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What exactly is a Specific Defect Survey? This is a type of building inspection that focuses on one particular problem within a structure. If there are any related building issues, they may be noted too.
This type of survey is as detailed as a Full Building Survey. However, it is used when only one area of a property is in question, and it goes into extensive detail about the questionable area without addressing the rest of the property.
It’s typically called for when someone wants more detailed information about a single, particular aspect of a property—most often a concern about something structural. If you need to ascertain the condition of something crucial to the property’s structural integrity, like whether you can safely remove a load-bearing wall, you should call for a Specific Defect Survey.
A full building survey may indicate a problem. Occasionally, the building surveyor will recommend obtaining more information from a structural engineer. On other occasions, a surveyor might want a specific defect report to deal with certain known defects and might insist on having that report before authorising any work or releasing any funds.
A particular structural inspection will yield a clear and detailed account of the issue’s severity and the cost of its remedy. You will then be in a position to determine whether you wish to proceed with the purchase or to press for a sizable discount.
If you suspect there is something amiss in your home, you might commission one before making changes to the structure of your property. A Specific Defect Survey examines the suitability of the property for alterations and determines how the changes can be made in a way that will not negatively affect the building or the occupants.
For instance, they may evaluate whether walls are load-bearing. They also make judgments—sometimes in the form of detailed drawings—about what kinds of supports will be needed where, say, a chimney has to be removed and its weight reallocated. Another service they provide is crack analysis.
The following is included in a specific defect report:
The report contains a detailed account of the structure examination along with relevant photographs. It describes what the issue might be with the structure and provides specifics on what it will take to resolve them, including rough estimates of what it will cost.
Our panel of surveyors consists of building surveyors and structural engineers. All of the chartered building surveyors are members of the Royal Institution of Chartered Surveyors (RICS) or other industry-standard accreditation body such as CIOB or RPSA. This explains why your building survey reports penned by our panel are so thorough.
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!
