Posts Tagged ‘Condensation’

Dampness is caused by many factors and it is oft quoted that Surveyors mis-diagnose the causes of dampness. Personally I do not believe this but what I am convinced is true is that a home owners tend to either ignore damp and mould, a strange and self-defeating stance, or become paranoid and seek to completely eliminate all traces of moisture (which is not always a wise thing to do).

Nothing could be worse than ignoring the problems because they usually get worse. Our second reaction is often to get a specialist Damp Proofing contractor involved. Although this can be correct and proper it is my experience such salespersons often sell a solution that is not needed, and which costs you a small fortune. That solution usually means chemicals will be injected into the house walls and in this eco-world this cannot always be correct. Fortunately there are some Damp Specialists who do give good advice – we know who they are are work with them for mutual gain and to your benefit.

It is all subject to scale and degree but the wisest course of action is usually to get your local Chartered Surveyor in to inspect and advise you. I can be accused of profiteering here but I reject I am biased. Dampness can be caused by so many differing factors that a true analysis is absolutely essential to ensure the solution is sustainable. Where does damp occur, why and does a repair need to be completed?

The best way of preventing damp is to design an adequate barrier and to install it effectively during construction of the building. Otherwise a retrofitted system must be considered and such systems are often disruptive and costly.

Also one must consider a further serious problem in the industry of damp diagnosis – often the cause of the dampness problem is mis-diagnosed and this can lead to much unnecessary expense or, even worse, duplicated costs over a period of years as a second solution is then tried.

Condensation is often the actual problem and this can be associated with a lifestyle problem rather than a building defect: indeed, it is my experience that the large majority of dampness that as been rectified by chemical injection systems (see below) are, in fact, a combination of inadequate insulation and a lifestyle issue revolving around your own actions and methods of living in that particular building.

On top of these issues is the danger that historically the observed dampness may have brought with it minerals from the ground. These can migrate up and into wall-base plaster in your lower rooms. This contaminated plaster usually needs to be removed (but not always) and the affected rooms then replastered at high cost and disruption. The dampness may have also started the process of joinery or floor decay that may not manifest until many months later and so it usually pays to expose and lift floorboards before any works are specified – hense my assertion that it usually pays to get an experienced Home Surveyor to check out the home before works are started.

The Dampness Diagnosis Industry is one that is driven by a Free Surveys by the Company competing for retrofit remedial work. Often conflicts of interest result in misdiagnosis and all for the sake of home buyers or owners saving a few pounds by not calling for paid opinion from a local, independent Chartered Surveyor.

So, what are the main types of remedial system if an actual rising damp issue has been correctly diagnosed? Here is a basic list —

Chemical retrofit injection systems: these place chemicals within a wall such that the micro-porous structure of the masonry cannot take in moisture and this solidity prevents capillary attraction and so damp cannot rise into your home. Small holes are drilled into wall bases (usually outside but an interior system can be designed in some cases) and a chemical solution is then systematically injected into masonry until saturation point is reached.

Electro-osmosis: if a small electrical current (equivalent to that used by a doorbell) is passed through a wall it affects the rate of potential capillary attraction that causes water to rise in a wall (like a tree sucking water out the ground). This system typically has a Control Unit (an adaptive power source), Anodes drilled and set into the outside wall-bases plus, finally, an Earth Rod. These are provided externally and are effective if the circuit(s) is not broken or the power supply interrupted.

Physical = the introduction of a new barrier such as bitumen felt, plastic (polypropylene, EPDM or re-cycled), dense (engineering grade) brick course & mortar, lead or natural slate. Any physical barrier will need to be linked to any flooring membrane and be at least 150mm above outside ground levels. The precise position of the barrier must also ensure that embedded, suspended floor joists ends are protected from damp and resultant decay.

Schrijver System: (a proprietary brand product used as an example to identify any such system – a specialist physical system) = this relies upon inserted special devices placed inside a wall (inserted from the outside by a drilling process) that create cold spots to which water is drawn. That moisture is then collected and drained away safely.

Palliative measures – in essence these work on the principal that the damp is not the problem; instead you tackle and neutralise the effects of dampness rather than prevent the source(s) of damp (provided no serious consequence results from such proposals) — 1. Create a new inner skin with damp-membrane and insulant but with a vented space between damp old and stud new inner walls. Possibly complete this work in tandem with outside land drainage works. 2. Changes in occupants’ lifestyle patterns. 3. Provide better insulation and/or improve heating and venting of the building environment (or simply improve the control of such factors).

Arguments exist for each type of theory of repair, or action to combat dampness and its effects (mould, decay, health problems….). Factors to decide the best solution for you may include:—

• The robustness of the correct diagnosis of damp. This factor cannot be overplayed in importance as the large majority of dampness cases are initially mis-diagnosed by Surveyors.

• Whether the degree of damp warrants any actions at all.

• How green you require your repair solution to be.

• The effectiveness and longevity of the various types of solution.

• The costs, direct and indirect, of your preferred repair solution.

• Whether guarantees are issued, and upon what terms (such as being Insurance backed?).

• Whether it is wise to repair damp at all – eg: Cob walled buildings must be damp to remain structurally safe: eg: flint walls cannot be injected: eg: usually slim wall forms of Period Buildings need to breath and this precludes most remedial work methods.

• The peripherals such as the degree of Repair Company expertise required, whether Building Control Approval is need, length of time needed to complete the repairs, what conditions are placed on each repair method, any adverse effect on saleability or mortgageability of each type of repair system, etc……

• Sometimes remedial works might effect an adjoining structure and so the cooperation (sometimes mandatory under the Party Wall Act) of the adjoining property owner is needed before anything can be done.

In seems that the Industry has lapsed into saying the solution is a chemical injection remedial treatment, now what is the problem? Until we can get a little more sophisticated we will continue to complete unnecessary works and/or use chemicals when often we shouldn’t.

The crux of the matter often revolves around two factors (1) whether wall plaster needs to be removed and replaced as this greatly increases costs and length of contract, plus (2) are you prepared to accept that the way you live within the dwelling has caused the damp and mould and you may have to make lifestyle changes: (the latter scenario is real and it is my experience occupiers often will not believe the problem is self-inflicted. This plays into the hands of the rogue specialist damp companies).

It really is quite simple – as every home and method of occupation are so variable no one-solution-fits-all exists and therefore you need good quality advice. So, will you take advice from an impartial Chartered Surveyor or rely upon Bob the Builder or a company salesperson from a Dampness Contractor? The choice is yours.

SERVICE LEVEL CHANGES:

PROinspect are proud to announce that acting on customer feedback we have changed to way we deliver part of your Property Survey advice. Let me explain …….

If a client asks us to act for them, typically as a Consultant Surveyor upon a house purchase, we inspect-and-advise that client within a written report.

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Change 1 – we will ‘report” to that client by electronic means if at all possible.

Change 2 – if, for example, the main walls suffer from a problematic damp proof course we report the facts, the damage and the course of action that client needs to take and this in contained within our REPORT. In future we will also refer that client to our EXTENDED ADVICE “TAB” at our web-site. This area of our web-site provides the client with contextual background information and opinion plus links to others’ web-sites. By this method the client obtains a more balanced service from us, obtain a greater understanding of the defects and solutions and will therefore be better able to prioritise further actions and repairs.

Change 3 – rather than make that data confidential and only available to paying customers we have separated out the specific property data evidence and photographs etc…. but the scenario advice is freely available to any visitor to our web-site. A non-client web-reader will see advice and opinion but will not benefit from any individual property survey report, effect on premises value, mortgagability and saleability etc..

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PROinspect believe this is the way forward and is another way whereby we demonstrate our market leader, Expert status.

We still have some work to do to complete this change: we have currently scheduled the following Subject HEADINGS -

• CONDENSATION
• RISING DAMPNESS
• SUBSIDENCE
• ROOFING
• FLOOD RELIEF ISSUES
• INAPPROPRIATE WORKS
• CONSERVATION ISSUES

When we have completed all aspects of these subjects we may look to include others: IF YOU COULD HELP and submit such technical articles (on your own related Specialism) to augment this series, PROinspect would love to hear from you.

We are also looking to reciprocate business and are looking for certain types of trades and new contacts: EG: we need (1) Heating Contractors prepared to act quickly to check and test house boilers/systems in order for house price negotiations to continue, (2) Contractor underpinning and above-ground-wall-repair Specialists, (3) Chimney Sweeps, (4) Jobbing Contractors for basic maintenance repairs, (5) Flat Roof specialists, (6) Lime-Mortar repair specialists, (7) Period Timber Frame repair specialists (8) Asbestos diagnosis and testing plus reporting specialists, (9) etc………..

WE HAVE A PASSION FOR RESIDENTIAL BUILDING ISSUES, CAN YOU HELP US HELP OUR CLIENTS?

Looking for prime advice? I invite you to contact me for free further opinion and advice. Either use the CONTACT FORM above or call me on +44 (0)1489 896 174. Stuart Parrett.

ALTERATIONS ADD VALUE AND ARE A WISE INVESTMENT?

Aren’t they?

During my career as a Surveyor and Valuer I have seen it all – strange people and strange homes plus interesting people and a few absolutely marvellous homes.

Piranha in giant fish tanks in your main bedroom, polystyrene tile cladding heaven to student condensation and smoke invoked squalor all in one day. I have seen DIY heaven and hell, from bedrooms with a WC in them to showers in a kitchen.

However, what does surprise me is that many people think they have added value when, in reality they have decreased value and at a high cost to themselves.

Most of us have seen the TV Shows that revamp homes, often at low cost and effort from what is considered to be a poor starting position. What the following is designed to show is that YOU REALLY MUST THINK before you completed any DIY or get any Contractor in.

Think – think – think and think again.

1. What is a defect? Nothing is perfect and so do I really need to fix it?
2. Can the defect wait or would a delay cause even greater problems?
3. Do I need any permissions, consents or approvals before I do something?
4. Am I maintaining property value or causing value to fall as a result of my actions?
5. Do I need to increase the Buildings Insurance cover after an improvement?
6. Do I need to serve a Party Wall Act Notice on my neighbour(s)?
7. Is the land I am building on actually mine?
8. What Health & Safety regulations surround what I am about to do?
9. The list is endless…………….

Let me get something off my chest – I have adverse reactions to several matters that I mainly saw in my early career when in the Portsmouth-to-Fareham areas (not that bad taste is restricted to these areas – trust me, bad taste is generic):-

• Polystyrene tiles – these melt on your head and also release toxic fumes in the event of a fire but people seem to think they keep the heat in and so they are OK – not so, avoid them at all costs.
• Gnomes – now I like to think I have a good sense of humour but when you see gnomes in gardens (anyone number above, say, one) and my hackles are instantly raised: houses with gnomes usually mean the owners are “of an age” or “of a mind” that clashes with me. The gnome lover seems to fall under the spell (of the gnomes?) of becoming unable to understand “good taste and decorum”. With gnomes often you will see all manner of other offending matters – usually those in this listing but many more as well. I apologise to the worlds’ gnome lovers, and to any gnomes reading this article and to any Gnome Council members who get to hear of my comments, but why do gnome lover homes incorporate so many naff features? (naff is a technical term reserved for Gnome homes).
• Stone-Cladding – the world does not need reconstituted stone cladding in any shape or form. It can damage cavity wall ties; it bridges wall damp proof courses and causes dampness; it looks awful (even with contrast colour stones intermingled) and we all know that it basically screens a home lot of trouble.
• Non-matching-neighbour-improvements : these are usually found on terrace housing, often also on semi-detached houses. You know: you reclad your roof with red tiles and next door does their roof with blue tiles. You have large pane, while plastic double glazed windows, your neighbour has leaded-lights with mock-Tudor-simulation-wood brown double glazing installed. Stand back and can you really say the streetscene has been improved by such diversity?
• Dark Kitchens and kitchen units – Upgrade the kitchen: good idea and one that will probably add a lot of value to your home. Well, it would have done if you had been sensible about it. Why would anyone want dark cupboards with dark wall tiles and dark floor finishes? Keep it light! And whilst in this rant, what about lighting? Does one sickly old-style light bulb in the centre of the ceiling really inspire gastronomic delights?
• Over Technical works – I once inspected a rural home with the biggest decking area you will ever see: the whole of the rear, large garden. The owner reported that he had installed three miles of plastic pipes within which ground water heat exchange was taking place. Several hours later I understood what he had done – an early form of ground water heat exchange – but his buyer (my survey client) was not so understanding and decided he would buy elsewhere. I am not being “ungreen” here – indeed I actively encourage energy improvements but the problem is “will your potential buyer like what you have done?’.

On a serious note, what I am saying here is that many “improvements” are not on the positive side: indeed many detract from good function, high value and actually reduce saleability and perhaps value. However, beauty, as they say, is in the eye of the beholder!

Now, lets’ move on and discuss the real issues:-

WORKS could be described as any alteration, renewal, revision, covering or other such work that alters the current state and condition or function of a building or building element or service.

For some of these things formal Consents will be required because they are either potentially dangerous or might adversely affect another party if things don’t go according to plan. Let me illustrate ……..

EG – If you live in a home that adjoins, or is close to (within defined dimensions), another home and you wish to alter or adapt a party wall (not just a wall but instead anything that affects the neighbouring structure) then you must either contact that person and agree all aspects of the works scheduled OR serve a Party Wall Act notice which is a legal document and which has legal consequences.

EG – If you live in a Listed Building and/or within a home inside a Conservation Area then many works must first be outlined and then approved by Conservationists before anything is done. Indeed, in some cases if you fail to maintain such a home your Local Authority could enter your land/home to complete essential repairs and recover the full costs from you even if you objected to the works in the first place!

EG – For matters such as Asbestos Removal, Replacement Windows and Boilers only certain prep-Approved Contractors can complete the works and even then strict Health & Safety regulations apply (perhaps greatly increasing your costs).

If you choose works that do not require pre-Consents or the input of “others” you still cannot ignore all others. English law states that you even have a duty to ensure that burglars are not unnecessarily injured and if you have Contractors in and fail to tell them of a hidden danger then you could be sued of such people come to harm.

What is annoying to a Surveyor and Valuer is that nothing prevents people from choosing to complete stupid works. To improve insulation and reduce condensation many people place sheets of polystyrene under thick wallpaper or even add polystyrene tiles on ceilings. Such materials are lethal in the event of a fire in the building and could even invalidate Insurance cover in certain scenarios.

What is annoying to Surveyors and Valuers is that some people over-improve their homes. For any area the local property market will have a price ceiling over which homes really do not increase in value whatever you do to them. Therefore it is a common fault for such owners to not recognise this and to waste money on a new swimming pool only to find nobody wants to subsequently buy their home.

Home owners are encouraged to think of the basics —–

• Is a repair essential?
• If a leave it, will it cost much more later or spoil the intended function of that element?
• Has the element/service/appliance reached the end of its useful life?
• Can I get a grant or discount that makes the work proposed more affordable and a better investment in that by the time I move on the work will have paid for itself by reduced annual maintenance or energy costs?
• Is the work generally well considered by potential buyers?
• Will the work cause any offence or breach any Regulations or law?
• Do I need to get structural calculations done or plans drawn up?
• Will I have to remove the work/element in order to dispose of the home (I once saw a £25,000 shower pod within a small 2 bedroom Victorian terrace home in a rural village – the owner had to remove the pod (through the roof) before anybody would even consider buying the house: the so-called improvement actually put people off buying.

You need to focus on the real issues —–

Will what I do improve saleability?

Will what I do increase or maintain the mortgageability of the home?

Will what I do be legal?

Will what I do follow modern tastes, styles and trends?

Will what I do breach any lease or restrictive covenant?

Will what I do impact adversely on anyone or other building?

Will what I do breach any Right-of-Light?

Will what I do maintain or improve my property value?

You would be amazed how many people bend or breach these common-sense rules to their ultimate detriment.

Most people move within 5 years-or-so and so why would anybody waste money for a short term benefit? Health grounds? Special Access reasons? Special reasons to stay – like living next door to parents? etc…… These are the exceptions.

So – the next time you may be thinking about a sizeable expenditure on your home, why not take professional advice to protect yourself and your wealth?

Dampness in buildings

The problem Surveyors have is this – to determine the exact cause of damp often the precise history of the problem must be known and an occupier usually didn’t know of the problem when they first moved in and so paints the problem as being new.

The problem home owners and tenants have is that they couldn’t care less about the Surveyors problems and force a one-stop full solution as soon as possible. See my ADVICE ON DAMP post on this subject (elsewhere of this site) and the various types of repair solution available.

Put these two problems together and what you get is commercial pressure on Surveyors and Dampness Contractors to shoe-horn one standard solution into nearly all reported dampness problems – “it will cost you £XXX to chemically inject the walls and, by the way, your wall plaster is contaminated and essential  replastering will cost you £XXXX: Now, what’s the problem?”

The good Contractors and Surveyors saw the light many years ago and get tough with pushy clients but the down side is that investigative costs escalate, albeit those costs may considerably reduce your repair cost spend.

One person on this planet has led a revolution in the diagnosis of Dampness and anybody seriously interested in the subject should always hear him out. Therefore, here is a LINK to his web-site = http://www.buildingpathology.net/homeTruths.asp

His name is Mike Parrett and his Building Pathology and Home Truths advice is very well respected. What he is saying is “look beyond the obvious for the correct diagnosis and design of a solution to dampness”.

I must straight away report that Mike may have the same surname as me, and he might be related, but as far as I am aware we have never met and if we are related it is very distant (but our desire to improve House Survey Reportng standards is identical – perhaps in runs in Parrett blood?).

Back to the subject of dampness…….

Once rising damp has been correctly diagnosed (and I refer you do the Condensation TAB for extended comment and resource data for that form of dampness) what happens next?

Your dampness problem must first be defined: often the causes of damp are several and the sorting out process is difficult because one source of damp is lying over another. In a chimney flue or fireplace condensate from fuel combustion, ordinary condensation, falling penetrating dampness might mingle with rising dampness. In this example, what is more important, quickly rectifying “the damp” so as to prevent ground floor rot developing at even higher repair cost budgets or getting the correct apportionment of the problems within the diagnosis?

As a Consultant do I go for immediate client benefit to the problem or slow down and spend more clients money on chemical analysis of the contaminated plaster, employ contractors to further open up the structure so I can take more dampness readings and observations etc…..

Chicken and Egg is an expression that comes to mind here. To be professional or effective? Given time and money I would like to be both but in many cases I have to attempt to explain “all this” to the non-understanding-client and ask for guidance on which direction to take.

So we have got past the diagnosis stage and are about to repair the damp. What can you expect? Let’s take a common example – partial dampness to a ground floor fireplace and both side walls:-

(I recently dealt with this case – a case where a Specialist got his diagnosis wrong and two years later the home owner has the same dampness back again but in the meantime the Specialist has gone bust and the guarantees they issued are worthless).

The symptoms – wall-base plaster slightly blistered; décor darken and slightly flaked; high dampness moisture meter readings at low height on the wall but none in the timber flooring and skirtingboards (highest readings in the fireplace itself – which has not been used for many years but remains ventilated).

The problems – (1) a Specialist came in and said “failure of the damp proof course (dpc)” and ground water is rising up the wall and (2) bringing with it salts that contaminate the wall plaster. (3) These salts stay in the plaster and extract further moisture from the air we breathe”.

The initial suggested solution – (1) hack off the wall plaster to the affected walls up to 1.2m height (after this gravity prevents water climbing higher) (2) drill wall-base holes to take injected silicone that will solidify and stop water rising in the wall (3) replaster the wall to an exact specification.

Two years later (now) the situation is – exactly the same profile of dampness as stated above.

What has gone wrong?

Put simply, the Specialist got it wrong to start with and home owner made another fatal error.

On cost grounds the home owner decided to have the replastering works completed by a local Builder and not the Specialists, the former were much cheaper. The builder was not experienced and the specification was wrong thus invalidating the guarantee (despite, in this case, the guarantee being redundant because the contractor went bust and the client did not take out a FURTHER COST Insurance Backed Option Guarantee).

The error the Specialist made was simply assuming the dampness was mainly or solely from a failed dpc.

Put the two errors together and the result was inevitable: at some time the pressure of ground water salts and exhaust combustion residue will ultimately soak through the plaster. Unfortunately the style of that penetration looks exactly like rising damp and so a real danger exists that another Specialist Contractor could come in and do the exact same works this repeating the cycle.

In this particular case PROinspect used thermal imaging techniques which together with our experience meant that the client got a solution quickly (£600 plus our own fees and the cost of subsequent restoration of decorations).

For completeness – we removed the wall plaster, allowed the exposed masonry to dry out, removed as much residue as possible, checked for and completed minor re-injection of silicone, provided a salt inhibitor slurry to the walls and then replastered correctly.

Whilst on-site we also surveyed for (1) chimney stack problems that could be causing falling penetrating damp, (2) plumbing leaks, (3) lifted lower floorboards to see of the problem damp had caused flooring decay, (4) checked for adequate sub-floor-ventilation air circulation.

So, when the Mortgage Valuation report says your new home has damp and a Specialist Report is needed, do think hard before you reach for the phone.

For those who still need for data, here are a selection of web-sites that may be of use to you:-

A Company who have high diagnostic skills and who we use often is http://www.insitegroup.co.uk/

Like Mike Parrett, Tim Hutton is also a master – http://www.buildingconservation.com/articles/risingdamp/risingdamp.htm

For basic data but also some cool download materials check out this site http://www.safeguardeurope.com/applications/rising_damp.php

One good solution to Condensation and general dampness is to provide a Positive Pressure Ventilation system or install Humidivent intelligent extractor/blowers: see such sites as these for more details – look at these solutions as an improvement to control the problems rather curing the problems:- http://www.petercox.com/services/condensation.html and this one for a PDF version of technical data for an AIRFLOW system (sorry about the long address) – http://www.google.co.uk/search?hl=en&client=firefox-a&rls=org.mozilla%3Aen-US%3Aofficial&q=humidivents&btnG=Search&meta=&aq=f&oq=

And finally, Period Buildings are a completely new and different challenge and usually must not be treated in the same manner as more modern buildings. The following site breaks you into a differing mindset – http://www.spab.org.uk/advice/technical-qas/technical-qa-20-rising-damp/

click on the links for professional advice on…

• CONDENSATION
• RISING DAMPNESS
• SUBSIDENCE
• ROOFING – LEAKS
• FLOOD RELIEF ISSUES
• INAPPROPRIATE IMPROVEMENTS
• CONSERVATION & PERIOD BUILDINGS

If you think you can help – submit comments but we do reserve the right to adapt any material submitted to us to publicise within this site. Do not submit unless you agree to this caveat/term.

If you can add to these articles PROinspect would welcome your views.

ARCHIVE ARTICLE THAT INCLUDES THE ONLY SURVEYOR JOKE I COULD FIND ON THE INTERNET:

MAN : This house is a ruin. I wonder what stops it from falling down.

SURVEYOR: I think the woodworm are holding hands!

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Who/What does the most damage to a home?

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Woodworm: Rot: Leaks: Frost: UV radiation: Acid rain: DIY: Cowboy-Contractors: Ground movements: Occupier neglect, ignorance & lack of maintenance: Poor design: Inappropriate materials: Storms: Damp/Condensation ?

Woodworm: Multiple forms of woodworm exist – some are “notifiable hazards”. Not usually treated until well-established. Can be costly if ignored for many years or you have Death Watch Beetle.

Rot: Basically only two main forms – Wet & Dry. Wet rot – treat/repair what you see. Dry rot – add a “0 or two” to what you think it might cost!

Contractors: Some are brilliant, some are not! Always get a recommendation – find out what is excluded/included. Always find out when payments are required.

Health & Safety is vital but it can also cause increased costs. Ignore standards and codes and YOU will be in trouble. Even simple low-costs repairs sometimes need massive access costs. Lives are lost needlessly every year because we ignore H&S!

Architects choose materials and designs that Builders must be familiar with to construct your dream home. Any mismatch of skills and understanding and the Surveyor will detect them when they become a problem later on (or advise you that XX may become a problem due to YY).

Suns rays degrade certain materials. Over-heating (thermal gain) can cause dimensional instability and cracking and inappropriate environmental standards.

Frost causes many materials to degrade or to de-laminate. Water pipes/drains can freeze and split/leak. Choose the wrong materials and early failure can occur. (Other materials within land and buildings also cause problems in differing weather or land conditions).

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The real answer to this riddle is “lack of, OR inappropriate monitoring and/or maintenance” causes the biggest problems. Any and every problem has a solution but the best answers always exist if problem diagnosis is both early and correct.

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This throws the spotlight on the -

(1)  common sense of the home owner/occupier (often DIY or Bob-the-Builder solutions make matters worse).

(2)  whether adequate insurances exist (under-insurance means your claim or claims will not be met, or only in part).

(3)  the experience and range of diagnosis tools of the Architect and/or Surveyor.

(4)  the knowledge and experience of all contractors and professionals employed to rectify the problems.

Nothing is perfect, all things degrade but the right choice of maintenance methods, choice of alterations and improvements, the choice of materials used, etc…. are all central to the quality of what you achieve with a property.

• Do you cut corners to meet your restricted budget?
• Is the cheapest contractor the best contractor?
• What alternatives to your needs may exist?
• Which is the best choice – basic repairs or green improvements to cut fuel costs?
• Have you pursued those alternatives to see if grants are available?
• Have you taken cost-v-value advice?
• Is it worth doing analysis OR would it be better to move to a better home?

The property cycle =  BUY  -  MAINTAIN  -  ALTER OR IMPROVE -  MAINTAIN  – UPGRADE & RENEW ELEMENTS  -  MAINTAIN  – MAKE A PROFIT OR LEAVE AN INHERITANCE

Your actions and decisions throughout the above property cycle will determine the eventual outcome of your initial investment in buying a home. Recessions come and go but, over the longer term, housing remains a good investment if you treat it wisely.

If you make the right decisions during your ownership of any home you will have a smile on your face: if you opt for DIY or bodged-solutions to problems, or, even worse, ignore problems or complete no maintenance at all, you enter a potential spiral of decline that may see your investment become a millstone around your neck from which you never financially or environmentally recover.

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Things to consider when investing in your next home.

• Can it be bought within budget?
• Have you the budget to maintain it?
• Have you commissioned and understood your own Surveyors Condition Report?
• Can and should you occasionally improve it to current green standards?
• Can you enlarge it if your space needs increase?
• Is there a price tone ceiling in your district (beyond this improvements may not add any value!)?
• Have you seen and understood the EPC on your potential new home?

• How exposed to frost and prevailing weather patterns is your potential next home?
• Is it within a known flood-plain?
• Does adequate, effective site/surface drainage exist?
• Has it been built upon, or next to, contaminated or filled ground?
• Can you obtain Buildings Insurance and at reasonable premiums without high excess payments?
• Is it traditionally or system built and is that method of construction mortgageable?

Do you need help in fully understanding the answers to the above information? CALL PROINSPECT.

NEED ADVICE?

Try the SEARCH Box facility (below, left), click on an Article Heading (below, left) or simply read on….

• BUILDING SURVEYS with or without VALUATION advice
• HOME VALUATIONS by an RICS Registered Valuer
  
• HOMEBUYER REPORTS or SELLER SURVEYS
• AUCTION or QUICK-WALK-THROUGH Appraisals
  
• Update your BUILDING INSURANCE SUM INSURED
• Is DAMP REALLY DAMP or actually CONDENSATION as a result of your lifestyle?
• Is that CRACK the beginnings of SUBSIDENCE?
• Divorce or Negligence Court-Compliant EXPERT WITNESS Reports/Valuations.

Hello, I’m Stuart Parrett. I am a truly independent, knowledgeable and experienced Chartered Surveyor and housing specialist. I am in the PEOPLE and HOMES Business where Information Discovery is all important.

I survey homes for faults and worth/value but it is not what I do but HOW that separates PROinspect from competitor surveyors.

THE HOUSE DOCTOR IS IN:

HOW CAN I HELP YOU?

SOMETHING of VALUE for you —-

1-  Do you have a SEPTIC TANK DRAINAGE system?

NEW Environmental Permitting Regulations cover even old septic tanks, which may previously have escaped regulation, but are now controlled and must be formally registered with the Environment Agency by 1^st January 2012. Failure to register is a criminal offense. Click this link PrivateDrainageChanges2012 for an Environment Agency Brochure that explains all.

2-  CONDENSATION SEASON IS UPON US – have you looked in the back of the wardrobe recently or in “that corner”?

Cold = drop in dew point = cold surfaces will attract condensate: Quick Fix – create airflows and reduce the amount of vapour in the air. Longer Term Fix = Raise the wall temperature by lining it with XXXX; properly kill off mould spores; introduce sensors that apply venting or temperature changes to the environment. Simple.

What often works is opening the window for as long as possible during and after sleeping/baths/showers/cooking (this removes water vapour that then cannot condense on your clothes and walls). You loose heat during this process and so you need to learn how to achieve these goals intelligently without icicles forming on your nose.

For more information on me, my CV etc… – click here and scroll down. Alternatively, look me in the eye by watching a short VIDEO – CLICK HERE. TheHouseSurveyor at YouTube will also deliver several important messages for those looking to purchase or those you wish to become Residential Surveyors and/or Valuers.

Those who have kindly provided testimonials for me say that I can be considered a safe pair of hands, somebody who is a real communicator and a provider of detailed and robust opinions.

Good reasons for using me in the central south coast area include that I take the time to listen to you and then help you make the right choice of survey product and have it completed at the right time. After this I genuinely communicate with you and don’t simply mail a report to you and that is it. No, I am always available for questions and meetings because you need to be re-assured your purchase is both a wise investment and you are not buying a problem.

I protect the biggest investment you’ll ever make in your life – your home – and I work with you every step of the way…..

I’ve brought together a lot of valuable information to help you organise property problems, alterations, private surveys and other services surrounding ownership, maintenance, sales, purchases and Expert Witness Reports.

CALL ME for a free chat and advice on 078 3636 3040 —

• THE GOLDEN RULES OF SELF-PROTECTION DURING HOME BUYING =

1. When your “offer” has been accepted make sure you already have a loan deal secured in principle
2. Make sure you DO NOT agree to a combined Loan Valuation and Private Survey
3. Actually speak to a Surveyor (PROinspect down south) – do not accept an Assistant or a Secretary
4. Find out your Survey Product options, fee costs and the manner in dealing with any special concerns you have
5. Do not fall for quick deals or “linked” services often packaged by costly middlemen Agencies.

STUART PARRETT

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Browse the site and when you’re ready to ask for advice give me a call or fill in the Form on the right. To get the best out of us you need to be briefed as to your options, survey costs and a lot more. As a starting point be as specific as you can as to what you need from us – use the CONTACT FORM (top right on your screen): EG: Detached house – perhaps 50 years old – £400,000 agreed – Building Survey with Valuation needed – being sold by XXX Estate Agents.

PROinspect are led by Stuart Parrett who has an unrivalled pedigree as a specialist Home Surveyor of over 35 years Hampshire experience.

If you wish to read even more of my views on a host of house and survey matters go to ezinearticles.com by clicking of the above icon. Or follow me at Twitter (@SurveyAuthority).