Surveyors in West Yorkshire

I intend to buy a property in West Yorkshire. What sort of survey should I instruct?

Whatever type of property you intend to buy in West Yorkshire, 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 West Yorkshire 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 West Yorkshire. 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 Yorkshire 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 Yorkshire 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 Yorkshire 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 West Yorkshire house built in the early 1940s, but it has clay foundations. Does a West Yorkshire Building Survey discuss soil composition in the report, and will the Surveyor advise on upkeep?

A common source of queries that surveyors face from home buyers is subsidence, particularly in areas where the soil is rich in clay. The composition of clay soil varies greatly, with some areas being more susceptible to clay soil subsidence than others, but the effects can be very similar. If present, expansive clay soil can put lateral pressure on a West Yorkshire home's foundation, forcing them inward. During the Homebuyer Report or Building Survey, 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.

When purchasing in West Yorkshire, should we be concerned about a flood risk, and will the Homebuyer Report (RICS Level 2) check for indications of flooding damage, or whether flooding has affected other houses on the street?

Flooding has blighted the lives of thousands of homeowners in West Yorkshire and across the country. Those planning to buy in affected areas should weigh up their exposure. As with many aspects of home ownership, flood prevention is better and cheaper than a cure. Flooding can increase the likelihood of water entering a home, such as via seepage through external walls. The Building Survey (RICS Level 3) will also include details of any evidence of historical flooding and may comment generally about the area's propensity to flood, the data used to compile third-party flood assessments also takes into account flood defences and historic claims.

The seller mentioned that there had been issues with loose slates. What should we do about roof repairs?

Questions like this are often asked of chartered surveyors by buyers in West Yorkshire who are aware that property can, to the disappointment of their would-be owners, still suffer damage to the roof. From wind braces to purlins, the whole roof will be taken into account. Flat roofs are also known for the trouble they can cause, often the result of literally being flat. An incline of at least '1 to 80' is recommended. Roof repairs need not always be costly, but they should be budgeted for carefully. A building survey prior to exchange is highly recommended, so that you fully understand what expenses you will be facing. It may be advisable to source an estimate for any work prior to exchange.

What do I need to investigate when purchasing a house built in West Yorkshire around 1730? Will the property's age be a concern?

For houses in West Yorkshire built before the 20th Century, age can concern buyers. West Yorkshire homes built with traditional, or "vernacular" techniques can be expensive to repair. It is often the case that specialist expertise is necessary, and it could also be necessary to find construction materials, such as period brick or roof tiles, which could mean it is a good idea to discuss current upkeep needs with the seller. Mention this to the surveyor for more detail.