Surveys of residential property - 3rd.ed

Surveys of residential property - 3rd.ed

1. Level 1

   • Objective report on general condition of main elements at an ecomonical price
     • client must accept risk that defects may not be found that would have been found in a more substantial survey
       • unlikely to suit properties in poor condition or unusual as would be a high level of recommendations for further investigation
         • highlight clearly any elements of concern and describe the condition
           • Level 1 Inspection report : Buying or selling a conventional house, flat or bungalow built from common building materials and in reasonable condition.
             • e.g. private valuation reports including matrimonial, taxation or private purchasers like cash purchasers
   • more of a cursory inspection

2. Level 2

   • more comprehensive professional opinion at an economical price
     • more extensive visual inspection
       • more info about repairs and on-going maintenance advice
         • broadly outline the scope of likely remedial work
           • risks, legal and other issues that need to be addressed (HBR)
             • HBR: Buying or selling a conventional house, flat or bungalow built from common building materials and in reasonable condition.
         • issues that need further investigation

3. windows

   • roof space
     • floors
       • furniture and possessions
         • services
           • grounds
             • general walk round and visual inspection of retaining walls, in and outside all permanant outbuildings, drives, dropped kerbs, trees, rights of way
             • as lvl 1
           • no lifting inspection chamber covers
           • lift when safe to do so and visually inspect
         • don't move (but consider follow the trail, move if light weight, easy and safe, or recommend for further investigation)
         • as lvl1
       • no lifting carpers/boards/coverings/furniture/hatches. Use heel-drop test, spirit level and comment on exposed areas
       • inverted head and shoulders inspection where possible
     • visual head and shoulders inspection, no removing secured access panels
     • enter roof space, closer inspection, use of moisture meter
   • open limited sample e.g. one on each elevation
   • open a representative sample e.g. one on each elevation and one of each different type

4. lvl1

5. lvl2

6. Level 3

   • Probable cause of defects
     • indications of repair options, likely costs, and likely consequences of inactivity
       • further inspection referrals should be exception rather than norm
         • Building Survey: Large, older, unusual, altered or run-down property
   • detailed comment on construction, condition and repairs

7. what if info isn't known in relation to property type /area?

   • surveyor should do extra desktop research prior to inspection and making enquiries, if this isn't possible within a reasonable timescale, instruction shouldn't be accepted

8. What surveys uncover

   • Asbestos
   • Lack of adequately sized windows or emergency escapes
   • lead water pipes
   • steep stairs
   • dangerous electrics
   • unsafe parts of the building
   • absence of upto date services certificates
   • Overhead power lines (electro-magnetic fields)
   • Tripping hazards
   • Potential high levels of radon gas or other contamination
   • Inappropriate use of accomodation e.g. loft non conforming
   • Japanese knotweed
   • unprotected garden ponds
   • unprotected boundary walls