Should I upgrade to the more comprehensive RICS Level 3 Survey before buying a modified, Regency cottage close to Broadstairs?
You should choose this type of survey for this property, because the RICS recommends that it is 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
- Properties of an unusual construction, or built with unusual materials, irrespective of their age
The chartered surveyor will investigate and inspect all accessible parts of the structure, as well as those areas visible by other means (e.g. through binoculars). This includes:
- Roofs, walls and floors
- Chimneys (inside and outside)
- Cellars and attic spaces
- Garages and other outbuildings and permanent structures
- Retaining walls
- Fixed or in-built cupboards and manholes
- Services coming into the property (but without removing covers, etc. for safety reasons)
- But not any concealed or enclosed areas that cannot be accessed safely or without the permission of the owner
Usually within 3 to 5 days after a thorough survey of all accessible areas, a written report and pdf file is forwarded to you outlining any relevant details in relation to the state of repair of the home.
There are a few limitations with a property survey as a surveyor will not be able to, unless safe to do so and with consent from the owner, force or open up the fabric of the Broadstairs house (like removing loft contents).
Use our instant Broadstairs home survey quote generator by completing the simple form at the top of this page or contact one of our advisers on 0800 022 4428.
Are there any issues I need to be wary of, if I’m planning to buy a property in Broadstairs in a conservation area?
Conservation areas are generally designated as such by the local council, although the governmental public body Historic England has the power to make designations in consultation with the Secretary of State for Digital, Culture, Media and Sport.
Historic England reviews and assesses the state of the conservation areas on an annual basis, creating the Heritage at Risk register, which can be viewed online to assess whether the council’s management plan is effective, and what is happening to remove the conservation area if it appears on the register.
Conservation areas, by their nature of being protected from significant change and managing conformity, are an attractive location in which to buy a house, but the owner should be aware of their responsibilities and, before buying a house, being aware of any changes that don’t have planning consent since this may require expense to reverse them. This information is highlighted in the survey and will also be directed to your legal representative for further investigation and analysis with the local council. The responsibilities incumbent upon any owner underlines the importance of appointing a focused and thorough surveyor like those we have at Surveyor Local.
This also means that houses in designated conservation areas naturally come at a premium, so potential buyers should be aware that properties will likely be more expensive than similar homes located outside the boundary of the conservation area.
RICS surveyors can be expected to advise if the planned purchase looks like it may be in a conservation area, and Section I (Issues for Your Legal Advisers) of your Broadstairs RICS Level 2 Survey will suggest suitable questions to be raised by your conveyancer. Unapproved adjustments to the building will be noted in the survey, but these are the responsibility of the lawyer to understand and make recommendations.
Anxious to get your survey booked in? Use our instant Broadstairs quote generator by filling in the form at the top of this page, and call Surveyor Local’s friendly advisers on 0800 022 4428 when you’re ready to be assigned to one of the best chartered surveyors in the Broadstairs area.
How important is it that we investigate gutters on the maisonette in Broadstairs? Will the property surveyor report on this?
Regular rainfall is common in Broadstairs and across the country, but rain and the effect it can have on a property are often not considered during the house-buying process, which is made more unusual by the weather being a favourite topic of conservation among Britons.
Signs that drainage systems are at risk include "gushing" gutters or evidence of staining down the walls from running water. This could then result in fungi or mould, which can be a health risk.
The good news is that these defects are generally easy to resolve, if caught early. However, if the drains are not cared for, the resulting damage can lower the value of the property and become increasing harder to repair. In the worst-case scenario, deterioration of a building's foundations can become fatal to its structural integrity, risking collapse.
If you’re at all worried about the survey and what the chartered surveyor might find, call Surveyor Local’s friendly advisers on 0800 022 4428 and they will be happy to help you.
We are planning to buy a home in Broadstairs, and the seller has informed us that it has been built with Beer stone. Are there specific related issues to consider? Does the surveyor give advice on this?
From Hopton Wood Limestone to Grey Catcastle Sandstone, there are many types of stone used in the construction of homes in this country, and the defects impacting a type of stone will vary according to its properties. Irregular stone walls are found throughout the country, and can require more care and attention than regular, brick-like stone walls due to the greater impact the weather can have on exposed mortar. Advice for better upkeep will vary according to the needs of individual property, such as the removal of invasive plants, like ivy.
Get your instant home survey quote from Surveyor Local by filling the form at this page with some basic information and call our advisers on 0800 022 4428 to be assigned one of the most thorough and experienced chartered surveyors in the country.
I have been told that subsidence in Broadstairs may be an issue. What subsidence-related defects will my home survey review?
Subsidence is defined as movement of the structure’s foundations, but, even if the symptoms look worrying, some degree of movement will always occur. New-builds, for example, will need to settle under the home's own weight.
In contrast to subsidence, 'heave' can occur when a tree has been removed and water accumulates in soil. This causes the soil to swell, forcing the foundations above upwards, and can be as destructive as subsidence.
New cracks wider than 3mm to the brickwork or walls on the outside may indicate subsidence. A severe change in humidity or ambient temperature can also impact a house susceptible to further settlement, either as a result of poor construction, materials or existing damage.
Finding the cause of any subsidence is absolutely essential to defining the correct remedy. The removal of trees may make the problem worse, however, so professional advice should be sought. All trees must be well-managed, and new trees should be planted at a safe distance from the exterior walls of the property (bearing in mind, too, the impact that planting might have on the structure of your neighbours’ property). Willow trees, for example, are often the culprits of serious subsidence and they should be planted no nearer than 40m to a home. Structural brickwork may need to be dismantled and rebuilt, or more cosmetic areas can effectively be repaired with resin-filling in the cracks and then redecorated.
Sorting out subsidence can be time-consuming, costly and inconvenient. Specialist geological and drain surveys may also be required as the movement of soil can sometimes crack drains or water mains.
For advice on which survey option might be the best for your planned purchase in Broadstairs, call Surveyor Local’s waiting team of advisers on 0800 022 4428. You can get an instant Broadstairs home survey quote by filling in the simple form at the top of this page.
I want to buy a flat in Broadstairs (CT10 postcode area), and the vendor is asking for £165,000. What will a Broadstairs 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 Broadstairs (the Thanet local authority area).
This means the average price of completed transactions for flats and apartments in Broadstairs in December 2018 was £158,076, which is £6,924 less than the asking price for the cited property. With regards to other types of property, the averages for the same month in Broadstairs were:
Information © 2019 HM Land Registry. Retrieved from HM Land Registry website on 22 February 2019
An impartial way to get a formal house valuation is with a RICS Level 2 Survey, 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 online instant quote generator (scroll to the top of the page and fill in a few pieces of information) or call our team on 0800 022 4428?
In the RICS Level 2 Survey, what might 'E4' refer to?
The RICS Level 2 Survey is specifically designed and laid out so that clients can find what they want easily and, more importantly, understand what the report is saying. In summary, the product provides:
- a clearer layout, so that the information within it is obvious and can be found easily and swiftly
- an energy performance rating, bringing it in line with current legislation
- modern design broken down into the clear areas of the inspection (e.g. about the property, inside, outside, services, etc.)
- colour-coded condition ratings using a traffic-light system for instant visual understanding (1 (green) – no repairs required; 2 (amber) – needs repair or replacement but not immediately urgent; 3 (red) – needs urgent repair, replacement or financial investment)
- performed by a skilled chartered surveyor, such as the thorough and focused surveyors we have available at Surveyor Local
- less comprehensive and detailed (and therefore cheaper) than the RICS Level 3 Survey, but significantly more detailed than the Condition Report
- written in plain English with no technical or jargon terminology for easy understanding of the condition of the building
Some areas of the report may be marked as 'Not inspected'. If a residence does not have a porch or conservatory, for example, these aspects of the report will be omitted.
Section E of the RICS Level 2 Survey refers to the external parts of the property, while subsection 4 focuses on the walls specifically. Foundations and possible defects within the walls will not be investigated, and an in-depth RICS Level 3 Survey may be required if serious foundational issues are suspected. Damp-proofing, including the damp-proof course, and mortar of a veneer wall that has badly deteriorated would be included.
Get your instant Broadstairs survey quote by scrolling to the top of this page and filling in the simple form there. Call Surveyor Local’s waiting advisers on 0800 022 4428 to be assigned to the best chartered surveyor for your planned purchase.
We are buying a Broadstairs house but are worried about pests; will a surveyor look into this?
Pests like cluster flies may sometimes seem a small, even irrelevant, matter when buying in Broadstairs. When purchasing a building, this matter should always be borne in mind, and it is vital that buyers consider this oft-overlooked aspect when making an offer.
Signs may not be evident for weeks or months; woodworm, or larvae of the common furniture beetle, may be identified, for example, after finding neat small holes in wood, accompanied by piles of wood dust beneath. Treatment for an infestation may include destruction of tainted materials, or the use of strong, toxic chemicals. RICS guidelines on the issue of infestations are something of a 'grey area', so specific fears should be mentioned to your RICS surveyor.
For more advice and your free quote, contact one of our advisers at Surveyor Local on 0800 022 4428.