Old buildings, and Protected Structures in particular, can be irreparably damaged and have their special character swept away. Mistakes usually come about because of ignorance, and the fault may be laid at the feet of builders, owners, or indeed professional advisers.
For Old/Protected Structures It is very important that your Surveyor has specialist knowledge and experience. You must ask whether they are experienced in this area. The appointment of the right person or company is critical, and it is entirely up to you!
Problems of liability mean that a surveyor will often draw attention to every single apparent defect. It is important to remember that by no means all the points raised in a Surveyor's Report will be a cause for concern or will require immediate action.
Protected or Period Buildings simply do not need to be brought up to modern standards with modern techniques. They require sensitive care and repair that is informed by the material and construction techniques originally used, with modern skills carefully employed only where appropriate.
MrsH's storey about the suggested removal of original sash windows for replacement with plastic is very sad to hear. Sash windows are such an important part of the character of the building you may be purchasing. Removing them would significantly impair that character, most likely devalue the house and certainly would not be permitted for a Protected Structure or a building in an Architectural Conservation Area. You must check these things, as ignorance of the law is no excuse.
The Building Survey Report should be
useful for the buyer, and not simply a document with the main intention of drawing down a loan & protecting the surveyor. What you do not want to receive is a 25-page report by a surveyor who keeps recommending 'further investigation' or specialist reports by additional Third Parties.
Other important areas to look out for include the recommended cleaning of brickwork or stone, and replacement of roof coverings and rainwater goods. Many 'cleaning methods' actually strip off the surface layer of the material, leaving it prone to accelerated weathering and decay along with the loss of finer architectural detail. Roof coverings and rainwater goods can often be repaired. A lack of roofing felt under slates does not mean a roof is defective and needs replacing. If the roof is not leaking, it can mean that the original lime torching to the underside of natural slates is still functioning. If replacement is essential, use like-for-like materials: Natural slate in lieu of artificial and replica, cast-iron gutters, not PVC or aluminium. You might be tempted to believe that such 'details' will hardly be noticed, but these very details are central to the character of the property you are buying, - and very much part of the whole picture that attracted you in the first place.
DBK100
www.mesh.ie