Surveyors in York

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

Whatever type of property you intend to buy in York, 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 York 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 York. 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 York 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 York 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 York 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 need London brick advice, can the York surveyor help? Does brick decay faster in York weather?

Brick-built York residences demonstrate several benefits. Unfortunately, they are also subject to several common problems, including frost damage and signs of movement. For instance, frost damage, which over time will cause bricks and mortar to disintegrate entirely and should be taken very seriously. Styles of brickwork can range from the relatively common, like common bond, which is made up of stretchers (long faced bricks) with headers (the short face of the brick) every 6 courses or rows, to the rare, such shiner bond describes bricks are laid horizontally as with more common bonds, but the with the wider face parallel to the wall. Consider the advice of both the surveyor and a builder or other specialist if potential structural defects arise during the survey.

Is clay soil an issue in York? Will the Homebuyer Reports (RICS Level 2)consider this?

The content of soil around the foundations of a home in York can have unwanted consequences, with moisture changes in the soil and swelling of the soil being relatively common. There may be little evidence of underlying defects. For example, minor wall cracks in the kitchen may be benign, or a clue prompting a more thorough investigation. Taking precautions, such as even minor landscaping so that the ground slopes away from the property, can make long term maintenance easier, and keep repair costs manageable. Parcels of waterlogged 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.

We are intending to buy a ground floor apartment in York, does the residential surveyor look for flooding?

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 York home, such as via window frames. Preventative measures can include costly but effective solutions e.g. the use of lime-based plaster on walls. The surveyor may ask the estate agent about historical floods, although the result of these inquiries should be treated as a guide only.

What effect should high levels of rainfall have on a building, and does our chartered surveyor mention it? Can damaged drainage decrease our property's value?

Both in York, and throughout the county, rain is so common that buyers rarely think about it. Unfortunately, the impact wet weather can have on your home is overlooked by house purchasers. One indication that rainwater goods are underperforming is a waterlogged garden. Blocked rainwater goods can result in collapsed drains or overflowing septic tanks. In most cases, these defects are generally easy to remedy, unless they are disregarded. The damage will steadily get harder to remedy, so do not be tempted to ignore the signs.

I am intending to put an offer in on a home partially constructed Kentish Rag stone. What related issues should we be aware of, and what will the survey reveal?

Stone walls are often ignored by home buyers due to their apparent strength and solidity. Defects affecting stone-built York properties can vary, cracks being relatively common. Irregular stone walls are not uncommon to York properties but dressed (cut) stone may also be used for decoration. Different stone types will also decay at different rates based on environmental conditions. For example, granite is more water resistant than most other stones. Stone walls require regular maintenance, such as fast replacement of any stones which have become loose. The sheer breadth of varying stone materials can make it difficult for purchasers to correctly identify the particular stone used in the building of a home. Quarries in York should be able to supply local stone.

What kind of problems will the Chartered Surveyor look for on a smooth stucco house in York that I intend to purchase?

Stucco is in fact a specific type of render. Normally stucco is applied to brick hardens to form a smooth stone like appearance. The finish is very appealing and is often found on Victorian and Regency homes. It may contain lime (to make it workable) in it in addition to a plastic under mesh to stop cracks. it can be problematic and York surveyors commonly reveal potentially expensive to remedy problems such as trapped water resulting in the surface breaking which need attention. Other issues could include sulphate attack from sulphates or salts derived from wet bricks. Re-applying problems with stucco can be difficult and costly as the skills are becoming harder to find.