Home Surveys
What We Do
Issues with buildings are not always obvious and can be costly to put right. If you are looking to buy a home, it would be prudent to get a home survey carried out so you can make an informed decision on one of the largest financial commitments you are likely to make. If you would like us to carry out a home survey, we will:
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Advise what level of survey is required for the property
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Survey the property to the required level
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Prepare a report of the findings etc. to the required level
We do not provide costs for remedial works that are identified during our inspection. We will always recommend that you obtain quotes from several contractors that are competent and qualified to carry out the remedial works.
The level of survey you require will depend on the type and condition on the property you wish to be surveyed. To better understand the different levels of survey, below is a brief description of the three different levels of survey that we provide set out by the RICS. These levels are not prescriptive or detailed. Instead, they provide enough detail to enable the nature of the service to be identified while maintaining a degree of flexibility to adapt to any specific needs.
Level 1
This service is designed for clients (buyers, sellers and owners) seeking a professional and objective report on the condition of the property at an economic price. As a result, it is less comprehensive than survey level two and survey level three.
This level of service includes a visual inspection that is less extensive than for the other survey levels. No tests of the building fabric or services are undertaken. The report objectively describes the condition of the building, its services and the grounds. It highlights relevant legal issues and any obvious risks to the building, people or grounds.
The report is succinct and provides an assessment of the relative importance of the defects and problems. Where we are unable to reach a conclusion with reasonable confidence, a recommendation for further investigation will be made.
A survey level one report does not include advice on repairs or ongoing maintenance and this, combined with the less extensive inspection, usually means it is better suited to conventionally built, modern dwellings in satisfactory condition. It will not suit older or complex properties, or those in a neglected condition.
Level 2 (Without Valuation)
This level of service is for clients who are seeking a professional opinion at an economic price. It is, therefore, less comprehensive than a level three service. The focus is on assessing the general condition of the main elements of a property.
This intermediate level of service includes a more extensive visual inspection of the building, its services and grounds, but still without tests. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars).
The report objectively describes the condition of the different elements and provides an assessment of the relative importance of the defects/problems. At this level, although it is concise, the report does include advice about repairs and any ongoing maintenance issues. Where we are unable unable to reach a conclusion with reasonable confidence, a recommendation for further investigations will be made.
This level of service suits a broader range of conventionally built properties. This level of service is unlikely to suit:
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Complex buildings, for example those that have been extensively extended and altered
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Unique or older historic properties. For example, a survey level two report on homes with traditional timber frames or those built much before 1850 is likely to be inconclusive and be of little use to the client
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Properties in neglected condition
In such cases, a survey level two service will often result in numerous referrals for further investigations.
Level 3
This level of service is for clients who are seeking a professional opinion based on a detailed assessment of the property.
The service consists of a detailed visual inspection of the building, its services and the grounds and is more extensive than a survey level two. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars). Although the services are not tested, they are observed in normal operation – in other words, they are switched on or off and/or operated where the occupier has given permission and it is safe to do so.
The report objectively describes the form of construction and materials used for different parts of the property. It describes the condition and provides an assessment of the relative importance of the defects/problems. Additionally, it should:
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Describe the identifiable risk of potential or hidden defects in areas not inspected
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Propose the most probable cause(s) of the defects based on the inspection
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Outline the likely scope of any appropriate remedial work and explain the likely consequences of non-repair
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Make general recommendations in respect of the priority and likely timescale for necessary work and
Where we feel unable to reach the necessary conclusions with reasonable confidence, we will refer the matter for further investigations. However, at survey level three such referrals are the exception rather than the rule. A survey level three report should aim to provide the client with all the information they need to make a decision.
This level of service will suit any domestic residential property in any condition.