Surveyors in Bradford

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

Whatever type of property you intend to buy in Bradford, the decision on which building survey is best will depend on several 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 Bradford 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.

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 Bradford 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 Bradford 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.

I have heard that clay soil can be the source of maintenance problems for homes in Bradford. Will my Bradford House Survey investigate this, and will the Surveyor advise on upkeep?

The content of soil around the foundations of a property will have an impact. Subsidence is one obvious concern, but there are others, including uneven soil compaction. There are two terms used to describe clay soils likely to be problematic, 'expansive' and 'reactive'. If a homeowner is aware that the surrounding soil has a high clay content, they should monitor for possible signs. For example, small cracks in the bathroom ceiling may be benign, or a clue prompting a more thorough investigation. When performing your Homebuyer Report (RICS Level 2) in Bradford, your surveyor will consider the impact the soil composition has had, and may have, on the property.

We're purchasing in Bradford. Is there a flood risk, and will the Homebuyer Report look for indications of flood damage?

A surveyor has several options to assess whether a property is vulnerable. Flood water can enter a Bradford house through several routes, including incorrectly fitted window frames. An awareness of characteristics of the Bradford area likely to affect the Bradford house also enables the building surveyor to advise flooding may be a risk. The building surveyor will usually recommend that the home buyers seek legal advice on any related information mentioned in the report.

Can stone-built properties be problematic? What matters should we be aware of, and what does the Bradford survey cover?

Britain's varied geology has encouraged the use of many varieties of stone, from Lees Endcliffe Sandstone to Grey Dunhouse Sandstone. Issues including weathered stone affect many stone-walled properties in Bradford. The two main forms of mortared stone wall construction found in Bradford are regular and irregular. Dry stone construction is used in garden walls and field boundaries but is rarely employed for inhabited structures. Stone will also decay because of environmental conditions, for example, exposure to the elements (especially in areas of higher pollution) will cause many limestones to rapidly degrade.