Desbruslais Magazine - Produced by Title Media www.titlemedia.co.uk

Desbruslais

DESBRUSLAIS CHARTERED SURVEYORS 2025

#1

Looking ahead to 2025 / Tech spotlight / Q&A

Tales of the unexpected / Case studies / Meet the team

WELCOME

#1

Contents

4 Meet the team

8 Our history

10 Looking ahead

12 Tech spotlight

18 Tales of the unexpected

22 Case studies

28 Property gallery

33 Ask the surveyors

38 Plants and property

40 Property prices

Desbruslais Magazine

Issue 1, 2025

Editorial content by

The Desbruslais Team

www.desbruslais.co.uk

020 7101 9735 | 01273 495984

surveys@desbruslais.co.uk

Produced by Title Media

www.titlemedia.co.uk

This publication is produced to

carbon neutral standards and

printed using vegetable-based inks.

Paper used is FSC accredited and

has been ethically sourced. The

FSC System protects the world’s

forests and ensures responsible

practices.

© 2025 Desbruslais. All rights

reserved. No part of this publication

may be reproduced without prior

written permission from the

publisher.

This magazine is produced by Title

Media for Desbruslais. While every

effort has been made to ensure

accuracy, neither Title Media nor

Desbruslais accepts responsibility

for errors, omissions, or changes

to information. Opinions expressed

are those of the contributors

and not necessarily endorsed by

Desbruslais or Title Media.

Welcome to the inaugural edition of Desbruslais.

In an age where digital documents often get lost in the endless stream of emails, and

brochures are a bit one-dimensional, we wanted to take a different approach. So we’ve

created something tangible, something lasting. This magazine is more than a brochure;

it’s an insight into our work, our people, and our vision for the future.

As surveyors, we deal in nuance, diagnosis, and solutions, but behind every technical

report lies a story. That’s what this magazine is about; sharing some of those stories

with you.

Inside, you’ll find articles on the tools and technology shaping our profession, insights

into the unexpected challenges of unusual jobs, and case studies showcasing how

we’ve tackled real-world scenarios.

We’ve also included a feature called Ask the Surveyor, where we answer some of the

fascinating questions that arise in our line of work, as well as a section introducing you

to the fantastic team behind Desbruslais Chartered Surveyors. After all, it’s our people

who truly bring this business to life.

Looking ahead, we’ll also share a glimpse of what’s to come in 2025. New developments,

innovative practices, and perhaps a few surprises along the way. I also take the time to

look back at our journey, celebrating some of the events that have brought us to where

we are today.

This magazine is designed not just to inform, but to be something you’ll want to

keep, pass around, and revisit. We hope, as a fellow professional, you’ll find value in

these pages.

Thank you for taking the time to read this. If you have any feedback or topics you’d like

us to cover in the future, we’d be delighted to hear from you.

Warm regards,

Robert Desbruslais

Desbruslais Chartered Surveyors

desbruslais.co.uk 3

DESBRUSLAIS

Meet

the team

Robert Desbruslais

Founder

These are the

amazing individuals

who are the heart

and soul of all we do

at Desbruslais

I’m a chartered building surveyor and

spend most of my work time running

the company and carrying out

building survey inspections. I have an

ex-girlfriend’s father to thank for my

career. He was a partner at a practice

of building surveyors in London.

When I met him I was training as a

Lloyds broker, but not enjoying the

culture. He explained to me what

a building surveyor does. The idea

of helping to design, repair, and

inspect properties really appealed,

so I trained at large London practices

and worked in Sussex before setting

up on my own in 2009.

solution-driven surveys to help the

home buying process. Nobody wants

a survey report that creates more

questions than answers!

Our own home has been

painstakingly rebuilt and remodelled

over eight years. We turned a boring

single-storey structure into a

contemporary house, which is ironic

considering my interest in period and

listed buildings. This would never

have been achieved without my wife

Claire’s wonderful eye for design,

and patience whilst living through

years of disruption!

Desbruslais has since gone from

strength to strength; despite the

ups and downs of the economy,

there are always reasons why people

need to move, and the British have

an innate aspiration to own property.

That won’t change any time soon,

and there will always be a need for

Many people know I play

AND

ALSO

guitar in bands, but they

...

probably don’t know I play

the mandolin, albeit not very well. I ‘m

in a 1980s-themed band called

Phony Walkman and another that

performs mainly Alanis Morissette

songs, called Alanis MorrissNot.

4 desbruslais.co.uk

PEOPLE POWER

Richard Pocock

Director/

Heritage Lead

Stuart Bowler

Chartered Building

Surveyor

Gary Moore

MRICS Senior

Surveyor

I have proudly been part of

helping steer Desbruslais towards

specialism and renown in the

surveying market for 10 years. I’ve

been fascinated by history since

childhood, but applying that to

gainful employment is not always an

easy thing to do. I gravitated towards

career paths that have allowed me

to explore and investigate the built

environment. When I chose to qualify

as a chartered surveyor, it was a risk

– but thankfully, a risk worth taking.

And now the rest of the year looks

bloomin’ busy!

There are many great things about

my job. It gives me the privilege

of being able to explore so many

fascinating and wonderful houses,

it allows for a deeper knowledge and

love for period buildings, and I have

met so many great people. Over

the years, there have been many

moments where I could have quit,

but it has been in those moments

when I didn’t turn away, that I

have found my most meaningful

achievements.

I used to play the drums –

AND

ALSO and want to get back to

...

doing so if I have the time

and opportunity.

I travel all over England for

Desbruslais, primarily working

with historic, listed and complex

buildings. My expertise is in

detailed construction and building

pathology knowledge, which I use

to advise on building condition,

repair, improvement and care. I

investigate defects, like dampness

and timber decay, and use my

building archaeology knowledge to

study historic buildings for private

owners and Listed Building Consent

applications.

After leaving school, I worked in

insurance and developed a passion

for surveying while working in claims

and loss adjustment for buildings.

I gained building examination,

insurance, and disaster recovery

qualifications before studying to

become a surveyor. I’m proud of all

I’ve achieved, especially after getting

poor grades at school. It took a lot

of dedication. I can’t wait for an RV

holiday to Australia with my wife and

kids this year.

I was in the team who

AND

ALSO

investigated the

...

archaeological

development of West Horsely Place

in Surrey for the set for the BBC

sitcom Ghosts.

I conduct pre-purchase surveys

on a wide range of properties.

Attention to detail is important

and our reports are jargon-free, so

clients can understand them. Other

tasks include administrative projects

in an advisory capacity, such as

improving surveying and report

writing processes. I have an honours

degree in urban land administration,

followed by 40 years’ experience,

starting with the oldest professional

practice in Brighton, Parsons Son

and Basley in 1984.

The best part of my job is being

part of a well-respected company

with a fantastic group of highly

knowledgeable surveyors. Outside

work, I undertook a major home

refurbishment, helped raise two

kids and played for the same Sussex

Sunday League team for over 30

years. The rest of the year is busy,

but hopefully we can take a few

breaks with Ollie, our Labrador.

My football team might

AND

ALSO have been one of the first

...

to use VAR, albeit

unofficially, about 20 years ago. We

were playing poorly but managed to

persuade the referee to review

footage of a disputed goal on a video

recorder. Surprisingly, he reversed

his original decision!

desbruslais.co.uk 5

DESBRUSLAIS

Gareth Evans

Consultant

Surveyor

Raphael Stipic

Consultant Building

Surveyor

Katharine Perry

Trainee

Surveyor

Having worked for Desbruslais

full time for many years I am now

semi-retired.

When I was younger my

professional life took a lot of

different paths, I wanted to be a

geologist, but happily for me I

ended up as a chartered surveyor.

The best part of my job is looking

at buildings, puzzling out how they

work and why things are going

wrong. I love researching a site’s

history. My greatest achievement

over the span of a long career has

been becoming the youngestever

associate for one of my past

employers. Recently my goals have

shifted more towards hobbies and

leisure, and I’m proud to say I can

cycle 60 miles at the age of 68!

The rest of this year I hope to

keep a good balance between work

and play.

AND

ALSO

...

I leave peanuts on the

garage floor for when mice

squeeze in under the door.

As a youngster, we’d travel to Croatia

to see relatives. I was fascinated by

the old timber framed rural houses –

they were like something out of the

film Van Helsing. Some had storks

nesting on chimney stacks, which

added to my fascination as I’m a

keen birdwatcher. Nowadays, I love

inspecting a variety of properties

and following the trail of diagnosis.

My wife says I should have been a

detective.

I worked hard to become a surveyor.

During my teens, my parents worried

about what was to become of me as

they believed I was going nowhere

fast! They hoped I would become

an architect, but that didn’t appeal

to me. However, they are now proud

of my chosen career as a surveyor.

For the rest of this year, I want to

work smarter to support Desbruslais

– and increase my fitness activities.

AND

ALSO

...

I trained to be a stuntman,

but realised early on I was

extremely accident prone!

At the ripe old age of 53, I’m a

student, learning to be a surveyor.

I also help put together our annual

surveyors’ conference, and provide

admin and surveyor support. In 2010,

I started working at Desbruslais in

admin and bookkeeping and since

then, I’ve had various roles in the

company. I was self-employed, my

other clients dropped away during

the pandemic. But Rob put me on

the payroll at Desbruslais, and has

partly funded my surveyors’ course.

I feel very lucky.

For the rest of this year, I need to

get through my case studies for my

course – and I am putting together

the schedule and location for our

next conference in November. It’s

always a highlight. We’re thinking

about London as the location.

Hopefully by then I’ll be a qualified

member of the team.

I used to be an actor and

AND

ALSO in 1996 I co-founded

...

Brighton Fringe with my

friend Sam Bell. It was like teaching

yourself to fly by chucking yourself

out of a plane without a parachute!

6 desbruslais.co.uk

PEOPLE POWER

Amanda Fearon

Business

Development

Lorraine Heath

Practice

Manager

Simone Draper

Practice

Administrator

I focus on spreading the Desbruslais

USP with a smile. My dad was a

natural salesman and could talk to

anyone, so it’s in my genes. I’m a

real people person and love nothing

better than meeting new faces and

striking up conversations. I never

know who I am going to meet, which

is nerve-wracking but exciting. In 11

years working for Desbruslais, I’ve

made many cherished friendships.

My greatest achievement has been

travelling solo – I went backpacking

for a year in my early forties, visiting

nine countries.

After moving into a new home

I have been reacquainting myself

with my love for gardening and

working hard to add my own

personality. My sister and mother

are accomplished gardeners, so I am

trying hard to not let the side down!

Don’t let me loose in a garden centre,

I’m like a kid in a sweetshop, but

armed with a credit card.

I’ve lived in Merseyside,

AND

ALSO West Sussex, East Sussex,

...

Dorset, Cornwall, Bath, The

Cotswolds, and Tasmania.

I deal with all office-based tasks and

generally keep things running as

efficiently as possible. I’ve always

had office admin and PA roles, mainly

in London. Most of my twenties were

spent travelling the world before

I relocated to Brighton. I realised I

needed to live by the sea. I started

working for Desbruslais fourteen

years ago, after having my first child.

I love talking to different people

every day and I never get bored of

looking at houses – and working from

home is great.

It was great to travel the world before

social media, living completely offgrid

for weeks at a time. I’m looking

forward to family camping trips

throughout the year and my boys

keep pestering me about getting a

dog, so that might be on the cards.

I love rollercoasters and

AND

ALSO went to Florida twice as an

...

adult to explore the theme

parks without any kids in tow!

I am the frontline of the business,

so I take initial enquiries, talk our

clients through the process and

turn quotes into booked surveys, as

well as supporting the rest of the

team. My career path has mostly

been a succession of housing and

construction industry-related

positions and my passion has always

been location, location, location –

and construction!

The best part of my job is speaking

to our lovely clients, right from the

initial contact to speaking to them

about their report after the survey.

Apart from my children, my greatest

achievement was buying my first

property when I was 19. Sadly, this is

quite an unattainable goal for many

youngsters these days. For me, the

rest of the year is looking bright and

sunny. I’m part of an amazing team

and I’m privileged to look at beautiful

homes all day.

I can tap dance. I was part

AND

ALSO of a mums’ tap group when

...

my daughter was small and

I have performed a couple of times

on stage.

desbruslais.co.uk 7

DESBRUSLAIS

In the beginning…

Desbruslais Chartered Surveyors

founder Robert Desbruslais talks about

how the firm started out 15 years ago

and how it has evolved to specialise in

complex projects.

“Hi Rob, this is Philip * ,

I am coming down now to

see you and the guys in

the Brighton office…”

This was the call I was dreading, but expecting. It

was clear that the company I was working for was in

serious trouble. Although I am a chartered building

surveyor by profession, and over the course of my career,

I had predominantly carried out surveys on condition,

my employer’s main source of revenue was mortgage

valuation work.

This, however, was a financial crisis. Banks were not

lending, they were imploding.

For the first time in my life, I was made redundant. To

my surprise, in an apparently jobless market, within a

few days, I had three offers from companies wanting to

collaborate with me. I had many contacts and thought

that maybe I had more to give than they had to offer.

Emerging from redundancy

For a few years, I had been considering my options and

this was the final push I needed. So, with enormous

encouragement from my wife Claire – the footprint on the

seat of my pants remains visible today – February 2009

saw the birth of Desbruslais Chartered Surveyors. The

grand office comprised a small laptop and desk next to my

children’s bunk bed.

With the housing market on its knees, it was an

understatement to say I was nervous. We had a mortgage

to pay and a family to feed. To my astonishment, from day

one, the phone started ringing. People who previously

had never recommended me because they viewed my

employers as “corporate” – and they were right – were

passing my name to the cash-rich. They were the only

buyers in the market at the time, and they were buying

big properties. Many of these purchases were listed

buildings, which is one of my specialities.

Another knock-on effect of the financial crisis, and the

so-called Middle East Spring that happened around the

same time, was a sudden surge in demand for superprime

bricks-and-mortar in central London. These

properties were seen as a safe haven from collapsing

financial institutions.

Fast growth in a tumultuous time

Within three months of starting my business, I had a pile

of paperwork. The obvious step would have been to open

an office, or at least rent some storage space.

8 desbruslais.co.uk

IN THE BEGINNING

At that time, the technological revolution was gaining

momentum with rapid developments in voice recognition

and cloud storage. So I stored the paperwork in my loft

and, from then on, everything else was stored in the

cloud. I started using voice recognition software, which

created some highly amusing errors in draft reports,

and I hired a friend to proofread and look after the

bookkeeping, appointments and admin.

After a very busy first year, I had more work than I could

handle. So, I took what is, in my opinion, the biggest

step in any new business – I employed a fee-earner. Fast

forward 15 years and we now have five full-time surveyors,

two consultants, a trainee surveyor (who was our

original proofreader!), a bespoke workflow and contact

management system, a marketeer and two support staff,

who you have probably spoken to on the phone.

We have developed an enormous range of contacts

and business introducers, the names of which we

gratefully recognise on page 42. I must give a special

mention to Caroline Robertjot and Tim Page Radcliffe,

who have been steadfast in their support and

instrumental in our success.

the driver of our growth and reputation. Over the past

15 years, we have worked across central London and

throughout the south of England – and now we are

working with clients even further afield.

At the time of writing, the combined post-qualification

experience of our surveyors amounted to nearly 100

years. Unsurprisingly, they are confident in providing

solutions. That is the point of a qualified surveyor – they

are meant to tell you how to put a problem right, not pass

the buck to a so-called specialist who is selling a product.

That lazy, ineffective approach is a particular bugbear

of mine.

As you flick through this magazine, you can find out more

about our approach to work, meet the amazing team at

Desbruslais Chartered Surveyors, and see examples of

the many weird and wonderful properties that we have

been privileged to work on over the years.

Home is where the heart is

We started out as an entirely home-based company

in 2009, which is still the case today. This has been an

advantage for us as a company, meaning nobody has

had to adjust to a changed hybrid or remote working

environment during or since the pandemic lockdowns.

Everyone provides the most amazing service, for

which I am incredibly proud and grateful. This has

been the backbone of the company from the beginning.

Our specialist knowledge in building surveys of

complicated properties, whether they are listed,

contemporary or high-end dwellings, has been

desbruslais.co.uk 9

DESBRUSLAIS

Looking

ahead to 2025

Robert Desbruslais looks into his crystal ball –

and uses his experience and knowledge – to see what

2025 might have in store for the property market and

the move towards sustainability.

Few people have ever been able to predict the British

property market. “Surely house prices cannot go

any higher!” has been a consistent cry by industry

commentators since at least the late 1980s. Back then I

bought my first property – a one-bedroom garden flat in

London’s East Dulwich for £21,000 – so clearly prices have

moved on a bit…

Since then, through thick and thin, there has been

an unrelenting rise in house prices overall, with just the

odd dip.

Everyone said there would be a crash during the financial

crisis. Instead the market shrank. Nobody could get a

mortgage and, as interest rates tumbled, people with a

mortgage simp-ly stayed put. There were few buyers and

even less vendors, so there was no crash.

After Brexit, again a crash was predicted. Instead, the

market just paused for a couple of months, but soon

realised the world was not coming to an end. Mortgages

were still available and, increasingly, more cash was

circulating in the economy. People still have babies,

downsize and get divorced, so there are always deals to

be done.

More recently, high interest rates have

definitely hit the market, but where is the

predicted crash?

While there will always be lulls, often

influenced by changes in government, tax

regimes and so on, ultimately there is a

housing shortage in this country. And that

won’t change any time soon.

The real property market driver

I, for one, gave up predicting the housing

market years ago. It is impossible to know

by how many pounds or percentage points

house prices will go up or down in the next

year. You only have to look at corporate

10 desbruslais.co.uk

LOOKING AHEAD

“New developments on

floodplains are a typical example

of short-term thinking that must

be avoided going forward.”

property company predictions to see how inaccurate they

have been historically, and how regularly they change,

depending on the immediate outlook.

But there is a significant pending external influence that

has nothing to do with the immediate local demand for

housing, government targets or property tax. It’s the

environment.

Houses that are highly efficient and less susceptible to

damage caused by climate change, such as flooding and

persistent driving rain, could hold their value more than

other less resilient properties.

At worst, these properties could become worthless

if the current trajectory of climate change continues

or accelerates.

The need to lower our carbon footprint means we must

use less electricity. We can’t simply rely on non-carbonburning

alternatives to oil and gas, such as solar panels

and wind farms. While the energy itself is renewable and

in constant supply, the installations have finite lifespans

and have to be remanufactured, creating a higher

manufacturing carbon cost.

Instead, we need more efficient houses with

sustainable fittings. Efficient housing does not

necessarily equal lots of insulation. Insulation can create

problems that ultimately lead to more repairs with an

increased carbon cost.

For example, if the air seal fails on a simple double glazed

window, it is not an eco-friendly fix. Someone has to drive

to your house to measure the frame, new glazing needs

to be manufactured, someone has to drive back to your

house to remove the old glass, fit a new sealed unit,

dispose of the old glass and return to where they came

from. Plastic windows are cheap right now, but the carbon

cost of the replacement process far outweighs any

energy savings that might be made.

Such factors are not considered in EPC calculations.

Truly energy efficient houses retain heat naturally, do

not overheat, and comprise materials that can be easily

repaired rather than replaced.

Green period properties?

What does all this mean for good old period buildings? In

short, it depends on the building. Timber framed houses

with thin walls are susceptible to heat loss, but a stone

cottage with wooden windows ticks all the right boxes.

New housing needs to follow the lead of our ancestors.

Clearly, increasing attempts to lower our carbon footprint

are being made, but the general public and developers

need to be convinced that sustainability is the way

forward. A total rethink is required.

Surveyors can lead the way. We are already taking steps

to encourage the general public to understand how they

can help the environment. The use of thermal imaging

to precisely measure the level of heat loss through

different elements of a building is becoming increasingly

commonplace. As a practice, we encourage the use of

sustainable materials such as wooden windows, metal

gutters and lime mortars that encourage evaporation to

dry out walls that then become more thermally efficient.

On occasion, we recommend localised wilding. Even a

small courtyard can have a square metre of vegetation to

attract insects.

Creating genuine change

Growing societal awareness of increasing sustainability

and an end to the throwaway culture will inevitably

change demand. Tax on unsustainable materials can

only reinforce this movement. Although no one can really

predict the market, it is likely that your sustainable home

will become increasingly valuable in comparison your

plastic-clad neighbour.

desbruslais.co.uk 11

DESBRUSLAIS

A commitment

to technology

At Desbruslais, we make the most of the

latest technology. Robert Desbruslais and

Stuart Bowler talk about the essential kit

that helps us provide a world class service

to all our clients.

By having the best equipment at our disposal – and,

crucially, making sure the team is capable of using these

tools and interpreting the information – we are able to

gain a deeper understanding of a building’s construction

and condition. This helps us enormously with providing

our clients with an accurate diagnosis and prognosis, as

well as prescribing the right remedy to fix any issues.

Being a tech-savvy organisation fits with our company

ethos, which is to provide as high standard a service

and technical expertise as possible. By gaining these

valuable insights into every building we work with, we

avoid having to recommend further investigations by

other firms. That is a path we don’t want to take because

it is often disappointing for everyone involved in property

transactions. We aim to avoid creating unnecessary

caveats or causing alarm. Instead, we provide assurance

and practical advice.

Metal detectors

In our experience, metal detectors are rarely found in the

toolkits of surveying firms that carry out building surveys,

but they should be.

Metal detectors are a very useful aid for accurate

diagnosis of building defects, especially structural

cracking. Often, this cracking is caused by corrosion and

the expansion of embedded ferrous metal, such as cavity

wall ties, bed joint reinforcement or other fixings. With

a metal detector, the presence of metal can be verified

within the zone of cracking, so we can provide a diagnosis

and prescribe a remedy with extra confidence.

Additionally, when we carry out destructive examinations,

metal detectors are essential. This is because you

need to ensure there are no hidden pipes or cables in

the structure that needs to be opened up for a proper

inspection.

Firms that do not have or use the best available

technology cannot provide a service with the same

accuracy or high standards. This only results in

uncertainty, misdiagnosis and worryingly, inappropriate

remedial measures that waste time, money and

resources.

For example, the humble metal detector is a piece of

equipment that is essential to our work. Let’s find out

more about metal detectors – as well as the other

technological marvels that we wouldn’t be without.

“By having the best

equipment we are able to

gain a deeper understanding

of a building’s construction

and condition.”


TECH SPOTLIGHT

Rise

of the drone

In recent years, drones have appeared in our skies,

reminiscent of the UFOs in War of the Worlds. They

provide opportunities for great imagery. Today you

only have to look at most high-end estate agents’

advertising photography to see how positioning a drone

camera above a premium property adds panache to the

particulars.

But when it comes to surveying, just how useful are they?

Initially I was sceptical. At most of the large homes we

inspect, there is physical access to the hidden parts of

the roof. After all, you cannot beat a close up inspection

with your own eyes. For example, a telltale sign of an

ageing valley gutter is a slight split that is difficult to spot

when you’re viewing a drone image that has been taken

from a distance above.

As well as drones, we use camera poles to help us inspect

hard-to-see spots. This involves taking a video of a roof

by pointing a pole from a top floor window, which provides

a close up image.

Robert Desbruslais was a drone

sceptic, but he explains how he took the

time to learn about how they work, and

now he’s a drone convert.

However, the use of a drone has become commonplace,

so it will not be long before they are regarded as an

essential part of the surveyor’s armoury.

We now use drones regularly at Desbruslais – and I have

been converted. They save time and quickly show us the

weak spots around and over a building. We can see the

top of chimneys and of course those parts of the roof

where there is no physical access and it’s out of reach for

a pole camera.

Of course, drones are not perfect. They cannot be used in

the rain and in spring, they are attacked by birds! Despite

weather restrictions and interruptions from our feathered

friends, the drone is a useful tool, and it is just one of the

many tools and gadgets we use as surveyors.

My favourite tool? I have two – those things called eyes

and experience.


DESBRUSLAIS

The power of thermal

Building surveys have been transformed by thermal technologies.

Desbruslais’ Associate Director Stuart Bowler looks at how two

innovations help facilitate excellent outcomes.

Thermal imaging

Thermal imaging cameras have become increasingly

popular among surveyors, but they are by no means

universally deployed. They can, of course, be used to

assess insulation deficiencies, but most buildings we

inspect are older and generally do not have much thermal

insulation, apart from roofs. So, we rarely use them for this

purpose. Instead, they come out of our tool bag mainly

to help diagnose damp problems. A prime example of

this is when underfloor heating leaks. Thanks to thermal

imaging, you can often see a bloom of heat from a section

of leaking pipework. When coupled with appropriate

electronic moisture meter profiling, this technology can

help with an accurate diagnosis.

often becomes visible because of different thermal and

moisture characteristics. This may, for example, show the

position of a wind brace.

Thermal hygrometer

Many surveying firms do not use thermal hygrometers

for assessing building condition. No doubt, this can be a

factor in the misdiagnosis of building defects.

We use a thermal hygrometer to establish moisture levels

in the air. An absolute humidity measurement, when

combined with other data, such as temperature, allows

the dew point to be calculated. This gives us an accurate

assessment of a building’s condensation risk.

Similarly, thermal imaging can confirm the presence

of other plumbing embedded in walls that sometimes

correlates with damp patches. This alleviates the need

for recommending other firms to carry out further

investigation. Instead, we can keep this element of the

inspection in-house.

We sometimes use thermal imaging when carrying

out archaeological investigations. Here, it is useful for

checking the position of hidden timber framing, which

Obtaining this information is very useful, especially

when dealing with timber problems in voids with

active decay or beetle infestation. Such issues are

caused by excessive moisture, so you need to get a

snapshot of the environmental conditions. As timber is

hygroscopic – meaning it absorbs and releases moisture

in an attempt to equilibrate with its environment –

sustained exposure to high humidity creates favourable

conditions for wood-boring beetles and, in severe cases,

timber decay.


TECH SPOTLIGHT

The borescope is an

effective way to inspect

hard-to-reach parts

of buildings, as Stuart

Bowler explains.

Tight

spaces

Borescopes should be in the arsenal of all surveyors.

While they are not used on every survey, they are very

useful in specific situations. However, in our experience

they are not used as widely as they should be across the

building industry.

Put simply, a borescope is an inspection camera that is

inserted into hard-to-reach spaces. This optical device

can be rigid or flexible and usually has a light source to

help surveyors clearly see the target of the inspection.

As well as an eyepiece, a borescope can feature a monitor

for viewing either still or video images.

When we carry out non-destructive inspections,

borescopes are useful in a range of situations. In

particular, they can be inserted into cavity walls where

dampness is suspected to be caused by a blockage.

“We safely and effectively

established that a Sussex

farmhouse dated back to

the early 13th century”

There is usually a hole or air vent in a cavity wall where a

borescope can be inserted, which confirms the diagnosis

and cause of damp, removing any element of doubt.

During an archaeological investigation of a very old

Sussex farmhouse, we used a borescope to inspect

hidden voids and crevices. This allowed us to safely and

effectively establish more detail about the building’s

original construction. Here, the borescope was used,

as well as dendrochronology, which is the technique

of establishing dates by examining the characteristic

patterns of annual growth rings in timber and tree trunks.

Combining these two methods meant we were able to

determine that this building dated back to the early 13th

century. We are confident this house is one of, if not the

oldest, timber-framed hall house in Sussex.

In destructive examinations, we insert borescopes into

drilled holes to establish the construction and condition

of hidden elements, such as cavity wall ties or timbers in

sub-floor voids.


DESBRUSLAIS

Stamping

out damp

Stuart Bowler explains why it is important

to properly inspect buildings for damp with

the best equipment.

Most building surveying firms use handheld electronic

moisture meters – and we do likewise. But many firms

only have basic models, often without pin measurers,

making accurate moisture content assessment of

wood impossible.

The key for successfully using moisture meters is to get

the interpretation right. Dampness diagnosis is a field

where misdiagnosis is rife. There is even an unwillingness

to diagnose fully, with many firms recording high readings,

then simply passing the responsibility of further diagnosis

to other organisations that claim to be damp specialists.

This is a big problem. The firms that end up with this

responsibility are, for the most part, less qualified and

independent than the initial surveyor. This unsatisfactory

approach is primarily due to a lack of competence in the

field of damp diagnosis, and even laziness, leading to the

almost inevitable result that firms protect their liability

with inappropriate caveats or pass the liability to others,

rather than taking ownership of a key task which should

be within their expertise. This is especially the case in the

mortgage valuation sector.

The typical result of this slapdash approach is the

hiring of a remedial damp firm that is nearly always

geared up for one solution, regardless of the cause. The

lazy one-size-fits-all solution is to apply cementitious

tanking plasters and inject chemical damp-proof courses.

However, these systems rarely work. At best, there might

be a few years where the damp is temporarily masked, but

it does not attempt to address the underlying causes

of damp.

This cycle of misdiagnosis and inappropriate treatment

often gets carried out multiple times for the same

property, costing precious money, time and resources. For

historic and listed buildings, this approach can significantly

harm their special character, often irreversibly.

At Desbruslais, we never recommend other firms to carry

out dampness diagnosis, including issues associated

with timber decay and infestation. In our surveys, we take

the time to use moisture meters carefully, understanding

the limitations of such equipment, while plotting out

dampness profiles. We combine data from damp

meters with our deep knowledge and understanding of

construction and building pathology to diagnose, provide

a prognosis and suggest effective remedies.

We take a holistic approach to dampness and timber

problems and do not recommend chemical treatments.

Most damp problems are easily solvable, but can require

lateral thinking, as there are often multiple causes. In

addition to using common electronic moisture meters, we

use calcium carbide meters and, on occasion, oven-drying

and remote monitoring. These additional methods are

employed when a more detailed dampness investigation

is required.

In these special cases, destructive examination may

be necessary. This is when physical samples of the

building’s fabric are taken away for further investigation.

Moisture content is more accurately measured, and

tests for various contaminants, such as hygroscopic

salts, are taken. This is sometimes necessary to obtain

a confirmatory diagnosis, perhaps when there are a

few causes that cannot be differentiated without such

additional testing. We commonly perform destructive

examinations, which is a service that is quite rare in the

surveying industry.


DESBRUSLAIS IS PROUD TO SUPPORT ROK SKOOL

ROKSKOOL.CO.UK

Rok Skool caters to students of all ages and skill

levels, from beginners to experienced musicians.

We offer a range of options, from one-on-one classes

to group lessons.

Desbruslais Chartered Surveyors supports our

Hereward Kaye Scholarship Fund. We fund

scholarships for children and young people, and

support youth charities by providing unique Rok

Skool experiences.

Rok Skool Sound Strategies is led by business

leaders and musicians, offering unique away day

experiences. We use music to address your business’s

specific needs and challenges.

DESBRUSLAIS

Tales of the

unexpected

Our surveyors share their stories about some of the stranger things

that have happened on the job, proving there is no such thing as a

typical day at work at Desbruslais.

When it comes to pre-purchase surveys, no day is

the same. Unexpected encounters are a regular

occurrence, not just in the buildings we inspect,

but with the people we meet too. Occasionally, we find

ourselves talking to an A-list celebrity. Unfortunately, we

cannot name names, but when it comes down to buying

a house, even the most famous person is the same as

your regular Joe waiting on tenterhooks for the survey

results. Here are a few unusual circumstances we have

encountered on our surveys.

How green is my rooftop?

While clambering along the rooftop of a Brighton

terrace, Robert looked over the parapet to see a lovely

garden. Some might describe it as a green roof, but

the flourishing plantlife is actually in the middle of the

rainwater hopper. No wonder there was water coming in

the back of the building.

The lovely semicircular contemporary house, pictured

here, is a good example of what a sustainable green roof


TALES OF THE UNEXPECTED

This is a great example of a green roof that adds value.

Robert spotted this unwanted greenery sprouting from

a Brighton rooftop.

should look like. It is a sedum roof – sedum is a succulent

plant that can be used to make mats that form an excellent

base for a green roof. This type of green roof is good for the

environment, reduces heat loss and quietens noise from

heavy rain, hail and inquisitive animals, for a decent night’s

sleep in a comfortable home.

During the two-man survey of this sedum-roofed house,

we engaged in a game of Where’s Richard? Can you spot

him in the picture? But he is no Wally. Drones are all well

and good, but there is nothing like getting up close to really

see what is happening on the roof.

We have a responsibility to warn clients about walls with sheer drops.

Just dropping in…

From the back of a garden in Midhurst, Sussex, we were

able to take in a wonderful view of the Cowdray Castle

ruins, which has its own fascinating story as a haunt

of Henry VIII and Elizabeth I before a devastating fire

destroyed most of the property in 1793.

We had to be careful not to step too close to the garden

wall during this survey – there is a three-metre drop on the

other side. We had to mention that particular hazard in our

report, especially as the clients have young children.

Enjoying great views from on high is a great perk of the job.

Staircase to nowhere

For some reason, the conversion of this building did not

include removal of the balustrade (image on opposite

page). We assume the owners decided it was far too pretty


DESBRUSLAIS

this chimney breast in the roof, presumably by one of

the tradesmen. Who was Apple? Was this a nickname or

surname? Surely Steve Jobs was not lurking at the time.

Centuries of design and occasional bad taste

Most houses tell a story. We have surveyed thousands of

period buildings over the years and can quickly trace the

organic growth of, for example, a medieval timber frame

hovel through to its development as an impressive country

house. We can even chart the various stages in between,

such as Georgian re-fronting, Victorian additions, 20th

century faux alterations and more obvious 21st century

glass box extensions.

Some 91-year-old graffiti made dating this house easy

to remove, even if it served no practical purpose anymore.

Our inspection did not include the flat below, so we have

no idea whether the stairs are still in place underneath.

We presume alternative access to the flat below has since

been created and the residents don’t have a staircase to

nowhere.

And there was no doubt about the age of this building

(image above), as it has been etched into the render on

Then there are the more nuanced, less obvious,

alterations that are part of a building’s story. The timber

partition pictured below was once an outside wall, and

the area beyond was the loggia, which is a covered

outdoor corridor.

Although this is a timber framed house, the extension

was built in the 1920s and probably rebuilt in the 1970s or

‘80s. During this era, the owners thought that polystyrene

ceiling beams and heavy textured ceilings would be lovely

features. We’re not so sure.

A 1920s renovation brought the outdoors indoors on this quirky home


TALES OF THE UNEXPECTED

The owners had no idea they were living over a handy cellar.

neighbouring property. Presumably, they too were unaware

of this long-forgotten cellar and had no physical access.

That was definitely one for the lawyers to sort out.

A very convincing window to nowhere…

All is not what it seems

We were confused when we arrived at this listed building

because the window with the white lace curtains (above)

does not seem to exist internally. It turned out that what

we first saw from the outside is an image of curtains

painted on a board fixed to the inside, possibly to deceive

the conservation officer.

Surprise cellar

You might think there is nothing special about this small

cellar entrance (top right). When we inspected this house,

we lifted up some loose boards under the stairs. This is a

common step in our surveys because this is often an area

where services, such as a water supply, come in, and it

makes it easy to inspect the floor timbers. In this case, we

discovered steps leading to a cellar. When we quizzed the

vendor about this, they said, “What cellar?”

To complicate things further, at the bottom of the steps,

the cellar floor turns directly into another cellar under the

There are more practical ways to install secondary glazing

than this odd set-up.

Mind your head!

We love secondary glazing. It can be more thermally

effective than double glazing and has excellent sound

insulation qualities. But this arrangement is not particularly

convenient, especially when placing furniture in the room.

We are sure there is a good reason for this enormous,

downward-opening piece of glass. Maybe it’s simply a way

to make cleaning the windows easier.


DESBRUSLAIS

Case study

Old Kent

mode

Associate Director Stuart Bowler on the

challenges and joys of surveying a fine example

of English architectural history.

ABOVE: The decorative barge board is a

fabulous feature,

I travelled to Kent to survey a

fascinating Grade II-listed, highstatus

four-bay medieval oak-framed

Wealden farmhouse dating from

about the 1450s. Abundant historic

fabric survives, including a relocated

durn door, which is a two-centred

medieval door made from two pieces

of shaped oak.

Investigating the past

To get a clear picture of this house, its

history and any major issues, I used a

range of technologies. This included

an electronic damp meter, thermal

hygrometer and borescope, along

with the less high-tech, but equally

important screwdriver, hammer,

binoculars, ladder and camera.

Before I visited the site, I started with

a pre-survey at my desk. I confirmed

the subsoil, flood risk and planning

history, spotted any location factors

that might have an impact, checked

the Listing description, and sought

out archaeology records. Helpfully,

there was a video tour on the estate

agent’s website, which showed me

structural cracking in an entrance

hallway.

The client was concerned about

timber frame distortion, especially

a sloping floor and cracking in the

entrance hallway, which had been

mysteriously filled between viewings

of the house.

After a tea and chat with the owner,

my survey started in earnest on

the outside first, going from top

to bottom, generally following the

flow of rainwater. I concentrated on

each element at a time – chimneys,

roof, gutters, walls, fenestration,

grounds and finally drains, looking

for distortion and assessing more

general condition.

Then I went inside, working from

the top down, starting in the loft

and ending in the cellar, picking up

anything on the outside that could

affect the inside. Damp meter and

hygrometer checks were taken in

targeted areas. The timber framing

was probed with a screwdriver and

struck with a hammer to check its

condition. The hammer test can

reveal hollow or soft spots, normally

from rot or wood-boring beetles,

giving an indication of how solid the

timber is and how much deterioration

has occurred. Notes were made and

several sketches prepared.

Spotting tricky issues

My investigation found recent clay

shrinkage subsidence. This could

have been easily missed by many

firms, because the structural cracking

had been filled by the owner in the

time between the house coming onto

the market and my inspection.

Before I visited the property, I saw

the cracking in the estate agent’s

video tour, some of which had reopened

slightly. Other symptoms of

movement included a leaning wall,


CASE STUDY

LEFT: The jettied first floor with a moulded dragon post

on the corner.

BELOW: This bad design, with structural sill beam

submerged below ground level by impermeable materials

meant a deathwatch beetle party!

fresh exterior cracking and distorted

roof tiling, consistent with foundation

movement. The house is built on

shrinkable clay, most likely with limited

footings. There was a large climber

plant against the house and conifers

close by.

I used to work in the subsidence unit

for a loss adjusting firm, so I have

encountered this situation many

times. The movement was relatively

minor and not a major concern, but

preventative action was needed

to reduce the potential for more

problems.

The historic timber frame was in

good condition overall and has lasted

well. Although typically distorted,

the movement was clearly long

standing, so not a concern, including

the sloping floors the client was

concerned about. However, the

condition of low-level timber framing

was an issue because of excessive

moisture in the walls.

There will always be some

ground moisture rising up old

walls because they have no dampproof

courses, but usually this rise is

a short distance. This is normal and

does not necessarily need action.

But in this case, the ground had

been built up over the years, reducing

the available space for evaporation

to occur, and in places leading to

lateral penetration, not unlike a

cellar wall. In my experience, this is

the most common cause of damp in

older buildings.

To compound the damp problem,

moisture could not escape because

the walls had been tanked internally

with cement plaster as part of a

chemical injection damp-proof

course, then smothered with cement

render, silicone sealant and polymer

paint externally. Unfortunately, this

raised the moisture content of the

lowest horizontal timber beam over

a long period, triggering rot and a

deathwatch beetle infestation.

There was not much left of the lower

timbers, at least on the outside – this

often triggers structural movement

as timbers compress or slip out of

position in their weakened state.

It was a classic example of misguided

damp treatment work that masks the

symptoms without addressing the

underlying causes. This poor work

is ubiquitous in the remedial damp

industry – and it contravenes listed

building control.

Time is of the essence

The survey took me an entire day. I

always allow a full day for a property

like this, followed normally by two

days to write the report.

Our ethos is quality rather than

quantity, so we take our time and

provide a good, detailed report that is

practical, accurate and not alarmist.

We don’t make recommendations

for further investigation, unless

specialist service installations, such


DESBRUSLAIS

as electrics and gas, are required. And

we love looking around old houses, so

it makes sense to take our time.

Old wood challenges

When a client hasn’t yet purchased

the property, it can be a challenge to

determine the condition of old timber

framing in detail. In an ideal world, you

would hack back the rotten timbers

and/or expose them to establish

the level of rot and what repairs

are needed. This is not possible in

a pre-purchase survey because of

the liability associated with causing

damage. But our specialist skillset and

careful, discreet checks with probing

and hammer testing means we can

still carry out a relatively accurate

assessment.

LEFT: The original medieval

durn door.

BELOW: Another example

of rot on the sill beam.

Recommendations and reality

While recent foundation movement

could cause concern – and lead many

firms to a structural engineer referral

– the reality was that the movement

was relatively minor and the cause

rather obvious. I recommended a

staged approach by removing the

offending vegetation, as well as

notifying the building insurer. The

situation could then be professionally

monitored, using crack monitoring

studs, for between 12 to 24 months,

to ascertain whether further

investigation and remedial action

was required. However, with clay, the

building typically stabilises.

The damp and timber deterioration

needed a holistic approach to tackle

the underlying causes and reduce

moisture levels. This involved lowering

the exterior ground to well below the

internal floor level and introducing

surface water drainage. The tanking

and exterior materials needed to be

replaced with a traditional lime plaster

or masonry left exposed for added

vapour permeability.

It was great to discover that the

internal frame had some solid

timber remaining, so I recommended

retaining as much historic fabric as

possible. This is good conservation

practice. Some oak needed to be

replaced, while joints with posts

needed to be re-secured. The infill

panels needed partial replacement,

reverting back to lime render with

oakum seals, for maximum vapour

permeability, weatherproofing and

improved thermal performance. This

would help preserve the historic

building for many years, rather than

relying on quick-fix solutions that

soon fail, wasting time, effort and

resources – and potentially losing the

property’s historic fabric.

Many firms would simply recommend

referral to a timber and damp firm or

a structural engineer. But this would

create delays, extra expense and, in

the case of hiring a timber and damp

firm, unnecessary work.

We avoid this approach and take

ownership of diagnosing building

defects. This enhances the quality of

our service, providing assurance to

everyone involved.


CASE STUDY

Case study

Making a

statement

ABOVE: The view from the street.

Desbruslais Director Richard Pocock takes a

journey through the centuries with a Sussex

property that dates back to Tudor times.

This fascinating Sussex property

provides an excellent case study

about Statements of Heritage

Significance – and demonstrates

how Desbruslais helps preserve our

historic buildings.

What is a Statement of

Heritage Significance?

All building proposals that affect a

heritage asset need a Statement

of Heritage Significance during the

application process. This statement

can be required for alterations that

affect the setting, even if the asset

itself is not directly affected.

The statement helps to understand

the asset as part of the planning

application validation process.

There can be two parts to the

report, depending on how far the

application and design process

has progressed. The statement

is primarily a measurement of

the asset’s heritage interest and

significance. But the report can go

further, providing detailed critical

analysis of specific proposals that

could affect that asset.

Heritage statements can solely

assess historic significance

without assessing any proposals.

This is because the report can

inform sympathetic, structured

consideration of architectural change

in its own right before proposals are

drawn up. Ideally, the detail of this

statement should be proportionate

to the importance of the building and

the nature and scale of the proposal.

There is no set way to carry out a

heritage statement and the report

format is at the discretion of the

producer. That said, Historic England

and other heritage bodies provide

best practice guidance, while local

planning authorities set minimum

standards.

Our brief: An early Tudor

Cross Wing

Desbruslais was hired to consider

the heritage value of a predominantly

timber-framed Sussex residence.

We were asked to provide detailed

understanding of the building and

consider its significance and features.

A survey determined the construction

sequence and how the building was

altered during its life. This was carried

out in conjunction with background

documentary and map research.

Phase 1: 1480–1500

The building’s earliest phase was

fabricated in two bays with a jetty

facing the road. The building was

always fully floored, with no evidence

of an open hall. For a long time, it was

unheated.

It is a good example of so-called

alternate rebuilding. The subject

cross wing was added to an earlier

building, but this original building

– for which there is evidence of its

existence – is now lost. This cross

wing had a crown post roof. It remains

in fragmentary condition. The two

first floor rooms were originally open

to the rafters, as indicated by a

cambered tie beam at eaves level.

Phase 2: 1550–1620

There is evidence of smoke control

methods added in this phase, namely

a smoke bay, followed by a masonry

chimney stack. The stack is dated to


DESBRUSLAIS

What processes and

technology did we use?

Although at Desbruslais we embrace

technology and all it can bring to our

work, conducting a physical survey

can require minimal technology

– as long as the surveyor has the

experience! A tape measure and

a rafter inclinometer are handy.

But careful observation and a

deep knowledge of timber framing

methodologies and conventions are

essential.

around 1600–1625, while the nowlost

smoke bay is circa 1550–1570.

Only the outer mortises of the

earlier timber-framed smoke bay

arrangement remain to evidence it.

On the first floor, a blocked

doorway is evidence of a stair

tower. Interestingly, the central

position of the stair tower door

helps us determine that the stair

tower preceded the smoke bay

and the chimney stack, and may

have been part of the first phase

of construction. The fireplace

opening was built in the far corner,

not centrally, indicating it was likely

positioned to avoid the stairs.

Phase 3: 1620–1650

During this phase, a bay was added

on the front of the building. This has

a butt purlin roof frame. The floors are

considerably lower compared to the

first phase, indicating this extension

was a three-floor structure with a

garret room in the loft. Ceilings were

added to the original first floor areas

at this time – their detailing helped

with the mid-17th century dating for

this phase.

A stone and brick chimney stack was added

between 1550 and 1620 and a lean-to indicates

the removal of the stair tower.

Phase 4: 1790–1820

The stair tower may have been

removed during the fourth phase,

or perhaps earlier when the smoke

bay was taken out. We found notable

scorching to the rear tie beam,

suggesting it may have been removed

because of fire damage. A small

lean-to brick structure to the rear was

added in the old stair tower position

during the fourth phase. Judging by

the brickwork, it was probably built

towards the end of the 18th or very

early 19th century.

Phase 5: 1845–1870

The rearmost outbuildings were

constructed during this phase. They

are not present on an 1845 tithe map,

but appear on an 1874 Ordinance

Survey map, indicating they were built

in this 29-year window. Brick sizes and

building design are typical of post-

1850 construction.

Phase 6: 1900–Present

The most recent additions include

more modern windows and infill

extensions, along with the removal

of archaic elements, such as a

projecting bread oven.

Modern techniques for accurate

measurement and recording include

point cloud surveys and other digital

mediums. But they don’t provide

interpretative data. They do provide

accurate linear measurements and 3D

rendering, but we still need to analyse

and understand what has been

measured.

Documentary research is carried

out in local and central records

offices, libraries and other learning

institutions. There are excellent

map regression resources available

digitally. Tithe maps are especially

useful for early to mid-19th century

buildings. They define landholding,

can identify owners and tenants, and

accurately show the shape, extent

and ground plan. This can provide

an excellent baseline for identifying

extensions and outbuildings, as well

as creating a picture of the building’s

development.

Earlier maps are only useful if

they provide some detail, but often

map scales make this difficult. Many

maps from the 17th century and

earlier show high status buildings

with some degree of detail. In some

cases, they offer some understanding

of the scope and scale of a building

and, occasionally, some artistic

representation. But this is less

common for smaller buildings


CASE STUDY

ABOVE: Outbuildings added

between 1845 and 1874.

ABOVE RIGHT: The unmistakable

Tudor style is still evident.

RIGHT: Evidence of an old stair

tower entry door.

which, if even depicted, usually show

up as ill-defined blobs.

Challenges with historic buildings

These surveys can be limited

by lack of available information.

Interpretation is heavily influenced by

what we can see on site.

I usually start a survey in the

roof. Often, roof structures are

not significantly altered, unless

absolutely necessary. Early roof

structures are often at least partially

preserved within lofts – or entire early

roof structures are encapsulated

in later phases. Roof framing can

indicate particular time periods,

helping to accurately narrow down

dates, unless the entire roof has

been replaced. Often, we can’t

physically view parts of a building

that help with dating. Inaccessible

lofts or excessive interior and exterior

cladding can obscure much of the

historic fabric. It can take a few site

visits and, if the owner consents,

some opening-up works, to undertake

a full assessment.

Survey length

This survey took around seven hours

to complete. But larger or more

complex buildings can take two

or three days. In some cases, the

surveyor might spend a long time

staring at a single feature, which may

look strange to observers!

The surveyor may repeatedly revisit

part of a building, testing different

hypotheses. Giving a surveyor

the freedom to concentrate their

thoughts provides the scope for

detailed building analysis. It can

take many viewings of part of a

building – and much consideration

of different possibilities – to

understand what you are looking

at, despite your experience and

knowledge.

When assessing heritage

buildings, there is no one correct

length of time for the survey. Instead,

it’s a matter of using the most

appropriate means to understand the

building, big or small. The complexity

of a building is not necessarily

commensurate with its size.


DESBRUSLAIS

Another day

in the office

One of the perks of the job at Desbruslais is the

opportunity to get up close to some of the country’s

finest and most interesting properties. Here are eight

of our favourites.

Home with heart

This impossibly pretty property

is Grade II-listed. Built around the

beginning of the 18th century,

but in a distinctly and unusually

anachronistic style, it features

an oak framed roof and feature

staircase. As well as looking utterly

delightful, it boasts five bedrooms,

five bathrooms and four reception

rooms.


PRESTIGIOUS PROPERTIES

New order

This is a new-build with an air of historic grandeur. Set in

nine acres of land, this property has six bedrooms, a fourcar

garage beneath a two-bedroom staff flat. Separate to

the main house, you will find a gatehouse, pool house with

family room and shower, plant room and two stables with a

tack room.

Barn brilliance

The barn was converted and designed for residential use

around 1920 by Edwin Lutyens, a well-known architect

of the time. The main barn is oak-framed, but the more

modern features include a double garage, sauna and first

floor studio. It’s certainly designed for family living with five

bedrooms and five bathrooms.


DESBRUSLAIS

A jolly folly

A duplex apartment formed within

a converted castle – of sorts –

dating back to the early Edwardian

era. Stylistically, the building was

constructed essentially as a folly

with mock battlements. During WWII,

Canadian troops were reportedly

billeted at this fascinating property.

Thatched and

detached

This Grade II-listed, four-bedroom

detached house comes with a long

history. Based on our inspection, we

believe the original building was at least

a three-bay structure with an open hall.

The thatched building’s features, along

with the construction and design of

the carpentry, suggest it originally

dates from the second half of the 15th

century.


PRESTIGIOUS PROPERTIES

Lasting impressions

None of the buildings in this unique estate

are more than around 10 years old. However,

everything has been designed to create the

impression of period buildings and an estate

that has developed organically. As well as the

principal house, there is extra accommodation,

large formal grounds, an outdoor swimming pool

and tennis court.

Tee time

Perfect for playing a round, this is a substantial

mansion house set in beautiful, mature gardens

surrounding a golf course. Comprising four

levels, including the basement and roof storey,

this detached private house was built to a

classical design around 2008.

Milling around

This Grade II-listed mill house features

enchanting gardens, while a sizeable stream

makes for an amazing water feature. While

different parts of the building have been built

during different periods, the oldest part that is

still standing dates from the early 17th century.


DESBRUSLAIS IS PROUD TO SUPPORT HARAMBEE FOR KENYA

Harambee is Swahili for “all pull

together” – and that’s what we do at

Harambee For Kenya. Our vision is to

lift street children out of poverty by

helping with shelter, food, education

and medical attention. It is our aim to

see these young people become happy,

healthy valued members of society.

harambeeforkenya.org

Charity reg. no. 1121597

Q&A

Ask the surveyor

Desbruslais team members answer some common questions,

including those about inspecting listed buildings, the realities of

reports, and how to become a professional surveyor.

Why is a listed building survey

different to an unlisted period

property?

ROBERT DESBRUSLAIS explains why a listed building

survey is about more than just finding out about any

repair liabilities.

There is one critical difference between a listed building

survey and a survey for an unlisted period property.

A listed building survey should include advice on what the

surveyor believes could be non-conformant alterations.

Examples of non-conformant alterations include plastic

guttering used to replace cast iron or inappropriate repairs,

such as using cement-based instead of lime-based renders.

Or more significant non-conformant changes might have

been made, such as extensions that differ in layout and size

from consented plans.

If a conservation officer discovers non-conformant

changes, the owner could be forced to make a retrospective


DESBRUSLAIS

“If a conservation officer discovers

non-conformant changes, the

owner could be forced to make

a retrospective application for

listed building consent.”

application for listed building consent. There is a risk that

consent will be refused. When this happens, the alteration

might have to be returned to its original form, which is

potentially expensive.

The date when a building was listed is important too. For

example, if the building was listed in the 1980s, it could

be difficult for a conservation officer to prove that plastic

windows, normally a big no-no for period properties, had

not been installed at the time. But plastic windows did not

exist in the 1950s, so if it was listed back then, it’s likely the

conservation officer will insist they are replaced.

How meaningful are

environmental reports?

GARETH EVANS, consultant building surveyor at

Desbruslais reassures a homebuyer whose solicitor

has commissioned an environmental report on their

intended purchase.

Some environmental reports are reviewed by a

professional before issue, but this is not necessarily

the case every time. These reports need to be interpreted

carefully because they are collated from various sources and

databases.

For instance, flood risk data is fairly reliable, but certain

issues, such as blocked, overflowing drains, cannot be

assessed. Reports of previous industry on or near a property

may relate to no more than an old smithy that has long been

demolished, for example. Unstable ground issues in the area

may have been overcome by suitable foundation design.


Q&A

If you have a building survey, your experienced surveyor

should be able to offer suitable comments. They will offer

a professional opinion based on personal inspection and

consideration.

Should I implement the

recommendations of my EPC

report?

GARY MOORE, senior surveyor at Desbruslais,

separates the theory from the reality with Energy

Performance Certificates (EPCs).

An EPC rates homes on energy efficiency, with A as the

best rating and G being the worst. In theory, they estimate

a property’s likely fuel costs, energy use and carbon

dioxide emissions. In practice, there is growing concern

about the accuracy of the assessment process.

The knock-on effect is that many recommendations

are inappropriate and costly, at best, so the return-oninvestment

period can be decades. One of our serious

concerns with EPCs is that because of the fundamental

issues with the inspection and reporting processes,

inappropriate recommendations are often made. As a

result, there are many instances of harmful, expensive

retrofitting. These so-called upgrades often make little

difference to either climate change or energy bills.

EPC inspections are based on unscientific, rigid

box-ticking. This means the building is not examined

holistically. Assessors regularly mis-identify types of

construction, miss important elements, and do not

undertake a full inspection.

Will bats in my loft cause

any damage?

Consultant surveyor RAPHAEL STIPIC explains

why bats roosting in your property should not be a

big problem.

There are 18 species of bat in the UK, all of which

are legally protected and are unlikely to cause any

damage to the property. Bats are unlikely to pose

a health risk and they usually appear in their roost

during the summer months. After this time, they

typically disperse to other sites.

Roosting bats should be left undisturbed. This may

restrict the times of year when certain works can be

carried out on the building.

The fundamental problem is that the EPC method is based

on energy costs. It favour gas, which is four times cheaper

than electricity, even though electricity emits less carbon.

This is because 40 percent of electricity is now generated

from renewable sources, such as solar and wind.

The government is keen to promote electric sources, such

as heat pumps, but the reports never recommend electric

heating. If you remove a gas boiler and replace it with an

electric source, the energy rating will not improve – and in

many cases, it will be downgraded.

Software used to generate EPC reports is not fit for

purpose. An independent study by the company Carbon

Laces of more than 17,000 homes compared actual energy

If you plan to undertake major works that might

disrupt bat roosting locations, you may be requested

to arrange mitigation and a bat assessment survey

by an ecological surveyor.

MORE

INFO

Contact the Bat Conservation Trust

or log onto www.bats.org.uk for more

information.

“Roosting bats should be

left undisturbed”


DESBRUSLAIS

use by smart meters over a 300-day period with the EPCgenerated

assumptions. On average, the certificates

overstate energy use by almost double. For properties

with an F-rating, real world energy use was 344 percent

lower than the EPC estimations.

EPC-generated costs for recommended works are generic.

This means the same figures are produced, regardless

of the geographic area or the size of the house – and the

costs are usually significantly underestimated.

Inappropriate recommendations are another problem with

EPCs. The standard calculation for traditional buildings

relies on default values for materials made after 1965. This

results in the perception that traditional buildings perform

poorly, even though this is largely not the case.

For example, with a solid wall house, recommendations

usually include wall insulation and the installation of solar

panels. External insulation requires significant detailing

changes around opening elements. Additionally, it can

prevent the building envelope from breathing, which

can lead to damp and condensation issues. In any case,

installing solar heating and photovoltaic panels on listed

buildings or in a conservation area would not be permitted.

Even with post-1965 buildings, we are seeing major issues

as a result of retrofitting insulation. Cavity insulation can

cause damp penetration, while eliminating draughts and

blocking off air vents can lead to significant condensation.

In February 2023, the Sunday Times published an article

headed, “Why misleading EPC ratings are a national

scandal”. Meanwhile, in July 2024, Which? magazine

concluded that “the next government must make EPCs

a more reliable and useful tool for householders.” The

article recommended a review of the auditing and training

requirements for EPC assessors and ensuring the

certificates themselves provide “relevant information and

clear, actionable advice for consumers.”

“EPC inspections are based on

unscientific, rigid box-ticking.

This means the building is not

examined holistically”

If you are planning to upgrade your property, you should

not automatically implement the recommendations of

an EPC report. Instead, take a holistic approach to the

building and assess any knock-on effects of potential

upgrades. Generally, you will need to take more detailed

advice, particularly in relation period and listed buildings

from a surveyor who specialises in retrofitting.


Q&A

How do I become a surveyor?

KATHARINE PERRY,

trainee surveyor at

Desbruslais, talks about

the paths to qualification,

and why she personally

decided to become a

residential surveyor.

My life was at a crossroads when I decided to train

as a residential surveyor. I had worked with Robert

Desbruslais for a long time, but I was freelance.

At the time, Desbruslais was one of my three clients. Then

we went into lockdown and my two other clients fell by the

wayside, significantly depleting my income. At the same

time, I was barely coping with the menopause. Having tried

different treatments, I thought I’d try HRT.

Luckily, HRT worked like some kind of magic. Once more,

I was the me I had been years ago – someone who would

always tell herself, “I can probably do that!” Even so, the

idea of leaving Desbruslais, looking for a new job working

for people I didn’t know and trying to talk my way up the

ladder into a management role made me quake.

“A few years ago, the idea

of becoming a surveyor

myself seemed ridiculous.

But now I started thinking

more seriously about it.”

MSc courses in building surveying are great, but very

broad-ranging. This reflects the different specialities

for building surveyors, such as construction, design,

project management, technology, building services, land

surveying, repair, management and building maintenance.

But I knew that if I completed, for example, the MSc, I still

wouldn’t have enough grounding to be employable in the

field I wanted to go into – residential surveying, building

pathology and defects.

The idea of becoming a surveyor had come up before at

work. It started as a bit of a joke because I was sending

surveyors’ reports back with impertinent improvement

suggestions. I have always proofread reports as one of

several hats I wore at Desbruslais.

A few years ago, the idea of becoming a surveyor myself

seemed ridiculous. But now I started thinking more

seriously about it. I could also capitalise on the education

I gained by stealth from a decade of working with

Desbruslais. Now, it all depended on how long the process

would take, how much it would cost and, crucially, whether

Rob thought it was a feasible idea. I asked if he would take

me on once I qualified. Happily, he said yes.

I researched routes into the profession. It turns out there

are several ways, which is appropriate as there are many

different types of surveyor.

For me, starting out in my 50s, it came down to the most

time-efficient and relevant way to qualify. The BSc and

I’d worked for Desbruslais for more than a decade and

read thousands of high-quality reports by knowledgeable

surveyors, but there’s a difference between knowing what

you are reading and knowing what you are looking at when

standing in front of a house. I needed to know how to

inspect and record observations, understand how houses

are put together – and how everything acts in combination

with each other and the environment. I needed educating.

And I knew that I would need a structured course because

I hadn’t been in formal education for nearly 30 years.

So, my route into the profession was via Sava’s Diploma in

Residential Surveying and Valuation. Designed and taught

by practicing surveyors and valuers, the course is mostly

taught remotely, with some face-to-face classes with

students from the same region.

I am not going to lie; it is one of the most challenging

things I have ever taken on. The workload is immense. But

the potential rewards keep me going. I just have to finish

this pile of case studies and I’ll be right with you, Rob!


DESBRUSLAIS

Invasive plants:

Horror story or

happy ending?

The words ‘Japanese knotweed’ strike terror

into the hearts of property owners and

buyers. But with the right knowledge, invasive

plants can be managed without fear.

Japanese knotweed has no natural predator in

western Europe. The plant’s rhizomes – stems that

grow horizontally underground and at ground level –

can burrow down to a scary six feet under. Unsurprisingly,

the plant is almost impossible to eliminate. It can

suffocate the immediate natural habitat and is capable of

heavy lifting.

Japanese knotweed

This potential for damage has spooked the property

world. In particular, lenders will often refuse a loan if there

is no management plan in place, fearing their mortgage

security will be jeopardised by a triffid.

But is the risk overstated? Japanese knotweed,

and other invasive plant species, are certainly becoming

better understood, and the guidance provided by the

Royal Institute of Chartered Surveyors has loosened in

recent times.

Is it a widespread problem?

Desbruslais surveyors often encounter Japanese

knotweed when inspecting properties. It was imported by


TREES & BUILDINGS

the Victorians, so it is commonly found in large country

gardens. Never, however, have we – or any other surveyor

we know – seen any associated damage to a building

caused by this plant.

The demand for expensive treatment and the removal

of Japanese knotweed is likely to reduce over time.

Unsurprisingly, the companies that specialise in this work

have been publishing articles about the potential damage

caused by other invasive plants, such as bamboo.

But bamboo has very shallow roots, which means it is

relatively easy to remove and does not require a specialist

to do this job.

Ironically, surveyors now need to able to identify Japanese

knotweed, even though we are trained to check the

condition of buildings rather than being horticulturalists

trained to identify plant species.

However, the problem with Japanese knotweed and

other imported invasive species is not the incredibly

low risk of structural damage, but the destruction it

wreaks on our wider natural habitat. One only has to walk

through the Scottish Highlands to see this huge swathes

of rhododendron punctatum suffocating the land.

According to Forestry and Land Scotland, uncontrolled

rhododendron infestations end up dominating the habitat

at the expense of virtually all other plant life. Its extensive

roots, leaf litter and fungus-like pathogen are toxic to

many other plants.

The risk of damage to buildings from vegetation has

existed for as long as human beings have built shelters,

and the notion that some damage could be caused by

invasive imported species is a red herring.

Our homegrown species can prove far more destructive. If

you look at the rooftops in your neighbourhood, chances

are you will see the pink and purple flowers of at least

These images show examples of how buddleja can affect buildings.

As you can see you don’t have to have knotweed for plants to be a

menace! Photo: Steven Keddy, Kingley Building Services

one buddleja plant, commonly known as a butterfly bush,

growing out of a chimney.

And left unchecked, the marvellous wisteria can

penetrate roofs, box sashes, drainpipes, gutters and

walls. Also, our wonderful deciduous trees, such as the

Lombardy poplar, willow and the national treasure that is

the English Oak, commonly cause below-ground damage

with their rampant roots.

Our conclusions

As far as we are concerned, any large plant or tree

growing near a building is a potential hazard, it just has

to be properly managed and maintained. Many species

indigenous to the UK are capable of causing significant

damage. In the meantime the blight on property

associated with Japanese knotweed continues to

distract the industry.


DESBRUSLAIS

How much is

that property?

The price of a property

can depend on a

variety of factors,

such as location, size,

specifications and historic

significance. Can work

out the purchase price of

these five very different

homes?

Answers on page 42.

1.

Chelsea

charm

Around 10 years ago, purpose-built flats were

constructed behind the facade of an earlier

apartment block, including this property that covers

802 square feet. There are two bedrooms, two

bathrooms and a reception room. The building

benefits from a lift and concierge.

2.

Mid-century

marvel

Built between approximately 1930 and 1950,

this Brighton home was refurbished in 2018.

It features three bedrooms, two bathrooms

and a reception room.


GUESS THE PRICE

3.

Country life

Located in Kent, this Grade II-listed

country house spans 17,000 square

feet. This includes 15 bed-rooms,

three bathrooms and nine reception

rooms. As well as the main house, the

site includes a cottage, gate lodge

and multiple outbuildings.

4.

Victorian

values

This elegant Kensington terrace was built

during the reign of Queen Victoria. With

five bedrooms, five bathrooms and four

reception rooms all set over 3,950 square

feet, it’s a spacious slice of London life.

5.

Wine lover’s

delight

This pre-18th century detached house is

located in Oxfordshire. Grade II-listed, it has

six bedrooms, four bathroom, 10 reception

rooms and extensive cellars. There is

an annex cottage separate to the main

residence.


Thank you!

The team at Desbruslais would like to thank our partners

and friends for their ongoing support. It has been a

pleasure to work with you all and we look forward to

collaborating into 2025 and beyond.

5Bay Group Ltd

A R Brown Solicitors

Acorn Surveyors

Adams & Remers

Albany Finance

Alex Harvey Estate Agents

Amanda Shaw Solicitors

Anderson Harris

Anderson Rose

Andrews Estate Agents

AR Brown Solicitors

Austin Gray

AWS Prime Property

Aykroyd & Co

Ayrton Wylie

Barlow Rowland Solicitors

Batcheller Monkhouse

Blacksurv Ltd

BLB Surveyors

Bradbourne Property

Brand Vaughan

Brecher

Brighton Property Hunter

Burt Brill & Cardens

Capital P London

CBRE

Chan Neill Solicitors LLP

Charles Century

Charles Russell Speechlys

Charles Wycherley

Chase Evans

Chatt Estates

Chestertons

Child & Child

Chrismas Ogden

Clarke Gammon

CM Property

Connell Property Consultancy

Coole Bevis

Cripps Pemberton Greenish

Solicitors

Crossley Anderson

Cubitt and West

Daniel Cobb Estate Agent

Dean & Co

Dean Wilson LLP

DMH Stallard

Edward Harte Solicitors

EDWS Architects

Emerald Finance

Engleharts Solicitors

Eversby Property Search

Finchatton

Fine & Country

Finlay Brewer Ltd

Fiona Penny Bespoke

Home Finders

Forsters LLP

Foster & Co

Freeman Forman

Garrington

Gaskells IMA Ltd

GHL Network Services

Goldin Lemcke

Gould Baxter

Grantley Estate Agents

Graves Son and Pilcher

Green Man Carpentry

Green Wright Chalton

Annis

Greenwoods

GWD Finance London

H J Burt

Hamilton Graham Estate

Agents

Hamptons

Hanover Private

Hanslips

Harbottle & Lewis LLP

Harding Green

Harewood Surveyors

Harwood Advisory

Healys Solicitors

Heaton & Partners

Henry Adams

Heritage House Consulting

Limited

Himmelzimmer - Architectural

Design Practice

Homes One

Hotblack Desiato

House Partnership

Howard Kennedy

Hughes Group

Humberts Estate Agents

Inigo

Jackie Scott LTD

Jackson Stops

JM Chase

John D Wood

Judge Sykes Frixou

Jury O’Shea

Justin Mason

Valuations

Kingdom & Company

Surveyors

Kingsley Bond Solicitors

Kingsley Napley LLP

Knight Frank

Knights Solicitors

Laquna

Lewes Estates

Lewes Smith Solicitors

Lextons

Listed Property Owners Club

Lucy Winfield Property Advice

& Acquisition

Macfarlanes

Manorwood Construction Ltd

Mansell McTaggart

Marcus Grimes

Mark Revill

Matthew Cattell Chartered

Surveyor

Mayo Wynne Baxter

Mercury Homesearch

Michael Oury Property Search

& Consultancy

Middleton Advisors

Mills & Reeve

Mishon Mackay

Mishons

Mobius Building Consultancy

Morgan Kelly Solicitors

Mortgage Studio

My Sales

Nash-Watson

Number Twenty Four

Nuven Surveyors

Oakley Property

ODT Solicitors

Park Cap Invest

PJR Surveying

PMR Architecture

Porter Property Services

Preview Properties

Prime Purchase

Project London

Property Vision

PS&B Estate Agents

PSP Homes

Qualitas Surveyors

Ray Robson Surveyors

RH & RW Clutton

Rivera Property

Consultants

Rix & Kay Solicitors

RM Property Advisors

Rowland Gorringe

Rupert Coles Ltd

Rural Property Search

Russell Simpson

Samantha Child

Property Search

Savills

Sawyer & Co

Setfords Solicitors

SFL - Stroud Fuller Lurot

SHH Architecture & Design

Simon English Property Search

Smallwood Architects

Smith Simmons & Partners

So Legal

Southdown Surveyors

Spearpoint Ltd

Stacks Property Search

Stephen Langer Architects

Sterling Private

Strutt & Parker

Studio McW

Sussex Law Solicitors

Symington Elvery

Taylor Wessing Solicitors

Tedworth Property

Tess Isabella Lifestyle

The Agency UK

The Buying Solution

The Country House Dept

The Modern House

The Private Office

Real Estate

Thompson Allen Solicitors

Thomson Snell & Passmore

TPR Property Solutions

TWM Solicitors

Victoria Robinson Property

Search

Warby Property Search

Watsons

Wedlake Bell

Wellbelove Quested Property

Consultants

Wheelers Estate Agents

Whitehead Monckton

William Sturges LLP

Winkworth

Withers LLP

YOUhome Property Experts

Guess the price answers

Chelsea charm: £2m • Mid-century marvel: £1m • Country life: £2.8m

Victorian values: £11m • Wine lover’s delight: £4.2m


Desbruslais Chartered Surveyors specialises in surveying premium

properties, especially listed buildings, period property and country

estates, as well as highly contemporary homes. Our expertise lies in

building pathology, architectural history and conservation.

We conduct in-depth pre-purchase surveys, provide comprehensive,

solution-driven reports and offer archaeological interpretative

surveys, revealing the hidden history of structures and bringing their

past to life.

surveys@desbruslais.co.uk

020 7101 9735 | 01273 495984

www.desbruslais.co.uk

Desbruslais Magazine - Produced by Title Media www.titlemedia.co.uk

Transform your PDFs into Flipbooks and boost your revenue!

Delete template?

Save as template ?