Posts Tagged ‘Google’

Regular car inspections and vehicle maintenance is mandatory so why is a home NOT subject to periodic safety, energy, thermal insulation and environmental standards regulation as well?

In an increasingly PC world why do we allow energy to be wasted and home owners to allow property to fall into a potentially dangerous state or one that is prejudicial to healthy living? Also remember that a vast number of UK homes remain empty for many years for no good reasons.

Should not society produce radical solutions likes home-owners having to state how many people have resided at their house (how many days per year, per person in relation to bedspaces available) and what energy costs were paid out for those people for that period. This would be one possible method whereby we begin to see which homes are falling behind – it would begin to tag “at risk” homes.

Recently Google completed the systematic recording of most streetscenes in England for its Google Streets initiative. Think of the cost of this! On the basis that homes at risk of falling into ruin are usually easily identifiable from the outside then it does not take a lot of imagination to realise that most sub-standard or at-risk homes could be identified by either simple human viewing of the front exterior (some flats being the only exception) and/or by means of mobile thermal imaging techniques.

If the above is correct then we can now easily identify most homes at risk and therefore target advice, help and perhaps grant finance. So why is help not always at hand to those who need it most? Why do so many buildings remain in poor order or even vacant for so many years?

Four reasons – finance, red tape, lack of education and lack of motivation:-

1. Society cannot motivate itself sufficiently to care enough.
2. The do-gooders produce solutions then fail to re-educate occupiers in ways to ensure good health and a good environment: often this is as simple as telling occupiers how to reside at any particular home in order to avoid condensation.
3. When we want to help often society often throws up NIMBY objections, Planning Rejections, Building Regulation disapprovals, etc… Red Tape bogs down initiative and solutions and therefore saps at our good intentions.
4. Money makes the world go round but when the needy require property help often the red-tape within the public systems employed to help those in need causes massive profit taking or sub-standard untimely solutions.

I do not wish or seek to belittle the massive help that many organisations can and do deliver to the least well off but what does bother me is that the resources and finance available to help those in need is so fragmented and disjointed that it comes a poor second to, say, the resources put into creating New Build projects for those who can afford a nice environment.

Are our resources and systems out of balance? Yes, I believe they are and that we need to re-consider how support mechanisms operate in future. A fundamental rethink is needed and this starts with early identification of poor housing so our housing stock is systematically improved (worst home owners having their properties taken away from them at discounted rates where no just cause of that property decline can be provided).

Some of you might say: nothing new in the above. I say yes, this is a radical solution because it seeks to identify problem cases before they reach that state whereby they are beyond economic repair and help whereby occupants are immediately displaced. The whole thrust of care becomes focused at the preventative stage before the state has to re-house the victims within our society.

Annual energy and occupancy housing returns linked to visual or thermal imaging generic surveys in identified worst cases. What do you think?

If you need advice, perhaps a review of your own portfolio of homes, or a consultation to take stock of where you are going with housing, why not call me for a chat? Stuart Parrett 01489 896 174 or use the CONTACT FORM at www.proinspect.co.uk.

Is it worth surveying a brand new home?

.

I complete many surveys for Building Companies; Part Exchange cases mainly. Often I am asked by a home owner “Should I have a survey on a brand new home? Would it be worth it?”.

.

This is one of the hardest questions to answer. Yes? No? Maybe?

.

The way I handle such a question is to first ask why they are asking – often a clue develops in that conversation. Others handle this differently and I so-called SNAGGING REPORTS that say that a door is non-compliant due to some obscure Regulation breach and that it has a small scratch by one hinge etc….

Has a solicitor advised a report? Has what I have been doing in their own/current second-hand (old) home frightened them into action? Have they been watching too much TV? Have they had a Lender Valuation report copy and something has upset them?

Often potential purchasers see the Environmental Report and are frighten so much that they google Surveyors and ring to get free advice on that report – this is common.

Sometimes purchasers see something closeby to their new home, eg: an electrical sub-station, and ask if they could get cancer if they moved in – I am not joking!

Sometimes purchasers see that the local sub-soils are predominantly of shrinkable clay and ask me to complete a full Building Survey (on a new home) to ensure them that subsidence is not affecting their potential purchase.

I suppose that what drives many of these types of comment is the fact that purchasers often feel out of their depth: they need and seek re-assurance and asking for the most expensive form of survey fulfills that inner need.

In some cases they ask for a full building survey but when I ask if they also require a market valuation they say “no – I have had a Lenders Report and they say the price is ok”, or they say “I don’t need a Rebuild Cost Assessment because I have insured it for the purchase price”! Rational?

So, how do I answer this question – Is a new home survey really worth it?

First – discover why they are asking. What drives the request? MOTIVATION?

Second – ask what type of home it is and where it is; what is its value? QUALITY? SCALE?

Third – ask at what stage of construction is it at? PRACTICALITIES?

My answer then falls into place.

If it is part built then I report that to ensure a good build-quality they could employ me to check, weekly, during the remaining build-period and to then snag and de-snag the final structure. Obviously this is expensive but would deliver the best build quality and finish possible.

I often refer to the fact that defects often need time to manifest themselves: a missing internal door lintel may not show any distress until months or even years later. A survey after snagging would probably not reveal that problem or risk. This is not negligence.

Is performance of a snagging list the best form of survey? I have seen “specialist contractor” snagging reports and they stagger me. They have merit but are usually filled up with comments such as “the top edge of the bedroom door is not finished in accordance with the British Internal Joinery Association Code of Practice No XYZ/123 and the fire-stop is 1mm too narrow to door head corner area etc….

The surveyor may be right in making such comments but the effect of his/her remarks is generally inconsequential in terms of reduced/increased fire risks. The fact is that if you buy a new car, it is not perfect and it will de-value immediately. The same is true of housing.

We are rapidly becoming American’ised and expect perfection and he-who-shouts-loudest often can succeed in getting works done because of such snagging reports. The “reasonableness test” of whether something not right is actually “wrong” is a moving target depending on circumstances:-

Referring to a part of the building element –

• Does it fulfill its designed performance?
• Has it been installed/built correctly?
• Will it be liable to age more rapidly?
• Does it look reasonable?
• Is it safe?
• Can it be repaired without disproportionate cost?
• Does the problem affect value or saleability? Etc…….

A case can be made to say that some “defects” do not need to be rectified. All things are in a state of imperfection and so why change them? A reason must exist.

My own approach is one of common-sense: is a repair needed? My thought processes will be influenced by the calibre and quality of the building, its weather exposure and if a problem affects value and saleability. My actions on site should not reflect the whims of my client.

“Do you need a survey” also depends on the reputation of the Developer: if they have a good after-sales regime then you can expect to rely upon that service, as well as the limited cover provided by the NHBC 10 or 15 year insurance policy on the home.

So – is a new home survey worth it? Well, yes. Yes, but the type of inspection(s) or report are open to opinion and that is determined by budgetary constraints and personal attitudes. Some clients say “as detailed as possible so I can screw the builder, please”.

So, I DO FIND IT DIFFICULT TO ANSWER THIS QUESTION. I do not like to see clients pay good fee money for less-than-practical-reports and so a certain definition of terms is always needed so I can define the right survey product for any particular client. Any mis-match of expectations will inevitably result in hassle for all parties concerned.

Once (years ago) a repeat client of mine asked for a “full survey” on a new home: when I began my questioning it transpired that the client had a very inflated opinion of the quality of her purchase and the builders ability to set right all faults. In that particular instance I decided to not quote or act for the client. Ducking out? Perhaps I did, but perhaps somebody else didn’t and I hope the client got what she wanted but, to remain professional, I do not report “to order”.

I consider the above a truly professional stance; others may say differently but I like to think my stance is both modern and appropriate to today. I would like to hear others’ views on this conundrum – got a view?

At the end of the day do you think it is wise to spend a massive sum and not take true, independent opinion on whether faults or defects exist? Talk to me BEFORE you let anybody else convince  you otherwise. Stuart Parrett +44 (0)1489 896 174 or use the CONTACT FORM above.

ARCHIVE ARTICLE MID-2009

.

Clients waiting to afford to buy?

Most people were surprised to discover they could actually afford to buy their own homes through shared ownership or new Build Homebuy schemes.

Google the following products –

1- New Build HomeBuy  ——  Formerly known as Shared Ownership (25%-75%).

2- My Choice HomeBuy equity loan product  ——  Government / Chase Consortium 15%-50% funded.

3- OwnHome equity loan product  —— Via Places-for-People & Co-Op Bank (20%-40%).

4- FTB Initiative  —— 50% via Housing Communities Agency + your own Lender

5- HomeBuy Direct  —— 30% funded jointly by Developer & Government

6- Social HomeBuy  —— Don’t have RTA status – scheme to help you buy outright or via joint-ownership.

7- Right to Acquire (RTA)  —— Social tenants to acquire with discounts £9K to £16K, either outright or via shared means.

8- Rent to Purchase (HomeBuy) ——  Assured Tenancy with 3-5 year RTB shared purchase option.