties with the roof, for example, poor insulation. Every element should be checked, e.g. gables. Factors like holes or cracks in the waterproof layer are particularly troublesome for flat roofed property. High quotes for roofing jobs (such as replacement of a failed dormer) may have scared off some homeowners from carrying out necessary work. In extreme cases, this may be the reason for the sale, so buyers must be vigilant and employ the services of a qualified surveyor before the exchange of contracts.

Do stone-walled properties cause problems for owners in the West Midlands? Are there specific issues to consider?

Buyers of listed buildings built with stone should consider that appropriate maintenance methods and goods are used and enforced by the local council. Buyers should also be aware that the potential severity of issues like displacement will vary with the particular type of stone. Bear in mind that some defects will affect regular or irregularly cut stone equally, whereas others will not, and may require a local surveyor's expertise to identify. Different stone types will also decay at different rates based on environmental conditions. For example, slate is far more water-resistant than many other stones. You can request advice on the specific steps to be taken when a problem is identified

What is subsidence? What subsidence issues does the West Midlands Surveyor report on?

Subsidence is movement in a home's foundations. In the majority of cases, subsidence can be remedied quite easily. In general, homes in the West Midlands are built with a variety of materials, each with a different shrinkage rate. Cracks are a clear 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 soil dries, this organic matter will begin to rot and become unstable. This will cause the soil beneath and around the foundations to collapse. Identifying the cause of subsidence is the first step to its solution. Removing or even pruning any tree(s) causing subsidence may be enough to halt any further movement. Structural brickwork may need to be dismantled and rebuilt, or more cosmetic areas can effectively be repaired with resin filling in the cracks. This can also be time-consuming, and inconvenient. Chartered surveyors should be able to identify a subsidence problem, while structural engineers may also be required.

We are buying an older property in the West Midlands. Will the building's age be a concern?

For houses in the West Midlands built before the 20th Century, age can occasionally give buyers second thoughts. Structures showcasing traditional or "vernacular" techniques can be surprisingly expensive to maintain. You should consider that specialist knowledge may be needed. Traditional building materials may also need to be sourced.