Building surveys - Residential

Building Surveys are the most comprehensive type of survey which can be augmented with specialist reports from Electricians, Gas Fitters, Plumbers, and Drainage Engineers where necessary.

London and the South East has a diverse stock of buildings ranging from Georgian to the present day. It is not the case that older buildings should be prioritised for a building survey. Many new houses are often subject to sometimes major faults due to poor workmanship and supervision. In this day and age of "mass producing" houses and flats, faults and incomplete works are all too common. There are a number of guarantees and warranties given in relation to new housing including NHBC, Architects Certificate, Zurich and many more. These have been known to let homeowners down and not enforce seemingly blatant cases of poor workmanship or negligence. It often proves expedient to engage a surveyor to add weight to the argument that a building has not been completed satisfactorily.

With older properties issues of structural stability are uppermost in the mind of a surveyor conducting a survey or valuation of any kind. All buildings settle on their foundations after completion and can expect more movement over the lifetime of the building. A surveyor has to make a reasoned and educated judgement as to whether any movement has compromised the structural stability of the building and whether there are any factors giving rise to the likelihood of continuing movement, such as nearby trees and vegetation.

Many of the older building materials such as clay and slate roofing tiles and stock brick are not made in anything the same quantity as they were years ago. For this reason it is more expensive to use yellow stock brick and real slate however using modern substitute materials may compromise the appearance of a building and indeed listed buildings or those in a conservation area may require the mandatory use of similarly original building materials. A surveyor would be well placed to advise on these issues.

Are both the Survey and the Mortgage Valuation necessary?

Yes. It is important to appreciate that a valuation is not a building survey. The sole purpose of the valuation inspection is to ensure that the loan can be recovered by selling the property if necessary. The valuer is not required to carry out a building survey. Most mortgage valuers do not have experience in carrying out such surveys.

The different types of survey:

Mortgage Valuation

This is a report on the value of the property for your bank. It is not a report on the condition of your property.

Homebuyers Survey and Valuation

This is a standardised report on condition which includes a valuation. It is intended for small modern houses and flats which have not been altered, extended, converted or suffered any structural damage.

Building Survey

This is the industry standard report. It is 'bespoke' rather than 'standard'. It is suitable for all types of residential and commercial property including period, historic and listed buildings and those which have been altered.

How much will it cost?

The cost of a survey depends upon the time taken and this varies depending upon the age and type of property. We shall give a fixed fee quotation over the telephone and in writing.

What does a surveyor do?

We look at every part of the property which is readily accessible and give a detailed report.

The report will tell you whether the property is structurally sound and if any cracks are significant. It will comment on the condition of the roof and rainwater pipes and let you know if the property is dry and weather tight. It will mention any rising dampness or lack of pointing allowing water to penetrate walls.

Many purchasers are most concerned about woodworm and dry rot. Depending upon how much of the timber we are able to inspect, we will comment on any problems found and put their seriousness into perspective. If we feel that investigations should be made, where we are unable to inspect on our first visit, then we will tell you so.

The plumbing will be examined as far as possible and we will comment on the tanks, cisterns and other items which might cause trouble soon after purchase.

In short, the report will enable you to make decisions about the property before you commit yourself to purchase and afterwards will help you to plan the repairs and maintenance. Remember however, that we cannot take the property to pieces and look at every part. We shall advise you if there are any telltale signs which might be a clue to more major defects, and if there is something important which we could not inspect.

Heating, Electrical Wiring etc.

We make a visual inspection of the services when carrying out a survey, but surveyors are not experts in these fields. We can arrange for special tests of the services on your behalf with electrical engineers, heating engineers, plumbers, etc, if required.

Cost of repairs

Our report will give a rough guide to the costs of essential repairs recommended. However builders estimates can vary enormously and we recommend that fixed price quotations be obtained prior to purchase.

How long does a survey take?

We can normally inspect a property within a few days of receiving your instructions if access is available. We recommend waiting for our written report before you commit to purchase.

Homebuyer's report and valuation

This is a report on the condition and value of residential property which, for the type of property that it suits, provides sufficient information for most purchasers to make decisions.

What type of property is suitable?

The Homebuyer�s Report comprises a limited inspection and report using a standard format.

The format is designed for small houses or flats which are of modern construction and built to broadly modern building regulations standards where the risk of a major defect being present is reduced. This includes property constructed since the end of the Second World War. Although building regulations have changed over the period up to the present, many of the defects found within older buildings are rare.

Where major works have been carried out to a building such as underpinning, extensions and loft or other conversions, including converting into flats, the scheme and format are not suitable.

Buildings constructed prior to the end of the Second World War are not suitable.

Commercial property is excluded from the Homebuyer�s Report and Valuation scheme.

A Building Survey is suitable for these types, and any type, of building.

The Inspection

The whole of the property is inspected from within, from the exterior and, where necessary, from a 3 metre high ladder. Parts of the exterior of the building which cannot be seen from ground level are excluded and are not reported upon.

Underground drains inspection chamber covers are not lifted and the condition of drains is not reported upon.

Leisure facilities and outbuildings are not examined.

The external surfaces of a block of flats are examined in general together with internal areas providing access to the flat. Roof spaces are examined only if there is a hatch within the flat.

The Report

The Report is in a standard format with standard headings.

The Report includes:

Urgent repairs.
Significant matters requiring further investigation
Significant (but not urgent) repairs and renewals
Other significant considerations which the surveyor wishes to draw to the attention of the client
Matters identified by inspection about which the client should instruct legal advisers to make further enquiries
Matters assessed as not urgent or significant are not reported upon

The Valuation

The report includes an opinion of market value. This is the estimated amount for which the property should exchange on the date of valuation between a willing buyer and a willing seller in an arm�s length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion.

If you are taking a mortgage the bank or building society will arrange a valuation which may be supplied to you.

The Reinstatement Cost

This is the estimate for insurance purposes of the current cost of rebuilding the property in its present form. Garages, outbuildings, boundary walls and fences, site clearance and professional fees are included.

If you are taking a mortgage, the valuer from your bank or building society will specify the minimum amount for which the property should be insured as a condition of the mortgage.

If you are purchasing a flat it is common for the block as a whole to be insured for an amount specified by the freeholder.

Fees for a Homebuyer's Report are a little lower than those for a Building Survey. However, a full survey is recommended to provide the best advice and best value for the majority of clients.

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