Japanese Knotweed – Less Trouble Than We Thought

The words Japanese Knotweed have been known to send shivers down the spines of many a hardened developer with its reputation for spreading like wildfire through brickwork and concrete causing structural damage to properties and causing potential buyers to run for the hills, but recent research reveals it may not be the horror story it was thought to be.

According to updated Guidance from The Royal Institution of Chartered Surveyors, it has now deemed Japanese Knotweed to be much less of a risk than originally supposed and other industry bodies have also changed their attitudes towards this garden pest.  Their research found that tree roots and ivy cause greater damage and that Knotweed can be controlled with specialist help and an Insurance Backed Guarantee (IBG), meaning the discovery of the weed does not mean a vast reduction in property value and offers being withdrawn.

It is still a requirement when selling a property that a seller must declare that the weed has been found, but most mortgage lenders are now usually happy to proceed to sale as long as a Knotweed Management Plan is in place through a company that is a member of the Invasive Non-Native Specialists Association or Property Care Association.

Some lenders will also ask for an IBG to be in place stating that further treatment will be undertaken if the weed recurs with 5 or 10 years.

Hopefully the days of hundreds of thousand pound fines for undeclared knotweed and buyers pulling out when the weed is found are behind us all.

For further information please contact Ed, Kelly & Issy on Tel: 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk/ issy@granitebw.co.uk

Who needs latent defects insurance?

If you work in the building and construction industry, you will have heard the term latent defects insurance. In summary, it is a form of insurance taken out on new property builds that covers any structural defects for 10 years after building is complete. Latent defects cover is required by UK Finance for all new build residential properties. Yet what exactly is a latent defect, why is insurance necessary and who needs this insurance? Here we will try to answer some of the most common questions about having a latent defects insurance policy and why it is important.

What is a latent defect?

A latent defect is a previously undetected fault that is discovered after construction is complete. For it to be classified as a latent defect, the fault needs to be undetectable by standard observation and inspection procedures made during the construction period. In contrast, faults detected during inspections or observations are known as patent defects. The term latent defect can apply to any constructed object, from personal possessions such as home appliances and power tools to homes and commercial properties. For properties, latent defects can arise in areas such as the structural frame, cladding, foundations and roofing. In cases where a latent defect is found and causes damages or injury, the affected party may be able to make a claim even if the defect was previously undetectable. That is why it is important to have a latent defect warranty in place.

What is a latent defects insurance policy?

Latent defects insurance UK, also known as inherent defects insurance, structural warranty or decennial insurance, is designed to cover the costs of rebuilding or repair work where major damages have occurred as a result of latent defects. Major damages can range from conditions that require urgent remedial action to the partial or complete destruction of property. It was introduced in the UK as a response to government legislation enacted in the wake of poor building practices in the 1930s. Since then it has become either a statutory requirement or a prerequisite in many countries around the world. Today, latent defects policies can cover a wide range of properties, including new residential and commercial buildings, renovated or converted buildings, student accommodations, hotels, listed buildings and more.

Why is cover for latent defects important?

If you are a home owner, it is important that you have cover for latent defects in place to protect you in the event of any unforeseen issues. The policy provides cover for any defects identified up to 10 years from the issue of the building control completion certificate. Insurance for latent defects is designed to offer the following benefits:

• Consumer protection that allows the buyer or investor to trust that the property has been built in accordance with original drawings and specifications and in compliance with current building standards.
• Offers the policyholder peace of mind that they will not have to prove any negligence should a defect be found, making the process of making a claim for repairs a much simpler process.
• Ensures that design and construction standards remain high and are consistently met. This includes ensuring all materials used are fit for purpose, and that workmanship and construction methods are up to the highest standard.
• Provides transparency on behalf of all affected parties, from the reporting process through to the technical audit provided by building surveyors.
• Offers security to financiers that the building has been constructed according to the highest standards and thus their investment is secure from immediate devaluation.

For further information take a look at our Latent Defects page or please contact Ed, Kelly & Issy on tel: 01284 365345 or email: ed@granitebw.co.uk / kelly@granitebw.co.uk / issy@granitebw.co.uk

THE IMPORTANCE OF SUSTAINABLE BUILDING METHODS

As we work towards the Government’s target of Net Zero by 2030 the importance of building sustainable new homes is ever more important.

A recent study by CBRE looking at the cost effectiveness of new homes, showed that modern building methods are more energy efficient than their older counterparts and that new homes built sustainably are future proofed against the new upcoming legislation on the road towards Net Zero.

Home owners are becoming a lot more conscious of their homes “Green Credentials” and are now looking carefully at the energy performance of their homes and how that can help reduce the energy bills as prices continue to rise.

Landlords too will have to ensure their properties meet the energy efficiency standards of the new builds from 2025.

Sustainable new developments are being built by developers such as Human Nature who are looking to reimagine “a more optimistic vision of what it is to live well in the 21^st century” according to chief executive Jonathan Smales.  Our developments aim to be the lowest carbon and most sustainable developments in the UK, using sustainable engineered timber, powered by 100% renewal electricity and heated by ground and water source heat pumps.

We have the technology to build sustainably and the government is now looking to industry to help inform upcoming consultations on 2025 Future Homes Standard.

For further information please contact Ed, Kelly & Issy on tel: 01284 365345 or email: ed@granitebw.co.uk / kelly@granitebw.co.uk / issy@granitebw.co.uk

BOOST IN HOUSING FOR SENIOR CITIZENS REQUIRED

With an increasing aging population and an ever-increasing demand on social care, Later Living specialists are calling on the Government to raise the number of homes built for the elderly from 7,000 per year to 50,000.

According to a report The Mayhew Review: Future Proofing Retirement Living – Easing the Care and Housing Crises published in November the number of over-65s is set to race past 17 million by 2040, meaning that one in four new homes being built should be targeted at the over 65’s.

If this level of growth can be achieved it would help older people stay healthy for longer, reducing the burden on the NHS and care homes.

Industry surveys show that people want to downsize, but that they are put off by the lack of suitable alternatives, especially in the areas where they presently live. They are concerned about the cost and complexity of moving, security of tenure if they rent and maintenance costs if they buy. Also, what happens if they run out of money or need to move into nursing or residential care.

The report highlights 6 recommendations to enable the building of more later living accommodation:

• Encourage the building of more retirement homes
• Build Integrated retirement communities to provide care and communal facilities
• Repurpose declining high streets by repurposing vacant property
• Reform planning rules to make it easier for developers to build these type of facilities
• Tax incentives and grants to encourage downsizing or adapting existing homes
• Financial advice and paying for care

Housing policy needs to focus as much on last-time buyers as on first-time buyers and to dismantle barriers to the strategic shift required. Around 80% of the 65+ population own their homes outright. The potential to redeploy that wealth is a key factor driving investment in the sector, which is supported by pension funds and other investors.

The overall recommendation of the report is that “The Government’s Older People’s Housing Task Force” should be made to implement the recommendations and report on the outcome.

For further information please contact Ed, Kelly & Issy on tel: 01284 365345 or email: ed@granitebw.co.uk / kelly@granitebw.co.uk / issy@granitebw.co.uk

HELP TO BUY DEADLINE EXTENDED

• The deadline for Help to Buy has been extended to 31^st January 2023 as long as practical completion takes place on or before 31 January 2023.

• Good news for buyers with mortgage offers due to run out at the end of the year.

• The extension is available for homebuyers with authority to proceed or authority to exchange in progress.

• The one month extension follows discussions between the Home Builders Federation and government, with housebuilders in the industry explaining that due to supply chain and labour issues, and other delays outside the home builder’s control, a small number of reservations were at risk of missing the government’s Help to Buy deadline, which is very unfair.

• The Department for Levelling Up, Housing and Communities spokesperson said: “Supporting aspiring homeowners is a government priority. We have extended the Help to Buy deadline to make sure people do not lose out because of delays to completing their homes.

For further information please contact Ed, Kelly & Issy on tel: 01284 365345 or email: ed@granitebw.co.uk / kelly@granitebw.co.uk / issy@granitebw.co.uk

The Iconic Battersea Power Station Reopens

On Friday 14^th October, the former Battersea Power Station opened to the public after a long-awaited redevelopment. Designed by British architect Giles Gilbert Scott, the power station opened in the 1930s, only to be decommissioned between 1975 and 1983 and remained empty for almost 40 years.

The Grade II Listed building now forms the centrepiece of a 42-acre brownfield site which will eventually comprise of 4,000 homes and over 3 million sq. ft of commercial space. The gross development value (GDV) for the entire project is approximately £9 billion, with £300 million going towards a two-mile northern line extension to the site.

The initial planning permission was granted in 2010 with phase one of eight commencing in July 2013, exactly 80 years after the station first began generating electricity. The original power station was also phased, with the first half opening in 1935 and the second in 1955. Much of the original industrial features, such as switches, controls, cranes and exposed iron roof trusses have been preserved and form fundamental features of the new development. The parquet floor and art deco skylights, in the 1930s Control Room, are of the same vintage and the room has been refurbished to create a new events space.

The whole building consists of six million bricks and 1.75 million additional bricks were handmade in order to complete the restoration. The chimneys reach over 100m above ground, and all had to be dismantled and rebuilt to replicate the original design. This alone took over four years, at a cost of £12 million and includes a new chimney lift which will take sightseers to the top of the northwest chimney. According to the developers, more than three times the quantity of steel used to construct the Eiffel Tower has been used in the rebuild.

The power stations twin turbine halls house 100 shops and restaurants, 379,000 sq. ft in total, including a 24,000 sq. ft food hall in the 1950s Control Room B. Most of the residential units within the building are already occupied, having joined the market in 2014 and the first residents arriving in May 2021.

This is an impressive development, part of London’s history and well worth the visit!

For further information please contact Ed, Kelly & Rob on Tel: 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk/ rob@granitebw.co.uk

REDUCE, REUSE and RECYCLE – Waste Management in the Construction Industry

Over 50,000 new construction sites started between 1^st April and 30^th June 2022 alone, it’s not a surprise the construction industry uses approximately 400 million tonnes of building materials a year. It is estimated that, on average, 25% (100 million tonnes) go to waste each year and 93% is recycled and reused.

The majority of waste goes to landfill, where hazardous materials need to be managed correctly otherwise, they could cause soil and water pollution. Therefore, it is crucial that construction companies aim to Reduce, Reuse, and Recycle to minimise their waste and conserve the planet.

How can we Reduce, Reuse and Recycle?

Reduce

• Avoid over ordering
• Avoid ordering errors
• Reduce offcuts
• Don’t remove plastic until the material will be used
• Order materials to match your specification

Reuse

Do not waste any surplus items, store, and reuse:

• Bricks and tiles
• Concrete blocks
• Timber
• Plasterboard
• Packaging
• Sanitary wear
• Plastic

Recycle

It is essential to recycle to reduce the amount that ends up in landfill. Common materials you can recycle are:

• Wood
• Plasterboard
• Metal
• Crushed concrete
• Cardboard and paper
• Certain plastics
• Crushed glass

What are the Benefits of Recycling?

Cost-Saving Opportunities

• Recycling can save you disposal and landfill fees, as well as the purchase of new materials. On April 1st 2020, landfill tax was increased by HM Revenue and Customs to £94.14 per tonne for standard waste and £3 per tonne for lower-rated (inert) waste

Environmental Benefits

• Reducing the amount of waste to landfill reduces the strain on natural resources and also reduces the amount of hazardous substances causing further soil and water pollution

Health and Safety

• Carefully storing surplus materials and waste can minimise the risk of accidents and hazards on site

There are increasingly more options available in terms of recycling and reusing construction materials and in turn, reducing landfill waste. Despite this, a large amount of construction waste is still sent to landfills and makes up 32% of this, with 13% being products sent directly to landfill without being used.

It is, therefore, crucial that construction companies continue their aim to reduce, reuse, and recycle to minimise their waste and conserve the planet’s natural resources.

For further information please contact Ed, Kelly & Rob on Tel: 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk/ rob@granitebw.co.uk

Climate Change – the Impact on Housing and Construction

With the impacts of Climate Change becoming more and more apparent, the UK construction industry is evolving to keep up to pace with the changes required to contribute toward a more sustainable industry.

By the end of the 21^st century, all areas of the UK are predicted to be warmer (1), with UK Summers seeing the greatest rise in temperatures, and the winters seeing a 30% increase in rain. Nearly 5.2 million properties are at risk of being flooded every year (2), equating to 1 in 6 properties. By 2050, this number could double.

The built environment contributes to 25% of the UK’s total greenhouse gas emissions annually, with this in mind the UK government has started to examine the ways in which emissions can be reduced whilst still reaching the 300,000 homes target annually.

Here at Granite, we have been looking into some ways developers can ensure properties are attempting to reach the Net Zero Carbon target.

What is a Net Zero Carbon property/build?

In principle, a Zero Carbon house produces zero or negative CO2 emissions. They aim to maximise energy efficiency and maintain renewable energy. It is important to note that location plays a big part in suitability for generating and accommodating renewable energy.

Advantages

• Greater demand for energy-efficient properties (3) – with profits averaging 20% more than for an existing property
• Lower carbon footprint
• Reduction in waste
• Reduction in greenhouse gas emissions
• Savings over time

Disadvantages

• High initial cost of sustainable build/heating
• Energy Supply may differentiate depending on the weather conditions
• Funding from lenders may be difficult due to the relative newness of methods/technology
• Construction methods can be complex and specialist builders may be required

Air Source Heat Pumps

• Air source heat pumps absorb heat pumps from the outside air into a liquid refrigerant at a low temperature. By using electricity the pump compresses the liquid to release its stored heat. The Heat is then sent to your radiators or underfloor heating. This can then be stored in the hot water cylinder.
• According to Savills latest report, in 2021 the UK installed 1.48 heat pumps per 1,000 households, however, countries such as Norway installed 49.77 heat pumps per 1,000. Despite the increased cost of a Heat Pump, compared to a Gas boiler they are 300-400% more efficient per Kilowatt of Electricity. It is also possible to run your ASHP using Solar panels
• A typical ASHP costs between £7,000 to £13,000 but some families are eligible for a £5,000 grant.

Ground Source Heat Pump

Ground source heat pumps work by transferring heat from the ground outside your home to heat your radiators, underfloor heating, and hot water. Here’s how they operate:

1. Heat Absorption: A mixture of water and antifreeze circulates through a loop of pipe buried in your garden or outdoor space, absorbing heat from the ground.
2. Heat Transfer: The fluid passes through a heat exchanger into the heat pump, raising its temperature.
3. Heat Conversion: The heat is then transferred to water for heating purposes.
4. Refrigeration Process: The fluid continues its circuit back to the submerged pipework to repeat the cycle.
5. Typical Costs: Basic pump from £2,000 to £15,000. Installation from £16,000 to £45,000

Passivhaus Builds

• Passivhaus houses are based on the concept of providing brilliant indoor air quality and temperature using very little energy for heating/cooling.
• They aim to maintain a constant temperature by retaining heat from the sun
• They often have triple-glazed windows, Mechanical ventilation with heat recovery system attached
• The Average cost of a Passivhaus is 5-10% more than a conventional build (4), however, due to the high standard of build, fewer repairs and replacements are required, leading to fewer callbacks for developers.
• Passivhaus tend to value 7% higher than standard builds,

Solar Panels

• The Average cost of Solar panels is around £6,500 for a 4kwp system, with the batteries for storing the electricity, costing anywhere between £1,200 to £6,000.
• An average 4kwp can save up to 675kg of Carbon emissions annually (7)
• The Payback time for Solar Panels by January 2023’s rates, will be 3.75 years.
• Solar panels are considered ‘Permitted developments’ and often do not require planning permission.
• The Average system will require 25m2 of roof

Bamboo

• ­Bamboo is a very sustainable alternative to Timber, and researchers argue stronger than Steel (9).
• Bamboo can grow in areas where no other plants can and grows much faster than Timber.
• Most Bamboo species can survive UK winters, with no additional care required.
• Bamboo tends to be more cost-effective than traditional materials

What is the government doing to push developers towards Net Zero Carbon?

In June 2022, the government implemented changes to the Building Regulations (5) in favour of building Net Zero Carbon properties, the changes are as follows;

• All new homes must produce 31% less carbon emissions.
• New non-domestic builds will need to produce at least 27% less carbon emissions
• New metric for measuring energy efficiency
• New minimum efficiency standards have been provided
• New and replacement heating systems in both domestic and non-domestic builds must have a maximum flow temperature of 55 Degrees.
• Existing non-domestic buildings must improve the efficiency of heating and hot water boiler systems.
• Background trickle vents have been recommended for non-domestic buildings along with a new requirement for CO2 monitors in all offices.

The Green Deal

The Green Deal (6) is a scheme set up by the UK government to enable homeowners to benefit from energy-saving improvements. Any Household within England, Scotland or Wales with an electricity meter can benefit from the scheme.

An assessment of energy usage within your home will be undertaken by a Green Deal Assessor (8) and will evaluate how you could benefit from the improvements. This could include;

• Replacing windows and doors
• Draught proofing
• Wind power or solar panels
• Insulation
• Upgrade to lighting
• Double glazing

A loan is granted by a chosen provider and is paid back through a charge added to your electricity bill. The Green Deal stays with the property so if you move you no longer make repayments. The Annual repayments on the loan shouldn’t be more than the savings you would make from benefitting from the improvements.

With this in mind, the Construction sector is becoming more aware of the need for change. It appears the Government are clearly aware of the severity of Climate Change, offering continuing support to the Construction Industry.

For further information please contact Ed, Kelly & Rob on Tel: 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk/ rob@granitebw.co.uk

References

1. Met Office
2. Gov
3. Property Reporter
4. Homebuilding
5. Gov
6. Green Deal Gov
7. Carbon Emissions
8. Green Deal Assessor
9. Bamboo

STARTING YOUR SELF BUILD

So you now have your planning permission for your self-build – great news! Before you get started, there are still several critical stages to complete before you give the builders the go-ahead. Read on to ensure a smooth running project and that your property is covered in its entirety.

Planning Conditions:

• Discharging Planning Conditions will require another application to the planning department and can take up to 12 weeks to discharge.

Finding the Right Contractor:

• Check references on their financial standing
• Visit current and previous projects
• Word of mouth referral is a good start
• Do not make large upfront payments

Building Regulation Drawings:

• You will need your architect to prepare drawings for building regulation submission and submit them to the local authority for approval.

Project Managing the Build:

• A project manager handles the planning conditions, building regulations and ensures the work is completed on budget, on time and that all planning permissions, site insurances and warranties are in place.
• If you take on this role yourself it can be very time-consuming and could cost you a lot more time and money.
• A Chartered Surveyor can manage the project for you and will avoid mistakes and overspending.

Building Warranty:

• You will need to put a 10-year structural warranty/latent defects insurance in place at the beginning of the construction process.
• Granite Building Warranties will provide a number of options for both self-builders or developers and provide a very professional service. These are the self build warranty and the commercial building warranty.

Building Control:

• Building regulations are minimum standards for design, construction and alterations and apply to every building project.
• You will need to engage the services of Building Control. This can be the local authority or an approved inspector and they will need to inspect at the key stages, which are: Foundations, DPC, Roof plate, Roof on, First & Second fix and Completion.
• Completions certificates are issued upon completion of the build and no sale can take place until they are issued.

Site Insurance:

• Site insurance is essential for all developments and can be arranged in conjunction with the warranty. Site insurance will cover you against theft of tools/plant, damage/fire to the building and third-party liability.

The Way Forward:

Granite Building Warranties Ltd can assist you with all insurance requirements for your build and will take the worry and hassle out of the project.

For further information please contact Ed, Kelly & Rob on Tel: 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk/ rob@granitebw.co.uk

TIMBER FRAME OR TRADITIONAL BRICK & BLOCK?

Key differences in building with a timber frame or a traditional brick and block:

Timber Frame 

Speed of Construction: A prefabricated timber frame can be erected faster than a traditional build.

Costs: The cost may be higher, however, the speed of the build may off set this extra cost.

Quality: The offsite fabrication ensures greater accuracy and precision of build.

Energy Efficiency: More energy efficient and the build quality will enable air-tight buildings with low carbon emissions and significantly reduced energy costs.

Acoustics: Timber frame structures may not achieve the same acoustic ratings as a traditional build.

Lifespan: Often thought to be more prone to rot and fire risk and therefore have a shorter lifespan. However, if timber is correctly treated this is not the case.

Brick and Block 

Speed of Construction: More time and labour intensive as work carried out on site by builders and weather can be a delay factor.

Costs: Despite additional time, the costs may be similar in terms of materials and labour.

Quality: If plans are poor, there can be discrepancies with plans and difficulties when fitting windows, stairs etc if the walls are not plumb. Differentials of up to 10mm have been known!  Ensure good contractors and architects are used.

Energy Efficiency: Traditional brick & block requires high levels of insulation for energy efficiency; however, masonry is better for heat retention. Improvements are being made in energy-efficient construction methods for traditional brick and block.

Acoustics: Solid masonry walls and concrete floors will produce better acoustic results.

Lifespan: Traditional construction will last longer if built properly and in line with Building Regulations.

For more information please contact Ed or Kelly on: 

Tel: 01284 365345 or email ed@granitebw.co.uk / kelly@granitebw.co.uk