Chartered surveyor interview: House surveys for renovations
Before we moved into our 1930s house in 2016, we decided to get a building survey performed on it which we then used to negotiate the price down. The house was surveyed by Leo Horsfield so he was our first choice when we decided to run a renovations-focused Q&A on the topic of house surveys.
Leo kindly gives some advice about house surveys when buying a renovation property; the best type of house survey for renovators, some of the common problems found and how renovators can use the information from the survey to their advantage.
First up, can you tell our readers what a chartered surveyor does?
There are a wide range of services that chartered surveyors offer. These include advising clients on all aspects of property from pre-purchase surveys to advice on building work and defects in buildings.
I advise clients on buildings and any defects with buildings.
I help inform clients if there are any major issues with a building before they purchase it.
I also advise people on repairs and possible modifications to buildings both before they buy it and after purchase.
“Photo of cracking in a house. I look at lots of buildings with cracks and this can be due to many different problems. This particular job was an issue with a badly built extension and the whole extension needed underpinning.”
How many properties have you surveyed and how long have you been doing it?
I have been surveying properties for over 20 years. I have surveyed thousands of buildings from older listed buildings up to more modern buildings.
Is there a type of survey you’d particularly recommend for renovation properties?
If a property is in poor condition or needs work then a Building Survey is the best survey. This gives more detail on repairs than other surveys. My building surveys also include budget costs for repairs to help you budget.
“Thermal image showing dampness in wall. The darker area at lower level are colder areas where the front wall is damp. We often find dampness in houses and this can be expensive to repair.”
Does this type of survey tell you how to remedy the problems found?
Yes this survey gives information on the type of repairs needed and gives pointers on how to fix things.
“High level image showing worn flat roof and loose tiles at high level. This was taken using aerial photography which we can add to a building survey for high level roofs that are not visible from the ground.”
How can I tell that the surveyor I am looking at booking is legitimate and trustworthy?
You should check the firm you are using is Regulated by RICS.
Is there anything you would recommend a renovator to look for when they go to view a property?
There are so many issues that buildings can have its very difficult for the untrained eye to know what to look for.
Some basic checks would be as follows:
Has the building been modified? If so does the workmanship look to a high standard?
Is the building dry or does it look and smell damp?
Has the building been looked after and maintained? Simple issues pipe such as a leak on a pipe that is not fixed can lead to major damage.
Are the floors level and the door/ window openings straight and true?
When renovating you need to look at the potential of the building. Rooms sizes and amount of light is important. It is also important to know what is possible to improve the property. To know if it can be extended or modified. We can help with advising what is possible to the building. We also offer a design service and structural design for building works.
A lot of our readers are about to purchase Edwardian or Victorian houses to renovate, do you know what common issues are found with those types of properties and tell-tale signs?
Two common issues with Edwardian and Victorian houses are movement and dampness.
Dampness
Tell tales signs for dampness are staining on walls and a musty smell. This is often worse at low level on the lower floor of the building.
Look for raised external ground levels around the building where the ground levels have been raised. This often leads to dampness.
Remember that dampness in timbers will lead to decay and inspect attack. Any dampness in the walls can lead to dampness in floor timbers. This can lead to wet rot and dry rot which can be expensive to repair.
Movement
Older buildings often have shallow foundations and can be prone to move.
Look for uneven door and window openings. Also look for slopes on floors and any cracks.
Poor workmanship with modifications such as removing load bearing walls can also lead to movement and can cause floors to sag and openings to become out of true.
If there has been movement its important to establish what has happened and work out if any repairs are needed as structural repairs can be expensive.
What are the most common problems you find?
The most common issues with older buildings are movement and dampness.
We also see lots of issues with poor quality modifications to buildings. These include unsupported partly removed chimneys and badly supported walls where the layout has been modified.
“Photo of a major leak under an external door.Water had got in under the door and flooded the lower floor of the building. This was not visible to the naked eye and when we investigated this we found extensive water ingress.”
“I’ve had a survey done on a property and my surveyor has uncovered problems - what should I do?”
You need to establish if these issues will stop you buying the property. Most issues can be repaired and you need to work out if this is financially viable to repair.
Once you have established the extent of the issue and how much its likely to cost to repair then you can look at either renegotiating the price for the property. Or you may decide not to proceed with the purchase and look for another property.
Some issues will stop you getting a mortgage and this can stop you from buying a house.
The most common issue we get is movement. If there are issues with ongoing movement you may not be able to get a mortgage and this can stop you buying the house.
If you suspect movement in the building and see any cracks then you should have a Building Survey undertaken.
“Photo of rotten floor. A leak in a concealed pipe had caused extensive decay to the floor timbers and the floor needed to be replaced. “
Do all building surveys contain the costs to repair? We really valued your approach outlining the costs because it really helped us negotiate costs on the house
Not all surveyors give budget costs in their building surveys. We give budget costs for repairs in our building surveys as we find its very helpful for buyers.
What are three of your top tips to a renovator who wants to use their survey as a negotiating tool?
1. Be realistic with the extent of repairs and the cost. Most agents will have a good idea of the costs involved in repairs and will have been through the negotiation process many times.
2. Be willing to negotiate on prices as if the property needs renovating its likely this has already been taken into account with the sale price.
3. Focus first on the larger repairs and higher cost items.
Does a survey include whether a property can have a loft conversion?
I give clients information on loft conversions and extensions if requested and try to help with giving clients guidance on possible modifications to buildings.
This is a service I offer to my clients as part of a building survey.
“Photos of very worn roof. This roof is nearing the end of its useful life. The hip tiles are debonding from the roof and tiles are worn.”
A lot of renovators are afraid of asbestos or subsidence being found. Are these prohibitively problematic when you are buying a fixer upper?
Yes this can be however you need to know all the information on this before you make a decision on the building.
If there is asbestos in the building, then you should get an asbestos refurbishment type survey to establish how much asbestos is in the building and seek advice on how to deal with this.
On subsidence you need to know what has caused it and how it can be repaired. I often advise clients on movement in building and how it can be repaired. This is often easier to fix than you may think but needs to be properly investigated and I often help clients with this.
How can you tell if a wall is load bearing or not?
This is often not simple and if you are removing any walls then you should seek specialist advice. I offer a service to clients to establish if a wall is load bearing. If it is then I can design a supporting structure for this.
Many timber stud walls in older buildings are load bearing and care should be taken when removing or modifying any walls.
What’s the one piece of advice you would give a person going into a renovation?
Make sure you know what you are taking on with the project and budget properly for this. I see lots of people looking to take on major works without fully understanding the cost and complexity of the work.
Employ a good surveyor to inspect the property and this will help identify any issues with the building.
Finally we're keen to know, from your experience do you have any insider tips for a renovator to save money on their renovation?
To save money on renovation projects you need to make sure the works are carefully planned.
A good contract with a detailed schedule of work is essential when appointing a builder and can save thousands if there are any issues on site.
Summary
Thanks so much to Leo Horsfield for sharing his advice as an experienced building surveyor. Leo Horsfield Surveying primarily serves the following areas: London, Sussex, Surrey, Midlands, Manchester & Hampshire.
Make sure to check out our guide on house survey types , our advice on finding a surveyor and check out our long post on what to look for when buying a house.
