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The core of home surveys is building surveys. Building surveys usually take the form of an RICS HomeBuyer Report Level 2 or an RICS Full Building Survey Level 3, with the latter being by far the most thorough type of home survey one can procure.
The survey assesses the condition of the property and all its accessible areas. The surveyor opens up the entire property as well as any associated outbuildings. They investigate the services and systems that are vital to the use of the property.
They do not, however, move any fixed elements of the property, like floorboards (unless loose), to allow access to hidden areas or carry out extensive tests of the property’s services under as a specialist would (e.g. electrical tests). In this way, the Survey Report is a conservative assessment of the property.
When you conduct a proper examination of the property, the most serious defects stand out; they get a red rating and really can’t be ignored. Anything significant that’s not urgent and doesn’t require immediate repair gets given an amber or green rating. If the survey finds an issue, it will clearly articulate what the problem is. Serious defects that require urgent attention are red-rated, and the report articulates the issue in such a way that it is hard to ignore. Anything that’s not significant and doesn’t require immediate attention gets an amber or green rating. The amber rating clearly delineates things that are not urgent from things that are urgent and require immediate attention and the green rating means that no defects have been found.
If a house or apartment appears to be in generally good condition but possibly doesn’t comply fully with current building regulations, then it is right for an RICS Home Survey Level 2 to be commissioned. This survey can also be used to gauge the seriousness of structural problems like dampness or subsidence. If a property is unusual—for instance, if it has been converted from one use to another, if it is a Listed Building, or if it is a home that has undergone or will undergo considerable alteration—a Full Building Survey is the more appropriate option.
While the Standard Homebuyer Report contains a valuation, it will not serve you well if you need to value your home more accurately for purposes such as insurance reinstatement, divorce, probate, etc. For those occasions, the team can provide a quote for a bespoke valuation service that’s more suitable to your Notting Hill property and your unique situation.
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.
A five-bedroom house constructed in the 1930s in Notting Hill was the recent subject of a RICS Home Survey Level 2. This standard home survey, known as the RICS HomeBuyer Report, was conducted by the Surveyors. They found the property generally in a reasonable condition, especially considering its age and size. However, they did note vertical cracking at the front of the house. Condensation and dampness often affect brick façades. The Japanese Knotweed, which is indubitably present at the back of the patio and path in the home’s rear garden, could present a truly difficult and costly problem to remedy. This is the type of survey result you might receive from a Notting Hill HomeBuyer report. If you would like to compare the findings of a RICS Home Survey Level 2 with either the more detailed RICS Full Building Survey (Level 3) or RICS Home Survey Level 1, contact our friendly team to discuss your options.
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!
