Surveyors in Coventry

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

Whatever type of property you intend to buy in Coventry, 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 Coventry 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 Coventry 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 Coventry 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've put in an offer in Coventry. What warnings would a Coventry surveyor give? Will it make a difference if render is applied to property?

Brick-walled conversions in Coventry can experience a range of defects, such as moisture damage. For example, damp and water damage resulting from gaps in uneven brickwork and may require immediate attention. For home purchasers in Coventry seeking a rare example of brick architecture, look for unusual course styles like Scottish bond features five courses (rows) of long-oriented bricks then one row of short, faced bricks, before repeating the pattern. The consequences of amateur repairs can either worsen the problem or create entirely new defects in a brick wall. Professional advice can reduce the risk of this.

We are buying a home built in the early 1970s on very clay-rich soil. Is this going to create problems? Will the Coventry Building Survey consider this?

A common source of queries that surveyors face from home buyers is subsidence, particularly in areas where the soil is rich in clay. Specific issues include soil movement. Clay soil is naturally lower in volume and will compact over several months in the case of new builds. This settlement is predictable and necessary - the real concern is contraction in clay soil caused by changes in the local water table. Some clay soils are prone to creep, if the topsoil and property lie on a slope. Either because of erosion or extreme weather, in rare situations, the soil layer can shift without warning, as a landslide, resulting in the structural failure and collapse of the whole building! When performing your Home Buyers Survey in Coventry, your surveyor will consider the impact the soil composition has had, and may have, on the house. The building foundations may need extra support in some cases. A surveyor can confirm if this is necessary, as it can be a lengthy process.

What's the danger of flooding in Coventry? Can a home buyers survey consider flood damage?

Heavy rain, drains blocked with sewage or soil and burst pipes can cause flood damage, and home purchasers cannot know that insurance against flooding will continue to be available. As with many aspects of home ownership, flood prevention is better (and cheaper) than a cure, but a surveyor will also make recommendations to prepare for the worst. Preventative measures can include costly but effective solutions e.g. properly constructed drainage. Oral enquiries can sometimes be made of the estate agent, but this information may not be accurate.

We are planning to buy a property in Coventry and the estate agent has made us aware that it has been built with stone. What should we investigate, and what will the survey reveal?

The cost of repairs for stone-built homes in Coventry can be higher than for more standard. Buyers should also be aware that the potential severity of issues like efflorescence will vary with the particular type of stone. Stone quarried in the area is common to local homes in Coventry, but some do also feature cut stone brought from outside the county. Homebuyer Report (RICS Level 2) will usually offer guidance on these matters. An example would be cleaning loose fragments and dirt before repointing or applying any treatment or fixative, to slow decay. If you are planning to renovate, consider that the British Geological Survey's GeoReport includes a stone matching service. Locally mined or quarried stone may also be available.

What will the Property Surveyor examine on a smooth stucco coated Victorian home in Coventry?

Stucco is actually a kind of render. Typically, it is layered over brick hardens to a smooth stone like surface. Stucco render is highly aesthetic and is often found on Victorian properties. Stucco is often problematic, and Coventry Homebuyer Reports can highlight issues for example trapped water resulting in the surface falling away. Other potential problems could include attacks from salts absorbed from underlying brickwork. Re-coating Stucco problems may be expensive as the skills are becoming harder to find.

A Coventry builder has mentioned subsidence may be a problem. How could this affect the property, and what subsidence-related defects will my Homebuyers Report (RICS Level 2) review?

Movement of the foundations of a building is called subsidence. Buyers in Coventry should be aware, however, that there is a difference between subsidence and benign settlement. Less common than subsidence, heave describes the movement of earth upwards. Subsidence is not always easy to identify, as most of the tell-tale signs could comfortably be caused by a number of factors. A sudden, severe shift in weather can also impact a house susceptible to further settlement, possibly as a result of lower-quality materials. Restoration work cannot begin until the original source of the movement is found. This is not always as costly as some buyer's fear. Repairing leaking drains, water mains or broken downpipes, which are the cause of the subsidence, should be all that is needed to stabilise the home. Even with professional help, a definite diagnosis can take months.