There are still a small number of dates available for Level 2 Surveys in August. Valuations can sometimes be carried out alongside existing appointments.

Please note that due to staff absence during the weeks of 15th July 2024 and 19th August 2024 there may be a delay in replying to inquiries and we may not be able to take your call as promptly and personally as we normally would.

<p>The post Surveys – Limited Availability in July and August 2024 first appeared on Edwin Lake Chartered Surveyors.</p>

Indeed, Land Registry data indicates a slight increase in the value of some types of property in some areas. In reality there have been fluctuations due to seasonal factors and general market sentiment.

Going forward we might see interest rates falling later in 2024 and already many lenders are offering more competitive mortgage products. This will make buying a new home a little more affordable and with inflation seemingly under control and predicted falls in gas and electricity prices there are grounds for cautious optimism.

At the time of writing we are booking Surveys for three weeks in advance. Many thanks to all our clients who have been prepared to wait a few weeks for their Survey to be carried out.

Thanks also for all the positive testimonials that have been received. Emma and I put in long hours of hard work to produce the best reports we can and the feedback we receive, positive testimonials and recommendations makes it wall worth while.

<p>The post A Positive Start To 2024 first appeared on Edwin Lake Chartered Surveyors.</p>

Upon renewal and from February 2024 the restrictions have been relaxed somewhat and we can now consider undertaking Surveys and Valuations on developments of five and six floors in height.

This may be of interest to clients who have shared ownership or shared equity (Help To Buy) flats in the Bristol and Bath area.

We are very happy to undertake Valuations for sale, stair-casing or if redeeming the equity loan. We can normally fit in an inspection at fairly short notice. We charge a flat fee of £200 plus VAT for shared ownership and help.

Emma is very familiar with Lenvi’s (formerly Target) procedures so do call us if you require assistance.

Please note we still do not generally take instructions in respect of buildings which have combustible cladding or other unaddressed fire safety risks.

<p>The post Surveys and Valuations on Medium Rise Developments and Taller Buildings first appeared on Edwin Lake Chartered Surveyors.</p>

• Staircasing – this is when you wish to increase your percentage share of the property
• Selling – as the shared ownership company require a surveyor to determine the market value

Edwin Lake chartered surveyors can guarantee a report that complies with your scheme’s requirements at a low fixed fee of £200 plus VAT.  We cover Bath, Bristol and the surrounding areas and regularly produce reports for home owners with properties through schemes run by Curo, Live West, Sovereign, Alliance Homes and others.

Our shared ownership valuation reports ensure you are in the best position to fairly negotiate new terms, move forward with a sale and avoid any delays through incorrect paperwork.  It is particularly worth being aware that valuations for staircasing are typically valid for three months.

Do get in touch with us if we can help you with selling or staircasing of your shared ownership home.

<p>The post Shared Ownership Valuations for Bath, Bristol and surrounding areas first appeared on Edwin Lake Chartered Surveyors.</p>

Safety glass, also known as tempered or laminated glass, offers superior strength and durability compared to traditional glass. Tempered glass has been processed using thermal and chemical treatments to increase its strength.  Laminated glass consists of two layers of glass with a plastic film bonded between them.  These processes mean the glass is designed to resist shattering upon impact, thus significantly reducing the risk of injury.  In the event of a breakage, safety glass fractures into small, less harmful pieces, mitigating the likelihood of severe cuts and lacerations.  This feature not only protects individuals within the home but also ensures the structural integrity of windows, doors, and other glass elements in the event of extreme weather conditions (such as branches being blown against a window) or attempted break-ins. Safety glass also offers notable benefits in terms of energy efficiency and acoustic insulation. 

Safety glass’ ability to withstand high-impact forces makes it an ideal choice for areas prone to accidents or as a deterrent to potential intruders. Glass doors, panels and windows in homes are susceptible to accidental collisions, especially in busy areas or households with young children. By installing safety glass in these locations, you significantly minimise the risk of injuries caused by shattered glass shards. Ola Brunkert, former drummer of ABBA, died as a result of falling through a glass door in 2008. On falling into the door he hit his head on the glass, whereby the shattered shards caused lacerations to his neck.

Since 2002, Building Regulations have applied to all replacement glazing and the safety elements are covered in Approved Document K.  It requires that all glass fitted in critical areas, such as glazed doors, side panels and areas below 800mm, are safe.  These regulations aim to prioritise occupant safety and mitigate potential hazards.  It is worth noting that Building Regulations do not apply to greenhouses.  Yet greenhouses are often built with the lowest grade of glass, particularly older types.  As such, these structures are especially dangerous if they break.

It can be difficult to correctly identify safety glass.  When carrying out surveys we look for British Standard numbers and logos imprinted somewhere on the glass, usually in the corners.  These markings are a requirement of any safety glass that has been fitted, although in practice they are sometimes omitted.  If the glass seems thin, is unmarked and of single glazing type then it is unlikely to be safety glass.  If you receive a survey that has highlighted non safety glass in areas of your home then we would encourage you to consider replacing it.  While the likelihood of a breakage may be low, the harm from the potential hazard is extremely high.   

<p>The post The Importance of Safety Glass in Residential Spaces first appeared on Edwin Lake Chartered Surveyors.</p>

There is a requirement for:

• Minimum room size for single adult occupancy to be at least 6.51 square metres.
• Minimum room size for double adult occupancy to be at least 10.22 square metres.

Usable space that is counted towards the overall size must have a minimum ceiling height of 1.5 metres. Areas counted towards the minimum size are generally from the closed room door onwards and are calculated from measurements taken between the room walls (not skirting boards). En-suites are not included in bedroom sizes.

In addition, it is worth noting that a 5 person property occupancy requires a minimum of 2 bathrooms (or 1 x bathroom, 1 x WC), where reasonably practicable. And that the total communal space (which includes living rooms and kitchens), must be a minimum of 13.5 square metres for 1-3 person occupancy, 17 square metres for a 4 person occupancy and 18 square metres for a 5 person occupancy.

Fire safety is an extremely important consideration when managing an HMO property. Well fitting fire doors conforming to BS 476-22 should be installed on all shared kitchen doors and fire blankets provided. Fire doors need to be FD30 rated, self-closing and fitted with intumescent strips. An appropriate fire detection and alarm system must be fitted and tested regularly. Detectors and sounders should be fitted to a central system and professionally serviced. In addition, all bedroom doors should be of solid, conventional construction and lockable fire escape doors should have thumb locks on the inside for quick means of escape.

As well as fire safety, there are additional health and safety requirements that must be met in order to be granted and HMO license. These include annual gas safety certificates, keeping the house in a generally safe and habitable condition, carbon monoxide detection and sufficient rubbish and recycling containers internally and externally. Local councils list specific conditions that must be met in more detail and can vary somewhat depending on your local area.

It is important to note that these rules apply specifically to HMOs, which are properties occupied by three or more tenants who form more than one household and share facilities such as a kitchen or bathroom. If you are unsure whether your property falls under these rules, it is best to check with your local council. As residential property surveyors we are able to check on any specific HMO related queries purchasers may have prior to purchase, such as room sizes, when carrying out our survey. Local council Housing Services departments will then be able to discuss in detail what conditions must be met and how.

<p>The post Houses in Multiple Occupancy (HMOs) – sizes, spaces and safety first appeared on Edwin Lake Chartered Surveyors.</p>

The city of Bath has been somewhat cushioned from the house price drops hitting other parts of the country, largely due to limited housing stock and ongoing demand from buyers moving in from London. In early March the Telegraph cited Bath as, ‘the only English city where property buyer demand has risen in the past six months,’ with demand up 11 percent.  

As local surveyors, we are in regular contact with estate agents operating in and around Bath. Their opinion is broadly that if houses are priced correctly then they are still selling, but that sellers may need to be a little more pragmatic as to what sales figures can be achieved. Buyers are typically negotiating transactions that are below the listed asking price, with bigger reductions for the more expensive properties.

With spring now here the local market seems to be moving towards a period of greater stability, with a better balance between supply and demand. Bath continues to appeal to a range of buyers, from families seeking green spaces and good schools, to downsizers looking for a safe, peaceful city that has plenty of culture on offer. With mortgage rates stabilising and looking likely to gradually decline, this will hopefully instil further confidence in the market as we move further into the year.

<p>The post BATH HOUSING MARKET UPDATE – SPRING 2023 first appeared on Edwin Lake Chartered Surveyors.</p>

When getting a survey carried out on a house, the surveyor will note whether the loft space has insulation and whether it is sufficient or not. Loft insulation information is also provided in a property’s EPC. For any new houses or new loft conversions there are building regulation requirements in relation to levels of insulation that must be adhered to.

There are a variety of loft insulation types and materials to choose from. The most common material used is fibreglass (or glass wool) insulation in blanket or roll form. This loft insulation is good value, performs well and is easy to install as it can be easily rolled out between the joists. If you have fibreglass insulation in your loft, it is worth checking its thickness (aim for 270-300mm) and ensure it hasn’t become squashed down or damp, both of which significantly reduce its thermal performance. It is easy enough to top this type of insulation up or replace it yourself, although protective equipment is advised.

Blown insulation, also known as loose fill insulation, is most often made from paper, fibreglass, cellulose or plant fibre mixed with a mineral fire retardant. It performs well but generally requires specialist equipment to install it correctly as it is made up of small pieces of fibre that cannot be rolled out (hence the name, as it is literally blown into place).

Insulation boards or slabs have the advantage of being easier to secure between roof rafters and behind cupboard doors and hatches, as they are more rigid than the above options. There are a whole range of insulation boards, from PIR to Rockwool, with excellent fire-resistant properties. Insulation boards generally achieve greater thermal efficiency at a lesser thickness than loose fill or fibreglass.

Foil insulation, otherwise known as multifoil or reflective insulation, is useful when insulating between roof rafters as it reflects heat back into the room in the winter, and prevents heat from entering in the summer. It is light weight and doesn’t absorb moisture, however it does need to be dust free to perform well.

There are a few other, lesser used types of loft insulation materials to consider. One is sheep’s wool, which comes in a roll ready to use, similar to glass wool. It has natural insulation properties and is more sustainable than many of the man made alternatives. Another type is made from plastic bottles which are spun into polyester fibres.  It is durable and performs well.

When choosing the type of loft insulation to use, it’s important to consider a range of factors such as insulation value, cost, ease of installation and any specific requirements your home may have. Consulting with a professional loft insulation installer will help ensure that you choose the right type for your home.                                                           

<p>The post Types of Loft Insulation first appeared on Edwin Lake Chartered Surveyors.</p>

The main thing to be aware of when purchasing a listed property are the restrictions on what modifications can be made, both internally and externally.  The listing is designed to protect the special characteristics of the property.  The property is protected by law and you would require listed building consent (on top of the usual building/planning consents) to make any significant changes.  The listing covers the whole property, both internally and externally, unless specified in the listing.  Common areas that would require consent (and may or may not get approved) are the replacement of windows, structural changes, extensions, removing fireplaces etc.  This is not to say that you can’t make changes, but that you would need to check with your local planning authority in order to ascertain if it is allowed.  As such, if there are specific changes that you would require in order to be content living in the property then it would be advisable to check these in advance of committing to a purchase.  This would likely not extend to things like redecoration or replacing items like kitchen units or bathroom fittings.  Equally, ‘like for like’ replacements, such as replacing a roof tile or similar do not normally require consent.  Due to the traditional materials used in listed properties they can be more expensive to maintain than their modern counterparts.

Equally, if you are aware of changes to a listed property that the current owners of a listed property have made then your solicitor should request paperwork to ensure that the correct consents were obtained.  And when owning a listed property it is usually helpful to get to know your local conservation officers as they will be best placed to advise on any changes. Their advice can often be invaluable.

It is also worth noting that as reinstatement costs are usually higher for listed buildings, it can mean that insurance premiums are higher than they would be for a similar non-listed property. However, with all that said listed properties are often especially enjoyed by their owners due to their unique characteristics and the property’s link with the past. The features that make them listed are often also what makes them desirable.

<p>The post Advice when buying a Listed building first appeared on Edwin Lake Chartered Surveyors.</p>

Beverley has recently joined us as a trainee Chartered Surveyor. She has a background in facilities management having worked for CBRE, Salisbury Group and latterly HCRG Care Group (formerly Virgin Care).

Initially Beverley will be assisting with site inspections and report preparation as she prepares for the AssocRICS qualification in around six months time.

<p>The post A Warm Welcome to Beverley Russell, our new trainee Chartered Surveyor first appeared on Edwin Lake Chartered Surveyors.</p>