Surveyors in Norfolk

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

Whatever type of property you intend to buy in Norfolk, 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 Norfolk 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 Norfolk. 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 Norfolk 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 Norfolk 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 Norfolk 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 in Norfolk and are looking for houses with English bond walls. What advice would a Norfolk surveyor give?

Brick residential properties in Norfolk may show signs of several common problems, such as sulphate expansion, or rapidly deteriorating cement mortar caused by sulphate attack. This may require outright demolition of the wall, if discovered and should be taken very seriously. This being the case, upkeep may not always be straightforward.

We are buying a Norfolk house built in the mid-30s, but it has clay foundations. Will a Building Survey (RICS Level 3) cover this?

Clay soil-related issues can work slowly over many years or can arise without warning after a bout of extreme weather or flooding, with compression of layers of the sub-soil and movement of clay soil layers resulting from changes in their water content being relatively common. There may be little evidence of underlying defects. If present, expansive clay soil can put lateral pressure on a Norfolk property's foundations, leading to bowing, cracks and severe structural damage. There is a real benefit in booking a Norfolk-based property surveyor who is familiar with local soil composition, and who has witnessed the effects first-hand.

Is there anything we need to be aware of if purchasing a house in Norfolk inside the Dereham conservation area?

Dereham is in a conservation area and has been classed as at risk by English Heritage, with unknown vulnerability and deterioration. For further information visit their website or call the administrator. Your surveyor must have knowledge of local factors and any bearings they may have with the building and its value. RICS surveyors are trained to tell you if the home looks to be classified and Section 1 of your Norfolk Homebuyer Report will advise which questions to ask during the legal process.

Is there a risk of flooding in Norfolk, and can a Norfolk surveyor look for possible flooding?

A surveyor has a number of options to assess whether a property is vulnerable to flooding. Details relating to signs of flooding may be reported in Section J of the Homebuyer Report (RICS Level 2). The surveyor will usually recommend that you seek legal advice on any related information mentioned in the report.