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HomeBuyer surveys are performed by Chartered Surveyors who are members of the Royal Institution of Chartered Surveyors (RICS) or Chartered Institute of Building (CIOB) or Residential Property Surveyors Association (RPSA). Under the direction of the RICS or CIOB or RPSA, the HomeBuyer survey exists within a simple hierarchy.
The HomeBuyer survey itself is “designed to look for significant problems”: it is relatively quick and low-cost, using a standard template format with common vocabulary that is clear and understandable. This is a basic, mid-range inspection that does not look too deeply into the property condition. If a property requires a more serious and detailed inspection, then the Full Building Survey is recommended instead. If no problems are found or if the issues are fairly insignificant, then the buyer can proceed on the transaction without worry.
A Home Buyer survey report will give a general view of the property’s overall condition and will form an opinion about whether repairs are needed. This survey is for ordinary, reasonable-condition properties that you are buying. A surveyor physically attends and then comments on the major potential problems that the property may have, using as a reference a usual list of potential defects that one might find in a typical property and in workmanlike condition.
The aim of the survey is to find serious defects and anything that could affect the property’s worth or its future marketability. The survey includes checking services, but in the main, it is an inspection of the house as a structure. The evaluations serve to ascertain what parts of the house structure are not working properly, with estimates only of how much it would cost to fix them as an extra service.
The Full Building Survey differs from the HomeBuyer report in many fundamental ways. Most importantly, the HomeBuyer report is for standard, recently built properties constructed to conventional standards and appearing to be structurally sound. The HomeBuyer report uses a traffic light system of red, yellow, and green to describe conditions ranging from urgent (red), through to non-urgent defects (yellow), to non-defective (green).
The format is simple and easy to read; however, it doesn’t offer the in-depth tailoring to individual cases provided by the Full Building Survey report. HomeBuyer surveys apply to conventionally built, relatively new properties appearing to be in a reasonable condition. Full Building Surveys offer a much more in-depth analysis with regard to your requirements and provides a more personalised approach.
The following is included in a HomeBuyer survey:
A non-intrusive Home Buyer Survey is conducted visually. The surveyors see it as their responsibility to inspect only those parts of the property that are accessible. They concentrate on what might be regarded as significant defects and pay little attention to anything they consider to be of minor or trivial concern such as “snagging” defects.
This largely depends on the size and value of the property and where it is located. The average price, however, is around £600. Once you know what repairs the property needs, you can subtract that from the original price of the property. Clients who do not get a survey often end up paying more in surprise defects than if they had simply paid for a survey and renegotiated on the purchase price and/or actioned repairs sooner before they became cost-prohibitive.
The Home Buyer Report is the most common survey carried out by potential home buyers today. It is a briefer version of the Level 3 Full Building Survey but is more detailed and comprehensive than a Level 1 Condition Report. The Home Buyer Report is best for homes that are relatively new and in fairly good shape. However, as indicated in the report, it has limitations regarding the level of inspection. Consequently, if serious problems are found with the home, the report might not disclose them.
The Full Building Survey, however, is more custom-tailored and offers a greater degree of inspection; it is, however, slightly more expensive. It also does not include a valuation, while the Home Buyer’s Report does. You can always commission a valuation separately if needed.
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 recent RICS Home Survey Level 3 (previously called RICS Building Survey) conducted by The Surveyors in Notting Hill used a reinstatement cost estimate to provide meaningful data for local homeowners and would-be property buyers. The survey’s findings are of particular interest because they speak directly to the unique housing makeup of Notting Hill that has, over the last few years, seen a significant uptick in property prices—property prices that tend to reflect the favourable conditions enjoyed by similar commuter towns in the immediate vicinity of Notting Hill.
The house is about 60 years old and is a stand-alone, five-bedroom structure completed in around 1960. The inspecting surveyor did not find any huge problems with the house that would need to be fixed right away. However, they came away feeling that there were many minor or semi-minor things that could be done to the house to make it “better.” Some of the comparatively less significant improvements included pipe insulation and electrical work. On the more significant side, they mentioned that the house could benefit from (a) new windows, and (b) new doors, both in uPVC.
None of these issues currently impact how well the property functions, but it is advisable that action be taken now to ensure it remains comfortable and in good condition, especially in respect of energy efficiency. Some of the recommended measures will prevent further damage; others will enhance the integrity of the property and make it even more valuable.
In Notting Hill, we have panels of professionals from two distinct but related disciplines: Chartered Surveyors and Structural Engineers. The Chartered Building Surveyors are members of the Royal Institution of Chartered Surveyors (RICS) or other bodies that carry similar industry-standard accreditations such as CIOB and RPSA. This ensures that the ser vice provided is of the highest possible quality.
The structural engineers are also qualified, experienced and/or chartered. When they carry out inspections, they always ensure that the report is completely independent. Furthermore, all of the reports issued are accepted by lenders and insurance companies.
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!
