The agent has said subsidence is worth checking to see if it is impacting the house in Hereford. What solutions are available to remedy this?
Subsidence is defined as sudden or gradual shrinkage in the soil that surrounds foundations of a building, forcing a downward settling of the building as the weight becomes too much for the subsoil to support as it once did, and it usually occurs with little or no movement along the horizontal.
Restoration work cannot begin until the original source of the movement is found. Though tree roots are often the cause, removal of this plant-life may make the problem worse, so professional advice should be sought. In serious cases, underpinning may be required (although the RICS do really recommend this to be a worst-case scenario), which is a lengthy process used to stabilise the foundations of a property and is required in around a quarter of subsidence matters. Damaged but non-structural elements should be filled and re-weatherproofed. A surveyor will be able to tell you if there is subsidence in your home or not, and what is causing it.
To find out more about the surveys on offer, try our instant Hereford home survey quote generator by filling in the form at the top of this page, or, if you want to talk through any concerns with someone, call 08000327649 to talk to one of Surveyor Local’s advisers.
I would like to buy a detached property (in the HR2 postcode area) for around £365,000. What considerations will an RICS chartered surveyor consider on a survey?
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 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 Hereford (in the Herefordshire local authority area).
This means the average price of completed transactions for detached houses in Hereford in December 2018 was £353,626, which is £11,374 less than the asking price for the cited property. With regards to other types of property, the averages for the same month in Hereford were:
Information © 2019 HM Land Registry. Retrieved from HM Land Registry website on 27 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 08000327649?
Is it necessary to order the more comprehensive RICS Level 3 Survey prior to investing in a dilapidated, thirties flat in Hereford?
The RICS Level 3 Survey is a comprehensive inspection by a chartered surveyor, and it provides:
- An inspection of the building(s) at the property
- A full survey report of the findings, both good and bad
- A property valuation (if specifically requested and carries an additional cost)
The customer can choose this type of survey for any property that they are buying, but 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
There will be a few provisos with any survey because a qualified RICS surveyor is not in a position to (unless safe to do so) force or open up the fabric of the Hereford flat e.g. moving heavy furniture. Also flats make access more complicated, so the surveyor is only authorised look at the area within identifiable boundary of the flat, although they can provide detail on other sections of the property, like general security.
For a more detailed breakdown of what each survey type includes look at the surveys compared.
Get your instant Hereford home survey quote by completing the form at the top of this page and see just how competitive we are. Call Surveyor Local’s advisers on 08000327649 to be assigned to one of the best chartered surveyors available in the west of England.
I've put in an offer in Hereford; what recommendations will a property surveyor make?
Because of the increased use of brick as the most common construction material across the country over many centuries, there have been many designs and techniques that have been developed in how the bricks are laid.
Brick residential property in Hereford can be affected by considerable issues, which include the lack of a damp-proof course, spalling (flaking of the brick), or extensive damp where water has been drawn in through or between poorly-fitted brickwork.
For more advice on fixing such problems found in a survey, and to get a quote, you could contact a local reputable builder such as:
- Thackway and Cadwallader Builders Ltd., 17a Thorn Business Park, Hereford, HR2 6JT (Tel: 01432 882255)
- C. J. Bayliss (Hereford) Ltd., Albert House, Hereford, HR1 1JN (Tel: 01432 265130)
- William Powell & Sons Ltd., 44 Chapel Road, Rotherwas Industrial Estate, Hereford, HR2 6LD (Tel: 01432 272345)
Anxious to get your survey booked? Call Surveyor Local’s friendly advisers on 08000327649 and they will help you to get a great chartered surveyor booked into the diary. You can get an instant quote from us in moments by completing the form at the top of this page.
We are purchasing in Hereford, but what will we need to look out for when purchasing an older property? Will the residence's age be an issue?
There are many buyers who would really love to own an old, characterful home purely because of that character and the romanticism of its charm and appeal, particularly if it’s coupled with a great location.
With such a dream, though, comes the consideration of the construction and what it means in terms of ongoing maintenance and remedying any existing problems as part of its purchase.
This is because such properties are likely to have been built employing the older construction methods and materials, and this might occasionally give buyers second thoughts as a result of the stress and worry about its upkeep.
The obvious traditional (or ‘vernacular’) techniques in the construction include cob (a mixture of clay soil, straw, and sand), wattle and daub (limestone and horse-hair), straw bales, timber beams for wall construction, thatched roofs, adobe, and hemp, all of which can be very challenging to maintain.
You should be aware that expert knowledge may also be needed before buying so that the condition of the materials and structure can be fully checked out and estimates provided for any remedial work. In addition, certain materials suitable for the work may be required to be sourced, particularly if the building is listed or is in a conservation area, which might be expensive.
Contact the surveyor for more detail, or, if you haven’t appointed one yet, get your instant Hereford Home Survey quote online at Surveyor Local, or call us on 08000327649.
What should I be fearful of when buying a building near to a waste disposal site, and landfill sites generally?
A ‘landfill site’ is the generic term given for specialist locations licensed by the government (and the Environment Agency) for any material that won’t be recycled or reused to be dumped, buried or collected in one place. Because of the shortage of new locations for landfill, and the reduction in available space at existing ones, this explains the drive for better recycling options.
However, be aware that recycling areas can present as much of a hazard as the familiar dumping sites, with noxious chemicals spilling into the environment, either in the ground, through the water-table, the drains or airborne, especially where waste is burnt.
Specialist licenses are required for those companies operating such sites, and these are inspected to ensure that all legal measures are being correctly enforced and complied with.
Whether it’s a local authority tip, a recycling centre, or a true landfill site, no-one would willingly wish to live in close proximity to one (although the large majority of the British population do). For this reason, it makes complete sense for your surveyor to check out the environmental and structural impact of such necessary waste management sites on the property you are wishing to buy in Hereford, not only from the environmental side of things but also from the traffic passing in and out of the site and how the vibrations might be impacting the foundations and the environs.
Where there is cause for concern, or if there appears to contamination that is attributable directly to such sites, your surveyor will note this in the report and highlight the severity for remedial action, often placing it in the section for consideration by your conveyancing solicitor to look into with the appropriate authorities. Your legal representative will carry out environmental searches of the Landmark datasets and the Herefordshire Local Authority, advising you accordingly of the results in the report on title.
Your Surveyor Local chartered surveyor will have a deep knowledge of the local area and will therefore be aware of where landfill sites have been closed and built over. In some instances, movement in what has been buried may be a cause or start of subsidence, and they will be able to advise accordingly.
Get your instant Hereford home survey quote by completing the form with a few pieces of information at the top of this page. When you’re ready, call Surveyor Local’s advisers on 08000327649 to be assigned to an experienced chartered surveyor; we’re open 7 days a week for your convenience.
Will there be any problems we need to on guard against if we’re planning to buy a property in Hereford near 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.
According to the Historic England website (retrieved on 30 January 2019), conservation areas are typically so designated for these types of locations (not an exhaustive list):
- centres of historic villages, towns and cities
- fishing and mining villages
- 18th-, 19th- and 20th-century suburbs
- model housing estates up to the late 20th century
- country houses set in their historic parks
- historic transport links (sections of canals, railways, and airfields)
- industrial heritage sites
Historic England also 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.
Time to get your survey sorted out with Surveyor Local and lined up in the diary! Get an instant quote by filling in the form at the top of this page and call our advisers on 08000327649 to be assigned to one of the most experienced chartered surveyors available in Hereford.
What will the Hereford Surveyor look for on a stipple-rendered (stucco), Victorian home in Hereford that I intend to purchase?
Stucco (sometimes called pargetting) is simply a kind of smooth plaster render that is applied to brick or masonry, where it hardens to form a smooth, flat finish, or it might be used in making decorative mouldings to complement the rendered finish.
Comprising aggregates and binder to harden the mixture and water, stucco is durable, weather-resistant and is applied in thin layers, and is common on some Regency-period, Georgian and Victorian properties.
However, it can be problematic, and Hereford RICS Level 2 Surveys or RICS Level 3 Survey focus on issues such as lateral hairline cracking revealing the underlying mortar joints, or where dampness below flashings or where the render has been applied to ground level has resulted in detachment or delamination from the brick or underlying substrate. Problems need to be sorted out as soon as they are identified because they will worsen quickly the longer they are left. Wire mesh is often used, but this is not advised since it can hasten deterioration should the metal rust. And the damp-proof course may be left inoperative should the render be applied over the top of it and below its level.
Remedying significant problems with stucco may be expensive as the skills are becoming harder to find, but it is not recommended for the homeowner to attempt repairs themselves. Hairline cracks or other minor issues may be solved by applying another layer of stucco, or even simply a coat of paint.
Our chartered surveyors are familiar with all types of structures and building methods, so why not give us a quick call now on 08000327649 to organise a visit to your planned purchase in Hereford?