BUILDING SURVEYS

What survey should I have? is the most common question asked of the Practice by prospective purchases, understandable as there are three types of survey relating to residential property and the average purchaser may never have previously engaged a surveyor.

The Lender’s Survey

This is a simple survey carried out by the lending institution to identify the property, the form of accommodation and its construction, and whether it is mortgageable at its current market value. This is often carried out by the Institutions own surveying panel and you as both purchaser and borrower may not receive a copy of the resulting document. It is inadvisable to purchase a property on the basis that the lenders are prepared to offer you a mortgage. There may be building defects, items of maintenance and other issues that may be present, but which you are unaware of.

The Homebuyer Survey & Valuation

The Homebuyer Report comprises a limited inspection and report using a standard format, issued on pre-printed pages issued by the Royal Institution of Chartered Surveyors, with information provided under subject headings.

It is not suitable for all types of property, it is generally suitable for most forms of houses and flats which are of relative modern construction and built to Building Regulation standards, either bye-laws from the pre-war era (1930′s), or post-war construction (1950′s onwards). In both cases, where the risk of major defects being present is reduced and where the problems of older buildings have not occurred.

This form of survey is not suitable for properties that may have suffered structural movement and have been underpinned or otherwise repaired, buildings of system type construction (steel frame or concrete panels) or any commercial property. It is not suitable usually for properties pre 1930.

The general form that the Inspection will take may be provided on Instruction, but in summary will consist of the following:

• The whole property is inspected internally.

• The property is inspected externally where access is available from a 3.65 metre high ladder, and where inaccessible these areas cannot be covered within the report.

• Underground drainage: manhole covers are lifted where possible, but the condition of drainage runs cannot be confirmed, although where obvious hazards such as trees exist, their presence will be noted.

• Outbuildings, whilst examined are not reported upon in great detail, general comments are made.

• The external areas of apartment blocks, together with accessible common parts, are inspected, but if there is no access to the roof area or loft voids, no inspection can be carried out, other than by engaging contractors with long ladders.

The report would detail:

• Urgent repairs

• Matters requiring further investigation

• Significant repairs and renewals

• Other matters it is considered that the client should be aware of

• Enquiries to be made of solicitors

• The reinstatement cost

• The value of the property at the time of survey

Structural Building Surveys

This survey looks at many of the same items that are dealt with within the Homebuyers Report, however the presentation of the report is significantly different in that pre-printed pages are not used, but the report is prepared under subject headings. The report is in much greater detail and gives more substantial information under each heading. Moreover, the report would cover a number of issues that would not otherwise be dealt with in the Homebuyers Report, such as boundaries, Town Planning and highway issues, the presence of adjoining developments and adjoining hazards are examples.

This is the more expansive survey and therefore more expensive to undertake and compose.