What’s covered in your Home Survey?
The Survey includes:
- a thorough visual inspection of accessible areas of the property; and
- a detailed report based on the inspection
The surveyor who provides the Survey aims to:
- help you make a reasoned and informed decision when purchasing the property, or when planning for repairs and maintenance.
- provide detailed advice on condition.
- describe the identifiable risk of potential defects.
- where practicable and agreed, provide an estimate of costs for identified repairs (Level 3 Home Survey only); and make recommendations as to any further actions or advice which need to be obtained before committing to purchase consider what further advice you should take before committing to purchase the property.
The Inspection
The surveyor carefully and thoroughly inspects the inside and outside of the main building and all permanent outbuildings, recording the construction and defects (both major and minor) that are evident. This inspection is intended to cover as much of the property as physically accessible. Where this is not possible an explanation is provided in the ‘Limitations to inspection’ box in the relevant sections of the report.
If necessary, the surveyor carries out parts of the inspection when standing at ground level from adjoining public property where accessible. This means the extent of the inspection will depend on a range of individual circumstances at the time of inspection, and the surveyor judges each case on an individual basis.
The surveyor uses equipment such as a damp-meter, binoculars, and a torch, and uses a ladder for flat roofs and for hatches no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so. The surveyor also carries out a desktop study and makes oral enquiries for information about matters affecting the property.
The surveyor notes in the report if it was not possible to check any parts of the property that the inspection would normally cover. If the surveyor is concerned about these parts, the report tells you about any further investigations that are needed.
A Home Survey report will not include a Structural Survey (we are not Structural Engineers).
Services to the property
The visual inspection cannot assess the efficiency or safety of electrical, gas or other energy sources; the plumbing, heating, or drainage installations (or whether they meet current regulations); or the internal condition of any chimney, boiler, or other flue. You will need to employ the services of specialists in these areas to check/service these items. Intermittent faults of services may not be apparent on the day of inspection. Services are generally hidden within the construction of the property. This means that only the visible parts of the available services can be inspected, and the surveyor does not carry out specialist tests other than through their normal operation in everyday use.
Outside the property
The surveyor inspects the condition of boundary walls, fences, permanent outbuildings, and areas in common (shared) use. We cannot confirm boundaries of properties, your solicitor should confirm these. To inspect these areas, the surveyor walks around the grounds and any neighbouring public property where access can be obtained. Where there are restrictions to access, these are reported, and advice is given on any potential underlying risks that may require further investigation. The surveyor will also check visually for any signs of Japanese Knotweed around the property. The surveyor will lift drainage covers to check that there are no blockages but will not carry out a drainage survey.
Inside the property
We inspect the roof structure from inside the roof space if there is access. We examine floor surfaces and under-floor spaces, so far as there is safe access and with permission from the owner.
The surveyor does not force or open up the fabric without written owner consent, or if there is a risk of causing personal injury or damage. This includes taking up fitted carpets, fitted floor coverings or floorboards, moving heavy furniture, removing the contents of cupboards, roof spaces, etc., removing secured panels and/or hatches or undoing electrical fittings. The under-floor areas are inspected where there is safe access.
Ground Stability: we will look for any signs of subsidence inside and outside the property and advise any further action required (ie, a Structural Engineer may need to be employed to carry out a more invasive inspection). The inspection does not include a ground stability report.
The surveyor will use a damp meter to assess the levels of damp inside the property.
Energy
The surveyor has not prepared the Energy Performance Certificate (EPC) as part of the Building Survey Service for the property. If the surveyor has seen the current EPC, he or she will provide the Energy Efficiency Rating in this report but will not check the rating and so cannot comment on its accuracy. Where possible and appropriate, the surveyor will include additional commentary on energy related matters for the property as a whole in the K Energy efficiency section of the report, but this is not a formal energy assessment of the building.
OTHER ISSUES
Measurements
Please note that we do not carry out measurement surveys for the property. To obtain measurements please speak with the estate agent handling the sale.
Asbestos
This is NOT a specific asbestos or other hazardous materials survey. The sampling and testing of asbestos containing materials, or other hazardous or suspect materials, are outside the scope of the building survey. Where such materials are discovered or suspected within the normal scope of inspection, they will be reported, and appropriate recommendations made for further investigation.
Valuations
We do not provided Help to Buy valuations, nor RICS Red Book Valuations.
Reinstatement costs
We do not provide insurance reinstatement costs. You can find some useful information and a calculator for working out a reinstatement cost on this website for standard properties – we would recommend adding on 20% to cover other costs: https://calculator.bcis.co.uk/
To see our Standard Terms of Engagement please click HERE.
