Despite recent economic turmoil, the UK still faces a housing crisis and a strong housing market remains. People want to move home for many reasons, whether they are downsizing or looking for more space due to a growing family. Others may be relocating for work or financial reasons.

However, moving home stands as one of the most stressful experiences in life. It represents a big commitment. Consequently, people want to ensure the house is right for them and their family. They also need to know it is in good condition with no hidden horrors. This is where Focus Consulting can help by providing a full building survey.

There are several types of building surveys, which professionals categorise as ‘levels’ ranging from 1 to 3. Knowing which type of survey you require can create more stress and another difficult decision. To help, we provide a breakdown of each survey type below. This guide will help potential homebuyers make the right decision for their needs. We have taken this advice directly from RICS guidelines.

Level 1

A surveyor performs a physical inspection of the property and produces a report based on those findings.

What’s included…

The report must provide a detailed description of the property to identify it clearly. It must also provide a clear and concise assessment of each part or element. The surveyor describes the condition of each part and assigns a condition rating. This rating helps identify issues that require urgent attention. The survey will also include any external areas, including boundaries and outbuildings.

What’s not included…

The surveyor carries out a non-intrusive inspection. This means they do not move furniture, open access panels, or lift carpets to ascertain further details. This limitation also includes not entering the loft space. Furthermore, the surveyor will not consider services as part of the survey, other than what is clearly visible. They will not investigate dangerous materials, contamination, or environmental issues unless something is visible during the inspection.

The report will not include an EPC unless the owner has already provided one. It also will not detail issues for legal advisers unless the inspection uncovers something specific. While the report identifies risks, it will not provide an explanation for them. Finally, this level 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. However, you should take caution with a Level 1 survey. The report is based only on ‘face value’ and carries many attached limitations. The report will identify issues but does not give an explanation or further advice. This information could be critical to the purchase or value of the property.

Level 2

A Level 2 survey involves a physical survey of the property and a report on the findings. However, it also includes a valuation. People commonly know this type of report as a ‘Home Buyers’ report.

What’s included…

This report focuses much more on the valuation of the property. It aims to provide informed advice on a reasonable price for the home. To do this, it takes into account any repairs or replacements the property needs. It also includes further advice that may impact the value or purchase of the property.

The inspection covers the main building externally and internally, plus all outside areas and outbuildings. The surveyor describes each element in detail, including its condition. They will also advise on repairs and ongoing maintenance issues. Similar to a Level 1 survey, the report provides a condition rating. Any identified risk will include an explanation of the nature of the problem. It will also advise on questions that you should direct to a legal adviser.

What’s not included…

Similar to a Level 1 survey, the surveyor carries out a non-intrusive inspection. This means they do not move furniture, open access panels, or lift carpets to find further details. This also includes not going into the loft space. The surveyor will not consider services as part of the survey beyond what is clearly visible. They will not investigate dangerous materials or environmental issues unless they see something during the inspection. The report will not include an EPC unless one has been provided.

Who’s it for…

This level suits most buyers. The report gives an overview with advice on the condition of the property and includes an informed valuation. This gives a buyer confidence or leverage to ensure they are getting the best price.

Level 3

Professionals commonly refer to a Level 3 building survey simply as a ‘Building Survey’. It involves a thorough inspection of the property and results in a detailed report based on the findings.

What’s included…

The report aims to provide professional advice to help homebuyers make a reasoned and informed decision. This is helpful when purchasing the property or planning repairs, maintenance, and upgrades. The report includes detailed advice on the condition of each element. It also describes identifiable risks of potential or hidden defects.

The surveyor will propose the most probable cause of a defect. They will also provide an estimate of cost and a likely timescale for necessary repairs. The investigation includes all external and internal areas. With the owner’s consent, the surveyor will open up areas or move furniture to ascertain the condition. For example, they may lift carpets to view floorboards.

The surveyor will also enter the roof space if it is safe to do so. They will make enquiries about contamination and other environmental dangers. If required, they will recommend further investigation. The surveyor provides advice on energy-related matters and checks any existing EPCs for accuracy. They also advise on the appropriateness of any recommended improvements.

If the surveyor identifies risks to the building, grounds, or people, they will explain the nature of the problem. They will also explain how the client may resolve or reduce that risk.

What’s not included…

The surveyor will not inspect areas which are difficult or dangerous to access. They do not test services, but they will review maintenance records or service history if possible. A valuation is not included in this survey. There may be other limitations, but the Surveyor will try to obtain as much information as possible where they can.

Who’s it for…

This survey is for anyone. A full building survey is much more detailed than a Level 1 or Level 2 survey. Not only does the surveyor obtain more information, but they also provide professional advice to explain risks and how to resolve them.

Summary

Each type of survey has its value. It is worth considering carefully which type of survey you require for your specific situation. At Focus Consulting, we only provide a Level 3 Building Survey. As chartered surveyors, we provide valuable professional advice that can save clients thousands of pounds or help them avoid major risks.

A full building survey remains valuable even for new builds. This is because issues or risks may not be obvious at face value. The Level 3 survey also advises on which legal documents are in place, such as Planning and Building Control.

Whatever type of survey you choose, ensure you use a registered RICS firm. You must ensure a member of RICS conducts the survey. They should hold either AssocRICS, MRICS, or FRICS qualifications.

For further advise visit RICS Consumer Guide: Home Surveys.

Advice for flats, leasehold properties, or commercial properties can vary. We would be happy to advise you accordingly on these matters.