When evidence of condensation is found during a survey inspection it can be difficult to determine what is inherent to the property and what is being caused by the actions of the occupants (particularly if the property is tenanted). Drying clothes on radiators and not turning on fans are common contributory factors.

We had an example recently when our senior surveyor, Justin Burns, inspected a purpose built flat just off Histon Road to the north of Cambridge City as part of preparing an RICS Level 2 Report. Mould was noted to several areas including to the reveals of the window openings. Justin highlighted the factors that were contributing to the issue, including poorly insulated walls and a heating system that was difficult to control, but also recommended that our client monitor the situation following occupation.

Our client was pleased with the service commenting that “the survey was comprehensive, easy to understand”.

Often, all an adjoining owner wants is for the condition of their property to be recorded so that any damage can be quickly identified and dealt with. An owner planning works can offer to pay for an experienced party wall surveyor to do this when serving notice(s) and it will often make the difference between an adjoining owner dissenting to that notice or confirming a conditional consent (the condition being that a schedule of condition is prepared).

This was the case with a recent loft conversion project to the north-west of the city. The works were straightforward but the adjoining property was let so the owner would not be there to keep an eye on the works. Having a professionally prepared schedule of condition reassured them that any damage could be easily identified at the end of the works.

The building owner was happy with the outcome, commenting that the schedule was “easy to book in”, that we were “very quick to return a report and photos” and promised to recommend us in the future!

Party wall procedures are designed to ensure that matters do not stall when an adjoining owner fails to respond to a notice. A deemed dissent kicks in 14 days after notice is served which triggers a ‘dispute’ meaning that both parties are obliged to appoint a surveyor. If the adjoining owner does not do so within 10 days, the building owner chooses a surveyor for them so that matters can progress.

This situation arose recently on a project just off Mill Road where the building owner was extending to the rear. One adjoining owner remained silent a reminder letter being sent and we assisted the building owner with choosing a surveyor to act for their neighbour who would deal with matters promptly for as reasonable fee. Despite the building owner having effectively chosen both surveyors, the adjoining owner is not disadvantaged as the requirement to produce a fair and impartial award remains.

The building owner was pleased with how our surveyor Justin Burns handled the process commenting that he was “impressively fast, responsive, and proactive”.

A significant factor in the lifespan of a bonded felt roof is how long it remains wet following periods of rain. A well-designed flat roof will have a minimum 1:40 fall to take rainwater away but there are many reasons why the lifespan of the covering may be shortened including movement to the roof deck, concentrated sources of rainwater and obstructions.

Our surveyor Justin Burns recently completed a Level 3 Survey of a detached house in a rural location to the south of Cambourne which included a flat roof with a prematurely failing covering. The main roof had been designed with a valley that discharged on to the flat roof below meaning that it remained wet for an extended period. Being in a leafy rural location, moss had formed on the damp covering and was acting like a sponge and exacerbating the situation. As the defect had effectively been designed into the property the only way of alleviating it was through regular maintenance.

Our client was happy with the advice provided describing it as “Thorough and helpful”.

Our Surveyor Justin Burns recently agreed a party wall award relating to a rear extension in the Cherry Hinton district of Cambridge. Justin acted for the building owner and the adjoining owner appointed their own surveyor.

One of the main challenges was alleviating the adjoining owner’s concerns around the access that would be required to construct the flank wall of the proposed rear extension which was located at the boundary between the two properties. The Party Wall Act provides a right of access for such works but also confirms that those works must be undertaken without causing unnecessary inconvenience to the adjoining owner or occupiers. It’s part of the surveyors’ role to find a fair balance. In this case they agreed that the area of access would be protected with a sturdy hoarding with a slightly raised platform within to protect the contents of the flower bed.

The building owner was pleased with how the process went commenting that they would “highly recommend” Taylor Mitchell Surveyors.