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Choosing the right kind of survey to conduct on a potential new property can be a vital part of the home-buying process. When you are wading through the multitude of survey options, it can be a bit overwhelming, to say the least. The two most common types of survey that people tend to go for are the Homebuyer Report and the Building Survey. We will detail the main differences between these two property surveys to help make your decision a little less cloudy.
The Homebuyers Report is suitable for “standard” properties that are in satisfactory condition, and your surveyor covers the whole property in the report. The Homebuyers Report has become popular with modern homebuyers because it is very easy to read and gives a summary of the condition of the property, which is exactly what you need to know. In fact, it has become the most common survey among homebuyers. The next section describes what goes into a Homebuyers Report.
This home survey report is intended for residences valued at £250,000–£500,000. What differentiates it from a level 1 condition report is the amount of detail provided. A Level 1 condition report is at the bottom of the detail scale, while a Level 3 Building Survey is at the top. Between those two is the Homebuyer report, which offers a modest amount of detail compared to a Level 3 survey, but not as little detail as a Level 1 report.
Of the three surveys, the RICS Building Survey is the most exhaustive. This makes it exceptionally useful for buildings with unique qualities, such as construction before 1960, that do not meet standard building regulations, or that are of unusual construction type (like cob, straw, or other eco-friendly housing).
Given the authority of the Level 3 Building Survey, prospective buyers need to assess which type of survey (if any) is suitable for the kind of building they are purchasing, and with that in mind, we’ll look at what the Level 3 Building Survey entails.
When purchasing a house that is relatively modern or a conventional type of bungalow in good shape, a Level 2 Homebuyer’s Report might be adequate. However, when buying an older building or one of any age built with non-standard materials, a Level 3 Building Survey may better serve the buyer’s interests due to the thoroughness of the inspection done by the RICS professional. Essentially, this means that the Level 3 survey is the most comprehensive service that you can buy and is suitable for all properties, especially older ones.
The survey’s outcome is a report far more detailed than other types of reporting. It checks the property thoroughly, although the age and style of the building might mean not every single detail gets looked into. In a way, the “building survey” is somewhat akin to a full body check-up – every area gets looked into closely but not necessarily every single area to the same standard.
The “full building survey” or “structural survey” is the most thorough and comprehensive survey that can be had these days. An RICS Level 3 Building Survey is the usual form it takes, and as you might expect, it’s typically undertaken for you by a Chartered Building Surveyor. Here are the main features.
The Full Building Survey report includes the following:
When it comes to the detail that the surveyor will go into concerning defects, repairs, and maintenance, the Homebuyer Survey is fairly standard. Full Building Surveys, however, are more refined and go into more detail about possible and likely defects. Repairs and maintenance are covered in more detail. The Survey cost depends on the age, size, and value of the property.
The analysis they undertake is a visual inspection. This means that, for the most part, the building components that can be seen will be looked at and assessed in accordance with the surveyor’s remit. The Home Survey Report will show you the visible defects and then go on to discuss the kinds of partially hidden or totally hidden defects that the surveyor thinks you should be aware of. It will also try to clarify what kinds of repair work need to be done and the nature of the repairs. The survey is effectively a way to consider “defects” and their potential impact on the building.
A Building Survey Report contains the most important information for understanding the condition of a property. The surveyors that undertake the work follow a set procedure. The first part of the report contains a general overview of the property and its surroundings. The second part details the major and minor problems with the property’s components, inside and out. These problems range from serious structural defects to issues with doors or windows that don’t close properly, and everything in between. The report is written in clear English, complemented by diagrams and photographs. If any of the problems found are what a surveyor might consider important, that’s what the report indicates—using clear and unambiguous language.
Surveyors usually use a tick box to indicate methods of repair when drafting a building survey report. They are also required to comment on the timescale of any repairs. A condition rating is typically included: what needs to be addressed immediately, what is in the process of deteriorating but is in reasonable condition, and what has not deteriorated at all.
A building surveyor is responsible for a variety of checks and tests during a building inspection. These could be checks or tests for damp and woodworm, or they could be visual inspections of the building’s structure. In building surveying, there are visual inspections of roofs – checking for tiles and slates (if applicable) and also checking for leadwork (if applicable) and looking at the junctions between roof and wall. If the wall structure has brick in it, the surveyor will visually check for any “spalling” (brick breaking apart visibly) and any bulging (brick failing to hold its place visibly), for example.
If defects need fixing immediately, then the options recommended for this survey specify what to repair and give some idea of how long the problem has existed. For the most part, this survey describes recommended repair approaches that are standard in the industry and that do not require excessive expenditure. Future maintenance is also discussed, including what to expect when the problem being surveyed is not repaired and what to expect with repairs that are made but with questionable methodology.
Your surveyor will explain some of the legal aspects of purchasing the building, covering—in as much or as little detail as you desire, and their implications, but this is subject to your solicitor verifying.
You might consider having a separate market valuation done to determine whether the property’s asking price is warranted. You’ll also need a reinstatement cost valuation for insurance reasons.
RICS’s industry guidelines suggest building surveys for properties that are large, very old, in some disrepair, or have unusual features. Building surveys are also recommended if you plan to do any significant renovations or extensions.
If you’re purchasing a relatively modern home that’s in decent shape and built to ordinary standards, then a Home Buyer Survey is an acceptable choice. If you want the assurance of an inspection and report that are pretty much guaranteed to turn up any issues that might be hidden or just hard to see, then you should go for a Full Building Survey instead.
The Full Building Survey is more detailed; it is more specifically tailored to the property your surveyor would be inspecting. It also comes with more advice on the visible defects found and on the potential hidden defects that they suspect may be present. Your surveyor will illustrate reports with photographs so that you can clearly see what has been discovered. Both the Home Buyer and Full Building Surveys describe the repairs needed, the order in which the repairs should be done, and the kind of “maintenance measures” that will be required to keep the property in good condition.
A HomeBuyer Report does include a market valuation as well as reinstatement costs. However, a Full Building Survey does not. The main reason for the differences in what is and isn’t included in the two types of reports is how focused the reports are on the condition of the property. The Full Building Survey is the most in-depth and comprehensive survey of a property that you can have done.
It can be challenging to tell a Homebuyer Report from a Building Survey. However, knowing more about their distinctions can help you choose the right one for your situation. Making the right decision at this time can save you considerable amounts of money in the long run!
Your home is probably the most important investment you’ve ever made. So naturally, you want to be sure it’s solid and secure. Having a professional assessment performed on the property before you buy can make all the difference. See table below.
| HomeBuyer Report | |
|---|---|
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£700 + VAT (average price) |
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| This report is appropriate for houses that were built from 1900 onward and that were constructed using traditional methods, such as brick, and timber frame. It is meant for houses that have not had significant structural alterations, such as major extensions. | |
| Includes: |
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| Full Building Survey | |
|---|---|
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£800 + VAT (average price) |
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| Pays for the survey of all building parts at accessible areas. It is suitable for older or larger properties, especially those which have been altered/extended, or are of non-traditional construction, or are in a state of disrepair. | |
| Includes: |
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Looking for a Chartered Surveyor? If you are buying a property, contact us for a building survey. Our panel of CIOB, RPSA and RICS surveyors will help you with the Level 2 or Level 3 property survey you need in Notting Hill. We can also assist you in Red Book Valuations, Party Wall Awards and other services. Reach out to us today for building surveyors, valuers and party wall surveyors in London!
