Residential Property Appraisal

369 Pages·2000·4.41 MB·English

by  Phil Parnham

Residential Property Appraisal

Residential Property Appraisal
Phil Parnham and Chris Rispin

London and New York
First published 2001
by Spon Press
11 New Fetter Lane, London EC4P 4EE
Simultaneously published in the USA and Canada
by Spon Press
29 West 35th Street, New York, NY 10001
This edition published in the Taylor & Francis e-Library, 2001.
Spon Press is an imprint of the Taylor & Francis Group
© 2001 Phil Parnham and Chris Rispin
All rights reserved. No part of this book may be reprinted or reproduced or utilised in any
form or by any electronic, mechanical, or other means, now known or hereafter invented,
including photocopying and recording, or in any information storage or retrieval system,
without permission in writing from the publishers.
The publisher makes no representation, express or implied, with regard to the accuracy of
the information contained in this book and cannot accept any legal responsibility or liability
for any errors or omissions that may be made.
Hot source material at the
British Library Cataloguing in Publication Data leading edge
A catalogue record for this book is available from the British Library
Library of Congress Cataloging in Publication Data
Parnham, Phil
Residential property appraisal / Phil Parnham and Chris Rispin.
p. cm.
Includes bibliographical references and index.
1. Residential real estate–Valuation–Great Britain. I. Rispin, Chris. II. Title.
HD1389.5.G7 P37 2001
333.33′82′0941–dc21 00−041988
ISBN 0-415-22570-6(Print Edition)

ISBN 0-203-18622-2 Master e-book ISBN
ISBN 0-203-18745-8 (Glassbook Format)
Contents v
Contents
Acknowledgements ix
PART I
The appraisal process 1
1 Introduction 3
1.1 Context 3
1.2 Objectives of the book 4
1.3 Definitions 5
1.4 Who this book is for 5
1.5 The philosophy of the book 6
1.6 Technical content – a cautionary note 6
1.7 Contents of the book 6
2 The appraisal process 7
2.1 Introduction 7
2.2 The appraisal process 8
2.3 The valuation process 11
2.4 Methods of valuation 18
2.5 Effect of condition on value 29
2.6 Valuing in the UK 36

PART II
The survey and identifying the problem 37
3 Carrying out the survey 39
3.1 Introduction 39
3.2 Preparatory work 39
3.3 Relationship with the vendor 42
3.4 Carrying out the survey 43
vi Contents
3.5 Health and safety 45
3.6 Taking site notes 53
3.7 Time taken to do the survey 54
3.8 Referring to specialists 55
4 Building movement 59
4.1 Introduction 59
4.2 Incidence of movement 59
4.3 Assessing the cause of damage 60
4.4 Calling in the specialists 71
4.5 Reporting on building damage 71
4.6 Trees and buildings 73
4.7 Other forms of building movement 80
5 Dampness 101
5.1 Introduction 101
5.2 Measuring dampness – different methods 102
5.3 Penetrating dampness 107
5.4 Rising dampness 112
5.5 Condensation – surface and interstitial 118
5.6 Built-in moisture 126
5.7 Traumatic dampness 126
5.8 Thermal insulation and energy conservation 127
6 Wood rot, wood-boring insects, pests and troublesome plants 133
6.1 Introduction 133
6.2 Wood rot 133
6.3 Insect attack 139
6.4 Other pests 143
6.5 Troublesome plants 148
7 Roofs 151
7.1 Introduction 151
7.2 Extent of inspections 151
7.3 Differen t types of pitched roof structure 153
7.4 Defects aasociated with pitched roof structures 154
7.5 Pitched roof coverings and their defects 164
7.6 Other features associated with pitched roofs 170
7.7 Flat roofs 177
8 External joinery and decorations 185
8.1 Introduction 185
8.2 Windows and doors 185
8.3 Other joinery items 194
Contents vii
8.4 External decorations 195
9 Internal matters 198
9.1 Introduction 198
9.2 Walls and partitions 198
9.3 Fire places and chimney breasts 201
9.4 Floors 206
9.5 Internal joinery 220
9.6 Internal decorations 223
9.7 Basements, cellars and vaults 225
10 Building services 229
10.1 Introduction 229
10.2 Cold water supply systems 232
10.3 Hot water supply systems 240
10.4 Sanitary fittings 243
10.5 Heating systems – general guidance 244
10.6 Flues 245
10.7 Combustion ventilation 249
10.8 Location of gas boilers 251
10.9 Gas heating systems 253
10.10 Oil-fired central heating 257
10.11 Coal-fired central heating and room heaters 257
10.12 Electric heating 259
10.13 Electrical systems 259
10.14 Gas service 263
10.15 Below-ground drainage 265
10.16 Other methods of sewerage and surface water disposal 273
10.17 Above-ground drainage systems 276
11 External and environmental issues 283
11.1 Introduction 283
11.2 The site 283
11.3 Contaminated land 291
11.4 Radon 2 93
11.5 Deleterious materials 294
12 Non-traditional housing 299
12.1 Introduction 299
12.2 Non-traditional housing and the market 300
12.3 Inspecting and advising on non-traditional properties 304
12.4 Timber-framed dwellings 308
viii Contents
13 Other issues 313
13.1 Introduction 313
13.2 Building regulations 313
13.3 Planning permission 319
13.4 Listed buildings 319
13.5 Surveying new properties 324
PART III
The report and future opportunities 329
14 Writing the report 331
14.1 Introduction 331
14.2 The mortgage valuation 332
14.3 The Homebuyers survey 335
14.4 Building surveys 340
14.5 Conclusions 341
15 Benchmark for change 342
15.1 Introduction 342
15.2 Business planning 342
15.3 Total quality control (TQC) 348
15.4 The benefits of new technology 352
Index 355
Acknowledgements ix
Acknowledgements
General acknowledgements
The kind permission is gratefully acknowledged for the use of the following:
Consumers’ Association for Which? Special Report: Home Improvements, October
1997; table using data which assess the impact on value of different home improvements.
Which? Published by Consumers’ Association, 2 Marylebone Road, London NW1 4DF,
for further information phone [phone].
NHER for tables outlining insulation levels, heating levels and approximate ratings
of a semi-detached house, and table illustrating the changes to SAP ratings that arise
from changes to the dwelling; taken from Program Manual for NHER HomeRater
version 3.10.
Building Research Establishment for material from Defect Action Sheet, Digest 351,
Housing Design Handbook, Defect Action Sheet 93 (1987), Digest 251 (1990), BRE
251 – Decision Chart produced by BRE and NHBC (1981). Reproduced courtesy of
BRE.
Structural Engineers Trading Organisation Ltd for reproduction of figure 6.15 from
Subsidence of Low Rise Buildings first edition, published by SETO 1994.
English Nature for summary of the comparative sizes of bat, rat and mouse dropping
from Bats in Roofs – A Guide for Surveyors, published by English Nature.
Her Majesty’s Stationery Office for material from The Building Regulations 1991;
Part A Diagram 21, Proportions for Masonry Chimneys; Part J Diagram 3, Hearth
Sizes; Part K Diagram 6 and Diagram 8 showing typical arrangements on staircases;
Part N Diagram 1, critical locations in internal and external walls. Crown copyright is
reproduced with the permission of the Controller of Her Majesty’s Stationery Office.
Usborne Publishing Ltd for the summary of the ‘Leaf Key’. Reproduced and adapted
from Usborne Gui de to Trees of Britain and Europe by permission of Usborne Publishing,
83–85 Saffron Hill, London EC1N 8RT. Copyright © 1981 Usborne Publishing Ltd.
Personal acknowledgements
Special thanks go to all my colleagues at who bridged the
many gaps in my knowledge. In particular I am very grateful to Peter Westland who
helped to develop the original book proposal and was so very close to being another
co-author.
I would also like to acknowledge the contribution of the two thousand surveyors
that have attended the various seminars, workshops and courses I have delivered. Their