When viewing properties remember that you don’t have to be a building and structural expert but there are some general rules of thumb and simple observations that can be made which could save you thousands of pounds in the future. Generally speaking, it is better to deal with any potential issues you notice sooner rather than later as the problems have a tendency to exacerbate themselves. Below are some pointers:
Damp – ask the vendor when the last damp proof course was undertaken (most are guaranteed for 20 years) and if they have the certificate for you to check. Damp is usually a problem for older houses and will be likely to be pointed out by the surveyor. You can also pick up a damp meter relatively cheaply, for example here. When using a damp-proofer ensure that the company is a member of the British Wood Preserving & Damp Proofing Association (BWPDA).
Subsidence – again, any potential issues are noticed by the surveyor as, if there are any issues in this regard, it will affect your mortgage offer and insurance premium. Here’s some useful advice on subsidence via the RICS website.
Roof issues – the apparent effects of a roof leak often exaggerate the severity of the fault but, as a rule of thumb, common signs of a leak would be wet patches on ceilings and streaks of wetness running down the walls – these are usually caused by tiles getting damaged by storms; loose flashing (metal strips which are used to pin the chimney to tiles); punctured underfelt to name a few reasons – all of which can be repaired quite easily. Older houses (50 years or more) do sometimes present issues – some signs that would indicate that the roof needs to be replaced include:
- Severe rot on the battens;
- Large areas (20%+) of the tiles are loose;
- Roof looks misaligned;
- Pitching (ie. the slope and inclination angle) looks irregular, this will be physically noticeable from the outside;
- Roof tiles have worn down to a irreplaceable state;
- Underfelt is looking weak (although the tiles may be stopping any water from coming in);
- Woodworm – look for signs such as sawdust around small holes between 2-6mm. You would have to get a specialist to deal with it – the earlier the better.
Cracks – cracks can often be a major cause for concern but, as with issues with roofs, the problems can be easily be dealt with. Noticeable cracks can sometimes be seen on ceilings and corners (such as at door and window joints) which are more often related to poor or aged plastering rather than any underlying structural problem – to be on the safe side ask a professional builder to get it checked out. Externally, you may notice ‘spalling’ where water penetrates bricks, freezes and splits the face. This can be dealt with by looking at where the water is coming from and treating the bricks with a waterproof sealant. You should be particularly concerned if you see cracks of over 2mm in width which has clear signs that bricks are splitting and you may need to speak to a specialist about underpinning the foundations.
Pointing – the outer section of the mortar joint that beds bricks to one another. If there is cement pointing the main issues that can arise here relate to weathering of bricks (which are softer than the cement itself). Lime-based pointing is softer than cement and therefore easier to remove. If you notice that the pointing protrudes, get an opinion from a builder about the seriousness of the issue.
Windows – UPVC windows are pretty much standard. Keep an eye out for any signs of rot/mould, condensation, broken glass, rust, drafts, cracks as well as windows that don’t open and close properly due to being swollen or out of shape. Windows should have a ‘FENSA’ certificate which has become compulsory for double glazing and conservatory installers.
Electrics – ensure that a circuit breaker based consumer box is installed rather than the older type fuse box. The latter usually has a screw cover over the fuses and circuit breakers can be noticed by the surface and reset switches. If you are concerned about the earth bonding (the connection of all metal parts within a plumbing system to earth to prevent them becoming electrically dangerous) ask a professional to check out the system. Your builder or plumber can undertake a standard compliance safety check and, where necessary, provide a safety certificate.
Gas Central Heating (GCH) – any issues related to boilers and gas central heating should only be dealt with by a CORGI trained technician. Generally speaking, system boilers (connected to the cold water tank) have a longer life-span than combis (which operate as a water heater and heating system).
[...] regularly featured blog post on viewing a property – this edition focuses on plumbing (read part 1, part 2 and part 3 here) . A common issue that many landlords have to deal with, there are [...]