Chiltern Associates

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4 All Too Common Problems Found During a Survey

Dry rot in building timber

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Ask any surveyor to tell you a few horror stories and they will no doubt regal you with tails of subsidence, blocked drains and all sorts of nasty stories. But apart from the real nightmares they will also be able to rattle off some sadly all too common problems that many home buyers simply are not aware of. This post is all about just some of the common problems surveyors find Suffolk towns as well as across the UK. If you do have a survey that show any of these issues you must seek further professional help from your surveyor and anyone they recommend.

Asbestos

There is certainly no mystery about this material and most people are well aware of how dangerous it can be. For homes built before 2000 there is a risk that asbestos may have been used. Often it is the “shed roof” kind that is mixed with concrete and far less dangerous. This can often be left in place with very little risk of problems. However, if it needs to be removed or disturbed you must consult a professional service. The more dangerous types of asbestos are uses inside buildings and it is critical to act if a survey shows this is present. You surveyor will advise on how to move forward and get it sorted. It may be an additional cost to the property that makes it a bad deal but the existing owner could potentially help with the cost as part of negotiations.

Japanese Knotweed

This rather aggressive plant is becoming more and more of a problem in the UK and many other countries. It was introduced in the 19th Century and has since made the UK a home. It kills other plants and grows very fast, it can even grow into the structure of a building itself.  It is illegal to grow or to ignore Japanese Knotweed on your property and as such mortgage lenders take a very dim view of lending against a property with this issue.

If your survey does show this plant is present, once again, seek professional advice on eradication costs and times. Then speak to the seller and see if a deal can be reached to help mitigate the costs; Do Not Ignore It!

Radon Gas

No, it is not a type of weapon from Star Wars it is in fact a very common naturally occurring radioactive gas. Whilst it is common it normally just floats away into the air, however if it leaks up from the ground into a house the levels can reach a point where they can cause lung disease. During a survey and solicitors checks the UK radon maps will be checked. If the home is in a high radon area there should be suitable special ventilation in place. If this is not then once again the property should be seriously reviewed along with the price to include the work needed to make it safe.

Dry Rot

This rather unhelpful fungus is able to weaken timber in a house. This timber could be in the floor, stairs, roof or window frames and can be a very serious issue especially in timber frame buildings. If the survey shows dry rot it is important to get more information about the extent of the issue and be aware it can spread very quickly. In some cases it is only a small amount and can be eliminated but larger levels can mean a great deal of cost, disruption and time to fix and often this means people pull out of a sale.

If you are looking at a property in Suffolk then get in touch for a skilled local surveyor who also specialises in listed and historic buildings.

 

 

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Property Prices in Suffolk Pt 2

To continue our series of posts looking at property prices in Suffolk we wanted to look at some of the other towns in the county and look at how property prices have changed over the last 5 years. As with all information around prices and trends it is all very changeable and what may be true one month could then completely change the next. We are in an uncertain period in terms of the British economy but one thing is always constant; bricks and mortar generally make for a sound investment.

We have been experiencing a busy period for some time now so it seems the market across Suffolk is doing very well right across the board. We are doing lots of full building surveys which is great to see as the more detailed survey of this type is something we would recommend for most purchases but certainly of buildings built before 1900.

Ipswich

Ipswich is the 42nd largest urban area in England and Wales and has a population of over 135,000 people. Ipswich has undergone a great deal of regeneration with the dock area becoming a sought after residential location. Despite a number of efforts to change it to a city Ipswich remains a town and a popular one at that.

Over the last 5 years Ipswich has seen a growth in average property value of over 27%. The average price paid over this period was just over £281,000. Interestingly, however, there has been a drop in the last 12 months with the average value falling by over £6500 or 2.48%. This continued until more recently where things have taken a turn for the better with a 0.44% increase in average value in the last 3 months.

Southwold

Southwold is in the Waveney district of Suffolk and sits at the mouth of the river Blyth. It is considerably smaller than Ipswich with just over 1000 residents as of the 2011 census. It is considered a quintessentially British seaside town with a sandy beach, a promenade and classic British beach huts.

Over the last 5 years prices have gone up by just over 25% with an average value of just £90,000. Look at the data over the last 12 months and again we see a drop but this time of 2.91% and a £13,000 value drop. Whereas Ipswich regained some lost ground over the last 3 months Southwold sadly has not with a further drop of 0.15%. For many people this will be a great time to buy a slice of the Great British seaside either for a bolthole or a total change of lifestyle.

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Invasive Plant Species at the Chelsea Flower Show

Japanese knotweed

The RHS Chelsea Flower Show is known for many things but showcasing invasive plant species is perhaps not one of them. The new “Enemy Within” Garden will be unveiled at this years show to highlight the issues around this problem. Plants may not seem very threatening when you are thinking about buying a home but they can cause a lot of problems in terms of the property itself, the garden and they can prove very costly.

What is an Invasive Species?

The standard definition of an invasive species is “a plant, fungus or animal that is not native to a specific location and that has a tendency to spread to a degree believed to cause damage to the environment, human economy or human health.”

There are a number of invasive plant species int he UK and the garden will highlight 14 of them. The most well known is Japanese knotweed which is left unchecked can cause serious problems in and around a property. Some people have even lost mortgages because of it. The idea that a seemingly benign plant can “escape” and start growing in the wild may not seem that threatening but over time and in the right conditions this species can not only grow in huge numbers but can do so at the expense of native flora and fauna which then has more knock on effects to the ecosystem, property and the economy.

The Demand for New Plants

We have over 10,000 species of plant that gardeners in the UK can buy and grow but despite this there is still a very high demand for new and novel species.  Garden Centres are regularly bringing in new species to feed the demand by gardeners for more exciting plants. But there is also another side to this. When an inexperienced gardener, perhaps having just bought a new home, goes to the garden centre to look at plants they will choose what they think looks nice. It is no fault of their own they happen to chose what could become the next big invasive species. The shops should take responsibility for the stock they sell in the long term as well as the short.

Time Bomb

Evidence suggests that invasive species can tale decades to become a problem so the plants growing around the country now could already be about to become a problem in the next 10 years. It is scary to think that there is also another generation potentially being planted right now that could be 30 years away from being a problem. An example of this is the giant rhubarb. It was first seen outside of dedicated gardens in 1908 but it took until around 2000 for it to become a problem. Japanese knotweed took from 1886 until 1940 before it took hold and continued to grow as a problem ever since.

While this garden will no doubt form an interesting part of the show it is doing a great job at highlighting the issue to home owners across the country. It is important to remember that buying a property often includes buying a garden but it is so often forgotten about.

If you have any questions about a property purchase and potentially problematic plants in and around it then get in touch today to discuss how a survey can help or if any specific horticultural advice may be needed in addition to a survey.

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Sole Plates – What You Should Know

Timber framed building

Anyone buying a historic or even a new timber framed building should be aware of what and where the sole plate is as well as why it is important. This critical part of the the house structure can suffer over time and lead to some very expensive issues with historic buildings. 

Sole Plate

The sole plate is essentially the first part of any timber framed building to be installed. All of the other structural timbers and stud work are then build on top of the sole plate. As such it is obvious right away that this is a very important part of the building. It forms the basis for the whole structure and if it is compromised in any way so is the building itself.

Sole Plate Rot and Moisture

The most common issue with a sole plate is rot. As it is timber it is susceptible to moisture and rot just like any other part of the building. The main causes of rot are often where the building has been altered and modernised without proper care given to this old and important part of the structure. In many cases concrete and other materials are used around the base of a building either to sure up the structure or as part of an extension. This has the effect of sealing in the sole plate and allowing moisture to build up. In many cases the moisture that would normally evaporate is kept in contact with the wood or forced down into the plate and the rot begins.

Other Causes

Some of the other causes of sole plate rot include:

  • Incorrect insulation installed that stop the areas breathing
  • Bitumen based felt being added over the frame
  • Lack of damp course under the sole plate
  • Badly maintain external surfaces

Resulting Issues

The serious problems begin when the sole plate has in fact rotted so badly that it can no longer take a load bearing role. What is left is a house relying on wall material like lime or other rendering materials to actually take the load bearing role. This is a very dangerous situation and one that is all to common. Of course, this is an extreme example. More often the situation involves only a partly rotted sole plate or certain areas where it is suffering. But the result is essentially the same just on a more localised level; parts of the structure are taking loads they were not designed to.

Repairing The Sole Plate

There are a number of companies that are able to repair and replace sole plates but it is not something to be taken on lightly and there is obviously a cost involved. This cost is something any potential buyer should know about before purchasing a historic building.

Buying a Timber Framed Building

It is absolutely critical that anyone buying or looking to buy a listed timber frames historic building should get a full building survey by a specialist. There are a huge number of factors an expert surveyor would look at and the condition of the sole plate is certainly up there with the most important. We are experts in listed buildings and specifically timber framed buildings and as such offer a highly detailed surveying service to make sure any purchase of properties with sole plates are informed ones.

Get in touch today to discuss a purchase or building.

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De Vere House in Lavenham is up for Sale!

DeVere House

But is a listed building right for you?

The lovely village of Laveham has become rather famous because of the property called De Vere House. Sadly perhaps it is not the detailed a long history of the property that has thrust it into the limelight but it’s use in the one of the Harry Potter movies. The front of the house has now become one of the most photographed front doors in the country. This stunning building is now up for sale and there may well be a number of people looking at buying it from a historic point of view as well as a few Harry Potter fans. But it once again brings up the question we here so often…is a listed building right for me?

De Vere House

This Grade I listed building is on Water Street. The street itself dates back to before 1500 and the younger brother and sister of Charles the II were once placed under arrest and held at the property. Currently being used as two separate buildings there is scope to bring it back into it’s original state of a single large abode. The smaller of the two parts has been used as a holiday let for some time. The interior of the house features a huge timber frame and beams as well as fireplaces and even a very unique and rare stone spiral staircase. The asking price is just a million pounds.

Harry Potter

The property was used in the Deathly Hallows film Part One although disappointingly for fans the stars never actually went to the house itself. As is so common these days the images were recreated digitally and turned into a backdrop for the actors to work in front of. Nonetheless it is the building played the home of Harry’s parents and for many that is enough.

Buying a Listed Building

As stunning as many listed buildings are there are some very serious things that need to be considered with each and every one of them. These buildings are not always easy to own and buying them can be perilous. It is important to let the head rule the heart in any listed purchase. Often we are called upon to act as the head in such purchases because the prospective buyers have fallen madly in love with the property and are not able to see the issues at hand. Our listed building service allows buyers to see a full and detailed report but also to have someone to speak to about the purchase that is truly independent. No matter how stunning a property is, there could be issues that would have considerable costs associated with them. It is not to say that the purchase should not go ahead, it should, but it is critical the buyers have the budget and understand the level of expenditure needed to maintain the building. It is also important they understand any limitations involved with building work they may wish to undertake.

Listed Building Surveys

If you would like to speak to someone about a potential listed building purchase in Suffolk then contact Nina today. She has years of experience in dealing with a huge range of historic and listed properties. She will be able to advise and deliver a detailed, unbiased and critical survey as well as a full explanation of the findings and more.