The main thing to be aware of when purchasing a listed property are the restrictions on what modifications can be made, both internally and externally.  The listing is designed to protect the special characteristics of the property.  The property is protected by law and you would require listed building consent (on top of the usual building/planning consents) to make any significant changes.  The listing covers the whole property, both internally and externally, unless specified in the listing.  Common areas that would require consent (and may or may not get approved) are the replacement of windows, structural changes, extensions, removing fireplaces etc.  This is not to say that you can’t make changes, but that you would need to check with your local planning authority in order to ascertain if it is allowed.  As such, if there are specific changes that you would require in order to be content living in the property then it would be advisable to check these in advance of committing to a purchase.  This would likely not extend to things like redecoration or replacing items like kitchen units or bathroom fittings.  Equally, ‘like for like’ replacements, such as replacing a roof tile or similar do not normally require consent.  Due to the traditional materials used in listed properties they can be more expensive to maintain than their modern counterparts.

Equally, if you are aware of changes to a listed property that the current owners of a listed property have made then your solicitor should request paperwork to ensure that the correct consents were obtained.  And when owning a listed property it is usually helpful to get to know your local conservation officers as they will be best placed to advise on any changes. Their advice can often be invaluable.

It is also worth noting that as reinstatement costs are usually higher for listed buildings, it can mean that insurance premiums are higher than they would be for a similar non-listed property. However, with all that said listed properties are often especially enjoyed by their owners due to their unique characteristics and the property’s link with the past. The features that make them listed are often also what makes them desirable.

In 2022 the RICS published new guidance relating to the reporting and management of Japanese Knotweed (taking effect from March 2022). The guidance came out to reflect an improved understanding of this invasive plant and to advise surveyors and lenders on a more proportionate and risk based approach when it is encountered. 

Japanese Knotweed is a non-native perennial plant that establishes easily and grows rapidly, pushing out native plant life.  It is now widespread in all parts of the UK.  While it is not illegal to have Japanese Knotweed on your property, it is illegal to cause or allow it to spread in the wild and, due to its environmental impacts, any material contaminated with the plant is treated as ‘controlled waste’.  Japanese knotweed has increasingly caused problems in the residential market due to the damage it may cause to gardens, hard landscaped areas, walls and lightweight structures.

The 2022 guidance sets forth a new language to use when reporting Japanese knotweed in surveys and valuations.  This is to enable clear and objective categorisation of Japanese knotweed infestations with the overarching aim of reframing it as a mitigatable environmental issue which should be reported in a proportionate way.  Specifically, the guidance sets out the use of the below 4 summarised management categories when encountering Japanese knotweed.

*Any Japanese knotweed found on the boundary is classed as on site.

It can be applied to the undersides of a roof and companies are starting to offer it as a means of insulating beneath timber floors.

Insulation of this type is relatively quick and easy to install by a specialist contractor and it can prevent drafts. It is more expensive that traditional insulation but it has good insulating properties with a 100mm thickness equating to around 170mm conventional loft insulation.

The problems occur when a roof leaks. Leaks will be difficult to trace and the insulation can trap moisture leading to timber decay.

We carried out a Survey inspection of an old cottage around 15 years ago which had SPI beneath the roof. The stone roof slates were in poor condition and leaking in many areas. Trapped condensation was also adding to the problems and the extent of timber damage was such that the property required a full new roof. The cost would have been significantly increased as the foam insulation would have required removal. It prevented re-use of the stone slate which is a very expensive material in very short supply. In todays money the repair bill would be in excess of £100,000.

If the roof coverings are in good condition the risks are less but some mortgage companies will decline to lend on a property with SPI fitted. It is also justification for a down-valuation.

We are awaiting further guidance from the RICS and other professional bodies but in the meantime if you are considering sprayed foam insulation we would strongly recommend it be avoided and instead consider conventional mineral fibre loft insulation or better still the insulation made from recycled bottles or sheep’s wool.

In respect of floor insulation the advice is the same. It is very important that floor timbers are exposed to air circulation to protect then from rot and wood-beetle damage. Insulating floors is problematic unless there is access from beneath but the use of sprayed foam would likely cause significant problems, especially in an old house where problems of dampness in the sub-floor void are very common.

Please call us if you are thinking of redeeming your equity loan or buying an extra share in your home. We can normally fit the inspection in within a week and make sure the Valuation is sent out quickly if it is urgent.

We do several Valuations of this type each week and we are very familiar with the requirements of most Housing Associations and Target who administer the ‘Help to Buy’ loans.

We are also able to make an assessment of the impact of any improvements you have made and this can work to your advantage, for example if you are repaying an equity loan.

Improving the energy efficiency of many houses is expensive and potentially complex but below are listed eight measures which should be reasonably cost effective.

1. Upgrade loft insulation to 300mm – 350mm. Consider using the type made from recycled plastic bottles as it has much lower embodied energy than normal mineral fibre and it is much more pleasant / safe to fit on a DIY basis. Natural wool insulation is also great to use but more expensive. Ensure an even coverage and do not to obstruct eves vents. Indeed increasing insulation will increase the risk of condensation in the loft so you must ensure that you are ventilating the property really well. Draft-proof and insulate the loft access hatch.
2. Flat roofs are often poorly insulated and any large flat roofs will be a source of significant heat-loss. Try to fit at least 100mm board insulation such as Celotex, Kingspan or Recticel either neatly cut to fit between the roof joists (cold roof) or above the deck (warm roof). Warm roofs have the advantage of not requiring ventilation. Joints must be taped and gaps filled with expanding foam. This is not a DIY task but it is important to be aware of the need to insulate a flat roof and some roofing contractors may simply fill the space between roof joists with mineral fibre which is no longer really good enough and could result in condensation occurring above the insulation (beneath the deck).
3. If you have cavity walls consider cavity wall insulation. It is however not necessarily recommended if the cavities are narrow, poorly constructed or blocked with debris. A good installer will thoroughly check the cavities and ensure that there is no risk of sub-floor vents becoming blocked. Cavity wall insulation is best avoided if the house is exposed to the weather and / or if the outer leaf of masonry is in poor condition.
4. Suspended floor insulation (ground floor timber floors) can be fitted on a DIY basis and at low cost if access can be gained from beneath. If there is a void of 500mm or more beneath the floors an access hatch can easily be constructed by a carpenter and insulation fitted between the joists. 100mm board insulation is the best option but careful cutting to fit tightly between joists is a skilled job and fitting 100mm or so insulation batts is more achievable on a DIY basis. The recycled plastic bottle insulation may just have sufficient strength to stay in place but it would be better secured with timber battens screwed to joists at 500mm intervals. Careful attention must be paid to eliminate drafts whilst leaving sub-floor air vents unobstructed.
5. Draft-proofing windows, doors, letterboxes, locks, chimney flues and other openings can be easily achieved and will significantly help in reducing heat loss in cold and windy weather. It is still important to maintain controlled ventilation to help avoid condensation and mould.
6. If you have an old heating boiler replacing it with a modern condensing boiler is not necessarily cheap at around £3,000 but it will result in an instant saving of maybe 10% – 25% in energy use. A cheaper improvement is to fit a room thermostat where not already present and a digital seven day programmer. Hive or Nest are two digital control systems which can be operated via a smartphone. You may also be able to retro-fit zone control so that different parts of the house can be controlled at different times and to different temperatures.
7. There is a good argument for positioning radiators beneath windows as this helps avoid air currents circulating in a room and giving the feeling of drafts. Periodic flushing of radiators will help maintain their efficiency and thermostatic valves introduce further control helping minimise energy use.
8. Low energy lighting is one of the most cost effective improvements often recommended in EPCs. Low energy bulbs should pay for themselves within a year or two.

The aim is to improve air quality.

Poor air quality contributes to numerous adverse health outcomes and economic costs estimated to be around £83m in the Bristol area alone.

Non-compliant cars will be charged £9 per day to enter the CAZ which is shown below.

Consideration needs to be given to the impact of the CAZ on the Value of property in the area and in also in areas around. It is likely that there will be some positive and some negative impacts on the Value of houses and flats. Residents in the CAZ will benefit from better air quality but they may need to invest in a more modern car or accept the daily charge. Roads around the CAZ may see increased levels of vehicle traffic.

As a company we have for many years tried to minimise our carbon footprint and whilst we are still reliant on the use of a car for almost all Home Survey and Valuation appointments our current vehicle is efficient in its use of fuel and emits relatively low levels of carbon dioxide.

Many thanks indeed to all our patient clients who had to wait six or more weeks for us to inspect the home they are wishing to buy. We are also really very sorry that we have not been able to assist all returning clients or those potential clients who have contacted us as a result of recommendations from friends or family.

Maybe it is telling that we now finally have a little time to make this post as more normal market conditions return; here is our housing market update for October 2022.

There is some concern that the changing market conditions may lead to falling property prices and certainly the ‘mini-budget’ has made this more likely as interests rates are likely to rise further and faster than would otherwise have been the case.

Many of the proposals in the ‘mini-budget’ have now fallen by the wayside and the new Chancellor is unlikely to follow the extreme ideology of the right-wing academic economist Patrick Minford; one of few economists who voiced support for the new Prime Minister.

My own view is that at present we are seeing a better balance between demand and supply. It does not appear that we are in a situation where all properties receive multiple offers well above the asking price.

As the last two years has taught us no one can predict what is likely to happen to property prices but they do have a long run upward trajectory. A property should be considered a long term investment and most purchasers can ride out any short or medium term fluctuations.

As always we very much welcome welcome enquiries for Home Surveys and Valuations in the Bath, Bristol, Wiltshire and Somerset region. The Bristol and Bath markets remain strong but we have also seen very good levels of Home Survey and Valuation instructions in Frome, Midsomer Norton, Radstock and Trowbridge.

It is a useful exercise to calculate not only how long we spend in the house or flat but the total time it takes to prepare a really good Survey Report from start to finish:

Travelling Time: typically 2 x 30 minutes or 60 minutes in total. Potentially an additional 30 to 60 minutes if we collect keys from the selling agent and return them.

Inspection: Typically between 2 hours and 6 hours depending on the size and age of the property.

Verbal Feedback or Client Meeting: almost always between 30 minutes and 60 minutes.

Dictation: Between 1 hour and 3 hours again depending on the size of the property and the type of Survey.

Research, Reflection and Report Checking: normally between 2 hours and 3 hours.

Calculating the Reinstatement Cost and (any) Valuation: 1 hour.

In addition each Survey involves an initial client discussion to ensure the client is buying the correct Survey, confirming the instructions in writing, arranging the appointment, typing the report and finally proof-reading. Over the course of the year and on average each Survey accounts for around 5 hours of administrative and secretarial time.

So for each RICS HomeBuyer Report, the time involved is probably around 7-8 hours for the Surveyor and 4 hours admin and secretarial or 11-12 hours in total.

For each Building Survey, the time involved is probably around 10 – 13 hours for the Surveyor and 6 hours admin and secretarial or 16 – 19 hours in total.

A simple Valuation involves much less time commitment. The inspections and the reports are relatively brief as a Valuation does not focus on the condition of all the many elements of a house or flat.

There are certain ways in which the Survey process above could be expedited. Often this would involve the use of modern technology to prepare reports based on a standard template. This could cut down on dictation and typing time significantly but it is not always the case that standard phrases are well suited to an individual property. It is sometimes the case that time can be saved in the reflection and checking stages but it is important to carefully consider the advice we are providing to get the balance right and to assess the risks and repair options. It would also be possible to omit the client meetings and verbal feedback but our clients tell us that this is a really useful part of our service.

The fees we charge are competitive; they will not be the cheapest but for each Survey, whether it is a small modern terrace, a flat, or a large old vicarage, we will allocate ample time to get the admin right, to complete the Survey in a thorough and professional manner and we will do our very best to give you a really useful and informative report on what is likely to be one of the biggest life-time purchases you will make.

There is probably less awareness of indoor air pollution although it is something which has, to an extent, featured in our home Surveys for a number of years.

Most Surveyors are very much aware of the risks of carbon monoxide and hence the essential advice to have all gas appliances checked and maintained by qualified contractors and to install a good quality mains-wired carbon monoxide alarm in all rooms with a gas or solid fuel appliance. Twice this week we have identified gas leaks and on one occasion we arranged for a repair to be carried out whilst the Survey was being completed.

We check the radon maps when undertaking a Survey and we identify signs of mould and condensation when carrying out a Survey inspection. Mould is normally related to condensation but condensation can occur when the temperature has been lowered by, for example, a roof leak and dampness in a wall.

There are a number of other health and safety matters which we are constantly looking out for including defective flues, lead water pipes, flues close to windows, unsafe electrical fittings, slippery decking, unprotected retaining walls and compromised escape routes.

There are many materials which may contain asbestos and again this is something we would always try to highlight in a RICS HomeBuyer Report or a Building Survey.

Many of the solutions to alleviate indoor air pollution can be undertaken through good building maintenance. Normally our recommendations in a Survey report are prioritised with health and safety related matters being at the very top of the list followed by maintenance to protect the fabric of a building and then by repairs which may be considered to be of a more cosmetic nature.

The information below was obtained from the US Environmental Protection Agency but it is all equally relevant to those of us living in the southwest.

Radon

Radon is a radioactive gas that is formed in the soil. It can enter indoors through cracks and openings in floors and walls that are in contact with the ground.

• Radon is the leading cause of lung cancer among nonsmokers, and the second leading cause of lung cancer overall.

Secondhand Smoke

Secondhand smoke comes from burning tobacco products. It can cause cancer and serious respiratory illnesses.

• Children are especially vulnerable to secondhand smoke. It can cause or worsen asthma symptoms and is linked to increased risks of ear infections and Sudden Infant Death Syndrome (SIDS).

Combustion Pollutants

Combustion Pollutants are gases or particles that come from burning materials. In homes, the major source of combustion pollutants are improperly vented or unvented fuel-burning appliances such as:

• space heaters
• woodstoves
• gas stoves
• water heaters
• dryers
• fireplaces

Volatile Organic Compounds (VOCs)

VOCs are emitted by a wide array of products used in homes including:

• paints and lacquers
• paint strippers
• cleaning supplies
• varnishes and waxes
• pesticides
• building materials and furnishings
• office equipment
• moth repellents
• air fresheners
• dry-cleaned clothing

VOCs evaporate into the air when these products are used or sometimes even when they are stored.

• Volatile organic compounds irritate the eyes, nose and throat, and cause headaches, nausea, and damage to the liver, kidneys and central nervous system. Some of them can cause cancer.

Asthma Triggers

Asthma triggers are commonly found in homes, schools and offices and include mold, dust mites, secondhand smoke and pet dander. A home may have mold growing on a shower curtain, dust mites, pilllows, blankets or stuffed animals, secondhand smoke;in the air, and cat and dog hairs;on the carpet or floors. Other common asthma triggers include some foods and pollutants in the air.

• Asthma triggers cause symptoms including coughing, chest tightness, wheezing and breathing problems. An asthma attack occurs when symptoms keep getting worse or are suddenly very severe. Asthma attacks can be life threatening. However, asthma is controllable with the right medicines and by reducing asthma triggers.

Moulds

Moulds are living things that produce spores. Moulds produce spores that float in the air, land on damp surfaces and grow.

• Inhaling or touching moulds can cause hay fever-type symptoms such as sneezing, runny nose, red eyes and skin rashes. Molds can also trigger asthma attacks.

Improving Your Indoor Air

Take steps to help improve your air quality and reduce your IAQ-related health risks at little or no cost by:

Controlling the sources of pollution:Usually the most effective way to improve indoor air is to eliminate individual sources or reduce their emissions.

Ventilating: Increasing the amount of fresh air brought indoors helps reduce pollutants inside. When weather permits, open windows and doors, or run an air conditioner with the vent control open. Bathroom and kitchen fans that exhaust to the outdoors also increase ventilation and help remove pollutants.

Always ventilate and follow manufacturers’ instructions when you use products or appliances that may release pollutants into the indoor air.

Changing filters regularly: Central heaters and air conditioners have filters to trap dust and other pollutants in the air. Make sure to change or clean the filters regularly, following the instructions on the package.

Adjusting humidity:The humidity inside can affect the concentrations of some indoor air pollutants. For example, high humidity keeps the air moist and increases the likelihood of mold.

Keep indoor humidity between 30 and 50 percent. Use a moisture or humidity gauge, available at most hardware stores, to see if the humidity in your home is at a good level. To increase humidity, use a vaporizer or humidifier. To decrease humidity, open the windows if it is not humid outdoors. If it is warm, turn on the air conditioner or adjust the humidity setting on the humidifier.

Take Action to Improve Air Quality in Every Room

Important tips that will help control indoor pollutants

• Test for radon and fix if there is a problem.
• Reduce asthma triggers such as mould and dust mites.
• Do not let people smoke indoors.
• Keep all areas clean and dry. Clean up any mould and get rid of excess water or moisture.
• Always ventilate when using products that can release pollutants into the air; if products must be stored following use, make sure to close tightly.
• Inspect fuel-burning appliances regularly for leaks, and make repairs when necessary.
• Consider installing a carbon monoxide alarm.

Radon

Radon is the second leading cause of lung cancer.

Radon gas enters your home through cracks and openings in floors and walls in contact with the ground.

Test your home with a do-it-yourself radon kit. If the test result indicates you should fix, call a qualified radon mitigation specialist.
Ask your builder about including radon-reducing features in your new home at the time of construction.

Asthma

Asthma is a serious, sometimes life-threatening respiratory disease that affects the quality of life for many people.

Environmental asthma triggers: are found around the home and can be eliminated with these simple steps:

• Don’t allow smoking in your home or car.
• Dust and clean your home regularly.
• Clean up mould and fix water leaks.
• Wash sheets and blankets weekly in hot water.
• Use allergen-proof mattress and pillow covers.
• Keep pets out of the bedroom and off soft furniture.
• Control pests—close up cracks and crevices and seal leaks; don’t leave food out.

Secondhand Smoke

Secondhand smoke: smoke comes from burning tobacco products such as cigarettes, pipes and cigars.

• To help protect children from secondhand smoke, do not smoke or allow others to smoke inside your home or car.

Mould

Mould can lead to allergic reactions, asthma and other respiratory ailments.

Mould: can grow anywhere there is moisture in a house.

• The key to mold control is moisture control.
• If mold is a problem in your home, you should clean up the mold promptly and fix the water problem.
• It is important to dry water-damaged areas and items within 24-48 hours to prevent mold growth.

Volatile Organic Compounds (VOCs)

VOCs cause eye, nose and throat irritation, headaches, nausea, and can damage the liver, kidney, and central nervous system.

Volatile organic compounds (VOCs): are chemicals that evaporate at room temperature. VOCs are released from products into the home both during use and while stored.

• Read and follow all directions and warnings on common household products.
• Make sure there is plenty of fresh air and ventilation (e.g., opening windows and using extra fans) when painting, remodeling or using other products that may release VOCs.
• Never mix products, such as household cleaners, unless directed to do so on the label.
• Store household products that contain chemicals according to manufacturers’ instructions.
• Keep all products away from children!

Combustion Pollutants

Carbon monoxide causes headaches, dizziness, disorientation, nausea and fatigue, and high levels can be fatal.

Nitrogen dioxide causes eyes, nose and throat irritation, impairs lung function, and increases respiratory infections.

Sources include:

• Gas stoves.
• Unvented kerosene and gas space heaters.
• Leaking chimneys.
• Tobacco products.

It is important to:

• Ventilate rooms where fuel-burning appliances are used.
• Use appliances that vent to the outside whenever possible.
• Ensure that all fuel-burning appliances are properly installed, used, adjusted and maintained.