What Survey Do You Need?

When it comes to surveying your property, there are a plethora of options to choose from, and each one has a different price point. Since buying property in Notting Hill is a significant financial commitment, it only makes sense to part with your cash in a manner that is both sensible and coherent, ensuring you get the right survey to match your needs.

Snagging List Report

The Snagging List Report is often commissioned for newly refurbished or newly built properties. Its purpose is to check for any outstanding issues that need to be resolved by the developer or builder. We can characterize its main features as such:

Detailed: the focus is on superficial (visibly obvious) defects. However, occasionally this report may pick up something more serious and systemic.
Extensive: the list of defects can be long and cover both the inside and outside of the property.
Practical: the report’s main job is to inform the developer or builder it what else needs doing to finish the refurbishment/build.
Workmanship: this report is often used to assess the overall workmanship of the property. If the report picks up a lot of defects, this can help you raise questions about the overall quality of the refurbishment/build.
Negotiation: if defects are not fixed, you do deduct their cost from your final payment to the developer/builder.

The snagging report aims to inform site operatives of what is required to achieve completion at an anointed level; it does not, however, have the breadth or depth of a building survey.

Structural Engineer Report

This report is different from a structural survey or full building survey because it involves an engineer who focuses on specific aspects of a property’s structure. This narrow focus is valuable for identifying and recommending corrective actions for the following problems:

Subsidence: if the ground beneath a building is collapsing, a structural engineer or building surveyor will pinpoint problem areas and recommend corrective measures that could entail anything from simple cosmetic fixes to major surgery on the affected part of the building.
Floor Problems: if a floor is sagging, the building surveyor or structural engineer will determine why and figure out how to remedy the situation with the least possible impact on the building and its occupants.
Wall Problems: if a wall is bowing or bulging, the engineer or surveyor will determine why and remedy the situation in the least invasive way.
Extensions: assessing whether or not an extension might have a negative impact on the existing structure of the property.
Solar Panels: ensuring whether or not a roof can hold solar panels.
Loft and Basement Conversions: maintaining the structural integrity of the loft or basement when doing conversions.

Every report must meet the particular structural and safety concerns associated with the specific alterations or issues presently at hand. This ensures that the property remains structurally sound and safe.

Condition Report (Level 1)

A condition report is a basic report often applied to party walls, specifically in one defined section of the property. The principal features are as follows:

Suitability: used when the property is generally defect-free and the owner wants to keep a record of the condition of a particular area before renovation work is performed on it by the neighbour.
Defects: only visible defects are noted, with no useful advice accompanying these notes on how to repair the defects.
Simplicity: the report is often tabulated and very easy to read.
Non-invasiveness: only a surface-level examination is performed.
Repair info: there is no information in the report on repairing noted defects, nor is there any information on how much it would cost to do the repairs.
Speed: about an hour is allowed for the inspection.
Cost: this is the least expensive of the property surveys.

The RICS Condition Report is a simple document that gets used when there are no major problems, and no advice is necessary. It tends to be prefaced in the context of the Party Wall Act.

RICS HomeBuyer Report (Level 2)

One of the most frequently encountered types of home survey and also one of the most favoured choices of prospective property buyers for standard dwellings is the RICS HomeBuyer Report. This clear, comparatively succinct document provides a property valuation of sorts for the residence you are considering purchasing. The following are its main attributes:

Moderate Inspection: this is an overall look at the condition of the property, good for homes that are in good condition.
Traffic Light System: this is a simple, three-colour system to indicate the condition of different areas of your property, helping you to see what immediately needs your attention and what can wait.
Issues: highlights issues that may affect the value of the property.
Risk Assessment: determines dangers associated with the building and landscaping.
Non-Invasive: the kind of examination being talked about here is surface level only.
Accessible Areas: this report only covers areas of the property that are readily accessible.
Value Determining: the survey will yield two kinds of value: a market value and an insurance rebuild value.
Maintenance: guidance on maintenance issues and who to hire.

The RICS Level 2 HomeBuyer Report is very likely the most cost-effective option if you are buying a conventional house, flat, or bungalow built from common building materials and in reasonable condition. The report sheds much more light on the condition of the property for you and your legal advisers than the simpler options.

Full Building Survey

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.

Suitability: if you possess a property that is older, larger, or not typical in its construction, then a building survey is not something you can or should forego.
Customization: if you need a report that is either tailored to your specific situations, such as with the property insurance policy, or to particular concerns you have about the property, a Full Building Survey allows for that.
Full Coverage: this assessment covers from the top of the house to the bottom of it, from the outside to the inside, and looks at both the structural and non-structural components of the house and assesses their condition.
Thorough Examination: a full and complete physical inspection of the property, including all parts that are safely accessible.
Finding Faults: the inspection can uncover anything from severe structural problems to minor issues like handyman jobs that need to be done.
Recommendations on Repairs: the report generated after the inspection provides a wealth of information about areas of concern, especially about potential safety risks or hazards
Potential Expense: pinpointing faults regularly helps you to appraise the likely cost of putting them right.
Renovation: tells you if something you are planning, such as altering or extending your home, is likely to cause a problem.
Estimated Market Value: a building survey can provide information that assists in forming an estimate of the property’s market value.
Maintenance Guidance: a building survey will also set forth recommendations for annual maintenance tasks, including things you should do (or shouldn’t do) that will keep your home in good shape over the long haul.

What’s included in a Full Building Survey?

The Full Building Survey report includes the following:

Inspection of accessible parts of the main building and any outbuildings.
Assessment of major and minor faults and implications.
Speculation on possible hidden defects.
Structural review of the property (including timber).
Checking all services (gas, electricity, hot water, heating, etc.).
Description of construction materials used (damp-proofing, drainage, and insulation).
Testing for dampness in the floors, ceilings, and perimeter walls.
Reported valuation of the property for insurance reinstatement or market purposes (optional).

Difference between Homebuyer Survey and Full Building Survey?

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.

What will be inspected by the Building Surveyor?

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.

What is in a Building Survey Report?

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.

Condition Ratings in a Building Survey Report

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.

What Checks are carried out by a Building Surveyor?

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.

Recommendations of Repair in Building Surveys

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.

Legal Information in Building Surveys

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.

Valuations & Reinstatement Cost

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.

Who requires a Building Survey?

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.

Do You need a Home Buyer Survey?

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.

Home Buyer Survey v Full Building Survey

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.

Is a Valuation included in a Home Survey?

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.

Needing Advice on Surveyors in Notting Hill?

If you require a detailed, in-depth analysis of a property, the RICS Level 3 Building Survey is a must. This type of survey is usually most appropriate for older properties, higher-value properties, or those with complex constructions that make them unsuitable for a more routine inspection.