Shore Associates Ltd
Chartered & Historic Building Surveyors
Shore Associates Ltd. Chartered surveyors and historic building consultants. Certified chartered surveyors.
What We Offer
Shore Associates Ltd are an RICS regulated building surveying practice that is dedicated to surveying all buildings, of all types with a specialist emphasis on older properties
The Company has specialism in diagnosing and remedying dampness in old buildings. This is done by carrying out comprehensive surveys to identify the cause of any damp issues.
The Company recommends the use of traditional building materials such as lime mortars and plasters, breathable paints and re-introducing breathability to provide long term remedies for damp problems.
As an RICS regulated building surveying practice we are independent and are not affiliated to any trade associations, contractor, or agent
RICS Level 3 Survey
A Level 3 Full Building Survey will provide a comprehensive assessment of the structure and condition of the property. It also includes estimated costs of any repairs that are required. The detail provided in this type of survey will give you a thorough understanding of what you are buying.
RICS Level 2 Home Buyers Report
A Level 2 HomeBuyer survey provides a visual inspection of areas that are reasonably accessible. The survey looks for serious problems that are readily evident, but does not go into detail on the structural integrity of the property.
RICs Level 1 Survey
Level 1 Condition reports provide a brief assessment of the property’s condition to give you an overview of its current state. These are very concise and so are really only suited to modern properties that appear to be in good condition.
Listed Building Survey
A listed building survey will provide information on the building’s materials, its general condition and any causes for concern. This information will be invaluable when maintaining or working on your building. This survey would be carried out by a partner in the practise who is both a Chartered surveyor and Chartered Building Engineer
Timber Frame Building Survey
We have significant expertise in the surveying and repair of these buildings. A full understanding of Timber Framing is very important in order to asses these buildings and see where any potential issues may lie. Timber buildings suffer very badly from inappropriate repairs and the use of the incorrect materials and any problems should be ascertained PRE Purchase.
Damp and Timber Frame Survey
A Damp and timber survey is a specialist survey to determine whether there is in fact any damp present or any timber decay. We are often asked to attend and investigate after clients have been advised that a damp proof course is needed or tanking is required, we specialise in advise on how to remedy any issues without the need for expensive, unwarranted and detrimental treatment to a building. The Damp and timber survey also checks timbers for the presence of wood-rot or pest infestation that could jeopardise the structural integrity of the building.
A defect survey focuses on a specific problem or suspected defect identified by the client relating to a property or building. Defect surveys are flexible and can be aimed at any particular issue identified in a property. Defect analysis is suitable for any type of residential or commercial property.
A party wall surveyor provides a specialist role in resolving disputes between neighbours under the Act. Party wall surveyors have a duty to the Act rather than to the individuals appointing them and they resolve matters in dispute in a fair and practical way.
Contract Administration and Project management
The Contract Administrator is the interface between you and the builder. You may wish to retain the architect to make design decisions but prefer a building surveyor or quantity surveyor to manage the contract and to oversee the contractor on site. We are able to write up full and detailed specifications of work, carryout inspections, administer the contract rather than oversee the contract.
Refurbishment and Project Consultation
A project manager’s main goal is to find the right people for the home renovation job, plan out the major and minor details, and manage how long each part of the home renovation process will take. For example, a Project Manager will scout out which tradespeople are the best for your particular home renovation.
Shore Associates are able to offer an hour by hour on site consultation, rather than go to the expense of a full or partial building survey. This consultation can be for any reason. Concerns over damp and timber advise that you have been given, Building issues or concerns, Planning a project and need advice, Issue with builders or concern that some works being undertaken are not correct. We are happy to discuss any queries that you may have regarding any type of construction, and we can do this with or without a follow up report.
THERMAL IMAGING & CARBIDE TESTING
When carrying out Damp Surveys – We use our knowledge and skills as Chartered Surveyors and our expert diagnostics skills to diagnose and remedy all damp issues including condensation and so called ‘rising damp’. Our reports are professional documents that use and reference the British Standards and current UK building regulations relevant to buildings of traditional construction with breathable fabric with the emphasis on BS 7913:2013.
We focus on finding the root cause of the damp. On finding the moisture source(s), the remedies often include basic maintenance works along with re-introducing breathability by using the materials the building was originally constructed with, respecting its original design principles, and introducing environmental control as required.
We take masonry samples from deep within buildings walls and analyse them on site with a UKAS laboratory calibrated Speedy Moisture Tester, AKA a Gas Carbide Meter. From this we can tell how much moisture is actually in the wall – or how dry it is !
If you have had a survey and they have advised further investigation by a PCA damp specialist then get in touch, we can help. Do not be pushed around by the mortgage company or estate agents and seek professional advice. We never recommend damp proofing and have never seen a true case of rising damp. If you’ve been told you need this, then get in touch with us.
Our damp and timber surveys will report on the causes of damp within your property and then specify the appropriate remedial repairs and actions that will help alleviate the problem.
What is damp?
There are three forms of damp with regards to property.
Penetrating damp is one of the most common types we see and can be caused by leaks, external moisture, environmental conditions, and the like. The good news is that once we have diagnosed the cause we will be able to tell you how to fix it.
Condensation can be a bit tricky to diagnose as the cause can often be unclear. However, we use a variety of scientific equipment to assist us. If a surveyor tells you he can see damp from a mile away, close the door. Some signs of damp and their cause is indeed sometimes obvious, but in our experience, damp can be caused by multiple items and this needs to be understood in its entirety otherwise the problems will continue to persist.
Rising Damp is almost non-existent – it rarely occurs naturally, and it CERTAINLY doesn’t move a metre up the wall. Experimental walls with old, porous bricks, jointed with lime mortar have been constructed. When the base of the wall is placed in water, the bottom row will get wet. Water is wicked up the brick, reaches the first mortar joint and evaporates. It rarely if ever goes beyond the first joint unless it is ‘bridged’ by having cement render or similar applied over the top of it. We are able to look at areas that purport to be rising damp, diagnose the reasoning behind the so called evidence and advise rectification.
What’s included in a Timber and Damp Survey?
A full detailed report of the property which highlight the issues give recommendations and how to fix it.
Thermal Imaging Survey of the building fabric highlighting any areas of trapped moisture. We use FLIR Thermal Imaging Cameras.
Atmospheric moisture readings. We use Vaisala Thermo Hygrometers to measure, Relative Humidity, Dew Point and Ambient Humidity, and 4mm probes to investigate areas of suspected dampness. We do not use damp meters – they are unsuitable for measuring moisture in anything other than clean felled timber.
Inspection cameras to observe unseen floor joists and within cavity walls so we can see what is hidden.
- High-Level inspection of the roof structure, chimneys and rainwater goods using a pole camera.
Full detailed report with recommendations within 5 days of the inspection.
- A description of defects and potential problems caused by hidden underlying issues.
- An outline of repair options and the likely consequences of inactivity.
- An RICS Building Survey does not include a valuation.
- All surveys will be carried out by a RICS Chartered Surveyor, MRICS, MCIOB, FBEng
Just wanted to let you know how very happy I was with Steve’s visit.
As I told you, I’ve had many roles in the Construction industry, on site and off, so have very high standards when I hire a professional and am generally disappointed.
Steve lives up to his profile which, having met him, I would say is understated. His extensive experience, qualifications and knowledge of the trades, construction, surveying, engineering and sheer intelligence were obvious, and make him the perfect person to be conducting this kind of survey.
He listened and investigated methodically, assessed, then gave solid advice of suitable remedial action – both for the short term, and the longer term should conditions deteriorate.
There were four areas of concern in my house. After Steve’s visit I now know, with confidence, the causes of damp (different for each location) and exactly what to do with each.
I thoroughly recommend Steve, and am happy for you to use the above as you see fit.
I am also very pleased I chose Shore Associates to survey the house even though it’s a 1947 Local Authority house, so not your usual older property.
Having gone through a lengthy planning process and unsatisfactory experiences with architects & builders, the project was floundering somewhat. From day one, pre-project, there was a level of trust & understanding that led to us to ask you to be involved. It’s fair to say your decision to come onboard was the catalyst for getting things back on track. Your knowledge and experience was key to making sure we did the right thing by the building and in providing quick turnaround times on decisions as we designed forward. I appreciate your role developed somewhat along the way & that it wasn’t always plain sailing, but it’s testament to you and your commitment that we achieved a great result. That said, I’m sure it would be no different for any of your other clients. We’d happily provide our recommendation.
Frequently Asked Questions
Answers to some common questions
DO I NEED LISTED BUILDING CONSENT FOR INTERNAL ALTERATIONS TO MY GRADE II LISTED BUILDING ?
Yes you do. This is a common misunderstanding. All listed buildings,
irrespective of their listed grade status, CANNOT be altered INSIDE OR OUTSIDE, extended or demolished, unless listed building consent has been obtained through the Local Authority.
This also applies to any object or structure fixed to the listed building or which forms part of its historic curtilage.
I AM BUYING A LISTED BUILDING AND WISH TO MAKE ALTERATIONS TO IT. WHAT WILL BE ALLOWED ?
Firstly, prior to purchase consult either someone like ourselves or the local
Conservation Officer to establish what alterations may be considered appropriate and acceptable within the confines of the protected building and curtilage.
Do not buy an old building unless you are prepared to accept its particular character and quirks. It is essential that you adapt to it rather than trying to impose inappropriate alterations and extensions on to it.
WHAT ARE THE IMPLICATIONS OF ALTERATIONS WITHOUT CONSENT ?
It is a criminal offence to undertake such works and both you and your building contractor commit an offence punishable by a fine of up to £20,000.00 and / or up to 6 months’ imprisonment at County Court Level. At Crown Court the penalties can be an unlimited fine and up to 2 years’ imprisonment.
I AM THINKING OF BUYING A LISTED HOUSE - HOW DO I KNOW IF ANY UNAUTHORISED WORK HAS BEEN CARRIED OUT ?
In the first instance your solicitor or yourself should contact the Local Authority to establish what listed building consent has been granted for works to the property and then compare this with what is found on site.
This is not always easy to decipher and it is therefore essential to employ someone like ourselves to inspect the property to try and identify such unauthorised work.
The obvious ones may be uPVC gutters, downpipes, windows, modern partitioning, kitchen fittings, etc, which must be checked against the Local Authority records.
It is important to note that, as with question 3 above, enforcement action is
without time limit and is taken against the current owner of the building.
Therefore, should you purchase the property without checking and clearing any unauthorised works, you will be responsible, and therefore liable, for remedying damage carried out by previous owners.
IS THERE ANY GRANT FUNDING AVAILABLE TO HELP ME REPAIR MY PROPERTY ?
Local Councils do operate discretionary grant schemes for appropriate repair but their resources are small and usually over-stretched. English Heritage grants are available for properties listed Grade II* and Grade I.
Certain criteria have to be met, however, and it is unusual for normal domestic listed structures to receive grant-aided repair work, particularly in the more rural areas. Heritage Lottery grant funding may be available if the buildings and settings can offer a public access and use but this is not available for private premises which are not open to the public.
SURVEYS & STATEMENT OF HISTORIC SIGNIFICANCE
A pre-purchase survey is one of the most valuable documents that any potential new owner should have in their possession before completing a building purchase, even more so when it relates to a period or protected building. The detailed report describes the form of construction, the condition of accessible elements and provides initial advice on any repairs and appropriate methods of implementing them. The report also provides the purchaser with a clear picture of what they are about to get involved in.
Building defect inspections and reports are undertaken to assess what repairs may need to be implemented on any period of historic structure, be it an agricultural barn or a grand house.
- Pre-purchase surveys
- Defect analysis surveys
- Schedule of Condition Surveys
- Quinquennial inspections and reports
- Impartial and independent reporting
- Initial repair advice
REPAIRS & MAINTENANCE
Historic buildings require a different approach to methods of repair compared to their modern counterparts. 20th century products such as cement and water-proofers accelerate the decay of old buildings.
It is vital to use the materials and construction methods used in the original construction in repair to ensure the buildings’ long term survival. Shore Associates Ltd specify such methods and materials as part of their philosophical approach to repair projects.
- Conservation philosophy approach
- Traditional methods of repair
- Use of traditional “breathing” materials
- Liaison with Local Authority Conservation Department and English Heritage
- Full design and management of schemes
- Historical design statements for justification of repair methods
RENOVATION & CONVERSION
The renovation or change of use of an historic building requires great care, a sympathetic approach and a thorough understanding of the building’s development.
All Shore Assocaites Ltd design proposals come from a developed philosophy that respects the existing building, understands its history, uses materials and methods to preserve and enhance the existing building whilst at the same time providing for the long term survival of the building.
- Detailed measured surveys
- Sympathetic approach to proposals
- Planning, listed building and building control applications
- Detailed design drawings
- Specification of building works and contract administration
- Interior detailing and carpentry design
Shore Associates undertake commissions to design new buildings as well as extensions to existing structures.
Their philosophy is one of good design, good use of space, and integration with the surroundings, both by the use of traditional and contemporary features.
Extensions are sympathetic in scale and design, many reflecting the vernacular origins of the host building.
Great care is taken in the selection of appropriate materials and ensuring that the building work is carried out to a high standard.
- Sympathetic design incorporating both traditional and contemporary features
- Local Authority approvals
- Preparation of drawings and specification of work
- Contract administration of the building phase
- RICS Building Structure Certificate for new houses
Who we are
Shore Associates Ltd are passionate about providing a high level of service by ensuring our clients receive precise, simple to use information that is beneficial and clear
We can offer face to face appointments on-site to help you make decisions that are specific and useful to your needs. We are uniquely placed with surveyors in London and the South East of England.
All our surveyors are trained to the highest standards with degrees in Building surveying, and experience with Historic Conservation and Project Management. In addition to their skill set in Surveying all our surveyors come from a trade background, Bricklaying and stone masonry, plastering and wet trade works or Carpentry and have spent many years refurbishing, altering and rebuilding properties themselves dating from the 14th Century to properties constructed in recent years, and understand how properties were constructed and how they work. This sets Shore associates apart from other surveying practises where surveyors may only have academic knowledge. We are industry accredited through the Royal Institution of Chartered Surveyors (RICS), the Chartered Institute of Building (CIOB), Chartered Association of Building Engineers (CABE).