Posts Tagged ‘Surveys’

My latest VIDEO is a simple look at potential pitfalls when searching the web for decent professional, property survey advice. I take a quick look at “lowest bid survey fee” websites and the “panic sites” that play on your fear and sell you short. Click here to view – http://www.youtube.com/watch?v=eMrvVyu5g5A

Contact Stuart Parrett for specific advice on survey types, when to have a survey, fee quotations. See www.proinspect.co.uk

I have consistently advised clients what type of survey is best for them and when they should commission it. By this method my clients get the best value-for-money they can afford and reduce the chances of the survey cost becoming abortive (eg – because loan finance wasn’t forthcoming or was offered but under adverse terms).

At http://www.youtube.com/watch?v=xZaJ7TWsIXA I have produced another VIDEO that gives fuller information and a personal touch to the whole subject of surveys. ENJOY.

For more details or for a survey quotation in the HAMPSHIRE south coast areas, call me, Stuart Parrett on 078 3636 3040 or +44 (0)1489 896 174 or use the CONTACT FORM on my homepage.

Independent thought and action rely upon professional integrity and a genuine belief that the “client should come first”.

I passionately believe this is true and it drives my thinking and how I conduct my life. Recently I have self produced a YouTube video so I express my thinking to a wider audience. I invite you to take a look and give me some feedback.

To access the video click this link — http://www.youtube.com/watch?v=8n5Cj5yliRI

I emphasis that as a Chartered Surveyor I am heavily regulated and abide by a Ethical Code: it is not the words that are important here as it is my believe in such matters that counts – others seem, at times, to stand for a lesser code and these are the Surveyors who get into trouble and I find myself working against them in Court.

Typically I work for Buyers but increasingly Sellers are requesting surveys. the latter to flag the home has no serious faults OR to define exactly what is wrong and so begin to manage the damage to saleability and potential purchasers expectations. As stated above I also, increasingly, work against Surveyors and Valuers when cases of alleged negligence raise their ugly heads.

So- nothing is more important to anybody involved in housing than receipt of unbiased professional advice: your own surveyor or valuer should only receive a fee or commission from YOU and nobody else (often behind the scenes commissions are paid by Surveyors/Valuers for the initial introduction from an Estate Agent – an action that I strongly object to).

Remember – a loan valuation is not a survey and you are advised to separate out the private survey from the loan valuation: why would you think that a simultaneous survey and valuation could ever be in your best interests – THINK, you are telling the loan company what is wrong with your home and they may, as a result, not issue the finance you need.

The most popular form of UK survey product is the R.I.C.S. HOMEBUYER REPORT (and Valuation) but remember the stat – only 1-in-12 home buyers take any independent professional advice on purchases.

The choice is yours: buy with good advice behind you or take a serious gamble.

Take my advice – call me find out what are your survey options – the call will cost you next to nothing and you might just save yourself a lot of money or a giant headache.

Stuart Parrett +44 (0)1489 896 174 or 078 3636 3040.

PROinspect leader Stuart Parrett is defining a series of business systems, seminars and self-help aids that would be a godsend for aspiring residential market Chartered Surveyors and Home Inspectors wanting to create their own business.

Do you aspire to your own home based or small business venture? What is stopping you? Need help?

01 – What if ………….

I believe all of this is attainable.

I believe this is the way any sensible professional should work.

I believe professionals have been downgraded and down-valued by corporate big businesses.

I believe another way exists.

I believe, with our help, YOU could turn your whole life around so you earn more and live more.

02 – How BIG is the potential residential marketplace?

03 – Where might YOU fit in?

05 – What help can we provide for YOU to make that break?

06 – What is around the next corner?

Before you call Countrywide Surveyors, Ekins Surveyors, Allied Surveyors or Local Surveyors Direct you might want to think about several matters first:

1. Can you actually talk to a Surveyor, the one that will do your survey? You need to gauge if they are sensible and businesslike and you will probably have certain concerns you need to communicate to the Surveyor.
2. Have they asked the all-important-essential-questions BEFORE they assessed what you actually need?
3. Is the Surveyor not only qualified and insured but also fully knowledgeable in the geographic district of the house you are buying?
4. This is the clincher – does the Surveyor complete at least twice as many surveys as simple loan valuations alone? This will tell you if he/she is a jack-of-all-trades or a specialist Surveyor, as opposed to a Valuer who happens to do a few surveys.
5. If they simply asked you for the value of the home, or how many bedrooms there are, then you know they are going to standardise whatever they do for you and not personalising their service to your needs.

If all the above are satisfactory to you, and the fee quote is reasonable then you are in business: if not, call PROinspect immediately

Stuart Parrett FRICS, MAE, dipHI

As only a small minority of buyers have any private survey we at PROinspect are concerned for thePublic. HIPs were to have Sellers Surveys, the best thing possible for buyers, but disinformation and politics managed to knock it out of sight.

So What do you need to do – When and How?

Don’t ring a Surveyor and say “I need a survey, how much do you charge?”. This does not give the Surveyor a chance to understand what you are buying and making a recommendation on the best survey product. The Surveyor could, in many scenarios, save you many pounds if you will only take the time to listen.

It all starts with how you approach your private Surveyor………..

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What are you buying – House Bungalow Flat.

How old is it? – Victorian Modern 1930′s etc….

How big is it? – No of Bedrooms? No of reception rooms? etc….

What is its general state? – Modernised? Well presented? Derelict?

What price have you offered OR what is the Asking Price?

Where is it? – Which Town or Post Code etc….

Do you have specific plans for the home?

Do you have specific concerns about anything?

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These matters allow the Surveyor to understand YOU and what you are BUYING. Once you have agreed the survey product and a fee cost and issued an clear instruction for us to proceed we will need the following type of data from you:-

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Required Customer Information

PROinspect and our customers must communicate and agree at least the following data and terms:

1. Client name and full address (if more than one person then multiple data is needed).
2. Home, work and mobile call details of each client.
3. Preferred E-mail address of each client.
4. Full address of home to be inspected (including post code).
5. Home access method and details (typically an Estate Agents full details).
6. If a home HIP exists – the full reference number of that document in sufficient detail to allow us to download it.
7. If the client knows what survey product they need then please provide the NAME of that product OR tell us what is worrying you about the home.
8. What extras to the standard service level are needed?
9. Fee agreement – the sum, how and when it will be paid etc… We usually require full payment before we submit our Report or findings to the customer.
10. The urgency of the transaction (do you have any pre-agreed deadlines?).
11. Full details of your solicitor (including call number, name and personal e-mail address).

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PROinspect will then e-mail or mail our verification, business Terms, product scheme, Conditions plus fee Invoice.

We will contact the Agent or Home Owner and do all that is necessary to inspect the premises and to report to you. Once you have our verified Fee Quotation and Terms/Conditions, and have indicated your full agreement o our service(s), then we do everything leaving you free of the stress and worry of having to organize anything.

It really is simple – if you are looking, or live in, Southern England call me for further advice and opinion.  +44 (0)1489 896 174 or use the CONTACT FORM above. Stuart Parrett.

RICS Website report extracts taken in January 2010

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Well done Scotland!

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Chartered surveyors are the only professionals by law able to carry out the single survey, valuation and energy report in the Home Report. A recent survey of home owners/buyers concluded that Scottish buyers and sellers are, without a doubt, benefitting from the Home Report – says RICS Scotland as the scheme passes its 1st anniversary (in December, 09).

Most properties being put on the market for sale require a Home Report by law, commissioned by and paid for by the seller. New builds are one of the few types of property that do not require a Home Report.

The average cost of a Home Report for an average property in average condition is around £430 plus vat. This is much lower than the £1000 suggested in 2008 by groups that were against the Home Report before and at its inception.

There is no doubt the Home Report has benefitted buyers and sellers over the past 12 months. The Home Report offers clarity to buyers and sellers about what the property is worth and what condition it is in right from the start and that’s what the Home Report set out to do. The Home Report was not intended to miraculously fix the housing market but as our survey of chartered surveyors shows, it has certainly not hindered the market.”

Graeme Hartley, director of RICS Scotland

These figures make clear why it is so important to have a Home Report. This simple tool, which doesn’t cost a fortune, has given would-be buyers – about to take the biggest financial leap of their lives – the best possible information upfront. And it has brought in its gift a host of other benefits. Buyers can now keep hold of their savings for deposits, without having to shell out for surveys on properties they don’t get to buy. There is also a much more clarity about the value of a house, with the virtual end to the unrealistic ‘offers-over’. For sellers it’s proving a great way to attract inquiries from potential buyers and guide them on how to prepare the property for sale. In the round, its good news for everyone.”

Alex Neil, Housing and Communities Minister

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Arts & Antiques outshines all!

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The rebound in the arts and antiques market continues to gain momentum. RICS publishes the results for the UK Arts & Antiques Survey Q4 2009.

Prices in the arts and antiques market continue to rise with silver and jewellery leading the way, whilst contemporary art came back into favour following a year of price falls, says the latest survey from RICS.

The all lot price balance continued to edge up in the final quarter of 2009, with 17% more surveyors reporting rising rather than falling prices, up from 14% in the previous quarter; this was the highest since the first three months of the year.

Silver and jewellery remain the strongest sectors with 50% and 37% of surveyors reporting rising rather than falling prices in these categories respectively. These are traditionally seen as safe havens for investors, but their continuing strength can be attributed to the increased scrappage value of precious metals towards the end of the year.

Reversing four quarters of falling prices, the contemporary art market experienced a resurgence during the final three months of 2009. The balance of surveyors reporting rising rather than falling prices was 6%, the first positive reading since Q3 2008, and up from -34 the previous quarter.

In the oil and watercolour subsector, 5% more surveyors reported rising rather than falling prices with the top end of the market fairing particular well. For lots over £50,000, the top bracket, 17% more surveyors recorded rising rather than falling prices. In contrast the balance was only 9% for contemporary arts, indicating that traditional pieces remain more popular for large investors.

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House prices continue to rise albeit at a slower pace

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House prices are on the rise albeit from a level level and geography is important – not all areas are showing increases.

In December, 30% more Chartered Surveyors reported a rise than a fall in house prices down from 35% in November. A significant majority of surveyors are still recording price increases in London, the South East, the South West and East Anglia. However, more surveyors in the North and the West Midlands are seeing falls in house prices indicating that the recovery in the market is less entrenched in some parts of the country than others.

For the seventh consecutive month, more Chartered Surveyors are reporting that the number of new instructions is increasing rather than falling. 17% more Chartered Surveyors reported a rise than a fall in new instructions. Fresh demand for property is still outstripping new supply but the gap has narrowed. 20% more surveyors stated that enquiries from potential purchasers are rising rather than falling but enquiries rose at the slowest pace since January 2009.

Other demand indicators are also losing some momentum, although they remain in positive territory. The newly agreed sales balance slipped to 22 from 24 while the sales expectations net balance dropped to 6 from 20.

Transaction levels were little changed in December. The number of sales per surveying firm is still hovering around 19 for the fourth consecutive month while the closely watched sales to stock ratio – a measure of market slack and a lead indicator of future prices- fell back slightly.

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London office availability no longer rising

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The amount of office space available to tenants in London declined for the first time in two years as the London economy started to lead the country out of recession.

Demand for business property increased in the fourth quarter of 2009 with office space and industrial property proving particularly popular but demand for retail space continued to decline.

Fourteen percent more chartered surveyors reported a rise in tenant demand, up from 8% in the previous quarter. This is the second successive rise in tenant demand and the first time that there has been an upward trend since early 2007.

Is it worth surveying a brand new home?

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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?”.

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

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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.

Without wanting to insult anyone, or be at all secretive, this cannot be answered “just like that”. It takes time for us to understand what you need and can afford.

Things that cause our fees to vary include:-

• Property size (eg: gross floor area).
• Property type (eg: it is traditionally designed, is it detached, is it “system built”, is it registered defective under the Defective Premises Act, etc….).
• Form of construction (eg: modern or Period timber frame? Cob? Metal framed? Traditional cavity or solid walls, etc…).
• Are there extensive outbuildings?
• Where is it?
• Do you require basic survey products or additional services for specific reasons?
• Do you want us to include/arrange Services tests by Engineers?

We do have a Fee Matrix and this forms the benchmark for our bespoke fee quotation analysis and is not intended to be a rigid fee structure – each and every client is different and has differing expectations!

The best thing to do is to call us for a quotation – this starts with filling out the CONTACT FORM opposite (provide us with at least some basic data EG: 4 bedroom detached house – about 100 years old – value around £500,000 – Building Survey with Valuation opinion needed).

Why not use me (call me, text me, e-mail me) as a resource for free property advice or for fee-paid-services revolving around:-

• HOMEBUYER or CONDITION REPORTS including full BUILDING SURVEYS.
• EXPERT WITNESS REPORTS commissioned via your Legal Advisers.
• CONSERVATORY PROBLEMS? Call us for advice.
• NEIGHBOUR OR DISPUTE REPORTS & ADVICE.
• HOW TO MAINTAIN TO PRESERVE THE VALUE OF YOUR HOME.
• MARKET VALUATIONS or INSURANCE REBUILD COST assessments.
• THERMAL IMAGING as a diagnostic tool for fault/problem finding.
• ADVICE on all aspects of owning, improving, repairing, buying or selling domestic housing.
• TRAINING and CPD/Educational SEMINARS designed specifically for you.

Hello, I’m Stuart Parrett. I am a truly independent, knowledgeable and experienced Chartered Surveyor and housing specialist. I am in the People 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.

An Opportunity for YOU.

On October 13th, 20th and 27th I wish to INVITE central and south Hampshire business owners to a Networking meeting (early morning just off the M27 at Whiteley). Interested in growing your business? It will cost you all of £15 for breakfast but it is the most effective business club in the County so don’t let it stop you joining us.

Entry by invitation and verified reply ONLY.

Call me on 01489 896 174 a.s.a.p.

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.

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 01489 896 174 or 078 3636 3040 if you —

• Need personal service levels (and actually want to talk to a Surveyor to ensure we do what you need).
• Need advice on what survey product is best for you.
• Need advice on when is the right time for a private survey.
• If you need to know why it is vital you split the private survey away from the loan/mortgage valuation.
• Have need of honest opinion when you are involved in DIVORCE, BOUNDARY DISPUTES, TAX & ESTATE PLANNING or any PROPERTY TRANSACTION.

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.

We are professional Chartered Surveyors and Property Consultants that specialize in house and flat defect diagnosis.

Call us before arranging a loan-valuation and/or instructing your solicitors.

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.