Differences: Building Survey, Homebuyers, Valuation

The following gives a very brief overview of the different surveys available.

When considering the possible purchase of the property the choices are as follows:

Valuation only.
Homebuyer Survey and Valuation.
Full Building Survey.
Structural Inspection.
Home Condition Report.

Valuations

A Valuation only on an average house will cost the order of £200 to £400. It will usually be carried out by a Chartered General Practice Surveyor. This type of survey is usually done for the benefit of the mortgage lender.

A Probate Valuation will usually be of a similar cost and be performed in a similar way. It will be commissioned by an executor who wishes to value the property of an estate with reference to his or her obligations to the beneficiaries and any liability for inheritance tax.

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Homebuyer Survey and Valuation

A Homebuyer survey and valuation on an average house will cost in the order of £300 to £600. It will be carried out by a Chartered General Practice Surveyor or a Chartered Building Surveyor. This will normally look at the complete property and give an opinion as to whether or not the house is value for money to the purchaser. A Homebuyer Survey and Valuation is usually suitable if the house is of modern straight forward construction and has not had any major alterations carried out.

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Full Building Survey

A full Building Survey on an average house will cost the order of £400 to £800. It will usually be carried out by a Chartered Building Surveyor. This will normally look at the complete property and give a detailed opinion regarding the state of the building. This is particularly suitable for older properties or properties which have had major alterations over the years or properties which appear to have problems that need further investigation.

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General Structural Inspection

A General Structural Inspection on an average house will cost the order of £400 to £800. This will normally be performed by a Chartered Engineer/Civil Engineer/Structural Engineer. The inspection will concentrate only on the structural aspects of the building (foundations, walls and roof). It is often useful if the prospective purchaser is intending to carry out a total refurbishment and hence will be replacing the interior decoration and all the services (plumbing, electrics etc).

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Specific Structural Inspection

A Specific Structural Inspection is sometimes called for when you have already had some sort of survey and the surveyor has identified a potential problem and recommends further investigation. It should be noted that if a Structural Engineer is requested to look at a specific crack in a building then he will not necessarily look at any other part of the building.

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Home Condition Report

A Home Condition Report (HCR) is part of the Home Information Pack (HIP). It was originally proposed by the Government to be a compulsory part of the HIP however the Government then changed the requirement from mandatory to optional. The idea behind the HCR was to allow potential buyers to have an initial report about the property at the beginning of the process. It should be noted that an HCR is commissioned by a house seller and not by a homebuyer.

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Other Reports

In some cases the Surveyor will recommend that further investigations should be considered. In some cases these would be highly recommended while in other cases they may be just noted and hence bought to your attention. Some of these possible extra investigations could include:

Electrical Report to check the state of the wiring.
Drainage Report to check the drains which may be causing subsidence.
Asbestos Report to check for asbestos content and make recommendations.
Arboricultural Report to make recommendations regarding any trees on the site.
Damp and Timber to make recommendations regarding any deterioration in the wooden structure of the building.
Wall Tie Inspection to make recommendations regarding any problems with the wall ties contained internally in the brickwork.
Gas Inspection to make recommendations about the state of the boiler and heating system.

General Tips

It can be useful if the homebuyer can be present while the Surveyor is performing the survey. Some Surveyors are positive towards meeting the homebuyer at the property but some Surveyors are not (understandably the presence of the homebuyer can often be a distraction). A useful compromise that many Surveyors recommend is for the homebuyer to meet the Surveyor at the property towards the end of his inspection. The Surveyor can then point out any particular observations on the spot, in advance of the production of the report. The homebuyer may also have questions along the lines of what are the possible costs for any remedial work that may be required etc.

If you are not able to meet the Surveyor at the site then of course the next best alternative would be to speak to the Surveyor on the telephone as soon as possible after the Survey. It should be remembered that Surveyors can survey a large number of houses in a week and it is not realistic to expect the Surveyor to give an off the cuff verbal report weeks later.

Before placing an order with a Surveyor you should always ask them to confirm that they have adequate qualifications, experience and insurance to perform the work.

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