October 2022 | Squarepoint

Listed building renovations: What you need to know

Posted on October 17, 2022 by Squarepoint

Restoring, refurbishing and making alterations to a period building comes with additional challenges that modern properties simply don’t have. Whether the property in question is Grade I, II* or II listed, Listed Building Consent will be required for works to the exterior and interior of the building.

What is a listed building?

A listed building is one that is deemed to be of national importance and has been placed on the List of Buildings of Special Architectural or Historic Interest which is maintained by Historic England. Listed buildings and other structures are legally protected from being significantly altered, extended or demolished unless Listed Building Consent has been obtained from the local planning authority.

There are three main classifications: Grade I, Grade II* and Grade II:

Grade I Buildings of exceptional interest, including national landmarks such as Buckingham Palace, the Houses of Parliament and Tower Bridge

Grade II* Particularly important buildings of more than special interest, usually with additional merit such as outstanding interiors. Examples include the London Coliseum and Leadenhall Market

Grade II Other buildings or structures of special architectural or historic significance

What does ‘Grade II listed’ mean?

Over 90% of listed buildings in England are Grade II listed, including many private homes, so it is most likely that your property falls into this category. Additional planning controls are in place to protect these buildings, but the rules and regulations are much less rigorous than they would be for a Grade I-listed property. Nevertheless, Listed Building Consent must be obtained before you can make alterations to the interior or exterior of the building.

Local authorities in England receive more than 30,000 such applications per year, and in the vast majority of cases, consent is granted. Listed building consent must be obtained in addition to the usual planning regulations. Conservation officers will consider each case individually and within the context of ensuring that the special historical and/or architectural character of the building is preserved.

Importantly, it is a criminal offence to start building work on a listed building without having obtained the necessary permissions first. Building owners can be asked to reverse any unauthorised work carried out, and they may be prosecuted.

Squarepoint Surveyors have many years of experience in managing property refurbishment and restoration projects of all scopes and sizes, including this recent project on London’s famous King’s Road Chelsea. Whether you own a commercial property that is in need of modernisation or a historic home you wish to transform, our independent consultants will help you create a plan, manage your budget and provide quality control throughout. Contact us here for a free quote and to discuss your property requirements.

What are you allowed to do in a Grade II listed building?

It is perfectly possible to modernise a Grade II listed building, as long as it is done within the law. The building will have a special architectural or historic interest or may be located within an area of historical or architectural significance, the character of which will have to be preserved.

If in doubt, erring on the side of caution is always the best policy. Historic England’s free Guide for Owners of Listed Buildings is an excellent resource for information that every period homeowner should be familiar with. We also recommend The Listed Property Owners Club, Britain’s only advice service dedicated to listed building owners.

What can you do without consent?

In many cases, maintenance in Grade II listed buildings can be carried out without prior permission as long as like-for-like materials and methods are used. Sash window repairs are a good example of this.

However, Victorian bathroom fittings, a dilapidated conservatory or a tumble-down garden wall are examples of elements that could well form part of the listing. As such, listed building consent would be required before any repairs, alterations or removals can be carried out.

Can you put a new kitchen in a Grade II listed building?

You often don’t need consent to replace an existing kitchen, although you may need permission if you wish to change or extend the size of the room or change any features that form part of the property’s historic character. You should certainly expect to have to preserve historic features such as plaster cornices, stone flags or old floor tiles, original fireplaces, bread ovens or a cast-iron range.

Whatever your kitchen plans may be, you must do your best to avoid damaging any of the old materials or fabric of the building, such as timber beams or plaster ceilings.

Can you put a new bathroom into a Grade II listed building?

The same applies to making changes to existing bathrooms. If you simply wish to replace modern bathroom fittings and refurbish the room, there shouldn’t be a problem unless you are planning to make layout changes, extend the room or make any structural alterations.

That said, if your bathroom has original Victorian or unusual 20th-century fittings, they may well form part of the listing and you will be expected to keep them. Refurbishment may still be possible but would need close collaboration with the Conservation Officer.

Take great care when installing new pipework or equipment that could affect the historic fabric of the building and avoid cutting into beams or removing original timber floors and ceilings.

What can you not do in a Grade II listed building?

Making home improvements in a Grade II listed building should never be done carelessly. Planning controls and legislation must be complied with to protect the building and it is a criminal offence to make unauthorised alterations.

Below are the main points to bear in mind when renovating your listed home:

Don’t remove any original features such as fireplaces, windows, doors and stonework without express consent. Any unauthorised alterations could constitute a clear violation of the listed status.
Don’t repair old with new. Any repairs to traditional construction must be carried out with the correct materials and methods so as not to damage the building. Work with your Conservation Officer and contractor to choose the right repair method.
Don’t rush to renovate the garden without checking if any exterior elements are included in the listing. You may not be able to remove an original garden wall or gate, or a particular tree.
Don’t ignore responsibility. As the current owner, you are fully responsible for the Grade II listed building. Don’t inadvertently commit a criminal offence by changing something you didn’t know was protected, or a previous owner did.

How can we help?

At Squarepoint Surveyors, our team specialises in providing refurbishment and restoration advice to property clients in and around London. In most cases, we will conduct a full Building Survey to understand the construction and condition of the property, before our architectural design team can draw up specifications and plans for submission to the relevant local authority.

We pride ourselves on our ability to manage positive relationships with Conservation Officers in London and elsewhere to help us obtain the necessary permissions. Once the project has been approved, we offer our planning and project management expertise so that your project is completed on time, on budget and to your complete satisfaction.

Do I need a survey if I have had a mortgage valuation?

Posted on October 10, 2022 by Squarepoint

At Squarepoint, we aim to help every buyer make an informed decision about their property purchases. As part of this, we have put together this quick guide to explain the important differences between a mortgage valuation and a home survey, and why we highly recommend that every property buyer should get a survey.

Does everyone get a House Survey?

Buying a house or flat is a lengthy process and one of the most important financial commitments one can make. In order to protect the investment, you need to be sure that the property is in good condition, and that’s where a survey comes in.

Getting a survey is not a legal requirement. Recent research discovered that more than 2.8 million residential property sales have been completed without one, with buyers presumably deciding that a green light following a mortgage valuation is sufficient to proceed with the purchase.

Unfortunately, what the majority of buyers may not realise is that a home survey and a mortgage valuation are two entirely different things. Confusing the two leaves homebuyers extremely vulnerable to hidden defects, expensive repairs and considerable legal issues when they move in.

What is a Mortgage Valuation?

Usually conducted by an appointed valuer or a specialised surveyor, a mortgage valuation is purely an exercise to check that the building is worth the amount you are going to pay for it. The report is usually based on the prices of comparable properties in the area, as well as the apparent condition of the house or apartment itself.

While it might seem like a useful tool for buyers to determine whether they are under- or over-paying for their new home, mortgage valuations are, in fact, carried out for the sole benefit of the lender. The results will be used to gauge whether the bank can recoup their losses by selling the property, should you default on your loan repayments.

What is checked on a Mortgage Valuation?

Lenders conduct mortgage surveys in a variety of ways. Traditionally, an assessor will visit the property to confirm its details and carry out a brief inspection. Mortgage valuations typically take around 15-30 minutes, giving the valuer just enough time to consider the superficial state of the property. Obvious defects that could have an impact on the property value will be noted, but it is in no way a detailed investigation into potential flaws lurking within the structure.

After the visit a short report will be compiled, which also takes into account recent sales transactions of similar properties in the local area and the supply and demand of the local market.

These days, surveyors can also determine the value of the property using recent online sales data and taking a quick look at the property from the road. If the lender considers the property to be a low-risk loan, they may commission a desk-based or drive-by valuation.

What is a Property Survey?

In comparison, an independent property survey is carried out specifically to report on the condition of a property, so that buyers can be fully informed about the home they are about to purchase. It will highlight any problems within the building so that potential repair costs can be considered before committing to a sale price.

There is more than one kind of survey, and buyers will find that the best option depends on the type of home they are looking at. At Squarepoint, we conduct surveys according to guidelines set out by RICS (the Royal Institution of Chartered Surveyors). RICS offers three levels of survey: Level 1 Condition Reports, Level 2 HomeBuyer Reports and Level 3 Building Surveys.

What does a Property Survey involve?

Each level of RICS survey provides a different amount of detail in the corresponding report, but in every case, you will receive clear information about the condition of your potential home, and whether there are any issues you should be concerned about.

A Level 1 Condition Report is the most basic inspection and only really suited to new or nearly buildings of standard construction that appear to be in good condition. It will provide a professional overview of the building’s state of repair on the day of inspection.

For Level 2 and Level 3 home surveys, our surveyors will examine all visible aspects inside and outside the property to identify current building defects including damp, timber decay and structural movement, and also highlight any potential issues or possible future risks. A Level 3 Building Survey is the most in-depth report and best suited to old and large properties, non-standard constructions, buildings that have been extensively altered and doer-uppers.

The survey report uses RICS’ traffic light condition ratings to indicate the severity and urgency of each defect found, and also provides recommendations for remedial action.

Does a Valuation mean a mortgage offer is approved?

Your mortgage AIP (Agreement in Principle) will have been made subject to certain conditions, and a satisfactory valuation will be one of these conditions. Your lender will insist on valuing the property to establish whether it is worth the loan you have applied for. This does not mean that your mortgage is automatically approved at this stage.

In fact, there are many reasons why the property may not meet lender requirements and the mortgage may declined after valuation. These include:

The condition of the property is unsatisfactory
The property’s construction methods or materials don’t fit with the lending policy
The selling price is deemed to be too high to reflect the property’s true value
The property is located in an unsatisfactory area, e.g. high-risk flood zone

It is important to understand that the mortgage valuation is a critical element of the house buying process, but it is also one that you, the homebuyer, has no control over. The only way to gain a clear insight into the condition of the property, and the costs associated with any repair work that may be needed, is to commission your own independent property survey.

What happens if the valuation is lower than the mortgage offer?

A down-valuation by the mortgage company can be a real blow. This can mean that the lender will approve a lower mortgage amount than you applied for, which could make the home you want to buy unaffordable. It can also mean that your application may be rejected.

Arguing against an unfavourable mortgage valuation can be extremely hard unless you have access to specific comparable properties that support the price you are paying. That said, an independent property survey carried out by a RICS surveyor can provide credible insights coupled with robust cost estimates that may help you argue your case.

Get in touch

The differences between a Mortgage Valuation and an independent property survey couldn’t be clearer. If you are buying your next home with a mortgage, your lender will carry out their own valuation as one of several conditions of the loan being approved. However, this does not mean that you will be provided with in-depth information about the property’s condition.

A RICS home survey carried out by our experienced surveyors is the best way to obtain all the important facts you need to gain a clear insight into the building’s state of repair and maintenance requirements to enable you to make the right purchasing decision.

If you are about to purchase a home anywhere in Notting Hill, Chelsea or North London and aren’t sure about the kind of survey you need, please get in touch. Our team of expert surveyors have extensive experience working with all kinds of property and can help you decide the best option for bringing you total peace of mind.

Which home survey do I need?

Posted on October 3, 2022 by Squarepoint

Do I need a pre-purchase survey?

Commissioning a property survey before you exchange contracts is a sensible precaution that can save you thousands in repairs. The expert eye of a trained surveyor is able to spot signs of trouble that the layman simple wouldn’t recognise. From roof defects to structural movement, damp and timber decay, ageing plumbing and electrics, a home survey can help you protect what could well be the biggest investment of your life.

Squarepoint Surveyors are experienced professionals when it comes to building surveys and investigations. As members of the Royal Institute of Chartered Surveyors (RICS), we are able to offer all three levels of RICS home survey and are always happy to discuss which of these would suit you best:

RICS Condition Survey – Level 1

A Condition Survey is the most basic type of home survey, delivering a brief, easy-to-use description of the property. The report provides an overview of the building, using a handy traffic light system to either reassure that everything is in good order or indicate areas of concern where further investigation is needed.

What is included in a Level 1 Condition Report?

We will carry out a brief property inspection of the visible interior and exterior elements, permanent outbuildings and boundary structures, and compile our findings into a report that describes the ‘as is’ condition. Any serious concerns will be highlighted to enable you to address them appropriately. We will also point out any legal aspects, e.g. planning and building control issues or access rights, for further investigation by your conveyancer.

When to choose a Level 1 Condition Report?

This type of survey is typically only recommended for new or nearly new homes that have been built using conventional materials and methods of construction. The property must be in good condition and have an easily accessible maintenance history. Buildings that are older than 5 years, have known defects or are of non-standard construction are not suitable for this type of survey.

RICS HomeBuyer Report – Level 2

The RICS HomeBuyer Report is a mid-range survey that is suitable for most modern residential properties in the UK. It is the most popular choice of survey among homebuyers, designed to provide all the salient facts needed to make an informed purchase decision.

What is included in a Level 2 HomeBuyer Report?

The HomeBuyer Report is more detailed than a Condition Report but not as in-depth as a Building Survey. A visual inspection of the property inside and out will form the basis for reporting in a standardised, jargon-free, user-friendly format. This typically includes damp and timber decay, evidence of structural movement, utility services and other apparent defects.

The survey report will also provide advice on any remedial action and estimates for any repairs and ongoing maintenance. Furthermore, we will recommend for further investigation any specific items where we are unable to reach a conclusion with reasonable confidence.

RICS HomeBuyer Reports can be provided with a market valuation and an insurance reinstatement figure, as well as a list of items that the surveyor considers may affect the property value.

When to choose a Level 2 HomeBuyer Report?

The HomeBuyer Report is the most popular choice among buyers of conventional properties that are in reasonable condition. It is suitable for modern homes constructed less than 50 years ago. If you are considering the purchase of an older property or period home, a ‘fixer upper’, non-standard structure or a building with complex surveying needs, the level of detail provided by a HomeBuyer Report is likely not sufficient.

RICS Building Survey – Level 3

Formerly known as a full structural survey, a Building Survey is the most comprehensive inspection and report available. A Building Survey will give you a wealth of information about identified major and minor defects and other issues, and includes cost estimates for repair, maintenance advice and recommendations for further investigations.

What is included in a Level 3 Building Survey?

The RICS Building Survey includes everything you would get from a RICS HomeBuyer Report and more. The inspection will cover all visible and accessible parts of the building including the roof, chimneys, wall, floor, windows, doors, cellars, garages and outbuildings. They will also look into cupboards and manholes and assess the condition of the services.

The surveyor will not investigate closed or concealed parts of the building, such as sealed roof spaces but they will describe any identifiable risks and causes of potential or hidden areas that aren’t inspected.

The report will outline the likely scope and urgency of any recommended remedial work and explain the possible consequences of non-repair. Budget estimates will also be included.

When to choose a Level 3 Building Survey?

Building Surveys are very thorough investigations that are suitable for all properties. They are the only recommended option for older properties, period homes and listed buildings which require detailed inspections and reporting. They are also the best choice for buildings of non-standard construction and those that require, or have undergone, major alterations or renovations. If you are planning major renovations or refurbishments, or any concerns about elements of the property, a Level 3 Survey is the right tool to provide the insights you are looking for.

How much do house surveys cost?

The cost of your home survey will generally depend on two key factors: the property in question (its type, size and value) and your choice of survey. Different levels of detail are provided by our RICS Home Surveys.

As a general guide, a RICS Condition Surveys will cost from £300 upwards, a RICS HomeBuyer Report starts at around £400 and a full RICS Building Survey can cost from £600 upwards. Please contact Squarepoint Surveyors to obtain a quotation.

How to arrange a house survey

The consequences of ‘buying blind’ without getting a home survey can be very costly indeed. At Squarepoint Surveyors, we would always recommend that you obtain an impartial, in-depth opinion to inform your property purchase.

Home buyers typically arrange to have the survey done shortly after their offer has been accepted by the seller and, in any event, before contracts are exchanged. Generally, it is the buyer who commissions and pays for the survey.

To get the process started, all you need to do is to get in touch with our expert team for advice about the right survey for your next property purchase. We look forward to hearing from you.