Chartered Building Surveyors & Party Wall Surveyors in Newbury, Berkshire
High water in Reading, Berkshire
An extra £30m has been pledged for flood repairs and maintenance, which is on top of the £100m announced by David Cameron earlier this week. Full story: http://www.bbc.co.uk/news/uk-26061795
If your house or building has been affected by flood or water damage, give RMA Surveyors Ltd a call for some professional advice on your situation.
See this brief news article where a sink hole has opened up in a residential area in Walter’s Ash, High Wycombe.
See this link for the full story.
Note how close to the building the hole is. Aside from a car being buried at the bottom of the hole, the owners of this property are no doubt seriously concerned about the stability of their building.
We can only speculate as to the cause of the hole, but the recent heavy rainfall should be a consideration.
We had brief involvement with a similar sized hole in an undisclosed location in Newbury. Our involvement was on behalf of nearby building owners was concerned of the effect is would have on their property. Fortunately we found no immediate cause for concern. However, just where and when sink holes may appear is anyone’s guess.
If you are planning on undertaking building works the Party Wall etc Act 1996 may apply. If you do not know of a requirement to serve or respond to notices you are not alone and we can help.
Many people are unaware of their obligations and rights that the Party Wall Act provides. Building works that proceed without complying with the Act can lead to significant difficulties, legal action, and a breakdown in neighbourly relations. Iit is not just building works directly affecting a party wall or boundary wall that may require action under the Act.
A Building Owner may decide to build a permanent structure on his own land within 6 meters of a neighboring party structure, build near or on a boundary or cut into or otherwise alter an existing party wall. In all these cases the Party Wall Act can apply. The Act allows for a Building owner to progress with works whilst protecting the an Adjoining Owners’ interests.
Where an Adjoining owner has concerns regarding a neighbors’ proposals they can appoint an independent party wall surveyor to provide help and explain the implications and procedures of the Act.
The requirements of the act stipulate that where there is a disagreement, a Party wall surveyor can step in to guide the process according to a defined protocol. Anyone can act as a Party Wall Surveyor. However a surveyor should ideally be experienced in construction, have read, understood and be able to operate within the Act, interpret technical details, drawings and ultimately work diplomatically to provide swift resolution.
The current flood agreement between the Government and the Association of British Insurers comes to an end at the end of June 2013. Negotiations to continue providing affordable premiums to those most vulnerable to flooding are seemingly at a grinding halt.
Under the present agreement, insurers are committed to offering existing consumers universal flood insurance at affordable rates, providing that the Government invests in flood defenses. However, government spending on flood defenses is reported to have reduced. The Guardian reported last July that 294 flood defense projects have not received funding.
Talks between DEFRA and the ABI over a new deal have been ongoing for months. As many as 200,000 households could find it difficult to source reasonable premiums on flood insurance if no agreement is reached.
The Government’s Green Deal‘s cashback initiative has been launched this week. There is no cap on what householders can claim.
The Department of Energy and Climate Change (DECC) has made available £125 million funding for the scheme.
To qualify for the cashback initiative, homeowners need to have a Green Deal property assessment undertaken on their property. However, this assessment is not always free, as many assessment companies are charging consumers for this service. The assessment is designed to inform homeowners what measures will make the best improvements to their property’s thermal performance. Improvements may include cavity or solid wall insulation, replacement boilers and loft insulation.
The cashback initiative follows an announcement by Climate change minister Greg Barker last week that planning laws have been relaxed to make it easier for external solid wall insulation to be installed. The classification of solid wall insulation for planning purposes is set to change for property owners across the country, with this type of project now seen as a “permitted development” – meaning property owners will no longer require specific planning consent to carry such an improvement.
The climate change minister stated: “There used to be a time that if you applied external solid wall insulation you would make the house look like something out of Erich Honecker’s East Germany. But actually lots of the solid wall insulation products now enhance the look and feel of a home.”
Greg Barker stated the Department for Communities and Local Government had “relaxed” planning laws so that the insulation measures are categorized as home improvements, rather than enlargement or extension, meaning the solid wall insulation will not require planning permission for most homes. Listed Buildings and properties in Conservation areas will still require permission.
Defects that affect the structure of a building are usually caused by the simplest of issues, which are easily remedied with a regular cyclical maintenance programme. The age old adage that prevention is better than cure rings true. The following is a list of the RMA Surveyors Ltd top 5 problems regularly encountered that could be easily prevented.
1. Keep rainwater goods regularly cleared and maintained. This is one of the simplest practical steps one can make to maintain any property. Safe access should always be factored in, particularly on larger commercial premises. That said the regular maintenance and clearing of rainwater goods will save hundreds, often thousands of pounds in remedying associated defects. We have discovered a dry rot outbreak covering three floors of a four story commercial premises; damaged masonry and staining; water ingress inside the building saturating the concrete floor screed; rotten external timbers and windows; damaged plaster and decorations internally; rusting of steel framing to a prefabricated system built property. All of these defects could have been easily prevented by maintenance of gutters and downpipes. In some cases poor rainwater management can lead to more serious structural damage caused by subsidence, where soil has been eroded away. For a small annual cost such problems could easily be avoided.
2. Ventilation of buildings. This is a broad ranging subject, but in essence all one needs to do is remember a simple rule that buildings and their materials need to be adequately ventilated (or breath). The typical scenario we find is where suspended timber ground floors are not adequately ventilated. The presence of ventilation grilles on external walls indicates that the floor is likely to be timber and the void below needs to be well ventilated to prevent the accumulation of moisture. Typically solid floor extensions are installed and no provision is made to retain ventilation. This can create unventilated pockets where moisture can accumulate allowing the conditions for wood boring insects larvae (commonly called woodworm) and all kinds of rot to establish. Simply ensuring that ventilation grilles are maintained and not covered over could end up saving you thousands.
3. Masonry repairs are often undertaken without due consideration for what original materials were used. Commonly I find that brickwork gets repointed in a cement mortar that is stronger than the surrounding brickwork. The result of this is that the mortar joints no longer allow water to evaporate and the brickwork begins to retain more water. On solid walled properties this can lead to damp on the internal wall surfaces. It can also mean damage to bricks in cold weather as the surface of the brick can be pushed off by the freeze/thaw cycle. Often repointing work can work itself loose due to expansion and contraction at differing rates with the brickwork and repointing is required far sooner than should be required. Make sure that when you are undertaking external masonry repairs it is done so by a contractor who understands the original construction and the work is correctly specified.
4. Critical junctions between building elements such as chimneys and extensions are often poorly weathered with lead flashings in poor condition or missing altogether. The recent spate of metal thefts has compounded to the issue, as people are becoming increasingly reluctant to replace lead. Opting for cheaper bitumen backed aluminium tape is a temporary solution, but should not be relied upon to form a proper long term weatherproof junction. Where lead flashings are installed the standard of workmanship can often well below par. If you are planning to have any lead work undertaken make sure it is done by an experienced installer who understands the material and follows the industry standard guidance available from the Lead Sheet Association.
5. Finally, external decorations and maintenance of vegetation. Innumerable problems are associated with the simplest of maintenance tasks, namely vegetation management. Ivy climbing up walls may look idyllic but in some cases it can do permanent damage to masonry and cause all manner of associated problems. Careful pruning and maintenance of trees near buildings is also worthwhile especially in drought affected areas as the amount of water taken up by maturing trees can cause subsidence. A simple lick of paint every 5 years to external joinery will prevent costly maintenance of external and internal elements.
The above are simple measures that will save you time, stress and money. If you have a property that requires a detailed cyclical maintenance program, so you can plan and manage your maintenance budgets, or you require more urgent repairs and remediation, then please contact us. Our initial consultations are always free and we would be pleased to provide you with a full quotation based on the level of service you require.
Richard Mountain MRICS
We keep hearing from clients that they never knew they could use an independent building surveyor to oversee the insurance reinstatement of their property. Here are a few reasons why it is better to use RMA Surveyors Ltd, an independent chartered building surveyor, to oversee the reinstatement of your property.
Larger insurance brokers offer their own in-house surveyors to oversee fire, flood, water and impact damage claims to property. These companies will appoint the services of their surveyors, to act on your behalf, after they have undertaken their initial assessment of the damage to your property. Often these brokers do not fully explain that you are not obliged to use their in-house surveyor’s services. You are free to appoint your own independent surveyor to specify, tender and oversee works on your behalf under your policy cover. Because your insurance policy covers the fees of an independent surveyor, like RMA Surveyors Ltd , it will not cost you a penny to get impartial, qualified and quality advice and management for the duration of the insurance reinstatement works.
Using an independent chartered building surveyor like RMA Surveyors Ltd is a better option for many reasons. Firstly, using RMA Surveyors Ltd guarantees you are using a qualified professional who is regulated by the Royal Institution of Chartered Surveyors (RICS). As RICS surveyors we are governed by a code of conduct and must act reasonably and impartially at all times.
Secondly, as chartered building surveyors we are professionally obliged to undertake projects diligently and must have the resources and capacity to fulfil a project. Large insurance broker surveyors often have many projects on the go at any one time over a large geographical area. They do not have the time to provide a tailored, bespoke service to each project. Consequently they cannot provide the same attention to detail, often missing important elements critical to the smooth completion of the project. A high turnover of staff and reallocation of resources in these companies can mean you deal with a number of different surveyors. Often works can be specified by the broker’s in-house surveyors by using template documents that do not fit the criteria of an individual project. RMA Surveyors Ltd provide a personal service with a meticulous approach, tailored to each individual property.
Thirdly, RMA Surveyors Ltd provide a fully accountable service which is efficient, detailed and comprehensive at all stages of the project. We also understand the stress and upheaval caused by such events as flood, fire, impact and water damage and endeavour to provide swift reinstatement of your property. As a result of their limited resources, broker’s in-house surveyors are often difficult to contact, do not properly oversee the quality of materials and workmanship on site, are slow to react to problems that arise and provide incomplete documentation.
Lastly, RMA Surveyors Ltd ensure that all works are undertaken by quality independent building contractors, using industry standard building contracts which protect you and clearly define your rights. Therefore, in the unlikely event that something does go wrong you are protected. Often broker’s in-house surveying departments use contracts that heavily favour themselves and their own approved contractors; effectively absolving them of responsibility should a problem arise.
If you have an insurance claim that is causing undue stress or you need some free advice please contact us. We would welcome the opportunity to help you.
With weather warnings announced for snow in parts of south Wales, the southwest of England and with a small fluttering of snow on cars this morning here in Berkshire, it’s forecast that we’re in for another cold snap this week.
A survey last year showed that over three million of us suffered damage to our homes in the winter freeze of 2010/2011. The extreme winter weather that occurred between October 2010 and February 2011 damaged 6% of all homes in the UK.
Often the biggest damage caused is the result of escape of water caused by frozen and burst pipes. Extreme cold can cause internal and external water pipes and drainage systems to freeze up, when this happens the water in the pipes expands and can cause the pipes and fittings to split or burst open. When the frozen water melts, damage becomes obvious as water leaks out of the system.
Leaking water can cause severe damage to properties. There is potential for ceilings to hold water, causing bowing and the possibility that the ceiling could collapse. Plaster may become soft and fall apart once it gets soaked with water. Floors, stairs and timber joinery often swell, disintegrate and can rot if left. Tiles, paint and wallpaper can crack, lift, and peel off when water gets behind.
If you find yourself the victim of such water or flood damage, it’s likely you’ll need to make an insurance claim.
Once you put in your claim, an inspection will be required to assess the damage to your property. A detailed inspection is not something that a loss adjuster is always fully qualified to do and while your insurance company may offer you their in-house surveying service, it’s worthwhile knowing that you are not beholden to use their services. You are entitled to appoint your own independent building surveyor to assess, specify, tender and oversee reinstatement works. In our experience you will receive a far higher level of service when you use an independent construction professional to act as your project manager.
The independent and impartial expertise of RMA Surveyors Ltd, chartered building surveyors, can determine the real extent of the damage to your property and ensure that your home is reinstated to a professional standard. If you are comprehensively insured there should be no direct cost to you.
If the cold weather results in you having to submit a claim, then contact us. We’ll be pleased to look at your claim and offer an initial free consultation. We have a proven track record in getting insurance claims moving and homes reinstated professionally and efficiently.
Richard Mountain MRICS
HOW TO PREVENT FREEZING PIPES
It’s never too late to go about protecting your home from the extreme cold weather. Why not implement these ideas to help prevent pipes from freezing:
– Lag exposed pipes with insulation
– Install loft and cavity wall insulation (special attention should be taken over pipes in loft spaces)
– Stop any dripping taps and valves, the water could freeze in the waste or overflow pipe and cause a blockage
– Keep your property warm, and if you are going away consider leaving the heating on low
– Try to stop any draughts
– Make sure you know where your stopcock is, should you need to turn off your water supply
We have picked up several projects in the last 6 months where the clients have had builders start or about to begin works with no formal contract, specification, scope of works or even a sketch on the back of a beer mat. As building professionals we see these as shocking omissions. We implore anyone thinking of embarking upon a building project, whether it is a refurbishment, extension, alteration, repair or cyclical maintenance, to only do so if they have taken appropriate professional advice.
Invariably construction is expensive. People want to limit costs as much as possible. Often the services of construction professionals are first to be omitted, in a bid to shave some of this cost. True, in the first instance money has been saved. The fees of surveyors, architects and structural engineers have been avoided. But the saving often doesn’t remain as the project spirals out of control without formal professional management. Worst case scenario the building owner ends up paying for professional fees to put it right or act as an expert witness in court.
Often a good contract administrator or project manager’s value cannot be immediately seen. But a project that has benefitted from the process of feasibility, design, specification, tendering, contractor appointment, management and communication by a qualified professional adds value to a project. Using a professional to steer you through the process will save you money.
A good proportion of RMA Surveyors Ltd instructions are generated by clients who wished they had sought professional advice in the first instance. We have seen sewer pipes terminate below ground floors, all manner of poor masonry detailing and poor mortar specifications, non-compliant roof conversions, unsupported chimney breasts, undersized lintels, dangerous electrics and all manner of other defects. Often work has not been passed by building control and there is no formal contract in place to protect the client.
Many problems encountered are not even considered at the time of installation, but would have been picked up by an experienced professional. Even if a problem is not noted during or immediately after construction the chances are the problem will manifest itself in years to come. Most likely when the property is sold and a purchaser’s surveyor highlights defects or shortcomings. Inevitably the value of the property is reduced at the point of sale.
Coupled with the above, a project that has not been properly specified will undoubtedly result in spiralling costs during construction. We often hear of clients whose builder invoices an inflated final account where no agreement has been made for the extra costs. But with no formal contract or defined contract sum the client is often bamboozled by the contractors’ technical explanations when trying to negotiate. The result is that both parties become entrenched.
A construction professional may not always seem appropriate and can be a cost to be avoided. But RMA Surveyors Ltd experience is although the value we bring cannot always be calculated; the cost of putting it right when it goes wrong cannot either.
If you have a project you would like to talk about please contact us.
