Buying a House ?
Whether you are searching for a total refurbishment project or just wish to identify future design possibilities, having the knowledge to identify the potential of a property can save you both time and money.
When we talk about the design potential of a property this does not necessarily mean increasing its net worth. In many cases improving an existing house will add immediate value but this all depends on the purchase price and the amount spent on improvements.
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​It’s advisable to get friendly with local estate agents, registering your interest with as many as possible and show agents you are serious buyers ready to proceed with evidence of funds. Some agents may then show you houses before they hit the market.
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​Finding a house or flat to assess from a design perspective starts with a firm idea of the preferred type and location of your next property. Comparing properties for sale in the area to recently under offer or sold ones will give you a good idea of prices.
LISTINGS, IMAGES &
FLOOR PLANS
When searching for a house online we can be quick to dismiss a listing just on the look of a property externally. However, if the location is ticking all the boxes but the external facade looks unappealing this can present an opportunity for a buyer, as many houses can be improved cost effectively. Likewise, closer analysis of interior images can also reveal design potential which isn’t immediately evident.
It’s a good idea to prioritise listings depicting tired kitchens, bathrooms, older style power points and flooring as well as overgrown gardens. Properties with services which are functional but need updating are usually discounted and you can still live in the property during the updating process.
Sometimes, just refreshing a property can be transformative. Bear in mind, external alterations need to be kept in context with the surrounding architecture; more dramatic changes work best with detached properties in an area of mixed architectural styles. A more subtle approach should be applied to semi detached and terrace houses. Most popular changes include, replacing doors and windows, new paint, re-cladding and new roof tiles.
Property portals have become an essential tool in the house purchase process but closer scrutiny of listings can help you identify design potential which isn’t immediately obvious.
Remember, before considering external alterations, to check for any covenants or historical status limitations connected to the property.
Conservation areas also have restrictions to development, so check with your local authority. Also enquire if there is mains gas and sewage connected to the property as many rural properties have separate oil and waste tanks which respectively need periodic filling and emptying. Consider how non- main services may affect future changes to the property.
Online images can also give us an early indication of a properties condition and development potential. Future redesign possibilities can also be estimated by looking at images of the front, side and rear space. Don’t forget to use street view and Google earth to assess any impact from nearby houses and businesses.
Estate agent images can also give us an indication of how light a property is; lighter houses are always desirable.
If you observe that many rooms have their lights on, or photos were taken with a flash, it may suggest a dim property. Interestingly, darker interiors can have benefits due to their lack of popularity. These homes are typically more affordable, and with thoughtful planning, they can be transformed to become brighter, although this usually requires structural changes. Keep in mind that while images can be useful for vetting or reference, they should never replace in-person viewings.
A floor plan is one of the most helpful details of a property listing when looking for design potential.
An original and revised floor plan can be used together to attain estimates from relevant contractors before you commit to a property. This will give you a good idea of how much proposed changes will cost and you can then incorporate these figures into your budget when making an offer. However, It’s probably best to visit the property before seeking estimates as you may have other details to add to your plans.
Most estate agents include a floor plan when listing a property. Floor plans can offer invaluable information to a buyer, especially when coupled with the images and description of a house. Before looking at the floor plan have a good idea on your present and future goals for the property. For example, you may be thinking of creating an open plan area shortly after moving in, but may need an extra bedroom in a year or two. Learning to Interpret and revise floor plans will help you evaluate a properties design potential before buying. However, If you lack confidence with floor plans, consider the services of a designer.
CONSTRUCTION MATERIALS
When searching listings be aware that some properties may be constructed using non standard building materials.
Purchasing a non-standard construction property is easier for cash buyers, but mortgage approval may be challenging, and future resale could be difficult. These homes may be discounted since most lenders favour properties made with standard materials, typically defined as those with a brick structure and a tiled or slate roof.
Typically a non standard property would be steel framed, timber framed or constructed using concrete. Other materials such as cob and roofs made of thatch will also come under this category. Some properties are also non standard because they are single skin; which means they have one layer depth external walls with no cavity.
Some post war buildings built to meet an urgent need for affordable housing are now deemed defective by lenders.
Non standard build mortgage providers will check if the proposed property is classified as defective. A defective building may have used a material which has been shown to degrade over time causing structural issues.
Post-war buildings created for urgent affordable housing needs are often seen as defective by lenders, especially if prefabricated and temporary. In contrast, many contemporary properties built with non-standard materials may be acceptable by lenders due to innovative design and better insulation. A non-standard property labeled as defective could be worthwhile if you plan to replace it. Just ensure that any new materials are compatible with the existing structure when redesigning.
Viewing a property
Once you have made a shortlist from your initial research it’s time to view the property in person
Explore desired areas on foot.
Look out for local houses which have already been extended.
Signs of construction indicate increased planning acceptance.
Well maintained areas increase desirability.
You will already have a good idea of the area the house is located, however, before stepping foot inside the property, a more detailed analysis of the neighbourhood is advised, preferably on foot. Pay particular attention to how nearby houses have been maintained confirming your research online.
Remember, a neighbourhood where the residents take pride in their home is important, as a good location always pays dividends if or when you sell.
It’s also worthwhile to look for houses which have already been extended, as this is a good indication that similar plans that require planning permission, would be accepted.
A good idea is to look for signs of nearby building work, such as skips and scaffolding. This normally indicates a desirable area which attracts like minded owners who are keen to make improvements.
When viewing a property remember to take your time and avoid being guided through the property too quickly.
Have a list of questions for the sales agent or vendor. History of the house, neighbours and vendor situation, are all helpful.
Take notes, measurements and images when viewing.
Check agents floor plan for accuracy when viewing. You can then get cost estimates for works before buying.
Ask if there are any other viewings booked after you in case this adds a time restraint and rearrange if necessary. From the perspective of design potential, you should now have a good idea of your future goals and already formulated some revised plans. This will allow you to visualise your ideas more effectively when looking around the property.
It’s a good idea to have a copy of the floor plan and be prepared to add notes as you move from room to room. Also think about taking photographs of areas that the agent details have missed, though you will need permission from the vendor beforehand. It’s also a good idea to carry a measure with you if you need to confirm any dimensions.
When considering a house redesign, especially structural changes, check that the layout of the property correlates with the floor plan. Estate agent floor plans should be treated as a guide only and can vary in accuracy. Remember, if taking notes or photographs of a prospective house, subtlety is key. Some sellers may not appreciate your plans to remodel their home!
Remember, being able to assess the condition of a property at an early stage will help you calculate any future offers you may make. Importantly, you should aim to have a house survey conducted by a Rics surveyor before completing a purchase. This will offer both protection and confidence in your purchase.
There are different levels of reports available, with the most expensive typically reserved for larger properties, or those constructed using unconventional materials. Commissioning a survey will put you in a strong position to address any issues with the vendor and you will be aware of any extra building costs moving forward.
CHECKLIST
As you look around a property there are various points to note which will help you budget for future plans. Make a note of the properties general condition looking for wall and ceiling cracks, damp areas, and evidence of mould. Mould can be caused by a lack of insulation and inadequate ventilation. Most cracks are not serious unless they are significantly wide and mirrored internally and externally. Of particular interest is the age and position of the boiler and fuse box. This can help when planning changes to a property as you can make allowances if any of them need relocating, replacing or both. Older fuse boxes and power points normally indicate dated wiring. It’s also a good idea to note where radiators are located for the same reason.
You can get a good indication of insulation levels through the EPC report attached to the agents details and enquiring if wall cavity insulation has been applied.
If accessible, also have a look in the loft to check the level of insulation and note the available headroom if considering a loft conversion. Make sure you check the condition of windows and doors and run a mains fed tap to check the water pressure; in older houses this may only be the kitchen cold tap. If you’re thinking of replacing or relocating a kitchen or bathroom make a note of the mains and waste water points; relocating major water appliances such as sinks, showers etc. from their original position increases costs.
Though decor can be generally dismissed as superficial, do pay attention to features such as wood chip wallpaper or textured ceilings as these are difficult to remove. Unusual wall materials and finishes should also be considered if not to your taste, as these may be costly to change. It’s worth bearing in mind that flooring is also expensive to replace. It’s also worth enquiring if the ground floor structure is suspended. A suspended ground floor has a void underneath instead of solid concrete. This can be helpful to hide plumbing and electrics when redesigning a property.
When viewing the exterior of the property pay attention to the condition of the brickwork and roof, look for major cracks, missing tiles and signs of damp.
As you look around a property note the condition of the windows, doors and paintwork. Also, consider how close trees are to the property. Some trees can affect the foundations causing subsidence or heave, which is when the ground swells. Both subsidence and heave can manifest by producing significant cracks in the properties structure.
If you are considering an extension, check how close to neighbouring boundaries it will be and how much external space will be lost. A property addition that is too large can look out of scale. It’s worth noting that external waste pipes and drainage points may also need relocating. Also make sure any proposed extension will leave adequate garden access.
Rural areas commonly have external oil tanks for heating and a septic tank or cesspool for sewage; all of which will need ongoing access. Remember, septic tanks were subject to new rules since 2020 and may need replacing. Any future building work will require delivery and disposal of materials, so consider where trade vehicles will practically park and where skips will be located. A property with no driveway will need a road skip permit.
Buying At
Auction
There are two main types of auction, a traditional auction and a modern auction. Both can be worthwhile when searching for a property to redesign or renovate.
Other issues may be an undesirable location, such as being located near fast moving traffic. Some houses have no structural, legal or location issues and may be in an auction due to repossession, divorce, debt issues or probate. Properties in either type of auction will have a legal pack which is available from the auctioneer. This will contain important information including future liabilities for the new owner. It’s essential to get a qualified conveyancer to read the pack before bidding as not doing so can lead to unexpected costs.
Whichever you choose make sure the auctioneer is regulated and ideally carries the NAVA property mark and any deposit held by them is kept in a protected account. Remember, auctions tend to list properties which are difficult to sell. Common problems include non standard construction, subsidence, legal issues, Japanese knotweed and short leases.
Most sales are cash transactions as securing a mortgage on an auction property is challenging.
Modern auctions are mainly held online and often organised through estate agents. You bid over a fixed timeline, like e-bay, after which the highest bidder must pay an immediate non refundable reservation fee of 5% which is on top of the sale price. The winning bidder is not committed to complete the sale at this stage, they just have an option to buy until exchange of contracts, which is normally after 28 days. Once exchange has taken place the sale normally completes in 28 days thereafter. However, you will lose your deposit if you decide not to proceed with the purchase.
With a traditional auction you normally bid in person on the auction date which will be listed in the auctioneers catalogue. If you are successful at a traditional auction you will normally pay a 10% deposit on the day and exchange contracts immediately. The sale will complete within 28 days.
Whichever kind of auction, you can view any property and arrange a survey before the auction date, or close day if it’s the modern type. Plan a cost effective budget addressing any problem areas and set a maximum bid price and stick to it. Remember, it’s easy to overbid if you have already incurred survey and legal costs, so be prepared to write these costs off.
APARTMENTS
When looking at flats to redesign or redevelop there are specific obstacles to navigate.
Flats have particular restrictions when considering alterations and these need to be taken into account when looking at this type of property. Firstly, when working out your purchasing and remodelling budget remember to include any ongoing management fees and ground rent. Most flats are leasehold, meaning you have bought the right to live in the property for the term of the lease and are mainly responsible for the internal walls, ceiling and floor.
However, the freeholder owns the structure of the building, including the external walls, roof, common areas and grounds. Generally speaking the leaseholder is allowed to make alterations to the interior, such as painting the walls and changing the bathroom and kitchen. However, some leases have restrictions in regards to interior changes, so check carefully. Flats which have a share of the freehold will also have restrictive leases.
The Landlord and Tenant Act allows freeholders to not unreasonably deny non-structural changes, but approval is still needed for any lease violating alterations.
If you are looking to buy a leasehold property and change structural elements, such as removing internal structural walls or adding an extension, the freeholder is not obliged to consent. If permission is granted for structural alterations the terms of the deed will need to be changed (deed of variation) and a licence to alter will have to be prepared.
Embarking on structural alterations will incur certain costs above design and building fees. You will be liable for both parties legal costs appertaining to document changes and the freeholder may also charge an extra fee for granting the licence to alter. You may also be liable for any structural engineer and surveyor costs appointed by the freeholder, so these should be negotiated beforehand.