Drainage.
Drainage
We tend not to think about drains as homeowners, and we expect them to work all the time.
How to Identify Drainage Issues
Operation Test – Often referred to as a ‘simple drains test’. In many cases, the Surveyor will conduct this at the same time as the Building Survey or Home Buyers Report (HBR). During the inspection, water is run through drains from the taps within the property and/or flushed toilets while observing the flows throughout the drainage system. By doing this, the Surveyor can determine whether the drains are flowing freely or if they are blocked, as well as whether there are any severe leaks. A coloured die can sometimes be placed in the drainage system to determine the exact drainage runs and the areas of plumbing within the property that are connected to specific drainage connections.
Water Test (WT) – Leaking drains can go undetected for years or decades, but if close to a building, they can weaken the soil beneath the foundations, leading to subsidence. In this regard, Surveyors may request a drainage report if they notice cracks in the foundation, uneven ground, or other signs of foundation movement as a result of cracking or uneven ground, a water test, or hydraulic test, is required in these situations. It involves plugging the drain at the lower end, filling it with water, and then watching to see if it holds the water or if it leaks. Water should flow away quickly when the plug is removed to indicate that the drain is not blocked. Each section of the drainage will need to be tested separately.
CCTV Survey (CCTV) – The CCTV survey involves passing a small camera through the drains. As the camera progresses, the operator observes the picture closely to identify any features, and a video recording is usually taken for later use or reference. It is not possible to determine whether a drain is watertight with CCTV, but it can identify and locate damage or blockages in the drain. In addition to determining drainage system layouts, CCTV surveys can help identify unknown / abandoned branches. A drain can be tested and surveyed relatively easily if it has adequate inspection chambers and is not blocked. It is possible, however, that there are few or no inspection chambers with older properties. Digging holes and breaking into the pipes is the only way to test and survey these drains. In many cases, we find that drains are blocked, or that cess pits and septic tanks are overfilled, causing backups. Until the blocked, cleared or emptied system is unblocked, cleared or emptied, there is little that can be done. A drainage report normally includes a plan of the drains, along with information about pipe diameters and depths below ground, as well as results of water tests and CCTV surveys.
Residential Valuations across Tyne and Wear
As RICS-registered valuers, we provide accurate, independent and professionally prepared building valuations across Tyne and Wear. Our valuations are carried out in accordance with current RICS standards and are suitable for a wide range of formal and statutory purposes, including:
- Help to Buy and Shared Ownership
- Probate and Inheritance Tax matters
- Matrimonial or Divorce proceedings
- Insurance Reinstatement Costings and assessments
- Re-mortgaging and Independent Valuations
- Independent Asset Valuations
All valuations are carried out to RICS standards, ensuring professionalism, accuracy, and reliability.
Why Choose Andrew James Property Surveyors in Tyne and Wear?
- RICS-Accredited Expertise: Our reports and property valuations meet the highest professional standards.
- Regional Knowledge: Based in the North East, our surveyors have extensive experience across Tyne and Wear’s varied residential property market, from period homes to modern developments.
- Personal Service: Our surveyors maintain a small case load, so every client receives prompt attention and detailed care.
- Post-Report Review Call: Every client benefits from a personal follow-up call with the surveyor to discuss findings and next steps.
- Clear and Understandable Reports: No jargon – just transparent insights you can act on.
- Impartial Advice: We work solely for you, our client.
Whether you are purchasing your first home, expanding your Tyne and Wear property portfolio, or preparing a property for sale, we provide the clarity and reassurance needed to make informed decisions.
What Our Clients Say
“We chose Andrew James Property Surveyors based on their excellent reputation. In a very short timeframe after contacting them, they scheduled a Homebuyers Survey (Level 2) for a price we considered to be very reasonable. Within 5 days of completing the survey, they sent a detailed report that was easy to understand and clearly outlined the areas to focus on for us and our solicitors. I couldn’t have asked for a better service. Andrew James Property Surveyors is definitely a company I would recommend.”
— Mr Alan B
“Exceptional service. We booked to have a Level 3 survey and valuation done on a property we were hoping to purchase. Both the survey and valuation were very thorough and I felt like no stone was left unturned. Andy was amazing, calling the same day the reports were issued to help understand the conclusions, plus we knew we could call if we had any further queries. We felt like we were in very safe hands and that we’d really been looked after. What a great team! Will definitely use them again.”
— Jane Paterson
Frequently Asked Questions
Do I really need a building survey?
Yes – even newer homes can hide issues that aren’t visible during a viewing. A professional survey gives you peace of mind and leverage in negotiations.
Which survey level should I choose?
For modern properties in good condition, a Level 2 Home Buyers Report is often sufficient. For older homes, listed buildings, or properties with extensions, a Level 3 Building Survey is recommended. We’re happy to advise on the best option.
Are your valuations accepted by lenders and official bodies?
Absolutely. As a RICS-accredited practice, all our valuations meet the required professional standards and can be used for official purposes.
How quickly will I receive my report?
We aim to deliver reports within five working days of inspection – and we’ll call you personally to explain the findings.
Pricing and Quotes
Every property is unique, so we provide tailored quotes based on the type, age, and location of the building. You’ll receive a clear, all-inclusive price before we begin, with no hidden fees. For an accurate quote, simply contact us using the details below.
Get a Quote Today
Find peace of mind with a professional building survey or valuation in Tyne and Wear.
Our qualified RICS surveyors are ready to help you make an informed decision about your next property purchase.
Call: 03301 749 745
Email: admin@andrewjamessurveyors.co.uk or info@andrewjamessurveyors.co.uk
Or fill in our Get a Quote form and we’ll respond promptly.
