What Survey Do You Need?

There are many different types of surveys for varying prices, and as property in London is one of the most expensive things you will ever buy, it makes sense to spend your money wisely by getting the right level of survey for your needs.

Snagging List Report

These are often commissioned for newly refurbished or new build properties to check any outstanding issues for the developer/builder to fix. Here are the main features:

Detailed: the focus is on superficial defects but it may occasionally pick up larger ones.
Extensive: the list of defects can be long and cover both outside and inside the property.
Practical: it informs the developer/builder what to do in finishing the refurbishment/build but this snagging stage comes only after the fundamental works have been completed.
Workmanship: this is the report often used to assess workmanship and can help you raise the quality of the refurbishment/build.
Negotiation: if defects are not fixed, you can set off the cost of these against the contract price.

The goal of the snagging report is to advise workers on what needs to be done to achieve final completion, but it is not as comprehensive or in-depth as with a building survey.

Condition Report (Level 1)

This is a basic report often used for party wall (schedule of condition), particularly in respect of one specific area of the property. Here are the main features:

Suitability: often used when you do not have any notable defects and just want to record the state of a particular part of the property before your neighbour carries out works
Defects: it only describes visible defects with no advice on remedial action.
Simple: often tabulated (description of the area, construction of the element and condition)
Non-invasive: a surface level examination only.
Advice: no guidance will be provided on how to fix defects or how much they will cost.
Speed: it normally only takes an hour to complete the inspection.
Cheap: this is the lowest cost property survey.

The RICS Condition Report is a straightforward report often used when there are no significant issues and no advice is required, usually in the context of the Party Wall Act.

Full Building Survey

Also known as a “structural survey”. By far the best and most extensive survey that is available nowadays is an RICS Level 3 Building Survey and, as the name suggests, these are usually reported on by a Chartered Building Surveyor. Here are the main features:

Suitability: a full building survey is highly recommended if you own an older, larger, or even non-standard construction property.
Tailored: you may need a report which is bespoke to the property insurance policy or you have specific concerns.
Full Coverage: the assessment of the home’s structure from top to bottom, outside to inside. Structural elements examined are foundations, roofing, walls, and floors, as well as non-structural components-windows and doors.
In-depth Inspection: a complete physical inspection of the property, including all accessible parts.
Uncovering Defects: it can identify a range of issues from major structural defect to minor defects like A/C faults, or any damages.
Recommendations on Repairs: there is professional advice for necessary repairs or maintenance, especially relating to potential safety risks or hazards.
Potential Cost: identifying errors frequently allows you to estimate the amount it will take to repair them.
Renovation: helpful if you are carrying out building work or alterations like knocking through walls, digging out the basement, extending, converting the loft etc.
Market Value: the building survey can provide information to assist a separately carried out valuation if you need an estimate of the market value and insurance rebuild costs.
Long-Term Maintenance Advice: what to do each year to keep your home in shape.

The RICS Level 3 Building Survey is a must if you are looking for a full in-depth analysis of the property and usually more suitable for older or higher value properties.

Structural Engineer Report

This is different to a structural survey or a full building survey, because it involves an engineer who tends to focus on a specific aspect of the property structure. This is helpful to the following:

Subsidence: the ground is collapsing and you need to identify the types of remedial options.
Underpinning Floor: this should be a last resort, as underpinning has risks. So, you wil need to establish if there is a need and what methodology you should use.

Altering or Removing Walls: you need to determines how to conduct structural alterations safely, such as removal of a chimney breast.
Extensions: what impact extensions can have on the existing structure including the foundations and load-bearing walls.
Solar Panels: checking the integrity of the roof’s structure to see if it will be able to hold the solar panels.
Loft and Basement Conversions: maintaining the structural integrity of the loft or basement when converting these.

Each report is to suit the specific structural and safety concerns associated with the particular alterations/issues at hand, ensuring that the property remains safe and structurally sound.

RICS HomeBuyer Report (Level 2)

The RICS HomeBuyer Report is one of the most common types of home survey and is also one of the most preferred options of home buyers for standard properties. It is a clear and concise report which gives a decent evaluation of the property you are thinking of purchasing. Here are the main features:

Moderate Inspection: this is a general examination of the subject property. Well-suited for standard homes that are in good shape.
Clear Traffic Light Ratings: uses red, amber, green to indicate the condition of various parts of the property. This helps you differentiate defects so that you can focus on serious problems that demand immediate attention.
Significant Issues: primarily identifies major issues with the property that could impact the value.
Risk Assessment: identifies hazards relating to the building and grounds.
Non-Invasive: the survey is surface examination only.
Accessible Areas: only covers parts of the property that are easily accessible.
Market Value: includes estimated market value and insurance rebuild cost.
Maintenance: tips to on maintenance issues and guidance on which professionals to hire.

The RICS Level 2 HomeBuyer Report could be a more cost-effective proposition if you are buying a conventional house, flat or bungalow built from common building materials and in reasonable condition. The report provides you with more detailed information on the condition of the property for you and your legal advisers.

Need Advice?

Structural Surveys are performed by highly trained surveyors and engineers using a structured approach to provide honest and impartial advice. They will give you the help and advice you need to make an informed decision about the property. You may be purchasing a property and need advice on whether it is up to standard. Our panel of experienced surveyors will be able to assist you. Contact us today.