Building Surveys

Building Surveys for Purchasers

If you are buying a freehold property, you want to know what you are getting for your money. We offer an extra pair of eyes and a lot of experience with all types of buildings. We recommend a Building Survey or, for post-1900 houses an HSV.

You may have had a survey which raised individual questions. One of our single-issue surveys may answer them.

Building Survey
Loosely known as a 'structural survey', or a 'full survey', the RICS preferred term is 'Building Survey'. This is a visual survey, appropriate to all building types. We look at all parts of the building that are accessible without risking damage either to the building or to the surveyor in the process.

We get to all parts that we can reach from the ground, floors, fixed stairways or other vantage points. We carry a 3-metre ladder, and can arrange for hire of a longer ladder, scaffold tower or cherrypicker. We will open all hatches, access traps, manholes etc. that we can get to safely.

A Building Survey Report is 'hand-crafted' for each individual property, and discusses how the building is constructed, what condition it is now in, the reasons for any problems, and recommendations for current and future maintenance.

Mortgage Valuation
Often loosely called a 'Building Society survey', this is not really a survey at all. The purpose of a mortgage valuation is to assure the bank or building society that the building is good security for the amount they are lending. The report will be one or two pages at most, mainly standard paragraphs, and gives no more than a general idea of the condition of the building.

RICS Homebuyers Survey and Valuation
Halfway between the other two, and suitable for post-1900 houses and flats only. Similar inspection to a Building Survey (except we wouldn't hire any specialist equipment) but the report is a much shorter 'standard form' and covers urgent and significant problems only, without the background comments and further advice of the fuller report.

Single-issue Survey
Mortgage valuations and Homebuyer Surveys and Valuation Reports may highlight a particular problem such as cracking or dampness. A Single Issue Survey is carried out on that specific problem to a level similar to a Building Survey, or in more depth if necessary.

Building Surveys for Landlords & Tenants

If you take on a commercial lease, you are responsible for repairs. A Building Survey will tell you what you are taking on. A Schedule of Condition may save you from taking on more than you need to.

The repairs clauses are enforced by a Schedule of Dilapidations. We can act for landlord or tenant in negotiations.

Schedule of Condition
If you are taking on an FRI (full repairing and insuring) lease, you have a responsibility to put the building into full repair in the first place, and give it back in repair, regardless of the state it was in when you took it. To know what you are taking on, you need a Building Survey report.

If you can get the lease modified so that you hand back the building no worse than you took it, you need a record of the original condition. A Schedule of Condition is a detailed 'snapshot' of the building on a particular day.

Schedule of Dilapidations
Repairing clauses in commercial (and residential FRI) leases are enforced through Schedules of Dilapidations. This is a document prepared by the landlord, or his surveyor, describing the current condition of the building and setting out the work he considers necessary to bring it back into repair.

The tenant may dispute part or all of the schedule, particularly if the lease is subject to a Schedule of Condition, and surveyors acting for both parties will negotiate to reach an agreed scope of works.

If the lease is still running (an Interim Schedule of Dilapidations) the work will be organised by the tenant's surveyor and checked by the landlord's surveyor.

If the lease has expired (a Terminal Schedule of Dilapidations) the two surveyors will negotiate a financial settlement to allow the landlord to repair the building ready for the next tenant.

Conditions of Engagement