Grade II listed building survey

[nearly50andstillhavenoidea]

I've just had the survey emailed to me and was expecting the traffic light system on it i.e. red meaning immediate attention, but it hasn't so I'm having to read through thoroughly (as I would anyway) but it's good to jump to the red bits immediately!

Last couple of surveys I've had done on properties in the last 6 years have had this system. Anyone else had one that doesn't?

Was it a RICS homebuyers report? They’re sometimes treated differently if a building is of substantial age or not build of standard materials. I think just because it’s harder for the surveyor to simplify their advice/recommendations.

A full survey on a listed building is in my experience written out and not in some standard form. There usually a conclusion at the end picking out the worst bits. I’ve never seen one in a traffic light system. I always call the surveyor when I get the report and ask if the house is going to fall down or if there is something that’s actively dangerous or might be that needs further investigation if it’s not clear from the report. In old buildings they often need to be more descriptive than a form allows.

I've had a survey without traffic lights before and I just called surveyors and asked what was serious and for him to estimate cost of works and his view on what price was fair.

Thank you both. There are a couple of bits that have jumped out at me including the roof and windows so I'll drop the surveyor an email tonight.

Have any of you experience of repairing sash windows on a Grade II listed property? it was built in around 1500 and according to the survey all 8 are 'inoperable' and/or need weights, cords and pulleys replacing.

We had a full structural survey on a 200 year old house and I too was expecting a traffic light system but sadly it was just 21 pages of solid text to Wade through without even a photo.

@nearly50andstillhavenoidea There’s lots of people who specialise in repairing/restoring them - make sure you contact someone who is used to working with listed buildings. It would be near impossible to gain consent to have them replaced if they’re of decent age and in any way repairable. You may have to gain permission for the repairs too, but don’t worry about that - just get pally with your local conservation officer.

We have a grade II listed property of a similar age but our windows have been modernised in places, I don't think ones at front open and that maybe common so to not affect look of front. If you want work done getting permission we have found very slow if any change, 10 months for our chimney so apply well in advance, like for like takes a month or so.

I agree that an old listed building survey should ideally be much more detailed than for a modern house. I've found surveyors to be pretty open about issues. They all have issues.

Windows and roof are quite expensive but I wouldn't class them as structural (unless it's roof beams, lintels etc that need attention). Roofs are expensive.

Window repair is feasible but that sounds quite a lot. it's quite a specialist job. also depends what remains and if it's strong enough after repair to handle the sash mechanism.

Key bits for me are damp ( how bad as its inevitable in an old house), rot, worm/beetle and overall structural integrity.

@nearly50andstillhavenoidea look on the listed property owners (LPOC) website. They have a list of recommended suppliers who can quote on listed buildings. We got our window fitters from there. If you're in or just outside M25 I would recommend them - Timbawood.

You do need a specialist in listed buildings ideally.

Our surveyor preferred talking on the phone, don't think they want to commit to writing for key issues, they want all warnings in.

Sounds like a money pit