Surveyors in South East London

I intend to buy a flat in South East London. What sort of survey should I instruct?

Whatever type of property you intend to buy in South East London, 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 South East London 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 listed building in South East London. What should we look out for?

Some buyers have looked at purchasing a home with character. Older construction methods and materials, however, can sometimes be an issue. South East London houses built with traditional methods can be surprisingly expensive to maintain, and you could also be required to find sympathetic construction materials, such as matching stone or wood. You should bear in mind that expert knowledge may be needed. This may mean it is a good idea to discuss current upkeep needs with the seller.

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 South East London 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 South East London 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.

The brick walls on this converted apartment are in poor condition - what should we do? Does brick decay faster in South East London weather?

Brick-constructed flats demonstrate several benefits. However, they can also show signs of various issues and defects, such as spalling. For instance, thermal movement, particularly on longer walls, should be taken very seriously. As an example, stretcher bond or Scottish bond are both used in South East London flats. Consider the advice of both the surveyor and a builder or other specialist if potential structural defects arise during the survey.

A home we intend to buy in South East London is built on clay soil. Can we expect the Home Survey to mention this?

Clay soil is related to a handful of potentially severe defects. Subsidence is one obvious concern, but there are others, including severe changes in the water table level. Expansive and reactive types of clay soil can be troublesome. Expansive clay soil is particularly sensitive to shifts in water content. Signs like sticking window frames can be an early warning, suggesting severe underlying structural deficiencies. When performing your Home Buyers Survey in South East London, your surveyor will consider the impact the soil composition has had, and may have, on the house. In some more extreme cases, the building foundations may need extra support, but this can be costly.

When purchasing in South East London, should we be nervous about a flood risk, and will the building survey search for any flooding?

Your RICS surveyor may use several methods to determine if the property in question is in danger. In addition, the Building Survey may advise on needed maintenance. Familiarity with characteristics of the local area likely to affect homes enables the building surveyor to surmise flooding may be a risk, even if the property has not itself flooded before. Oral enquiries can sometimes be made of the current owner, but this information may not be accurate.

We are planning to buy a home in South East London and the vendor has made us aware that it has been partially constructed with Doulting stone. What factors should we be aware of?

From Stanton Moor Sandstone to Beer Limestone, there are many types of stone used in the construction of homes in this country. The properties of a stone can affect wear as much as upkeep or construction. The two main forms of mortared stone wall construction found in South East London are regular and irregular. Dry stone construction is used in garden walls and field boundaries but is rarely employed for inhabited structures. In addition, lime mortar may feature in the building's construction. These walls will need frequent upkeep. Ask your surveyor for details, but the report may specify replacing missing or badly worn stones. If you are planning to renovate, consider that a stone matching service is operated by the British Geological Survey, as part of the Building Stone Assessment GeoReport. Locally mined or quarried stone may also be available.

What sort of issues will the South East London Surveyor consider on a roughcast rendered (stucco) regency house in South East London that we intend to purchase?

Stucco (sometimes called pargetting) is a kind of smooth render. Typically, stucco is layered over underlying brick to form a flat surface, often then trowled to give the appearance of stone blocks. The effect is highly aesthetic and is found on Regency buildings. Sometimes it can contain lime (to make it workable) in it in addition to animal fibres to help stop cracks. It can be prone to defects and South East London surveyors can focus on any number of problems for instance trapped water culminating in the render failing. Another example of problems might be when the stucco has been taken down to ground level bypassing the DPC or Damp-Proof Course. Re-coating problems can be difficult and costly as despite the craft being thousands of years old, the skills are getting more difficult to find.