Overbury Crescent, New Addington, CR0

When considering a property purchase, especially one with historical significance like a 1930s ex-local authority house, a thorough building survey is indispensable. Overbury Crescent in New Addington, CR0, offers a unique blend of historical charm and modern living. However, potential buyers must be aware of the specific challenges and considerations that come with such properties. This guide will walk you through the essential findings from our building survey and provide actionable insights to help you make an informed decision.

Hipped Roof

The property features a hipped roof with Belgian clay tiles laid on a bituminous membrane. This type of roof is aesthetically pleasing and offers good resistance to wind damage. However, it requires periodic maintenance to ensure its longevity. The bituminous membrane, while effective in waterproofing, can deteriorate over time, leading to potential leaks.

Action Steps:
1. Regular Inspections: Schedule annual roof inspections to check for any signs of wear and tear.
2. Maintenance: Replace any damaged tiles and ensure the bituminous membrane is intact.
3. Professional Assessment: Consider hiring a roofing specialist to assess the overall condition and recommend any necessary repairs.

Asbestos Materials

One of the most critical findings is the presence of asbestos insulation board on the soffits of the stairs and corrugated asbestos on the garage roof. Asbestos, while commonly used in the past for its fire-resistant properties, poses significant health risks if disturbed.

Action Steps:
1. Professional Survey: Hire a licensed asbestos surveyor to conduct a detailed assessment.
2. Encapsulation or Removal: Depending on the survey results, either encapsulate the asbestos to prevent fibre release or arrange for professional removal.
3. Health and Safety: Ensure all work is carried out following health and safety regulations to minimize exposure risks.

Cavity Wall Construction

The property’s walls are built using cavity wall construction, typical for houses of this era. This construction method provides decent thermal insulation but can be prone to damp issues if not properly maintained.

Action Steps:
1. Damp Inspection: Conduct a thorough damp inspection to identify any existing issues.
2. Insulation Check: Ensure the cavity wall insulation is intact and effective.
3. Repairs: Address any damp problems promptly to prevent further damage.

Main Pipe Concerns

The property has either steel or lead piping, which might suffer from furring (internal corrosion). This can impact water pressure and quality, posing potential health risks.

Action Steps:
1. Pipe Inspection: Have a plumber inspect the piping to determine its material and condition.
2. Replacement: Consider replacing old steel or lead pipes with modern alternatives like copper or PEX.
3. Water Quality Testing: Test the water quality to ensure it meets safety standards.

Air Traffic Noise

Located within a category D airspace, the property experiences significant air traffic noise from nearby Biggin Hill Airport. While some may find this a minor inconvenience, it can affect the quality of life for others.

Action Steps:
1. Soundproofing: Invest in soundproofing measures such as double-glazed windows and insulated doors.
2. Noise Assessment: Conduct a noise assessment to understand the impact and identify the best mitigation strategies.
3. Community Feedback: Speak with current residents to gauge their experience with the noise levels.

Nearby School

The proximity of a school means there may be increased noise during school hours and pick-up/drop-off times. While this can be a concern for some, it also offers the convenience of having educational facilities nearby.

Action Steps:
1. Noise Management: Consider installing noise-reducing barriers or landscaping to mitigate sound.
2. Traffic Planning: Be aware of peak traffic times and plan accordingly.
3. Community Engagement: Engage with the school community to understand their schedules and any potential impacts.

Driveway Issues

The driveway lacks proper channel drainage, which can lead to water pooling or drainage issues during heavy rainfall. This can cause damage to the driveway and potentially affect the property’s foundation.

Action Steps:
1. Drainage Installation: Install proper channel drainage to manage water flow effectively.
2. Regular Maintenance: Keep the drainage system clear of debris to ensure it functions correctly.
3. Professional Advice: Consult with a drainage specialist to design an effective solution.

Proximity of Trees

There are trees near the property, which may pose a risk to foundations or cause subsidence if not managed properly. Tree roots can extend far and wide, potentially disrupting the soil and affecting the structural integrity of the house.

Action Steps:
1. Tree Survey: Conduct a tree survey to assess the risk and health of nearby trees.
2. Root Management: Implement root barriers or other management techniques to prevent damage.
3. Regular Monitoring: Keep an eye on the trees and address any issues promptly.

Level Three Building Survey Recommendation

For properties such as this 1930s house, we recommend a Level Three Building Survey. This comprehensive survey provides a detailed analysis of the structural integrity, potential defects, and maintenance requirements. Given the age and construction type of the property, a Level Three Survey is crucial to uncover any hidden issues and ensure you are fully informed before making a purchase.

Benefits of a Level Three Building Survey

1. Detailed Inspection: A Level Three Survey offers the most in-depth inspection, covering all accessible areas of the property.
2. Comprehensive Report: You will receive a detailed report highlighting any defects, potential issues, and recommended repairs.
3. Peace of Mind: Knowing the exact condition of the property allows you to make an informed decision and plan for any necessary maintenance.

What to Expect from a Level Three Building Survey

1. Structural Assessment: The surveyor will assess the structural integrity of the property, including the roof, walls, floors, and foundations.
2. Defect Identification: Any defects, such as damp, subsidence, or structural damage, will be identified and documented.
3. Maintenance Recommendations: The report will include recommendations for maintenance and repairs, helping you plan for future upkeep.

Additional Considerations for Buying a Property in Overbury Crescent

Historical Significance

Owning a 1930s ex-local authority house comes with a sense of historical significance. These properties often feature unique architectural details and a sense of character that newer homes may lack. However, it’s essential to balance this charm with practical considerations.

Action Steps:
1. Preservation: Work with conservation experts to preserve the historical features of the property.
2. Modernization: Carefully plan any modernization efforts to maintain the property’s character while improving functionality.
3. Community Engagement: Engage with local historical societies to learn more about the property’s history and significance.

Energy Efficiency

Older properties often lag behind modern homes in terms of energy efficiency. Improving the energy efficiency of a 1930s house can reduce utility bills and enhance comfort.

Action Steps:
1. Insulation: Upgrade insulation in the walls, roof, and floors to improve thermal efficiency.
2. Windows and Doors: Replace single-glazed windows and old doors with energy-efficient alternatives.
3. Heating System: Consider upgrading the heating system to a more efficient model, such as a condensing boiler or heat pump.

Legal Considerations

When buying a leasehold property, it’s crucial to understand the terms of the lease and any associated obligations. Leasehold properties come with specific legal considerations that can impact your ownership experience.

Action Steps:
1. Lease Review: Have a solicitor review the lease to understand the terms, including the length of the lease, ground rent, and service charges.
2. Lease Extension: If the lease is nearing its end, consider negotiating a lease extension to protect your investment.
3. Legal Advice: Seek legal advice to ensure you fully understand your rights and responsibilities as a leaseholder.

Financing and Budgeting

Purchasing a property is a significant financial commitment. It’s essential to budget for not only the purchase price but also any necessary repairs, maintenance, and ongoing costs.

Action Steps:
1. Financial Planning: Create a detailed budget that includes the purchase price, survey costs, legal fees, and any anticipated repairs.
2. Mortgage Options: Explore different mortgage options to find the best terms and interest rates.
3. Contingency Fund: Set aside a contingency fund for unexpected expenses that may arise after the purchase.

Community and Lifestyle

Understanding the community and lifestyle in Overbury Crescent is crucial to ensure it aligns with your needs and preferences. The area’s amenities, transport links, and community vibe can significantly impact your living experience.

Action Steps:
1. Local Amenities: Explore the local amenities, such as shops, parks, and recreational facilities.
2. Transport Links: Assess the transport links to ensure they meet your commuting needs.
3. Community Engagement: Engage with the local community to get a sense of the neighbourhood’s atmosphere and culture.

Conclusion

Buying a property in Overbury Crescent, New Addington, CR0, offers a unique opportunity to own a piece of history while enjoying modern living. However, it’s essential to be aware of the specific challenges and considerations that come with a 1930s ex-local authority house. From the hipped roof and asbestos materials to the cavity wall construction and main pipe concerns, a thorough building survey is crucial to uncover any potential issues and ensure you make an informed decision.

At Flettons, we’re committed to safeguarding your investment. When considering a property purchase, trust our seasoned expertise to reveal any hidden threats. For a thorough building survey, get your instant quote through our quote calculator or reach out directly at 0203 691 0451. Your home’s safety is our top priority.

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