Recently we undertook an RICS Homebuyer’s Survey in Reading and found mildew staining to the underside of felt and roof timbers. It indicated that the roof ventilation was not adequate, causing moist air to condense on the cold surface on the underside of the roof covering.
This defect is more and more common as building owners are taking advantage of government incentives to improve energy performance in properties, adding additional insulation in their roof spaces. However, if insulation installers are not careful they can block up gaps between rafters at the eaves and prevent the cross flow of ventilation through the roof void.
Ventilation in the roof space is important as it is required to ensure roof timbers are protected from such moisture and the resulting consequences.
A defect like this is not costly to remedy but needs immediate attention to prevent damage to the timber roof structure. Potentially we saved our clients thousands of pounds in future repairs were this defect left unnoticed.
If you’re in need of some advice on a property defect, a Homebuyer survey or building survey, contact us on 01635 579 208.
The Case of the Missing Party Wall
While conducting a recent Homebuyers Survey in Reading, we noticed something missing from the main roof space – a party wall.
It was common in Victorian terraces for there to be no separating wall at the party line in the roof space. In some cases, one could walk all the way through the roof space straight down the terrace.
Nowadays we are a little more security and fire conscious and walls have been installed.
It is rare in Reading to find a property where this has not been done. We advised our client that a party wall should be installed. In doing so we saved the client considerable additional cost.
Installing an adequate wall may require a party wall agreement before remedial works are undertaken.
If you need Party Wall advice in Reading or Newbury call us for a quote.
It is rare that property purchasers look in the roof space they are often dirty and detract from the glamour of buying a new property. Why not let us look for you?
If you need a property survey in West Berkshire, call us for a quote. Get in touch on 01635 579 208.
When Flood Water Recedes
RMA Surveyors Ltd have visited many properties over the last few months to assess flood water damage and work with home owners to reinstate their property.
About 6,500 homes have been flooded in the UK since December, according to this interesting BBC article, which takes a look at what happens after the flood water recedes.
If you are concerned about any damage to your property, then enlist the services of a Chartered Building Surveyor.
The reinstatement process can be long and involved. Many factors can come into play that delay or frustrate the process, particularly where there are so many claims being processed concurrently.
In our experience it is better to have an experienced Chartered Building Surveyor appointed to steer you through this lengthy and sometimes frustrating process.
If you need the assistance of a qualified and experienced Chartered Building Surveyor please call on 01635 579 208 or contact us via our contact page.
For further information read Five Steps to Flood Reinstatement.
Project Management on Property Extensions and Refurbishments
It is frequently seen on self build tv programmes when the building owner dispenses with their professional team and announces they are going to take on the role of the project manager.
Often with little or no experience. Generally the end result is unsatisfactory, with conflicts with the building contractor, a lack of technical understanding, projects going over budget or well beyond the contract period, contractors not getting paid, legal disputes and all manner of stress to everyday life.
In short being a project manager is hard work. So why not let a professional help – in the long term, it will save you money, time, stress and heartache.
How can a professional help?
By enlisting the services of a Chartered Building Surveyor you will receive guidance and knowledge that will help your project to run smoothly. You’ll receive no nasty surprises and the outcome will be a refurbishment, extension or renovation that will be an asset.
RMA Surveyors Ltd will act on your behalf to specify, design and manage the building works. In addition to certifying works, assessing costs and liaising with the building contractor at every stage. We will use our professional skill, expertise and understanding of buildings and construction to administer and manage building contracts. We will supervise the building contract to ensure a smooth running of the project and a satisfactory outcome for all involved.
The Process
Once a project (e.g. a refurbishment, extension or reinstatement) has been designed and specified, we begin the process of procurement, usually via competitive tender. We issue the tender documents to several building contractors, who provide a quote for the works. Once tenders are received, we make a recommendation as to which building contractor should be appointed. We ensure you have the best building contractor for the job, at the best price.
We then manage the construction phase of the project, chairing regular on-site meetings, dealing with any issues as they arise, valuing works and certifying stage payments, as well as monitoring the overall quality of the build.
Finally, we certificate works when they have been satisfactorily completed and ensure any outstanding issues are dealt with after completion.
For further information on whether RMA Surveyors Ltd can help with your project, give us a call on 01635 579208. See our project management page for further details.
Problem with your Property? RMA Surveyors can help!
Property investment is expensive. Remedial works for untreated defects can be costly and can affect the saleability of the property. Therefore, it’s important to keep your property in good condition.
If you notice a potential problem, don’t leave it, get a professional to make an assessment on your behalf. The cost of a Chartered Building Surveyor’s fee may save you thousands of pounds.
If you’re unsure how serious a building defect may be, seek advice from a Chartered Building Surveyor who can visit, inspect, report and advice you, provide remedial advice and put your mind at ease.
Recently RMA Surveyors Ltd has undertaken Defect Inspections to assess a variety of defects from damp, condensation, dry rot, flooding, cracking in walls, potential subsidence and concerns over construction works to extensions.
When you instruct the services of RMA Surveyors Ltd, a surveyor will attend the property and make a full assessment of the problem. Following this inspection a Defect Report will be written, detailing the specific materials, construction, implications and other associated issues regarding the building defect or defects.
If further advice regarding reinstatement is required we will also be pleased to assist.
For more information, visit the Surveys page or call 01635 579 208.
Understanding a Party Wall Award
What is a Party Wall?
In short, it is a wall or structure that separates buildings belonging to two or more different owners.
This could be a wall in your property attached to your neighbour (e.g. semi-detached house or flat), a garage wall linked to another property, or a garden wall built astride a boundary (known as a Party Fence Wall). Separating floors in flats and shared chimneys are also party structures.
What is the Party Wall etc. Act 1996?
The Act is designed to avoid and minimise disputes between the two owners of a party structure.
It ensures that the Building Owner carrying out the work notifies the Adjoining Owner in advance of the proposed works that are likely to affect the Party Wall.
TOP TIP: It is a good idea to talk to your neighbours about your plans before serving the notice as that will greatly increase the chances of them agreeing, or at least concurring in the appointment of an ‘Agreed Surveyor’.
How does the Act work?
Certain works are deemed to be ‘notifiable’ under the Act. Typical examples include cutting into a party wall to take the bearing of a beam (e.g. in a loft conversion); inserting a damp proof course (even if only to your own side of a party wall); demolition and rebuilding of a party wall or structure; raising a party wall; underpinning a party wall or part of a party wall; and excavating within three or six metres of a party structure.
The Act details the requisite notice periods applicable in each situation.
In the event of a ‘dispute’ in response to any notice served, the parties (the Building Owner and the Adjoining Owner) must either each appoint their own Surveyor, or decide to appoint a single ‘Agreed Surveyor’. The Surveyor must act impartially. They are not appointed to win the argument for either side.
The purpose of this appointment is the resolution of the dispute by way of a Party Wall Award.
What is a Party Wall Award?
A Party Wall Award is a legally binding document drafted and served by the appointed Surveyors, or Agreed Surveyor, to agree how works should be executed.
It sets out the nature of the proposed works, together with details as to who is responsible for the cost of the works and any associated fees.
The Award will contain a Schedule of Condition to record the condition of the Adjoining Owner’s property prior to commencement of any works; this may be needed for later referral in determining the extent of any damage as a direct result of the awarded works.
The Award will usually also state which party is responsible for implementing any remedial works in the event of resultant damage.
Does the Party Wall Act apply to you?
The Party Wall etc. Act 1996 applies to all ‘notifiable’ works in both residential and commercial property and includes:
• The building of a new wall on the line of junction (boundary) between two properties
• Works to a Party Wall
• Works to a Party Fence Wall
• Excavations – excavating foundations within three metres of a neighbour’s structure and lower than its foundations OR excavating foundations within six metres of a neighbour’s structure and below a line drawn down at 45° from the bottom of its foundation
Call RMA Surveyors Ltd on 01635 579208 for guidance on the Party Wall etc. Act 1996 or to enlist our services as a Party Wall Surveyor.
For further information, read the RMA Party Wall information page or download the RICS Information Guide
Protect your home against flooding
This is the advise being given to residents across Berkshire.
The Met Office has issued a yellow warning for rain in the district today (Wednesday), with 15-25mm of rain expected to fall within the yellow zone between 9am and 9pm.
There is also a yellow warning for wind in place between 10am today and 3am on Thursday. For more information visit: http://www.newburytoday.co.uk/2014/more-rain-to-fall-in-west-berkshire-tomorrow
If your home has been affected by the floods or water damage, call RMA Surveyors Ltd for advice.
How do you know if the Party Wall Act etc 1996 applies to works?
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.
Six Steps to a Party Wall Award
Recently we have had a number of requests for information regarding party wall procedure. With the aim of providing guidance the following is an overview of the basic procedure of serving Party Wall notices:
1. Firstly, do you need to issue a party wall notice? For the sake of argument let’s say you do. Do you know what type of notice needs to be served? A line of junction notice? A party structure notice? Or a notice of adjacent excavation? In some cases it may be just one in some cases it may be all three. This can easily be determined by any good Party Wall Surveyor who knows the Party Wall Act.
2. Secondly, on whom are you serving notice? Who is the freeholder? Are there any leaseholders? Does the proposed work affect more than one structure? If so, there are likely to be a number of parties to whom notice must be served.
3. With the aforementioned identified notice can be served. RMA Surveyors Ltd are often asked to become involved in Party Wall matters after notice has been served. Clients sometimes see an early saving being made by not appointing a Party Wall Surveyor, as the process seems simple at the outset. However, as the process develops it can become more complex and Building Owners seek to appoint Party Wall Surveyors to untangle the knots. We would say two things at this juncture. Firstly, fees for initial notice are usually minimal. Secondly, issue of the correct, properly drafted notices at the outset will save time. If a notice is not correct, it is invalid and another valid notice must be served. It can take two months before works can start from date of issue of a valid notice.
4. Valid notice is served to the Adjoining Owner. They now have fourteen days to respond. The adjoining owner can assent or dissent to the proposed works. If the adjoining owner does not respond in this period, works are deemed to be in dispute. If the Adjoining Owner agrees to works, the Building Owner may, by written agreement, proceed with works. We strongly recommend a condition survey of the Adjoining Owner’s property be undertaken prior to works commencing, to provide a benchmark and avoid later dispute.
5. If no response is received or the Adjoining Owner dissents to works the building owner will need to write to the adjoining owner to request they appoint a Party Wall Surveyor. The Adjoining Owner may opt to use the Surveyor appointed by the Building Owner. They may prefer to appoint their own Surveyor. In most cases the fee for the Adjoining Owner’s Surveyor will be borne by the Building Owner.
6. Once appointed the Agreed Surveyor or Surveyors should then work to draw up a Party Wall Award. A Party Wall Award is the framework whereby works affecting the party structure are to be executed. A condition survey of the Adjoining Owner’s property will be undertaken. Once the Party Wall Award is agreed and published works can commence from the date stated within the Award.
Please also see our Party Wall Pitfalls blog with more useful guidance about the Party Wall process.
