There are many different services that you may need to invest in whilst buying a home. They could include everything from Asbestos removal / test specialists, a Structural Engineers input, NICEIC Approved Electrical checks, CORGI / Gas Safe Approved Mechanical Engineering checks on the boiler / heating system and at times, this can prove extremely difficult to organise at the right price.

Whilst it is generally accepted that you need an estate agent to help you find the property, negotiate the sale and help you to navigate the various systems, most people don't realise that you also need to be sure that inspections are undertaken to help make sure the property is a worthwhile investment, that it is safe and in good condition before you can consider buying it.

The Basic Survey is generally carried out by someone from your mortgage lender, to ensure that the property you want to buy is worth the money you want to borrow.                                                                                                                                            This valuation is simply based on similar properties and doesn't look too closely at all at the ‘nuts and bolts’ of the building’s construction condition or take into account / consideration, any future problems that could arise.                                                                                                                                                   As a buyer, one really doesn't have anyone acting on their behalf (apart from perhaps the solicitor). The estate agent acts on behalf of the seller and rarely or not at all, for the buyer.

The untrained eye may be able to see the guttering falling away from the facia board or the odd slate that has slipped on the roof or even a roof that is leaning way out of level (as illustrated right), but you do need an expert to tell you that the entire roof will possibly have to be stripped off and replaced, so at least you will be aware, that the slates and the gutter and not your bank balance, are the only elements that are going to be ripped off. Few people have the practical expertise, to evaluate the level of remedial works that may need to be undertaken, for example, repairing or replacing the roof, dealing with dampness, thermal or structural movement and perhaps even more serious problems.

When inspection fees are balanced against the cost of any property purchase aspiration, the peace of mind you will have when appointing an experienced surveyor to undertake a building inspection / condition survey on your behalf is of paramount importance. The fees in all surveys, even the more intense top-line ones, represents a fractional outlay but could save you thousands of pounds and a load of trouble in time to come. Remember, any problems discovered during the survey, will give you strong grounds for negotiating or even re-negotiating the asking price.

Building Survey (formerly the Structural Survey)

The name was changed by the Royal Institution of Chartered Surveyors some years ago to Building Survey which is the most detailed survey out of the types of home survey available. Building Surveys are particularly suited to very large, very old or unusual properties and can be tailored to the needs of the client and type of building. Building Surveys are more detailed inspections providing a comprehensive and detailed report. A Building Survey enables you, on confirming your particular instructions to us, drawing to our attention any particular concerns you may have prior to the survey and also allows you to have a post report consultation to clarify any aspect of concern.

The Building Survey is suitable for all residential properties and provides a fully detailed  picture of its construction and overall condition. It is likely to be needed if the property is, for example, of unusual construction, is dilapidated, or has been extensively altered or where a major conversion or renovation is planned. It is also recommended for older houses, constructed before or around 1900.                                                                                                                                                                                                                The survey is usually tailored to the client’s individual requirements. If for example, you have concerns over a particular element of the property this would be looked at in some detail as part of the survey and would be commented on within the issued report.

The report will usually include technical information on the construction of the property and the materials used, as well as details of the range / types of defects found during the inspection together with practical advice on how to possibly rectify them.                                                                                                                                                                                                                  A fully detailed written and photographic report is produced of the inspection for your use, but liability cannot be accepted, if it is used by anyone else. If you decide not to act on the advice in the report, you do this at your own risk. The report will focus on matters that, may affect the value or the integrity of the property if they are not dealt with. Contact me with your requirements and I will get back to you with a competative quotation.

Although many borrowers tend to rely on a mortgage valuation survey only, many property experts would generally advise property buyers to take out an independant home-buyer’s survey in order to obtain information on its condition.

This type of survey is carried out in accordance with RICS published guidelines. Whilst it does not cover wiring, plumbing, drainage or gas fittings, observed defects relating to same would be noted for your convenience. The Homebuyer Survey is generally the preferred and most suitable condition survey for those properties that are under 150 years old and are already in a reasonable condition. For instance, if your property requires complete renovation or major alterations, the Homebuyers survey may be unsuitable however, I can be contacted on the numbers noted below or email me to discuss your requirements or any particular concerns that you may have with the property.

The Homebuyer Survey and valuation is a standard and less expensive report, designed specifically as a 'value- for-money' package. It will provide a much more detailed survey than a mortgage valuation (Basic Survey) but is not as finely detailed as the Building Survey (formely the Structural Survey) as described above however, having undertaken many of these types of survey for over eighteen years, I will treat all surveys the same and whilst the Homebuyer survey differs materially from a Building Survey Being intended for particular types of homes – houses, flats and bungalows which are of a conventional type construction, apparently in reasonable condition.                                                                                                    

The report is in a standard format and includes the following sections:

A. Introduction to the report

B. About the inspection

C. Summary of the building’s condition (condition ratings)

D. Outside of the property

F. Inside of the property

G. Services – Where accessible

H. Grounds (including shared/communal areas for flats) I will provide a report providing condition ratings to all parts (or ‘elements’) of the main building, garage, and some outside elements. The condition ratings are described as follows:

Condition Rating 1 - No repair or remedial works are currently required.

Condition Rating 2 - Defects that need repairing or replacing but are not considered serious or urgent. 

Condition Rating 3 - Defects that are assumed serious and/or need to be repaired, replaced or further investigated as a matter of urgency.

Items noted NI - Not inspected.  Generally noted within the report if unable to check any parts of the property that the inspection would normally cover.  If there are concernes about those parts, the report tells you of any further investigations that may be needed.

The submitted report will focus on the properties current overall condition and if requested, will offer practical  advice / recommendations on how any required repairs could / should be carried out. If during the condition inspection issues are identified that your legal advisers may need to investigate further, these will be referred to in the report.                                                                                                                                                                                                          All observed defects or departures will be commented on and will also set aside for inclusion within the condition rating columns, as noted above and we can if requested, provide you with an 'approximate' cost calculation for any required remedial works.             

Surveys are covered by Professional Indemnity Insurance - to offer you extra protection and commence from an all inclusive price of just £260.00.

The Condition Report is also a much more detailed report than the Basic Survey and is undertaken for your benefit rather than the purchaser’s lenders. This is a very important and hugely useful type of survey report for those selling a property.

The aim of the Condition Report is to look at the overall condition of the property and to assess it for any major or minor faults, providing you with a comprehensive report on the current condition.

The report will entail a full inspection of the property,  scheduling all defective items, testing for any observed dampness, the condition of damp proof courses and ground / paving levels in relation to same, checking roof insulation standards and the buildings overall structural integrity putting forward proposals for any further recommended specialist inspections. Comprehensively listing and submitting a jargon-free report on all / any observed defects remedial works requirements which may need to be undertaken on the property in order to prevent difficult disputes arising on either the value or the integrity of the property if they are not dealt with.

Based on the results of the survey you will have a clear picture of your properties worth and condition and you will be in a better negotiating position should the potential buyer wish to discuss reducing the asking price to take into account any remedial / repair work required.

Condition reports are undertaken from an all inclusive price of just £300.00.

This is a specialist independent survey for new build homes or properties that have undergone  extensions and / or loft conversions recording the build-quality and finishing standards noting any defects or departures from the specifications.                                                                                                                                                                                                              This type of survey inspection is highly recommended prior to contract completion as I am in most cases and given adequate time, able to arrange for the developer to sort out any defects that are discovered on your behalf.                                                                                                                                                                                                   Snagging Inspections are undertaken via contact with the sites sales office on your behalf and copies of my snagging lists are handed to the sales team for site's attention and for de-snagging, once any noted remedial works have been carried out.

Attending your property in order to provide you with a reliable and practical condition / defects analysis report concentrating on any one particular defect as specified / advised (for instance), to assess evidence of cracking / movement or condensation problems, checking any alteration works build-quality and compliance on your behalf.                                                                                                                                                                                                              Whichever survey report you decide is appropriate you can always speak to me before and after the condition survey has been carried out and if you have any areas of particular concern, please do not hesitate to make me aware and these will be dealt with during my inspection and the reporting process.

If you have any particular issues, or if you require additional services (perhaps providing a schedule of defects for later discussion with a contractor or arranging for the testing of services), this can also be arranged.

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