Building Surveys

If buying at auction or contemplating purchasing an older property or one where it is evident that there are numerous defects, we would recommend that you consider commissioning a Building Survey. This is a thorough, although non-intrusive, inspection of the property that provides a detailed report with recommendations for remedial works. If purchasing without a mortgage an insurance reinstatement cost valuation can be included if required. As well as the overall structure and fabric of the property, the report looks at such matters as dampness, timber decay and movement, making further detailed comment on the services and drainage where possible. The report is concluded with a detailed executive summary.

We are pleased to discuss client’s individual requirements regarding surveys to ensure that the report is tailored to their needs. A detailed schedule of photographs is always appended.

Report on Condition

Surveyors traditionally offer a range of products that are generally limited to full building surveys, RICS Homebuyer’s Reports and Mortgage Valuations. In light of the Government’s recent ‘u’ turn on incorporating the Home Condition Report survey in the, shortly to be mandatory, Home Information Pack the RICS are giving renewed thinking to the general format of Residential Building Surveys.  Over the years we have recognised a requirement for tailoring surveys to individual purchaser’s requirements and to this end have set up a briefer form of building survey that covers in detail the main areas of structure and fabric, but leaves out some of the more clearly visible elements such as internal fittings and decorations which purchasers can clearly see for themselves.

This particular report works very well for the knowledgeable purchaser or for a building where a client wants a less detailed report on an older building for which the

                                                               Homebuyer’s Survey would not be appropriate. As with building surveys a

                                                               detailed schedule of photographs is always appended.

RICS Homebuyer’s Report

If you indicate to your Lender that you do require some form of survey beyond the initial Mortgage Valuation they will invariably suggest that you have a Scheme 2 or Homebuyer Report. This is a short form report produced by the RICS that is designed for conventional, relatively modern, property. If you are purchasing an old cottage or house of non-traditional construction the report will not be suitable. However for most modern properties, particularly those relating to a first time purchase, the Homebuyer Report is a useful survey as this allows the surveyor to carry out a general inspection of the whole property, albeit in less detail than a traditional building survey, highlighting only areas of significant defect and where urgent repairs are required. The report has the advantage of including a market valuation and assessment of rebuilding costs for insurance purposes.

Specific Defect

We have identified an increasing requirement from both purchasers and owners of existing property to provide reports on specific areas of defect or concern. These can roughly be categorised into the following:

• Roof covering and structure
• Dampness and condensation
• Timber decay and beetle infestation
• Structural movement and crackin

If a full building survey or one of the briefer reports referred to above is not required we can, for a modest cost, produce a relevant and specific report on any of the above

                                                               issues with recommendations and budget costings as necessary.

Such matters are often raised in a Mortgate Valuation Report and in order for the loan to proceed a further report by a qualified building surveyor or structural engineer is often required. We have regularly carried these out under separate instruction with the submission of a subsequent report explaining the implications of the defects enabling the sale to go through.