Surveyors in Wrexham

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

Whatever type of property you intend to buy in Wrexham, 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 Wrexham 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 Wrexham. 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 Wrexham 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 Wrexham 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 Wrexham 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 Wrexham 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.

What consequence does clay soil have on a home's foundations in Wrexham? Will a Building Survey look into this?

Soil composition can have a great impact on a house. Subsidence is one obvious concern, but there are others, including groundwater level variations. Given the moisture content does have such a great effect on clay-rich soil, owners should be aware that defects can arise if environmental conditions change. The real impact of this could reveal itself as anything from unremarkable warping of floorboards, to complete structural failure. There is a real benefit in booking a Wrexham surveyor to carry out your survey, who is familiar with local soil composition, and who has witnessed the effects first-hand. If soil moisture levels must be kept stable, uniform spread of the moisture is essential. Subsidence and heave can be caused by a general increase or decrease in moisture, but isolated patches of wet and dry can just as easily warp foundations, putting them under even greater pressure.

Is there a flood risk in Wrexham, and will the Wrexham surveyor investigate indications of flooding damage, or if neighbouring property have been affected?

Heavy rain, drains blocked with sewage or soil and burst pipes can all result in extensive flooding damage; sensible owners and house purchasers in Wrexham are right to consider precautions. The Environment Agency maintains a flood warning service, with regular updated risk assessments. Flood water can enter a Wrexham house through several routes, including air bricks, poorly fitted doors and windows, and seepage through external walls. Preventative measures can include costly but effective solutions e.g. lime-based plaster. The surveyor may ask the residents about historical floods, although the result of these inquiries should be treated as a guide only.

We are buying a 1965-built flat in Wrexham and spotted that there is a gap between the cellar wall and the door frame. What subsidence-related matters will the Surveyor consider?

Subsidence is movement in a building's foundations. Generally, subsidence can be repaired. Heave is less common and can be caused when a tree dies or is uprooted. Cracks to a hall doorway are an obvious clue of subsidence. These could, fortunately, be merely superficial. On the inside, keep an eye out for doors and windows that are more difficult to open.

Learning the cause of any subsidence should be the first priority. It has been estimated that around 70% subsidence cases are caused by tree roots drawing moisture from the soil. Specialist geological and drain surveys may also be required as the movement of soil can sometimes crack drains or water mains.