0121 607 8165Suite 2A, Blackthorn House, St Pauls Square, Birmingham, B3 1RL 8.30am to 6.30pm Monday to Friday
Steve Butler Chartered Surveyors and Valuers are independent RICS Chartered Surveyors with office in Birmingham and the Midlands. Our Chartered Surveyors provide full RICS Building and Structural Surveys, Homebuyers Survey Reports and Valuations, including Help to Buy Valuations, of houses and residential property in the Birmingham Solihull, Redditch and West Bromwich area of the West Midlands.
Founded in 1993, our success is based on a number of sound principles including a firm belief in the role of the independent surveyor, making sure we understand of our clients’ a belief that they should receive sound advice that is both bespoke to their needs and thoroughly professional.
To achieve these aims we constantly seek to improve with an on-going programme of training and professional development and use of modern technology. We hope that this web site provides you with the information you are seeking but please do not hesitate to contact us if you wish to know more about our services.
Our Birmingham Surveyors noted the thin roof and sides of the dormer are likely to have limited if any insulation. The Structural Survey report suggested that improvement of these areas might be difficult.
Our RICS surveyors noted extensive moss growth which is often an indicator that there is no insulation in the roof. The Structural Survey report advised that the moss will block rainwater goods and impede water flow off the roof. Our surveyors noted that a downpipe blocked probably due to moss catching in the bend.
The structural survey report noted that blanket insulation had been stuffed into the angled roof voids. Our Birmingham Surveyors recommended the whole void should be insulated with ridged insulation that will allow air to flow over and remove condensation
The back of the roof void partitions had no insulation. Our surveyors considered that this was relatively easy and inexpensive to rectify.
Damp skirting board rotting were noted during the full structural survey. Our RICS surveyors thought that the damp was caused by a poor juncture of the floor and wall and easy to rectify.
The problems in found in this Birmingham building survey were all caused by the blocking up of a former coal drop and a lack of any other underfloor vents. Without good ventilation cellars become damp. Still air also encourages dry rot which had infested a timber door frame. The problem with dry rot is that it can travel from a source of moisture to other parts of the building which are dry, and if disturbed the fruits can expel millions of spores. The cellar also had a small plant growing on the wall which is probably wet rot. Beetles also like damp timber. Dust from their boring has been trapped by the cobwebs. The cellar also contained an open flued boiler which in an unventilated cellar would cause an extreme danger of carbon monoxide poisoning
This property has been constructed with a shared side path and side doors to reduce plot width saving land costs. The walls are solid and will be cold.
The property also has an angled ceiling in the annex again to reduce the expense of constructing full room height walls. The angle is unlikely to be insulated and will be cold and prone to condensation. It may be possible to push rigid insulation down from the roof void. Stuffing soft insulation into the angles should be avoided as it prevents ventilation encouraging condensation.
Our Birmingham property surveyors were unconcerned by a solider arch that had dropped as it was probably due to historic foundation movement and as the bricks drop they jamb tightly together thus repairing the arch.
Our property surveyors were much more concerned by a leaking downpipe as the water can easily soak through the solid walls. Large escapes of water can trigger dry rot decay.
Our property surveyors were also alerted by a missing chimney breast. Most pre WWII reception rooms have a chimney breast. The lack of one in this room may be indicated to our property surveyors that the first floor attic chimney breast is no longer supported.
RICS CPR35 Expert Witness Surveyors Reports for Court
Steve Butler has completed the RICS Expert Witness Training Certificate to ensure that my expert reports for Boundaries, Rights of Way, Property Valuations, Negligent Surveys and Workmanship Disputes continue to be of the highest standard.
The thirty hour course includes Agreeing the Terms of Engagement, Managing the Appointment, Expert Meetings, Effective Report Writing and the all important Witness Box. As part of the course an expert report was prepared for cross examination in the witness box by a leading barrister.
This Birmingham RICS Surveyors Expert Witness report report related to an extension with lantern roof that had been constructed in the place of a relocated conservatory The relocated conservatory was at high risk of fracturing as no ground preparation had been undertaken before pouring the concrete foundations. The extension floor has been laid at the wrong level and had a slope in it as it approached the existing house. The slope has created a dam that filled up whist the extension roof had yet to be constructed causing a pond of water to distort the existing dwellings door. It appears that the installation of the underfloor heating elements had been forgotten when pouring the floor as channels had been retrospectively cut out to house them. Unfortunately, the channels bared no relationship to any underfloor heating elements on the market and made no provision for insulation to stop heat loss to the ground. The channels would also have resulted in the heating elements being too widely spaced. The roof structure had not been bolted together properly and steel lintels were sitting on out of plumb bearings which are likely to cause the bearing to try and rotate. A bock wall rocked when pushed with a hand. Our RICS Expert Surveyor thought that the extension would have to be demolished.
Our RICS surveyors undertake residential property valuations for all types of purpose such as matrimonial disputes, probate and insolvency. We are fully familiar with the requirements for Help to Buy Valuations
Defects seen by our surveyors
Loft hatch that is positioned without any thought to the presence of the light fitting, particularly the bulb which is likely to break.
Low sockets where they can be damaged by vacuum cleaners and unsecured surface mounted cables are sure signs to our surveyors that an amateur has been at work. The bigger problem is that we can't see what else they have interfered with and our surveyors suggested that the system should be tested before use.
Japanese Knotweed has been the source of much controversy among surveyors in recent years. Lenders will now not lend in some situations and require extensive treatments plans to be put in place in others. The house buying public have heard tales of the problems that is can cause and to specifically look for it is now a regular instruction received from clients. The concern is not entirely without cause as there have been instances of new build properties having been constructed on top of it after which in its determination to escape it will grow through the junctures of floors and walls. However small clumps in the back garden of older houses are unlikely to be a threat to a property and have spawned a treatment industry that thrives on fear and mis-understanding of the plant and nervous surveyors.
'All but for a ha'penny-worth of tar!' Severe water damaged caused to a Birmingham property because of a broken gutter. The gutter could have been repaired for about £50.00. Not only had the water damaged the first-floor bedroom but the ground floor lounge as well. Both would need extensive re-plastering. In cases or severe water ingress are Birmingham surveyors are always mindful of dry rot is suspended timber ground floors are present. Cases of very destructive dry rot are often caused by sudden changes in the moisture levels.
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