Despite recent economic turmoil, there is still a housing crises in the UK and a strong housing market remains. There are many reasons why people want to move home too, whether to downsize or looking for more space due to a growing family, relocating, or financial reasons. However, moving home is one of the most stressful experiences in life and is a big commitment and people want to ensure that not only the house is right for them and their family but is in a good condition with no hidden horrors. This is where Focus Consulting can help with a full Building Survey.

There are several types of Building Surveys which are categorized as ‘Levels’ ranging from 1-3. Knowing which type of survey is required can be another stress and decision. Here we provide a breakdown of each type of survey to help guide any potential home buyers to the right decision for them. This advice has been taken from RICS guidelines.

Level 1

A physical inspection of the property and a report is produced based on the findings.

What’s included…

The report must provide a detailed description of the property as to identify it and clear and concise assessment of each part or element. Each part or element will have its condition described and will be given a condition rating to help identify issues that are urgent. The survey will also include any external areas including boundaries and outbuildings.

What’s not included…

The surveyor will carry out a non-intrusive inspection which means no furniture is moved or access panels opened, or carpets lifted to ascertain further details, this includes not going into the loft space. Services will not be considered part of the survey, other than what is clearly visible. Dangerous materials, contamination and environmental issues will not be investigated unless something is visible during the inspection. The report will not include an EPC unless one had been provided or detail any issues for legal advisers, unless something is found within the inspection. Risks will be identified in the report but no explanation will be provided.  Does not include a valuation.

Who’s it for…

A level 1 survey is generally the minimum required for obtaining a mortgage. If a homebuyer has good knowledge of the built environment, they may not require a more detailed survey. But caution should be taken with a Level 1 as the report is based on a ‘face value’ and will have many limitations attached to it. The report will identify issues but does not give an explanation or any further advice which could be critical to the purchase or value of the property.

Level 2

A level 2 survey will be a physical survey of the property and a report produced on the findings but will also include a valuation. This type of report is commonly known as a ‘Home Buyers’ report.

What’s included…

This report is much more focused on the valuation of the property and will aim to provide informed advice on what is a reasonable price for the property, taking into account any repairs or replacements the property needs and any further advice which may impact the value or purchase of the property. The inspection will cover the main building externally and internally and all outside areas and outbuildings. Each element will be described in detail and include its condition and will advise on repairs and ongoing maintenance issues. The report, similar to a Level 1 survey will provide a condition rating. Any risk identified will include an explanation to the nature of the problems and advise on questions that should be directed to a legal adviser.

What’s not included…

Similar to a level 1 survey, the surveyor will carry out a non-intrusive inspection which means no furniture is moved or access panels opened, or carpets lifted to ascertain further details, this includes not going into the loft space. Services will not be considered part of the survey, other than what is clearly visible. Dangerous materials, contamination and environmental issues will not be investigated unless something is visible during the inspection. The report will not include an EPC unless one had been provided or detail any issues for legal advisers, unless something is found within the inspection.

Who’s it for…

Most buyers. The report gives an overview with advice on the condition of the property and an informed valuation is included. This will give confidence or leverage to any buyer to ensure they are getting the best price.

Level 3

A level 3 building survey is commonly referred to as a ‘Building Survey’. It is a thorough inspection of the property and a detailed report is produced based on the findings.

What’s included…

The report’s aim is to provide professional advice to help homebuyers make a reasoned and informed decision when purchasing the property or planning repairs, maintenance or upgrading the property. This will include detailed advice on the condition of each element and describe identifiable risks of potential or hidden defects. The Surveyor will propose the most probable cause of a defect and provide an estimate of cost and likely timescale for identified repairs and necessary works.

The investigation will include all external and internal areas and with consent to the owner, open up or move furniture to help ascertain a condition, for example lift carpets to view floorboards. The Surveyor will also enter the roof space if safe to do so. The Surveyor will make enquiries about contamination and other environmental dangers and will recommend further investigation if required.  Advice will be provided on energy related matters and any existing EPC’s will be checked for accuracy and advise on the appropriateness of any recommended improvements.

With any risks identified to the building, grounds or safety risk to people the Surveyor will explain the nature of the problems and explain how the client may resolve or reduce the risk.

What’s not included…

The Surveyor will not inspect areas which are difficult or dangerous to access. Services are not tested but maintenance records or service history will be obtained/ reviewed if possible. A valuation is not included in the survey. There may be other limitations but where possible the Surveyor will try to obtain as much information as possible.

Who’s it for…

Anyone. A full Building Survey is much more detailed than a level 1 or level 2 survey. Not only is more information obtained, but professional advice is provided for explanations of a risk and how to resolve it.

Summary

Each type of survey has its value and its worth considering carefully what type of survey is required. At Focus Consulting will only provide a Level 3 Building Survey and as Chartered Surveyors we can provide valuable professional advice which can save Client’s thousands of pounds or avoid any major risks. A full Building Survey is still valuable to even new builds as issues or risks may not be obvious at face value. The level 3 survey will also advise on what legal documents are in place such as Planning and Building Control.

Whatever type of survey is chosen, ensure the company used is a registered RICS firm and the survey is conducted by a member of RICS and has either AssocRICS, MRICS or FRICS qualifications.

For further advise go to https://www.ricsfirms.com/residential/moving-home/surveys/rics-consumer-guide-home-surveys/ 

Advice for flats, leasehold properties or commercial properties vary and we’d be happy to advice accordingly. See our Building Surveys page here.