Japanese Knotweed is a very invasive species of plant and spreads extremely quickly.  Via its roots / rhizomes Japanese Knotweed can cause damage to buildings, foundations, concrete and tarmac.

Landowners are not legally obliged to remove Japanese Knotweed unless it is causing a nuisance to neighbouring property however it is an offence to plant or to cause Japanese Knotweed to grow in the wild.  Interestingly, we noted a recent BBC News article that highlighted the fact that “People who fail to control the spread of invasive non-native plants such as Japanese Knotweed could be fined or receive anti-social behaviour orders (Asbos), the government says”. Should the new rules become effective, it would mean that people could face fines of up to £2,500 for failing to control Japanese Knotweed and businesses who do not comply could face fines of up to £20,000.

Japanese Knotweed has a stem which is bamboo-like in appearance and it produces white flowers in September / October.  It can grow by up to 10cm per day and reach heights of over 3m.

Whilst carrying out a Valuation of a flat in Wimbledon recently, Japense Knotweed was noted near to the boundary of the property.

We would always recommend that the eradication of Japanese Knotweed is undertaken by a specialist company who provides a warranty. All parts of the plants and any soil contaminated with it are classed as Controlled Waste and if it is to be removed, this can only be undertaken with a Registered Waste carrier.  Removal takes time and persistence is required to prevent it from coming back.  The stems and rhizomes are resistant to many weed killers and it needs to be treated with a Glyphosphate – “The most effective method of eradicating it is by using herbicides in the late summer or autumn, when it is close to its flowering stage.”

It is also worthwhile to note that some Mortgage Companies / Lenders will not advance mortgage monies against a property if there is evidence of Japanese Knotweed unless it is eradicated / a programme of eradication has been put in place.

The BBC News article can be found by clicking on the below link:

https://www.bbc.co.uk/news/uk-30110858

Here at Brian Gale Surveyors we inspect gardens and adjacent areas within a reasonable distance from the building which we are surveying in order to alert our Clients of potential liabilities that may arise due to the presence of Japanese Knotweed.

Whilst carrying out a Full Building Survey in London we noticed a chemically injected damp-proof course in an unorthodox location above a stone window lintel. A damp-proof course should be at the base of a wall to prevent moisture moving through the wall. You should always speak to a Chartered Building Surveyor before you proceed with what might be unnecessary damp-proofing works.

In the late Victorian period and early 20^th Century cavity walls became the norm for construction, especially of residential houses. First Generation wall ties were wrought iron and ungalvanised. Wall tie corrosion issues occur, especially in coastal and exposed areas.

Although wall tie corrosion and failure is normally associated with older properties, occasionally we come across issues with newer structures. We recently carried out a Full Building Survey on a property near Guildford and in the roof space noticed to the gables the exposed ends of wall ties. Wall ties should not be visible either internally or externally. If a tie is visible then this means that the ties are not correctly positioned and in this case there is minimal end bedding in the outer skin of masonry which makes it vulnerable to movement and possible collapse if hit by high winds.

New retro-fit wall ties will need to be inserted into the walls to stabilise wall sections, especially the large gables. Due to the large expanse of brickwork to this property the cost will almost probably be around £4,000.00 plus VAT. Although the problem can be easily rectified it does cost money.

We have recently carried out a Full Building Survey on a large Country House in Normandy near Guildford. The house was formed from former brick workers cottages. In the grounds was a large industrial chimney which was all that remained of the former brickworks.

The large chimney has been kept as a feature in the landscape but no maintenance appears to have been carried out for many decades. There is severe cracking due to heat from the original kiln together with major repointing being required and loose brickwork at the top needing to be attended to.

Vegetation was growing out of some of the brick joints. Tens of thousands of pounds will be required to erect scaffolding and carry out major repair together with the installation of a lighting conductor. Although an interesting feature in the grounds it is very unlikely that large quantities of money will be spent on this structure and therefore, regrettably, will most probably have to be taken down for safety. Larger properties with land sometimes contain follies and outbuildings. When purchasing, one must consider the cost of them if they are to be retained, which is why we recommend our Country House Surveying Department.

Recently we undertook a Full Building Survey on a Grade II Listed Period timber framed house with a thatched roof located in Alton, Hampshire.

Thatch is a traditional material but does require a considerable amount of repair and maintenance. Although thatch roofs will last between 40 – 50 years if properly maintained, some items such as the ridges and blocks do need to be replaced on a regular basis and checks should be made to ensure that even if the roof has been provided with new layers of thatch, the original sections are still serviceable. With this property we noted evidence of deterioration into the batons holding the lower layers of thatch in position and these will need to be re-secured and made good by a Master Thatcher. This property had been re-thatched in recent years with long straw and had been provided with mesh to prevent bird and vermin damage.

Also, the solid fuel stove had been provided with a flue which was insulated with pumice around it. It is important that all flues have the correct insulation to prevent build up of heat which can cause fire to thatch. It is pleasing to see solid fuel fire installed by a HETAS registered contractor.

Whilst carrying out a Defect Analysis Report on a property in Reigate, Surrey, we were amused to note surface water connecting into a soil and vent pipe. A convoluted and amusing attempt had been made to stop foul smells coming back through the downpipe and into the gutter by an assortment of bends trying to form a trap. Surface water / rainwater should not discharge into foul water drainage as large quantities of rainwater can overload sewage systems. This breaches the Building Regulations as well. Surface water should discharge to soakaways or a separate surface water system. Our client has been recommended to form a soakaway in the garden and connect rainwater to the soakaway.

We have recently inspected a large boundary wall next to a river near Dartford, Kent. The wall is structurally unsound even though only 15 years or so old.

Although expansion joints were formed in the brickwork, they were only positioned every 12 metres rather than every 5 -6 in accordance with Codes of Practice for Masonry. Due to expansion of the brickwork, the joints were not able to cope with the pressure and resulted in cracking and buckling to the wall.

The wall is going to be very expensive to rebuild as it protects a car park and footpath due to it being next to a water course. A specification will include the correct detailing for the masonry.

Vegetation growth in gutters and on chimneys is a clear sign that there has been a lack of attention to routine maintenance and repair which then leads to damp penetration. This was apparent during a HomeBuyers Inspection on a maisonette we surveyed in Crawley, West Sussex. Vegetation growth to the chimney will mean that some repointing will be required and a close quarters inspection with long ladders should be carried out as soon as possible by a brick layer or roofing contractor. Blocked gutters are easier to deal with but must be cleaned out at least once a year to prevent blockages and rainwater water spilling over onto the walls which could result in water penetration. Roofing underfelt should be dressed into gutters to help seal the gap under eaves.

We recently undertook an Engineers Report on a property in Kenley following concerns that wee raised in a Mortgage Valuation Report.

The pictures show a timber framed roof which is characterised by the ceiling joists being set above the wall plates, creating sloping soffits or skeilings. With this type of roof structure movement can occur, causing either horizontal cracking or tapered cracks where the top of the wall gets pushed out by the roof thrust from rafters and the rafters consequently deflect. Roof thrust is a condition which can affect properties which are built with a collared roof.

In this example, the roof timbers were mostly undersized and although the movement is slight the roof will require strengthening. Other signs to look out for include deflection or dishing of the roof slopes.

We regularly carry out Engineers Reports for client’s that have had a report for mortgage purposes and a further inspection is required to approve lending. Whilst carrying out a Structural Appraisal on a property in Kenley we noticed signs of subsidence to the property’s extension. The property was built circa 1930’s with the extension built in the 1980’s. There was a tapered crack clearly visible both internally and externally. The subsoil in the area is chalk and further investigations will need to be carried out. In these circumstances it is highly likely that stabilisation and underpinning will need to be carried out.