HI Technical Bulletin Issue 4 August 2008
For registered members of the SAVA Certification Scheme
This month: The SAVA Home Condition Survey HI Technical Bulletin Questionnaire Discussing last month’s case study Do you agree with the Inspector? Damp penetration or condensation Home Condition Survey case study
Welcome to Issue 4 of SAVA’s Home Inspector Technical Bulletin The bulletin focuses on Home Condition Reports and associated non-energy issues. We trust that you will find the bulletin useful for your day-to-day work and we welcome any feedback you have about what you would like to see covered in future editions.
The SAVA Home Condition Survey As you will know we have invited all
The HCS takes all that is good about
Home Inspectors who are members of
the HCR and puts it into a format
the SAVA Home Inspector Certification
specifically aimed at buyers.
Scheme to use the Home Condition Survey (HCS).
The fundamental differences are that
We now feel it is the appropriate time
reference the buyer and do not refer
to further explain what the HCS is and
to the HIP, and there is no integrated
why we have introduced it.
EPC.
What is the HCS?
We have made some changes to the
The Home Condition Report is an
friendly from the point of view of all
the terms of engagement specifically
excellent product. It should be – not only did it take a long time to develop into the product we have now, but the
standard text to make it more user parties
who
use
the
report,
and
photographs can be included.
development process itself involved
The report is prepared using NES one
very comprehensive consultation with
software which is almost identical to
professionals
of
the software used to write the HCR,
stakeholder organisations and included
and we have a replica ‗Scheme‘ to
consumer representation by way of
cover the quality assurance of the
the
product
across
Consumers
a
range
Association
(now
‗Which‘) and the Office of Fair Trading. Some
of
the
best
minds
in
the
surveying profession contributed to its structure
and
content,
and
the
and
to
supply
consumer
peace of mind. Crucially, we have left out any mention of ‗a valuation‘.
Why
did
we
create
the
delivery mechanism (NES one) is the
HCS?
best there is.
There are a number of reasons why
However, the HCR is no longer a mandatory document in the HIP, and
we spent time and effort creating the HCS:
while some Home Inspectors register a
Demand
small number of HCRs a month with
buying
the central register, the figures are
aware from conversations with
nothing compared to the take up
members
during the dry run when government
offering surveys to buyers and
incentives encouraged home owners to
then using the HCR format to
use the HCR.
create the report.
from public that
the
home
– we were some
were
We were
HI Technical Bulletin
Page 2
uncomfortable about this. The HCR is
for members to customise and use and
designed to be relied on by the seller,
inviting everyone entitled to use it to join the
any potential buyer and any lender.
replica ‗Scheme‘.
However, it does so within the context
pilot,
of the HIP – as an inspection and
participants, but later extended to about 20.
report commissioned by the seller but
The reason for doing this was very simple:
upon which all parties can rely.
As
we wanted to get every aspect of the product
such the terms of engagement are
right and to understand who would use it,
specific for the inclusion of the HCR
why they would use it and, most crucially of
into a HIP and we do not think they
all, how to reach the market – the home
are
buying public.
appropriate
for
a
report
commissioned for a buyer only.
– we are acutely aware that Home Inspectors are trained to do residential surveys and many expressed the view that they are not happy with just doing Energy Performance Certificates. We want them to be able to prepare condition reports and to give them the tools to do so. Limitations
of
the
HCR
–
a
Inspectors are
fundamental constraint is that the HCR
trained to do
‗belongs‘ to CLG and that we cannot
residential surveys and many are not happy with just doing EPCs.”
change
the
report
format,
the
mandatory text or sections relating to health and safety and information for conveyancers
without
reference
to
CLG. The HCS is entirely our product and we can, in effect, do what we want with it. More importantly we can respond
to
feedback
from
We started with a limited
with
only
half
a
dozen
Also in the initial stages we
did not have an electronic version and all
Helping you to build your business
“Home
initially
Home
Inspectors and indeed from the home buyers.
reports were processed manually. Once we were happy that the product was fundamentally correct, we invited everyone to join the scheme and it now has over 200 members.
However, we were still not sure
that we fully understood the correct way to reach
homebuyers.
We
were
getting
anecdotal and inconsistent feedback on the success of a range of different marketing and sales approaches, but we knew that if the HCS was to work, it would only succeed if we got
the
marketing
right
and
that
most
individuals would need our help to promote the product and receive instructions. We have now moved on to a new stage, where we are investigating various marketing resources for Home Inspectors to use to their advantage. Now that the initial research is complete we anticipate that we will be able to move quickly to construct a strategy and a toolkit to deliver the product.
Business strategy – it makes sense
Fundamentally,
for us to identify products and services
indicates that successful sales are achieved
suited to the skill sets contained within
via local markets and that you, the members,
our customer base, which can be
will
delivered with limited or no training,
achieving sales.
but
which
products.
are What
not
‗government‘
is good
for our
membership is good for us. Helping to keep the HCR alive – the HCR is no longer mandatory, but it has not gone away and there remains a possibility that it may be re-introduced in some format. We currently have in excess of 500 Home Inspectors who
be
key
What
all
to
next
the
research
raising
to
awareness
and
date
and
future
developments We will roll out the chosen marketing support services in the weeks and months to come, and we will support you to explain how they work and how we will all be able to benefit from them.
would be in a very strong position to
In addition we will be developing the product
benefit if the HCR was ever re-instated
by:
in some way. In case such a situation should arise, it makes sense to keep
Improving the fixed text options and
the skill base alive with a related
the preferred text.
product.
Providing standardised appendices to use on a ‗mix and match‘ basis as
Product Launch and Marketing We began by preparing a promotional flyer
appropriate.
Issue 4 August 2008
Page 3
Redesigning the output report in line
Scheme, including the documents you need
with updated brand guidelines.
to read and return as well as information on how to use our free PI and PL cover which
If you have not yet signed up to the HCS, we
covers
would urge you to do so.
www.sava-cs.org.uk,
There is no
all
HCR
and
HCS,
hover
please over
the
visit ‗HI
commitment at all on your part, but it does
Centre‘ button and click ‗Home Condition
give you another string to your bow and, if
Surveys‘.
we are successful with the promotion of the product, you will be able to respond rapidly to any opportunities that may arise.
If you have any questions, please contact the Registration Services Team on 01908 442 277 or email registration@nesltd.co.uk
For more information on how to join the HCS
HI Technical Bulletin Questionnaire We recently ran a short survey to find out
suggestions
for
interesting
case
studies,
more about what you liked about the Home
email them to bulletins@nesltd.co.uk.
Inspector Technical Bulletin.
Thank you to
If published, we will put £150 of credit in
everyone that completed the survey – all
your NES one account and, subject to the
your views and comments are very helpful in
level of input you provide and how this is
planning the future of the bulletin.
It was
recorded on a personal development plan,
clear from your responses that the bulletin is
they may counts as CPD. We will need some
considered to be a useful tool in keeping
fairly detailed information to start us off; we
your technical knowledge up to date.
The
would certainly ask you to provide us with a
vast majority of responses were very positive
summary of your main findings, along with
“Signing up to
about both content and design, and most
any relevant photographs.
were
of
the HCS gives
technical input, so do not be put off if you
Some readers would prefer a
are not confident about your conclusions/
happy
distribution.
with
the
current
level
longer bulletin and for it to be published more frequently and we will keep this under review.
We will provide
findings. Please also feel free to suggest ideas for articles – if there is anything that you would
One way we can offer more valuable content
like to see covered, send it to the same
is for readers to help contribute articles. The
email address.
survey highlighted the need for more case studies of the kind we currently include in the DEA Technical Bulletin. If you have any
Congratulations to Neil Farrell who won the £50
high
street
shopping
voucher
for
returning the survey.
Last month’s case study Last month’s case study looked at:
The electrical installation has, as stated, no defects other than the switch. unfairly
Dangerous/broken
switch
to
cupboard
of
front bedroom (see photo on the right).
reflect
the
condition
the
larger
of
the
front
bedrooms
(bedroom 1) and a CR3 was reported.
applied to the whole installation. However the failure to report a serious defect (where a child could stick their finger in with serious
Andrew Gowing wrote to us and commented:
consequences) would clearly fail to highlight an issue of relevance and has correctly been extracted and
―Just read the article Do you agree with the Inspector? in Issue 3. I am currently in the later stages of qualifying as an HI and my training so far would lead me to believe that the HCR entries shown are the right ones.
of
the
installation if the condition rating of 3 were
There was a damaged switch to the cupboard of
It would
condition rated accordingly.‖
you another string to your bow.”
HI Technical Bulletin
Page 4
Do you agree with the Inspector? This series focuses on the assignment of Condition Ratings for
the
HCR.
Please
contact the Editor with your views and opinions at bulletins@nesltd.co.uk. This month‘s case study was submitted by Steve Pierpoint, DipHI
Movements defects: Front gable wall and around bathroom window Quite a lot of movement was visible around the lintels, both above and below.
The cracks appear
wider at the bottom,
which is consistent with lack of support. would
think
that
there
are
I
timber
bressumers behind these stone lintels, as stone was not used to span such large openings because it lacks the necessary tensile strength. A major concern for me is that I saw such a lot of past wood boring insect damage that it is highly likely that any timber behind these lintels would have been
“Movement
affected and may not be structurally sound;
defects may be
I will mention this in E10 other details. The repointing was also showing re-emergence
visible above
The lintels to the front are cracked, both at
and below the
first floor and ground floor (dining room/
lintels.”
lounge) also stonework above and below is
of cracks.
displaced and moving.
This carved stonework forms the soffits— quite a few large sections have eroded and
The gable wall facing Southeast leans out at
they are a risk to safety. I will mention in
the apex and has had past poor quality
section C5.
repairs.
Issue 4 August 2008
Page 5
The stepped crack has been re-pointed but
The
re-opening of the cracks is an indication that
window) has cracking and the stone infill
corner of
the gable wall (bathroom
the movement is progressive.
blocking up part of the original stone frame has large gaps with daylight visible through it from inside.
My condition rating for the main walls takes the following path: A—A hazard is present i.e. there is a risk of falling sections of stonework above pedestrian areas. B—The scale of remedy would be high – it would require making good and listed building consent. C—The level of risk is high, as even if only a relatively small section fell it could be very nasty. J—A repair is required i.e. assessing the cause of the movement identified and making good of any loose stonework and associated structural repairs. L—The repairs are not cosmetic/minor issue. N—The defect is serious, as repair costs will be considerable and disruption will require consents and the defects affect the structural integrity of the property. P—This path delivers a CR 3 rating and the movement will also be noted in section B Movement.
“This path delivers a CR 3 rating, but the movement will also be noted in Section B.”
HI Technical Bulletin
Page 6
Damp penetration or condensation Some clients approached me for advice on a
that it was not drawing free moisture from
damp problem following the cash purchase of
either the wall or floor surfaces to which it
an early 1970s detached dwelling that had a
was attached. Capacitance readings based on
wide frontage but a relatively narrow depth
a 600mm grid were then taken from the
from front to back.
surface of the vinyl tiles.
As the property was
relatively modern, the clients had decided that a survey prior to purchase would have
Although the readings obtained were relative
been an unnecessary expense.
to the material tested their consistent value
During the winter there had been a long, cold
However, when resistance mode pins were
and wet period that continued well into
located
February, but when I visited the property the
consistently high readings were provided.
indicated that excess damp was not present.
cold snap had finally broken. The central heating certainly gave the place a warm feel and the clients‘ children amused themselves by drawing cartoon characters using the condensation on the window. Workmen had already started to clear the property prior to renewing the kitchen and bathroom furniture
on
the
tile
joints,
variable
but
The damp meter had provided me with data to indicate that the wall surfaces and the timber skirting fitted to it did not contain excessive levels of damp. Similarly the floor tiles appeared in good condition with no evidence of lifting or salt staining to the tile
ready for the usual ‗lick of paint‘ throughout.
edges, but the joints were clearly wet,
“In every
The clients explained that they had not seen
of the building.
investigation a
any evidence of damp prior to purchasing but
methodical and holistic
the day after they removed the fitted carpets to the solid ground floor areas they had become aware of damp coming through the
although this was less evident in the centre
The cavity walls did not appear to incorporate retrofitted insulation and there was well in excess of 150mm between the ground level
approach to the
edges of the vinyl floor tiles.
and the dpc.
analysis of data
This was happening not only around the
Experienced inspectors will know that nothing
is essential.”
external wall perimeter but was extending almost into the middle of the dwelling. They had convinced themselves that the damp was permeating through the floor slab probably because the builder had failed to install a damp-proof
membrane,
and
expensive
remedial work would be required. Indeed it appeared that my expertise was required solely to confirm their worst expectations. A
moisture meter data, including a control Since this survey
took place before my acquisition of a meter equipped to obtain surface temperature and relative humidity readings, the correct interpretation of data was essential. The
control
reading
in
resistance mode was taken on an internal wall.
Subsequent
wall surface readings including those immediately above the timber skirting board provided readings well within the normal range. Similarly the reading of Example of condensation forming on a window
the moisture content of the softwood
skirting
investigation
a
methodical
suggested
As in every and
holistic
approach to the analysis of data is essential. Whilst the possible absence of a dpm could not be discounted, the provision of such a key component in the control of damp would, even at the time of construction of this dwelling, have attracted close attention from the Building Inspector.
visual inspection was undertaken and
reading, was recorded.
should be taken for granted.
reasonable
to
assume
It was therefore that
a
dpm
was
present. However, the age of the building is a significant factor. Solid concrete floor slabs constructed prior to the 1990 revision to Part L of the Building Regulations were not required to incorporate insulation. The carpet and underlay removed by the client prior to my visit would have concealed the presence of condensation forming on the surface of the vinyl tiles. Once warm air was able to make contact with the coldest parts of each floor tile, i.e. the joint between each tile, condensation was able to form.
Clearly this problem is most
likely to occur in exposed locations such as
Issue 4 August 2008
Page 7
this,
experiencing
particularly
low
winter
temperatures.
narrow front to back depth) provided a high loss
perimeter
to
floor
area
ratio
allowing the cold surfaces to reduce the core temperature of the un-insulated floor slab. In this instance the temperature reduction affected nearly all of the internal floor area. Inspectors with modern equipment capable of obtaining data on surface temperature and relative humidity can be immediately warned of the risk of condensation occurring.
provide information for the inspector, and when this and other visual factors together the
inspector‘s
knowledge
and
understanding of the construction method present are collated, the correct answer should be arrived at. worth
whenever
the
mentioning
inadequate or to meet changes in our understanding of construction and
material
technology.
Environmental and energy issues have featured prominently in the changes since 1990, and thus the
condensation
encountered would
in
not
problem
this
have
property
occurred
if
horizontal and vertical insulation, now
a
normal
contemporary
part
of
construction,
had
Example of dpm installation under a floor slab
been installed.
However, even basic damp meter data can
with
introduced
existing standard was found to be
The footprint of the building (wide but with heat
been
A
knowledge
of
these
changes
in
the
Regulations, and when they occurred, is essential when inspecting properties built in the last 40 years. Keith Layton, MRICS
In this context it is that
the
Building
“The HCS has
Regulations have evolved considerably since 1966.
been designed
Revisions to the Regulations have
for buyers but closely follows
Home Condition Surveys case study
the same
Following a pilot from November 2007 to
customer is always very happy, and if they
April 2008, all Home Inspectors within the
tell their friends and family in the area it will
SAVA Certification Scheme can now offer
create a groundswell of support for the
reporting
Home Condition Surveys. The HCS has been
survey. When I produce an EPC for a seller,
principles as
designed for buyers but closely follows the
they can also be buyers within the area.
same inspection and reporting principles as
always explain that I can produce HCSs for
the Home Condition Report.
them, and I have picked up work this way
The biggest
differences are that it does not contain an energy
report
(most
properties
should
already have an EPC as part of the HIP) and that there are revised terms of engagement.
I
several times.‖ Tony has spent significant sums of money on advertising. Is this the right approach for all Home Inspectors? ―I would suggest it differs
Although the HCS is a separate scheme in its
greatly for each inspector.
own right, having a different Code of Practice
many people as possible has to be the first
and Terms of Engagement, membership is
step. In some areas, advertising in the local
exclusive
press,
to
members
Certification Scheme.
of
the
SAVA
In this article we
Yellow
publications
Pages
may
be
Talking to as
and very
other
local
beneficial.
profile three of the Home Inspectors that are
However, the survey appeals to a huge range
regularly producing HCSs. How do they get
of customers, so this can be expensive if you
instructions, what is the feedback like, and is
try to market to everyone. Make sure you
it financially rewarding?
negotiate – get a discount that you are happy
Tony Swainston is an enthusiastic supporter of the HCS, offering energy and inspection services in Chalfont St. Peter and further afield. The biggest challenge for Tony is how
with. Advertising sales people have room to manoeuvre with prices, and you can often use their in-house artwork department free of charge.
to market the product and his services in a
―If you can offer a more tailored service, such
cost-effective way.
as investigating whether a loft conversion is
―Word of mouth is the best form of marketing for me.
Once I have done a HCS, the
possible or providing budget costs, then this is added value over what another surveyor may be quoting for. Make sure your PI
inspection and
the HCR.”
HI Technical Bulletin
Page 8
insurance covers you for this as it is outside
Tony Herbert is an experienced residential
the terms of the HCS.
By offering a more
chartered surveyor who has been heavily
personal service you can justify why you may
involved in the rollout of both HIPs and EPCs.
not be the cheapest.
A member of SAVA for several years, Tony is
―I have learned from the process and am now looking to streamline my marketing.
I‘m
working to develop stronger relationships with local conveyancers and estate agents in order to support my business. The big tip is to be positive and keep at it!
If we can
scheme, which is appealing for homebuyers.”
good source of income as the scope of his business broadens. ―It‘s a great product. Customers understand
prosperous times will be ahead of us.‖
product and those inspectors producing them.
is
an
Oxfordshire-based
―The
surveyors
are
part
of
Quality
Home Inspector assessment process back in
appealing for homebuyers.
November 2004.
know SAVA – yet! – but once I explain who
my
phone
rings
the
HCS
as
and
customers
a
better-value
survey and they are always impressed with the quality of the survey and the amount of information
contained
within
it
–
particularly those people who do not have a great understanding of property. The 1, 2, 3 ratings are universally understood and having a survey in plain English without all the jargon is a great selling point.‖
is
They might not
to commission a HCS is just as good, says ―I only have good comments.
The
feedback document that I send out often comes back rating the survey 5 out of 5 in all areas. The inclusion of photographs is terrific – it‘s easy for me to take lots of photos and the customers find it very helpful.
monitoring system and complaint escalation process, they are reassured.‖ What about agents and solicitors?
Are they
in favour of the survey? ―Local estate agents are not scared of the HCS. By its very nature, we put in positives as well as negatives. If the walls are sound, then we should say so!
I‘m not yet at the
stage where agents are recommending my service, but there are positive signs. I hope to develop stronger links as I think we can help each other.‖
Feedback from customers who have gone on Terry.
which
they are and my relationship with them, the
alternative. I email the customer an example
useful
scheme,
a
Assurance
He sees the HCS as a
monitoring
Once it becomes
chartered building surveyor and started the
mention
monitoring
revenue stream. He sees the HCS as another
established, I can see a great future for the
enquire about getting an HSV, I always
Assurance
Energy
it and they love it.
―When
Quality
Commercial
industry then I am confident that more
superior product to the HSV.
are part of a
undertaking
Assessor training with the NHER for another
survive in this slow and difficult time of the
Terry Wallace
“The surveyors
also
And for
me, the fact the survey is not linked to CLG
If you‘d like to offer Home Condition Surveys, you need to join the voluntary HCS scheme. This
means
you
will
need
to
download
Membership Agreement and Code of Practice from
the
SAVA
Certification
Scheme‘s
website, then complete and return them to us. For full details of the process go to www.sava-cs.org.uk.
legislation and is entirely market driven is great news.‖
Bulletin feedback: bulletins@nesltd.co.uk Registration Services : 1908 442 277 Compliance: 01908 442288 compliance@nesltd.co.uk Technical Support Helpdesk: 01908 442105 support@nesltd.co.uk Training enquiries: 01908 442254 NES One Credit Top up line: 01908 442299 To download electronic copies of the bulletins, login to NES one and go to ‗Useful Documents‘ All original content © 2008 National Energy Services Ltd
SAVA The National Energy Centre Davy Avenue Milton Keynes MK5 8NA Email: bulletins@nesltd.co.uk Web: www.sava.org.uk