Should I spend a bit more on the more comprehensive Building Survey before purchasing a substantially-modified, Victorian home in Andover?
The Building Survey is the correct property survey when you are planning to buy a modified house like a dilapidated house in Andover, because RICS recommends it as being most suitable for listed buildings and some properties in conservation areas, properties that were built more than 50 years ago, properties that you want to extend, change significantly, or update in an integral way, buildings that have been recently subjected to such change, or properties of an unusual construction, or built with unusual materials, irrespective of their age.
After a thorough visual inspection of the inside and outside of the main building, a Building Survey outlines in-depth and important information about the home's construction, along with any needs for future maintenance:
- Any defects, their criticality and what they mean (structurally and financially)
- The results of the tests for the presence of radon gas
- Evidence of subsidence or heave
- Proximity of any large trees that might impact the foundations
- Evidence of the presence of any hazardous materials (such as asbestos)
- The impact of any changes to supporting walls
- Specific damage to any masonry (inside and out)
- The results of the tests carried out for damp
- Any renovations, extensions and changes without the requisite planning consents
- Specific damage to the roof and chimney stacks
- Condition of the damp-proof course (DPC) and state of the insulation
- Damage to timbers (particularly in the roof-space)
- Evidence of woodworm, dry or wet rot in timber
- Advice on drainage that hasn’t been tested
- Details of materials and construction methods used at the property
- Recommendations and advice for any further investigations that might be required, in addition recommendations for immediate remedial action
- specific matters in relation to planning and control for the attention of your conveyancing solicitor
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When we were shown a sixties house we are meaning to acquire in Andover, we saw that there was no residual current device (RCD) on the fuse-board; does the surveyor advise on electrical defects?
One of the areas that your chartered surveyor will look into when they’re inspecting the property you are considering buying is the electrics, reporting on any findings where they suspect any part of the system to be in hazardous condition.
All new electrical work needs to be covered under the British standard regulations (BS 7671), which are properly called the Electrical Installation and Wiring Safety regulations and cover domestic, commercial and industrial properties, as well as marinas, fairgrounds, external public swimming pools, caravan parks, and other areas where electricity may create a potential hazard for any occupants.
For the residential properties, it covers all wiring, the circuit-breakers, residual current devices (RCDs), sockets, and so on, while also focusing on special areas such as bathrooms (e.g. heating or shaving sockets, or electric showers), swimming pools (internal or external), ponds, or portable outdoor equipment.
As part of the building regulations approval in an extension or new-build, or where the electrical circuits have been updated, an electrical certificate, signed off by a qualified electrician, needs to be supplied to comply with the requirements. This document will be sought and checked by your Surveyor Local surveyor.
In addition, the IEE (Institute of Electrical Engineers) recommends that a periodic inspection be completed every 10 years on private residential property, or every 5 years if you are renting out the property to tenants, or you own a commercial building. Again, your Surveyor Local chartered surveyor will identify the Periodic Inspection Review document’s existence and confirm its validity and status.
When preparing an Andover Building Survey, an RICS surveyor will inspect all accessible parts of the electrical system, noting the location and likely age of the fuse-board, and includes a visual assessment of the superficial parts of the wiring, without taking anything apart for safety reasons. In addition to verifying areas connected to the mains (e.g. the whereabouts of the meter or consumer unit), the surveyor will also choose a selection of sockets and light-switches to ensure they are operating normally.
In the survey report, the surveyor will highlight all of the findings, including identifying those areas that they are unable to access, which might need further investigation by a qualified electrician. Where there are areas of concern, particularly where the electrical circuits and wiring don’t conform to the British standard, the surveyor will recommend that immediate action be taken. It is wise to obtain a couple of quotes for any major rewiring activities, as this can be used to enter into renegotiations over the asking price with the seller.
Local highly-rated electricians in the area include:
- Spear Electrical Ltd., 7 Towergate Industrial Park, Colebrook Way, Andover, SP10 3BB (Tel: 0345 310 0145)
- Trident Electrical Services Ltd., 19 Smeaton Road, Andover, SP10 3LF (Tel: 01264 334557)
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A leaky roof caused problems for us in the past, and we expect to budget something for roof maintenance. What does an Andover house surveyor look into during the survey?
Properties in and around Andover that are otherwise ideal can be hiding serious damage to the roof, including cracked fascias, broken ridge tiles, missing flashings, rotten beams, and so many other issues. Flat roofs are also notorious for the trouble they can cause, often resulting from literally being flat; an incline of at least twelve degrees is recommended to allow the rainwater to run off effectively. From the dormers and skylights to the valley gutters and flashings, the status of the whole roof should be reviewed by the surveyor.
Given the high cost of major roof repairs like a complete replacement, some homeowners may defer maintenance indefinitely. This makes both the cause and the consequences harder and even more expensive to treat when repairs do take place. A local contractor can provide an estimate, which you then use to renegotiate with your vendor before exchange of contracts.
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I want to buy a flat in Andover (SP10 postcode area), and the vendor is asking £183,000. What will an Andover surveyor consider when carrying out a professional valuation?
A qualified RICS surveyor will go to the property as well as considering the wealth of area knowledge and factors that have a bearing on the value of property. There are a huge number of issues that could affect house and flat prices (for example, the quality of nearby schools, or whether the garden is overlooked). It can help to benchmark selling-prices recorded for similar properties in Andover (the Test Valley local authority area).
This means the average price of completed transactions for semi-detached houses in Andover in December 2018 was £177,095, which is £5,905 less than the asking price for the cited property. With regards to other types of property, the averages for the same month in Test Valley were:
Information © 2019 HM Land Registry. Retrieved from HM Land Registry website on 18 February 2019
An impartial way to get a formal house valuation is with a HomeBuyer Report, which includes a Property Valuation Report (PVR) as a core component. A qualified RICS surveyor will be part of the Valuer Registration Scheme, which reinforces professional standards.
If you need further guidance, why not try our quote generator (scroll to the top of the page and fill in a few pieces of information)? Or call our team on 0800 038 6667.
Will my survey give a property valuation and an estimate of rebuild costs for insurance purposes (including additional costs such as rebuilding a boundary wall) for the Andover maisonette, and how is it worked out?
A Property Valuation Report is not a survey per se, although it is an associated product that chartered surveyors can offer, on the proviso that they are also a registered valuer. This is something that Surveyor Local can add to your choice of survey in Andover, and, if required, you only need to pick up the phone to us on 0800 038 6667 to discuss your particular needs and we’ll get the right service set up for you with the minimum of fuss.
A Property Valuation Report is requested when a definitive answer on the value of a property is required. Note that it’s not the same as a market appraisal, which is a guide or estimate to the property price that has absolutely no legal standing. Typically, a Property Valuation Report will be required in the following circumstances:
- loans and mortgage applications, to verify the true value of the property to guarantee sufficient equity remains in the building to pay off the mortgage or loan should the buyer default on payments
- probate and wills in order to establish the amount of inheritance tax owing from the legacy
- Help to Buy to establish a loan redemption figure
- buying or selling a property to ensure that the price being asked is a fair one
- shared ownership to confirm the share of equity figures
- matrimonial ownership, which follows the same design as that for shared ownership
- Capital Gains Tax to confirm the tax amounts due to HMRC
- Buy-to-Let rental value confirmation and assessment of loan or mortgage affordability
- dispute resolution to assess the financial share in the property
- immigration for the valuation of any immovable assets
If you want to match the survey products that Surveyor Local offers with each other, click on compare the surveys.
The price of an Andover Property Valuation Report starts from £249, which includes VAT and is fixed), dependent on the size of the property being valued. If you would like a Property Valuation Report added to either your Building Survey or HomeBuyer Report, please contact one of our team of friendly advisers on 0800 038 6667 and they will be happy to get things set up for you so that you are ready to get going today!
We understand this residence is located in a low-lying area of Andover. Is there a major flood risk and would our HomeBuyer Report inquire into any flooding damage, or whether flooding has affected neighbour's houses?
Overflowing rivers, rain and tides can cause immense flood damage, regardless of where the house is located. Because of the increase in these terrible events year on year, the insurance companies have reacted by increasing the premiums, and homebuyers cannot know that insurance against flooding will continue to be available, so it makes sense for you to organise a thorough chartered surveyor from Surveyor Local to inspect the property you’re planning to buy in Andover.
As with many aspects of home ownership, flood-prevention is better (and cheaper) than a cure. Floodwater can enter a house through a number of routes, including air-bricks, poorly-fitted doors and windows, low ingress thresholds, and seepage through external walls. The survey report 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 considers flood defences and historic claims in defining the level of flood-risk.
Get your instant survey quote from Surveyor Local: fill in a few simple details in the form at the top of this page and you’ll see just how cheap our quality service is. Call our friendly team of advisers on 0800 038 6667 when you’re ready to book an appointment.
My partner spotted signs of pests in the lounge of the bungalow in Andover; how do we investigate further?
Scare stories about property vermin are plentiful, but it is tempting to treat signs of pests such as thrips as just minor annoyances. However, the threat of many pests is very real and, with certain examples, will have a risk to the occupants’ health or destroy the fabric and structure of a building.
It may not be obvious that a property is suffering a severe pest problem, as evidence can be overlooked. For example, the smell of ammonia in or behind cupboards may indicate mice, even if no droppings are found. Treatment for bug or other pest issues may include destruction of tainted materials.
Since the approach to pest infestation is not cut and dried for a property survey, you should instruct your surveyor if you have any specific concerns.
Our chartered surveyors at Surveyor Local are trained to be thorough and to know what to look for when identifying evidence of an infestation. For a cost-effective but highly-recommended service, call our waiting team of advisers on 0800 038 6667 now.
We want to put in an offer on a place in Andover. Is there any advice about Flemish Diagonal bond maintenance we should be aware of? And what impact do Andover environmental conditions have on brick?
Buyers in Andover might be interested to know that a number of styles are featured in the construction of houses throughout the town. Because brick has been used for constructing homes and other buildings for so many centuries, bricklayers and designers have devised a wide variety of designs for how the bricks are placed together, from the common and simple stretcher, Flemish and English bonds to the more complex Della Robbia Weave bond.
What the bricks and the way that they are laid all have in common is that they all have their susceptibilities, which your Surveyor Local chartered surveyor will analyse and inspect as part of your survey. Some of the more typical issues are:
- frost attack and damage, where water gets into the brick’s pores and expands as it freezes
- spalling, where the brick flakes and crumbles, usually precipitated by other problems or the poor original construction of the brick
- efflorescence or staining, where salts, metals or other impurities are brought to the surface as the wall dries out
- sulphate attack, which is a serious issue causing instability, where the bricks are subjected to long-term water saturation causing the mortar to cease bonding
- wall-tie failure, where the wall-tie either rusts or wasn’t embedded in the mortar properly, resulting in the walls pulling apart
- weathering and disintegration, a particular problem where the brick is open to the harsher elements and weather
- mortar deterioration, where the bond between bricks breaks down; repointing will fix the problem if caught early enough
In all cases, your Surveyor Local chartered surveyor will inspect the condition of the walls (where the brick is visible) and check for issues, highlighting the state in the report, and making recommendations for remedial action (long-term or immediate) depending on what has been found. It is always worth getting a selection of quotes from accredited and recommended builders for any of the work that has been identified. Local builders include:
- John Lunn Building Services, 41 Clarendon Avenue, Andover, SP10 2LX (Tel: 01264 350974)
- M. T. Andrew & Son Building Services, 43 Hedge End Road, Andover, SP10 2DJ (Tel: 07957 646745)
As soon as you are happy with the competitive quote from Surveyor Local (fill a few simple details in the form at the top of this page), call our friendly advisers on 0800 038 6667 to be assigned to one of the most thorough and experienced chartered surveyors.
In the HomeBuyer Report what can 'E2 - Roof coverings' cover?
An example of this is no gravel or paint to provide UV protection to the roof materials. As part of Section E2,
these elements will be checked by the surveyor, if these parts of the property are easy to view or easy to access.
The home buyer report is intended to be easy to read and understand, and avoid potentially unfamiliar technical language.
The surveyor uses a scale between 1 and 3 to show to what extent each defect requires attention.
Parts of the report which do not apply to the specific Andover home being surveyed will be indicated with a 'NI', or 'not inspected'.
Where the surveyor is unable to gain access to some areas, e.g. the roof of a block of flats, these aspects of the report will not be completed.
We are purchasing an 1810s property in Andover with stone walls. Are there specific problems to bear in mind? Does the surveyor give advice on this?
Britain's geology has encouraged the use of many varieties of stone, from Wroxton Limestone to Spynie Sandstone.
Defects affecting stone-built property can vary, erosion being relatively common.
Stone walls are either regular (cut) or irregular in structure, each of which will provoke particular concerns.
In addition, lime mortar may feature in the building's construction. Maintenance tips include removal of invasive plants, such as ivy.
What should I be concerned about when buying a home proximate to Apsley Farm Landfill Site near Andover and landfill sites generally
Sites used for landfill take many forms e.g. hazardous refuse disposal. Thousands of sites affect many thousands of people in England and Wales
including Andover. Concerns include leaking underground tanks from petrol stations for example. Health concerns for example
birth defects have been associated with landfill sites .
Surveyors in Andover will examine structural problems connected with the landfill.
Your solicitor will commission conveyancing and environmental searches of the British Geological database as well as
Test Valley Local Authority and inform you if the search uncovers a local landfill site .
I would like to buy a flat in Andover (SP11), being marketed for £176, 200. What things will a surveyor allow for when carrying out a survey ?
There are a huge number of issues that can add to or subtract from house prices from view to whether there is a flying freehold.
As an indicator, one can try to consider prices registered at the Land Registry for similar flats.
The average flat price registered between Jul and Oct 2012 was £150, 000, which is £26, 200 less than the price you are intending to pay.
The house/flat average was £297, 285. 30, Boulter Road, Andover, Test Valley, Hampshire, SP11 6TL a new build freehold maisonette sold for £130, 000 .
An impartial way for you to get a professional home valuation is with a Homebuyer Report which includes a formal valuation by default.
A professional chartered surveyor will visit the home as well as allowing for the variety of area variables that might affect property values.