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About Steve Butler RICS Chartered Surveyors

SURVEYORS IN WALSALL WILLENHALL ALDRIDGE - THIRTY YEARS EXPERIENCE OF HOUSE AND RESIDENTIAL PROPERTY SURVEYS

Steve Butler Chartered Surveyor has worked in the Walsall Willenhall and Aldridge area since 1987 and is thus very familiar with the area.

Steve Butler RICS Chartered Surveyors are entirely independent of any estate agents lenders or mortgage brokers and not not pay introductory fees ensuring our independence.

Our surveyors have lived in or owned properties of all types and ages in many parts of West Midlands so we have considerable local knowledge of most areas, and practical experience of owning and maintaining many types and ages of property.

RICS CHARTERED SURVEYORS FOR HOUSE AND PROPERTY SURVEYS IN WALSALL WILLENHALL AND ALDRIDGE

Steve Butler has over thirty years experience of providing RICS Homebuyers Survey Reports, Residential Building Surveys and Structural Surveys in the Walsall Willenhall and Cannock area.

RICS Homebuyers Survey and Report on a Terrace property near to Walsall

Our Walsall RICS Chartered Surveyors met flies and spiders during the survey of this terrace house. The property had had a replacement concrete tile roof, there was evidence of damp in the roof void, ground floors walls and skirting boards. Polystyrene tiles were a fire hazard and there was evidence that the electrics might have been installed by an amateur.

RICS Homebuyer Report and Survey on a Walsall 1903 Terrace House

RICS Walsall Surveyors Homebuyers Survey Report on a 1903 terrace house. External walls had been retrospectively rendered and the original roof repalced with a heavier concrete tile roof. The property had poor weather proofing of a chimney and a displaced gutter both of which are likely to allow water penetration. The drains had indications of on going problems and rats were present in both the drains and a roof void that had a low level of insualtion. There was high risk of carbon monoxide poisioning due to a poorly installed stove.

Structural Investigation of movement at a property in the Walsall area

Mortage valuers called for a structural survey of this property having noted cracks. They seemed to be worried that the property might suffer from movement due to poor ground conditions particularly shrinkable clays. Our surveyors considered if the movement was caused by shrinkable clays or ground that is prone to collapse, poor drains, inherently inadequate foundations, failure of a retaining wall, mortar shrinkage or thermal movement. As part of our investigations we ordered a Geology report and looked at past uses of the land over the last one hundred years.

Homebuyers survey of a 1960's property at Walsall

Walsall RICS Chartered surveyors homebuyers survey of 1960's detached property last refurbished in the 1980's. We found an old and inefficient boiler with single pipe central heating system, unsupported chimney breast, missing window lintels, old electrical fittings substandard fuse box without RCD protection and substandard earthing and an invasion of ants.

Homebuyers Survey of a 1910 Walsall Semi detached house by our independent RICS property surveyors

Our Walsall Surveyors found structural movement above a soldier arch, a long standing leak, frost eroded bricks and pointing and an insecure ceiling whilst preparing an RICS Homebuyer Report and Survey

Walsall Chartered Surveyors RICS Homebuyers Survey and Report on a 1930 semi detached house

The elevations on this typical 1930's house have been rendered to save money by avoiding the need to purchase and carefully lay expensive facing bricks. The render had been given sharp edges at the openings using metal beads. Unfortunately these were corroding leaving unsightly stains. The only remedy is to chop them out and re render which requires skill to blend the new into the old. The house then has to be repainted unless matching paint is available. The roof surface had formed a dish shape due to a slightly substandard structure in which a major component was undersized and had sagged slightly. An outbuilding had a fractured concrete roof. Apart from letting water into the outbuildings this is potentially problematic as the reinforcing may start to corrode forcing concrete of the roof until it is eventually destroyed. The property had the original quarry tile floor in the kitchen. This was uneven due to the sand or ash on which it had been laid compacting unevenly. The tiles and particularly the joints are likely to be damp as there is no damp proof membrane under. Such floors need to be kept uncovered and well ventilated. Roots had also invaded a drain and were catching water material. Fortunately this was at an early stage and the chamber had not filled.

RICS HOMEBUYERS SURVEYORS FEES FOR WALSALL

VAT may be applicable!

Pre 1919 1919 - 1945 1946 - 2020

1 and 2 Bedroom Flats

450.00 425.00 400.00

1 and 2 Bedroom Houses

475.00 450.00 425.00

3 Bedroom Houses

550.00 500.00 450.00

4 Bedroom Houses

600.00 550.00 500.00

5 Bedroom Houses

650.00 600.00 550.00

One or two reception rooms, conservatory, garage, en-suite shower, small cloakroom and utility rooms included.

Extra Reception Rooms £50.00

Bungalows charged as per houses.

RICS Chartered Surveyors for Building and Homebuyers Survey Reports in Walsall

Steve Butler Building Surveyors Walsall are independent RICS Chartered Surveyors. Our independence enables a flexible rather than prescriptive response to clients requirements. You can always speak to me directly, or come along to site. And unlike the corporates I don't have to rush off to the next job, so the survey and report get the time they deserve. For peace of mind my p.i insurance is under written by the renowned Lloyds Insurance company.

A cautionary tale about cheap surveys

We recently had to clear up on behalf of a client who had opted for a survey from one of our cheaper surveyor allies.

The surveyor had not bothered to move the remains of a bed in an otherwise empty house to get in to the attic. It took us about 30 seconds.

The roof had a number of snapped rafters as an original slate surface had been replaced with heavier concrete tiles. Expensive!

The surveyors had not opened the drain cover as it was supposed to be corroded in. Again it took us about 30 seconds.

The drain was of course blocked due to a problem with the channel.

The surveyor offered some advice about dampness. The suggestion was completely unnecessary and put everybody in the house at risk of burning to death as the suggestions severely compromised the fire protection of the property. In this case particular important, as it was three stories plus cellar and likely to be in multiple occupation.

We were able to advise the client against that course of action saving potential prosecution/ closure by the Environmental Health Officer.

By doing only half a job and not stopping to think about the content of the report they were naturally able to be much quicker and cheaper. But not so cheap in the long run!

STEVE BUTLER CHARTERED SURVEYORS are entirely independent. We have no obligatios to estate agents or lenders and we never pay commission for introductions to clients. Most importantly we only act with the clients interest in mind.

The main advantages of dealing with our Chartered Surveyors are :

PERSONAL ATTENTION: We only have a limited number of clients to ensure that the level of service is maintained. Telephone calls from clients or potential clients are always welcome.

PROFESSIONALISM: Our surveyors are members of the Royal Institution of Chartered Surveyors (RICS) who ensure the practice complies with exacting standards. The Royal Institution of Chartered Surveyors require that our surveyors keep up to date with property matters, maintain audited clients accounts, professional indemnity insurance and a formal complaints procedure.

ACCESS: Property matters can be very worrying. You can invariably telephone one of our Chartered Surveyors between 8.00 am and 6.00 pm seven days per week. If you have a problem or don't understand something please feel free to call.

RAPID RESPONSE: Our surveyors can invariably visit you same day or next day, at the office or home.

Best Three Rated Surveyors

Steve Butler Surveyors have recently been rated by Three Best Rated

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Recent reviews

Kate Mac

Steve did a full structural survey for us on an old cottage we are buying. I called steve Monday morning, he'd done the survey by the afternoon and sent me the report by Tuesday afternoon! Report was very clear, useful and it has given us confidence in the move. Highly recommended.

Nick Barrett

I have recently had a survey completed by Steve and I could not be happier. He was very professional and efficient throughout. From first contact to completed paperwork he was easy to contact and the information provided was very detailed and useful.

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Defects noticed by our RICS Chartered Surveyors in the Walsall area

Blocked air bricks

These important underfloor vents have been partially blocked. The vents are important as they allow air to flow under the property removing condensation that can cause decay and encourage beetles. The air flow is particularly important to stop dry rot forming as dry rot likes damp and still conditions. Such vents are often blocked by laying paths as in this instance, in a mistaken belief that they will stop draughts in the property, to keep out wasps and bees which will not harm the property or people if left undisturbed or because of the construction of conservatories and extensions. Once extensions or conservatories are constructed it is almost impossible to re-open the vents. In these instances mechanical dehumidifiers or fans may be required to disturb the under floor air.

Asbestos cement flue

Asbestos cement flue pipe seen by our Stoke on Trent Chartered Surveyors on a structural survey of a residential property. While asbestos is potentially highly dangerous in this form it can be managed with simple precautions such as a mask of there is a need to disturb it. This is because the asbestos if so well bound into the cement that large quantities of fibres cannot escape unless the cement is broken up into small pieces. If needing to disturb the pipe gels are available to cover the pipe in to further reduce the risk of fibres escaping if it is damaged.

Part demolished chimney

A partly demolished and now capped with concrete chimney. Chimneys are particularly vulnerable to failure for two reasons. They are very exposed to rain which dampens the brickwork and mortar and in winter will then freeze. Rapid thawing can cause the frozen moisture to expand forcing off mortar or brick work. They are also vulnerable to acidic condensates of combustion soaking into the brickwork and literally eating the bricks away or contributing to the freeze thaw damage. It is not unusual to be able to see through holes in the brickwork of chimneys in the roof void due to the attack from condensates. Capping chimneys and providing a vent can help prevent water ingress allow moisture to escape from the property and keep chimneys interiors dry.

Seperation of conservstory

This property has had a conservatory extension with PVCu framed windows sitting on an artificial stone dwarf wall. The cracking between the artificial stone and bricks of the original property is due to thermal movement of the PVCu. The PVCu has expanded in the summer heat. As no expansion gap has been left between the PVCu and brickwork it has only been bale to expand in one direction pulling the artificial stone with it. Once the artificial stone has moved there is nothing to pull it back towards the wall the gap will remain possibly getting slightly larger if there is a hotter day than previously. Simialr movement can often be seen in houses that have had bay windows replaced. On hot days the PVCu pulls the base of the ground of first floor bay outwards and it is the unable to return leaving a small fracture at either side of the bay.