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Depending on what kind of works are proposed, a leaseholder must obtain a License to Alter before making changes to a property. The freeholder needs to know that the changes won’t damage the property, the building, or anyone in it.
Usually, if you are a leaseholder and your proposed works won’t damage the building, your freeholder should grant you the licence, but you may need a chartered surveyor to help get through a process that can be very long and very complicated.
Example of works include:
Are you considering making changes to your leasehold property to bring it up to date or to improve access for those who need it? Do you know what it takes to get a Licence to Alter and the constraints that come with it?
Our panel of surveyors will consider what rights the person occupying the property has and how they are applied. CIOB, RPSA and RICS chartered surveyors have the training to identify the value, condition, and nature of the rights and responsibilities associated with any property. They are the safest choice for independent advice, whether you are contemplating significant renovations or dealing with difficult neighbours.
The team can help you with Listed or historic buildings, common parts contracts, or other unique properties. Your surveyor can also review your lease terms and covenants if you need help with those and serve as a liaison between you and your tenants. Our panel of surveyors can also survey your building before work starts and then check how well the alterations were done in relation to the licence.
Before contacting your landlord for permission to make alterations, you should consult with us. We will organise for a surveyor to either draw up or review your plans and produce all necessary documents for you. Your surveyor will offer a complete service that includes: construction specifications, design drawings, and structural drawings where required. These documents serve several purposes: helping you to understand the proposed works, protect your assets and leaseholders, ensure compliance with your agreements, minimise risk, and avoid delay.
A surveyor might not be able to see everything, such as concealed wiring and plumbing, and so is somewhat limited by what is visible. Because property surveys are done non-invasively of the property, a surveyor can not see all hidden defects.
It could spare you thousands of pounds in very expensive maintenance and repair bills, if it uncovers hidden defects or shoddy construction practices that a routine mortgage evaluation wouldn’t catch. The surveyor doesn’t, however, pull up floorboards or move carpets unless they are loose and you opted for a Level 3 survey.
RICS recommends a Home Buyer’s Survey for fairly new, conventionally built properties that are in good condition. For older homes, more expensive, non-standard construction, and/or more run-down properties, they recommend the more detailed Level 3 Building Survey.
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.
The commercial building surveyors on our panel possess a profound understanding of how properties are owned and managed. Because of this, they are able to furnish you with clear, sensible, and profound information that renders the property you’re buying intelligible to you and also describes the legal and regulatory environment that’s applicable to it.
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!
