Building Survey

Why get a building survey?

Buying a property is usually the biggest investment that many people make. However, it can also be stressful, particularly if it’s your first time going through the process. One concern relates to the condition of the property that you are planning to purchase.

A building survey will ensure that any problems you may be worried about are highlighted beforehand. A report can also be reassuring and give you peace of mind. It will enable you to obtain any significant repair costs up front. It can also help plan future repairs and maintenance works. Also, it’s important to have an unbiased opinion on the property.

Why use me?

I always strive to go the extra mile, taking the time to ensure that you have everything you need to make informed decisions and move forward with confidence. I do not confuse you with jargon, as the report will explain any problems found in clear language with plenty of photographs. If you wish to have a call after the inspection for reassurance or a Zoom call to review the survey results after you have read them, I can provide that as part of the service.

I am independent and do not work for mortgage company survey panels, estate agents, or banks. I also do not receive a referral fee from anyone.

I want to help you understand the property you are buying and help remove some of that uncertainty and stress.

The surveys that I provide:

I provide the following selection of building surveys:

• RICS Home Survey – Level 1
• RICS Home Survey – Level 2 (with or without a valuation)
• RICS Home Survey – Level 3

The Home Survey reports contain a traffic light system to help bring to your attention to the most important things you need to focus on.

• Defect Inspections
• Drone Inspections
• Commercial – Due Diligence Inspections

RICS Home Survey – Level 1

Level 1 surveys are ideally suited to modern properties up to around 10 years old. These reports are concise and enable you to make an informed decision before purchasing the property.

The reports will provide you with information on:

• the general construction
• the overall condition of the building, services and grounds using a ‘Traffic Light’ system to rate individual elements
• any potential risks or severe defects that will require attention
• photographs where required

My fee for these surveys start from £470 + VAT.

RICS Home Survey – Level 2

A Level 2 report is suitable for many conventionally built properties. These can typically include Victorian terraced houses, semi-detached properties from the 1930s and 1950s, and detached houses from the 1980s.

A Level 2 report is concise and for clients who are seeking a professional opinion at an economical price and provides more of a high level summary of defects. The focus is on assessing the general condition of the main elements of a property and may result in referrals for further investigations. They outline likely remedial work, who should do it and when, and the implications of not addressing problems, and make it clear that the client should obtain any further advice and quotations before entering a legal agreement.

The reports include:

• a detailed inspection of major elements (roof, walls, floors, ceilings, doors and windows)
• checks for damp, timber decay, insulation quality and ventilation problems
• identification of structural issues 
• an inspection of concealed areas normally opened or used by the occupiers are inspected, if it is safe to do so (such as roof spaces and cellars)
• advice about repairs and any ongoing maintenance issues are included
• a traffic light rating system for clarity
• photographs throughout 

No invasive investigations (e.g. lifting of floorboards, removing plaster or drilling into walls is undertaken. No cost estimates are carried out and no testing of electrics, gas or plumbing is undertaken, although recommendations will be made if issues are suspected.

My fees start from £750+ VAT. 

RICS Home Survey – Level 3

Level 3 reports are more comprehensive and provide more advice. They are suitable for a larger, complicated, older or run-down property, an unusual or heavily altered building, or if you’re planning major works or a full refurbishment. They are also more suitable to a property of non traditional construction.

The extra detail of a Level 3 survey can help you plan future works more carefully and understand the building in depth. Level 3 reports describe the form of construction and materials in detail, especially for older and historic buildings, outline remedial options, propose a timescale for necessary work, discuss future maintenance, identify risks of parts not inspected, and prioritise issues.

Cost estimates for remedial works can be used to reduce the agreed price as part of negotiations when unexpected defects are found. Having these cost estimates within the report can speed up the buying process, as you may not need to wait for contractors to provide estimates.

A level 3 report aims to provide you with all the information you need to make a decision. They offer a more thorough and detailed report, with a more advice than level 2. 

Reports include:

• a detailed description of the form of construction and materials used
• a detailed visual inspection of the building, its services and the grounds
• a description of the risk of potential or hidden defects in areas not inspected
• a description of the most probable cause(s) of the defects based on the inspection
• an outline of any appropriate remedial work and an explanation of the likely consequences of non-repair
• provide a more detailed explanation of the exact nature of repair work required
• general recommendations with respect of the priority and likely timescale for necessary work
• an inspection of concealed areas normally opened or used by the occupiers
• photographs throughout the report
• I can provide cost estimates for recommended work, as far as is practicable. Sometimes only a very ‘ballpark’ order of costs can be provided, particularly if further intrusive investigations are required.

Although the services are not tested, they are observed in normal operation. They are switched on or off and/or operated where the occupier has given permission, and it is safe to do so.

My fee for Level 3 survey reports starts from £1,150 + VAT. 

I can also provide an estimate of costs for identified repairs if agreed in advance.

Please also refer to:

• RICS Home Surveys

Defect Inspections

A specific defect inspection is conducted to assess a specific or suspected problem with a building’s condition or structure. Unlike a full building survey, which provides a broad overview of a property’s condition, this targeted survey investigates the cause, severity, and potential impact of a specific problem.

This type of inspection commonly involves opening up. The report will identify the cause and extent of a problem, provide advice on remedial measures, and estimate costs.

Defect inspections are generally required where:

• there is something in your own home that you want to check for peace of mind, perhaps before carrying out building works.
• where a further investigation has been recommended in a previous Level 1, 2 or 3 survey report
• a mortgage lender’s surveyor has requested a report on a property you are buying
• a seller may want a second opinion on a defect highlighted in a survey to aid negotiations.

Typical defects include:

• subsidence or building movement
• timber rot or infestation and suspended timber floor defects
• issues with the quality of brickwork
• dampness and condensation problems
• problems with supporting structures, such as beams
• issues with the quality of building work, renovations, or alterations
• roofing defects
• cavity wall defects
• issues with thermal insulation

I can also arrange drainage CCTV inspections as well as electrical and gas tests if required.

Fees start from £400 + VAT.

Commercial – Due Diligence Inspections

If you are considering buying or investing in a commercial property, getting important information on its true condition is essential. A pre-acquisition survey will help you to make an informed decision before purchasing or investing.

Having this information means you are in a strong position to negotiate a better deal. It will also enable you to implement a long-term strategy to reduce any liabilities if you want to sell the building in the future.

Information is a key advantage in any property negotiation. The survey report will provide estimates on building lifecycle costs and advice on planned refurbishment or repair obligations.

Fees for these surveys are calculated on an individual basis.