2025 Summary of Instructions

2025 was another busy year. Below is a brief summary of some of the instructions I have worked on during the year:

January

Ringinglow - working with SY Ecofit, I undertook a damp survey on a large semi-detached property prior to a specification for retrofit works being prepared.

Walkley - I inspected a superb, large Edwardian stone-built detached house with the purchaser and provided a summary email and drone photos as we did not have time to undertake a full building survey. This gave the client a good idea of the work that was needed, as they were planning to purchase the property regardless.

Derby - working with a contractor and the Local Authority to prepare a scheme of works for altering and rebuilding a listed wall in the Friary area. This required a Listed Building Consent application, Heritage Statement and Tree Preservation Order application.

Crookes - I inspected two tenanted properties on behalf of the landlord to investigate and provide my opinion on the causes of 'damp' that the tenants had reported and provide advice on the required remedial works. A letter was also provided to the Agent with a summary of the outcomes of the investigation.

Bents Green - I undertook a post-purchase building survey of an extended semi-detached house, which the client had owned for twenty-plus years and wanted advice on overdue repairs and maintenance.

February

Bradford - drone inspections and reports on the condition of the chimneys, roof coverings and rainwater goods and three properties.

Crookes - inspection of the random stone gable end of a terrace house following internal moisture-related problems. I'm glad that the Client contacted me as they were ready to instruct a 'specialist damp proofing contractor' to undertake thousands of pounds of unnecessary and destructive work to the property.

Darley Dale - on 8th February, I lectured and hosted a Questions and Answers session at the Darley Dale Big Green Energy Event. My lecture was 'Retrofit Wrong' and covered some of the defects I have investigated in properties that have been inappropriately retrofitted.

Walkley - I was appointed by the purchaser of a semi-detached house to investigate several cracks and prepare a report detailing my findings and recommendations.

Wirksworth - the client was mid-strip out of a traditionally constructed cottage and needed advice on undertaking some remedial works and refurbishing the property with traditional, permeable materials.

Crosspool - another property that I did not have time to undertake a full survey on, so, instead, I inspected the property with the purchaser and pointed out areas of concern. The crawl through to the other side of the roofspace was worth it as I found a cracked timber purlin, which needed to be replaced/strengthened, which is not a straightforward task.

Bents Green - I was instructed by a Client based overseas to inspect a flat they were purchasing to rent out. We found several material defects with this flat, including likely asbestos-containing tiles below the carpet flooring and possible sulphate attack to the concrete. The Client did not proceed to purchase the property, and it still appears to be available nearly 12 months later.

Meadowhall - working on the shower and changing rooms at a large steel works. The Client had recently had the showers and washrooms refurbished and instructed us to undertake a completion inspection of the works. We found many defects with the completed project and compiled a report detailing our findings with a schedule of defects that required remedying. We visited the project several more times to assist the Client with defect remedy.

Bradford - working with the loss adjuster, we were instructed to undertake several inspections post-flooding to monitor the drying out of a floor slab in a soft play centre.

Todmorden - the client's neighbours had had roofing works undertaken, which caused damage to the client's roof and rainwater goods. I was instructed to prepare a report on the condition of the client's roof and the damage that had been caused.

Walkley - the subject property was next door to a Local Authority-owned bungalow. Alterations to the Local Authorities' site had placed additional moisture stress on the client's property, damaging the gable wall. We inspected and prepared a report detailing our findings, and prepared a cover letter for the Client to send to the Local Authority to help prompt some action, which it did. The Local Authority appointed their consultant, Mike Parrett, one of my surveying heroes. I met Mike on site, and a schedule of remedial works was agreed, which the Local Authority have since undertaken. A great result for the Client, and I was very pleased to meet Mike.

Bently and Bawtry, Doncaster - I was instructed by the project Architect to undertake drone surveys and roofspace inspections of two health centres and prepare reports detailing my findings and recommendations so that these could be incorporated into repair and refurbishment projects.

March

Meersbrook - the client was in the process of refurbishing the property and needed advice on moisture and timber decay. We inspected the ground floor of the property, the cellar and external areas and provided a plan of action for the Client to address the issues we found.

Cutthorpe - this was one of the more interesting instructions of the year - a pre-purchase survey of a listed Jacobean manor house. We inspected the property with the purchaser and prepared a report detailing our findings, including a high-level drone inspection of the roof, rainwater goods, parapet wall heads and tower. We then helped the Client to find and appoint a CARE-accredited structural engineer to prepare a SoW for repairs to some of the areas of structural concern and reviewed and discussed contractor quotations.

Durham - we were employed by a national chain of veterinary practices to undertake a damp survey of a veterinary practice and prepare a report detailing our findings and recommendations for remedial works.

Chorley - a drone inspection and roof report on an extended 1930s semi-detached house.

March and April were shorter months, with fewer instructions, as I went to Japan for a couple of weeks.

April

Greenwich - post Japan, the first job was a trip down to London to inspect and prepare an expert witness report on moisture-related defects with an end-of-terrace house. This is another property where the Local Authority had redeveloped the adjoining site, and in doing so, substantially increased the ground levels along the gable wall of the terrace. This was one of the rare jobs where the big drill and calcium carbide meter were needed together with the usual suspects - the thermo-hygrometer and thermal imaging camera.

Broomhill Library - one of the year's pro-bono instructions was reviewing design information and meeting with Friends of Broomhill Library to discuss their plans for refurbishment works at the library.

Greasboroigh - a building survey of a converted farm building on a private development. Unfortunately, the works undertaken to convert the property were not appropriate for a traditionally constructed building, and the roof covering had been incorrectly installed and needed to be stripped and recovered. A good example of where a suitably experienced Architect would have made all the difference to this project.

May

Abbeydale - another property saved from expensive, inappropriate, destructive damp proofing works for the princely sum of a couple of hundred pounds in surveyor's time. We inspected this two-bedroom end-of-terrace house, which the Client had recently purchased and had been recommended (by their original surveyor) to have 'damp proofed'. I explained that the proposed works were inappropriate and would not address the cause of the symptoms, then inspected the property and provided verbal advice on remedial works.

Worsborough - I was instructed to undertake a pre-purchase building survey on a property forming part of a converted hall. During my pre-survey research, I found that a site on the access road was going to be a proposed travellers' camp. I made enquiries as to whether the purchaser was aware of this; however, they were not and withdrew from the purchase.

Harrogate - a drone inspection and survey report of the chimneys, roof covering and detail and rainwater goods on a superb Arts and Crafts style villa for the purchaser.

June

Walkley - I was instructed to undertake a pre-purchase building survey on a semi-detached house up the Rivelin valley. The plot was cut into the hillside both side-to-side and front-to-back, which necessitated several retaining walls, which were not in the best order. We spend considerable time inspecting and writing about the external areas of this property.

Thornaby - one of the more unusual instructions of the year - a drone inspection and report on the condition of the brise soleil of a large health centre.

Fulwood - I didn't have time to undertake a full building survey instruction on this superb barn conversion overlooking the Mayfield Valley. Instead, I undertook the full building survey inspection and then met the Client to go through all of the inspection photos and site notes so that they could make an informed decision on the purchase of the property.

Swansea - a trip to lovely South Wales to inspect a Victorian property which had been converted to a veterinary practice. There were moisture-related defects in most of the rooms, and we undertook an inspection of the internal areas before getting stuck in a traffic jam on the way back to Sheffield. We then used the information and photos gathered on site to prepare a detailed report on the defects and required remedial works. We helped the Client answer Requests for Information from the contractor undertaking the remedial works.

Cheadle - drone inspection and report with approximate repair costings for 3 flat roofs of a pharmacy building in Cheadle. With the drone, there's no hiding from the very poor work that the contractor had undertaken here, and left the Client with a real mess to remedy.

Darley Dale - working with Forged Solutions Group on the plans to refurbish a derelict building into showers, changing rooms, storage and a canteen for staff.

Ecclesall - unfortunately, an elderly client had been talked close to the point of instructing tens of thousands of pounds worth of unnecessary and inappropriate 'damp proofing' and timber-related works in this lovely stone-built villa. We inspected the cellar areas and discussed our investigation findings with the client before preparing a summary, which we printed out and delivered the next day. We also helped the Client find suitable contractors to undertake the minor repairs which were needed.

Grenoside - we were instructed to undertake a pre-purchase building survey of an extended four-bedroom semi-detached house. We printed out the plans for the extension and compared what had been constructed on-site with the approved planning drawings, noticing several discrepancies. We discussed the various ways to help protect the client's position on the post-survey video call.

Bradford - two drown surveys and reports for two blocks of flats to inform service charge budgeting and repair works for the following year.

Pontefract - one of the largest institutions of the year - a comprehensive building survey of Pontfract Masonic Hall. We spent two long days on-site inspecting all internal and external areas together with roofspaces and cellars, and a drone survey of all high-level areas. It then took two long weeks at the computer to type up my findings and recommendations for getting the maintenance of the building back on track. I then went up to Pontefract to attend a Committee meeting to discuss the report with the Maintenance Committee.

July

Warrington - a drone inspection and roofing report on a poorly executed conversion and refurbishment of a former bank into offices.

Broomhill - inspection, report writing and recommendations on a Grade II listed boundary wall that had sustained a significant amount of tree-related damage.

Mayfield Valley - a building survey of a two-bedroom cottage which had been extended and refurbished. This looked absolutely idyllic in the estate agent's photos; however, what I found on site was anything but. There were complications with drainage and the 1970s cesspit, an outbuilding in poor condition and a garden overrun with pests and Himalayan Balsam. That's before moving on to the house!

Altringham - a pre-purchase drone inspection and report on a lovely Edwardian villa.

Broomhall - a pre-purchase building survey on a Grade II listed five-bedroom semi-detached house in the Hanover Conservation Area. Although this property was not large by some standards, it was very complicated, and many hours were spent on site getting to the bottom of defects relating to historic works, moisture stress, timber decay, drainage, defective timber sash windows and unauthorised works. This is a good example of why surveys are priced individually as opposed to based on the price or number of bedrooms.

Ackworth - this is another property where I am glad that the vendor came to be - they had sold the property to a purchaser requiring finance. The lender's surveyor had insisted on a 'specialist damp and timber report' which had unnecessarily condemned the property and recommended thousands of pounds of unnecessary works be undertaken at the client's expense. Not only were the specified works unnecessary, but they would have caused irreversible damage to this lovely Victorian terrace. Another example of a few hundred pounds of surveyors' time negating thousands of pounds of work.

August

Crosspool - this was another pre-purchase instruction which we did not have time to undertake a full inspection and report on, so, instead, arranged access via the Agents and met the prospective purchaser at the property and undertook an inspection and provided verbal advice to the client during the appointment.

Greystones - the previous year, we had undertaken a pre-purchase building survey of this property. The client wished to improve the thermal performance of the property, and so I went around to provide advice on insulation materials and details, and provided advice for the client to undertake the works themselves.

Heeley - the landlord of this property had been provided with a frankly outrageous quotation to undertake 'damp and timber' remedial works to this mid-terrace property. Not only was the contractor's investigation incorrect, but their proposed remedial works would have caused irreparable damage to the property and set the client back over £7,000. I inspected the cellars and external areas, provided verbal advice to the client with a follow-up summary report detailing the cause of the symptoms and provided advice on the remedial works necessary to address these.

Walkley - following several building projects, the Client noted several areas of structural cracking in addition to a pre-existing snapped lintel. We investigated the areas of cracking and provided our opinion on the causes of this and the next steps to narrow down the cause. We also reviewed photos sent over by the client's contractor, which showed that the collars had been removed from the roof structure to increase th headheight in the attic. This likely contributed to the cracking around the wall head where the roof had spread. We recommended speaking to the neighbours about getting the below-ground drainage inspected, which revealed below-ground drainage defects which needed to be repaired prior to undertaking repairs to the house.

Millhouses - this was another property with several areas of cracking across the front elevations and side returns. I spent a couple of hours on-site investigating and recording the areas of cracking before preparing a report detailing my findings and recommended next steps to address the cause of the cracking and repair the building.

Loxley - a pre-purchase building survey of an extended three-bedroom semi-detached property. This was about as 'standard' as inspections get. As the client was going to proceed with the purchase regardless of findings, they decided that the most appropriate way of conveying the information was to run through the photos and site notes with me, whilst making notes of elements in need of repair.

Nether Edge - the Client received their pre-purchase survey, which recommended further investigation into moisture stress in the cellar and sub-floor area. We undertook a thorough inspection of the cellar, including removing areas of insulation so that we could provide a reasoned opinion on the defects and detail the remedial works required to address them in a written report.

Meersbrook - this was similar to the above instruction - the client wanted a better understanding of the symptoms of moisture stress in the cellar and sub-floor area, and recommendations for remedial works.

Bradfield - the subject property had been subject to flood damage, and the Client was unsure about the remedial proposals from the insurance company. The Client was correct to be sceptical as the proposals were not suitable for a traditionally constructed cottage, partly cut into the hillside. We provided our advice and reccomendations and the loss adjusters re-worked their proposals to take account of our recommendations.

September

Simmondley - September started with a pre-purchase survey on a substantially extended farm in Simmondley, on the south side of Glossop. There had been substantial alterations to the original building, probably quadrupling its original size, and this was a long day on site, followed by a long write-up. We returned the following week to survey the former stables, which had been rebuilt into a separate dwelling.

Carterknowle - some well-intended, but ill-conceived works to this property had restricted sub-floor ventilation to virtually nil. There was widespread insect attack to many of the floor timber and we worked with the structural engineer and contractor to both remedy the floor structure and improve ventilation to stop this from happening again.

Ackworth - this was another property owned by the same client as the property we had inspected in July, and had the same problems - a financial institution trying to insist on a 'specialist damp and timber report' and then recommending that all of the D&T surveyors reccomendations be implemented. As above, this would have caused irreversible damage to the property and cost the Client thousands of pounds.

Broomhill - the client was part-way through undertaking repairs to this beautiful stone-built villa and needed some advice/confirmation that what they had undertaken and what they were proposing were suitable for the property. I spent around four hours on site running through various matters with the Client and then provided a summary email to confirm what we had discussed.

Derwent Valley - In September, we had a stall at the Derbyshire Historic Buildings Trust's inaugural craft fair at Cromford Mills. Other than the horizontal rain, this was a great day speaking to members of the public and other professionals and craftspeople about repairing and maintaining traditionally constructed buildings. Hopefully, this is the first of many of these fairs.

Nether Edge - following receipt of a pre-purchase Level 3 building survey, the client instructed me to inspect an area of structural cracking on a detaiched stone built villa which had been subject to significant alteration and extension. I undertook internal and external inspections of the defect area and found many further areas of structural movement not noted by the original surveyor. I prepared a report detailing the alterations to the property and area of cracking for the client to consider.

Wortley - I undertook a pre-purchase building survey of a former waterwheel works, which had been converted to a three-bedroom cottage. For once, this was a relitevly un eventful survey.

Blackburn - a pre-purchase survey of the chimneys, roof covering, and rainwater goods on this Victorian mid-terrace house.

Crookes - working with SY Ecofit on the retrofit and refurbishment of this mid-terrace property, I provided advice on moisture through the cellar, sub-floor and ground floor of the property.

Ranmoor - working on this superb detached, stone-built property which has been converted into flats. The Management Company had identified several defects in an area of the roof covering and needed further investigations and recommendations before planning roof covering works. During our inspection, we noted many different roofing materials and patch repairs, all allowing rainwater penetration into the substrate. We continue to work with the Client on planning re-covering works and associated repairs to the surrounding structures.

Baslow - at the end of September, I had a stall at Baslow Green Day, held in Baslow Village Hall. I presented an updated version of the 'Retrofit Wrong' lecture, which I had presented at Darley Dale earlier in the year. My stall was busy for most of the day, answering questions from homeowners concerned with repairs, insulation and retrofitting traditionally constructed buildings.

October

Shipley - another pre-purchase drone inspection and report on the chimneys, roof covering and rainwater goods of this stone-built Victorian semi-detached property.

Chapeltown - another inspection and report undertaken on behalf of a landlord client whose tenant had reported moisture-related issues, and the Managing Agent had recommended a 'damp proofing' company. If you have read the above month's summary, you'll not be surprised to read that thousands of pounds of unnecessary and inappropriate works had been specified here too. We inspected the ground floor of the property and external areas to provide our opinion on the cause of the moisture-related defects and recommended remedial works, which were in no way comparable with what the specialist had recommended.

Ashbourne - inspecting the lower ground floor of a lovely Grade II former tailor's shop on the main high street running through Ashbourne. I provided advice to the Client on addressing the ground moisture, penetrating dampness and inadequate ventilation. Following this, I prepared a Schedule of Works to give to the Contractor.

Bradford - a pre-purchase drone inspection of the chimneys, roof covering and rainwater goods. Here, the contractor had made a particularly poor job of re-roofing the property, and there was a lot to write about.

Bamford - the client had noticed an area of stepped cracking in the rear elevation of this large bingalow but into the hillside. During our inspection, we noticed several more areas of cracking. We inspected and recorded all of these areas and provided a summary of recommendations on the next steps to take.

Wirksworth - always a lovely place to work. This was another property where the client was part way through undertaking changes to the property and had particular concerns with moisture in an under-stairs cupboard and along the rear left-hand elevation. I undertook an on-site inspection of these areas and provided the client with advice on traditional building materials and reducing moisture stress.

Nether Edge - inspection on moisture-related issues at a block of flats in Nether Edge. I used the drone to first inspect the roof and high-level areas of this third-floor flat before moving inside to inspect the bedroom, bathroom, kitchen and living area. I prepared a report summarising my investigation and recommendations for the Managing Agents to consider.

Nether Edge - the client's driveway and front garden had been damaged by Yorkshire Water's contractors, and a leaking water main had exacerbated this. I inspected the driveway and reviewed the Client's photos before preparing a summary report and recommendations on the required remedial works, which the Client got Yorkshire Water to undertake.

Ecclesall - I was instructed to try to get to the bottom of reported issues with the ground floor of this extended, detached property. I spent part of the morning recording the condition of the tiling across the ground floor and part of the morning crawling around the sub-floor areas, recording the composition and condition of the ground floor structure. I then prepared an annotated photo report detailing my findings.

November

Greystones - copy/paste text from above on a client receiving wholly inappropriate advice on 'damp proofing' their recently purchased Victorian terrace house. I explained the cause of the symptoms that the client was experiencing and provided details of a suitably experienced contractor to undertake the correct remedial works.

Bradford - on behalf of two block management companies, drone inspections of the roof coverings and details of two substantial blocks of flats.

Bradwell - inspection of a holiday cottage that was experiencing various moisture-related issues. I worked my way through the client's list of symptoms and provided my opinion on the cause of the defects and recommended remedial works.

Fulwood - a pre-purchase inspection and summary email of findings on this detached bungalow for a Client relocating into the area.

Matlock - visiting a Client I met at the Baslow Green Day to provide advice and recommendations for remedial works to address minor damp and timber decay issues in this stone-built semi-detached property.

Nether Edge - the client needed advice on several areas of cracking around their house. On the second visit, I lifted the floorboards on the first floor to try to determine whether the two principal areas of cracking were related, as I suspected not. Confirming the thoughts following my first visit, I found that the rear first-floor wall was not properly supported on a steel beam below, over where a wall had been removed (the removed wall was missed by the surveyor on the client's pre-purchase survey). Repairs were undertaken to this area and the below-ground drainage, and we are continuing to monitor the cracking.

Tideswell - another Client trying to sell their cottage and having the sales process thwarted by incompetent Chartered Surveyors and Damp Specialists providing inappropriate advice to purchasers. This time, the Client had a quotation for £27,000 (!!!!) of work that 'needed' to be undertaken. Can't help but feel sorry for these clients who are stuck between a rock and a hard place when it comes to the lending institutions.

Holmfirth - drone inspection and detailed reports prepared for a client who was in dispute with the works undertaken by a photovoltaic panel contractor.

Ecclesall - a pre-purchase building survey on a substantial four-bedroom semi-detached home with planning for a second-floor conversion. Quite a standard survey in terms of defects found; however, the property was large, with the inspection taking over 7 hours on site.

Abbeydale Industrial Hamlet - throughout 2024 and 2025, I have been working with Sheffield Museums Trust on refurbishment works at Abbeydale Industrial Hamlet, including the car parks, welcome hub, playground and part of the manager's house. I am looking forward to the site reopening in the spring so that visitors can appreciate the works undertaken here.

December

Manor Park - the client had several issues of moisture-related defects around the house. I inspected the property and the recently constructed extension. There were the 'usual suspects' regarding problems with the original part of the property, which were reported on with a photo schedule. I then compared the extension plans with what had been constructed on-site. The plans that had been prepared were not to a particularly good standard and omitted sub-floor ventilation to the existing structure. This may have been manageable if the contractor had constructed the extension according to the plans, which they had not. It pays dividends in the long run to have an Architect or Surveyor manage projects to mitigate the risk of these things happening.

Norton - the client had noted several areas of cracking around their property. I inspected and recorded the areas of concern, both internally and externally and provided my recommendations to the client.

Huddersfield - drone inspection of the chimney, roof covering, and rainwater goods following a partial re-roofing of the property. The work had been undertaken to a poor standard with many defects in the roof re-covering works. What a mess.

Woodseats - inspecting moisture-related issues at a 3-bedroom semi-detached house and providing a summary report detailing our findings.

Buxton - the final site visit of the year was to a large warehouse complex at Harpur Hill. I inspected and prepared condition reports on the roof covering and rainwater goods, perimeter and internal fencing and the warehouse cladding. Together, these reports will inform the refurbishment brief for the site, and I continue to work with the Client on this.