benchmarking inspection levels

windows

General
In all cases, we only open windows where:
o  permission has been given and
o any keys/locks are available and are easy to operate without force or damage.

The presence of occupier possessions and heavy curtains will often restrict level one inspections.
For level three, a small number of possessions/curtains will be repositioned.
Where inspections are restricted, we will inform the client.

condition report
include one on each elevation.

building survey
attempt to open all windows where possible.

roof space

General
We will carry out an inspection of roof space that is not more than three metres above floor level, using a ladder if it is safe and reasonable to do so.

Energy efficiency initiatives may have resulted in thick layers of thermal insulation in many roof spaces. Usually it is not safe to move across this material as it conceals joist positions, water and drainage pipes, wiring and other fittings. This may restrict the extent of the inspection and the scope of the report.
Consequently, this will be reported to the client.

Condition report
We will not remove secured access panels and/or lift insulation material, stored goods or other contents. We will visually inspect the parts of the roof structure and other features that can be seen from the access hatch.

Building survey
We will enter the roof space and visually inspect the roof structure, with attention paid to those parts vulnerable to deterioration and damage.

Although thermal insulation is not moved, small corners should be lifted so its thickness and type, and the nature of
the underlying ceiling can be identified (if we consider it safe to do so).

Where permission has been granted and it is safe, a small number of  lightweight possessions should be repositioned so a more thorough inspection can take place.

floors

Condition report
We will inspect the surfaces of exposed floors but will not lift carpets, floor coverings or floorboards, or move furniture. We will not lift hatches or carry out an ‘inverted head and shoulders’ inspection. We will assess floors for excessive deflection by a ‘heel-drop’ test.

Building survey
We will inspect the surfaces of exposed floors and will lift the corners of any loose and unfitted carpets or  other floor coverings where practicable. We will assess
all floors for excessive deflection by a ‘heel-drop’ test. For a more complete assessment, the magnitude of any identified
deflection/slope should be measured.

Where the subfloor is inspected, an inverted ‘head and shoulders’ inspection will be carried out at the access point (either physically or using mirrors, cameras and the like).

If it is safe to do so, a more thorough inspection  of the underfloor-area can be carried out by entering  the space.
This is only upon special request and if previously agreed in writing.

inspection chambers and underground drainage

General
We do not perform or comment on design
calculations or test the service installations or appliances in any way. At all levels, inspection chamber covers in common areas of flats are not lifted.

In all cases, we will advise the client that further tests and inspections will be required if the occupier does not provide evidence of appropriate installation and/or maintenance,
or the client requires assurance as to their condition, capability and safety.

Condition report
We will not lift inspection chamber covers to
drains or septic tanks.

Building survey
We will lift accessible inspection chamber covers to drains and septic tanks (where it is safe to do so and without causing damage) and observe the normal operation of the drains in everyday use. This will be restricted where properties are empty and drained down.

Where we consider it appropriate, and where practical, to the assessment of the system, ‘everyday use’ will usually include turning on water taps to sanitary ware and flushing toilets so the performance of visible drainage
pipework can be observed and the nature of the below-ground connections identified.

other services

General
Other services are taken to mean all piped and cabled services associated with the property including electrics and other cabled
systems, hot and cold water systems, heating, above-ground drainage, ventilation services, renewable energy systems and so on.

We do not perform or comment on design
calculations or test the service installations or appliances in any way.

In all cases, we will advise the client that further tests and inspections will be required if the occupier does not provide evidence of appropriate installation and/or maintenance,
or the client requires assurance as to their condition, capability and safety.

Condition report
We will visually inspect an identified sample of the parts of the different service systems that can be seen.

Building survey
In addition to those actions described under ‘Inspection chambers and underground drains’, we will observe the normal operation of the services in everyday use (where it is safe to do so and without causing damage) including operating an identified sample of lights and extractor fans and asking the occupier to operate the heating.

the grounds

General
We will carry out a visual inspection of the grounds from within the boundaries of the subject property and where necessary, from adjoining public property.

Condition report
We will carry out a cursory inspection of the grounds during a general walk around. The assessment includes external features relevant to the instruction and requests from the client.

The inspection also includes the inside and outside of all permanent outbuildings not attached to the main dwelling, where access is possible, relevant to the instruction and  client requests.

We will use appropriate methods and equipment to inspect a roof that is not visible from a window or another part of the building, and that is not more than three metres above ground level if it is safe and reasonable to do so.

Building survey
We will perform a thorough inspection of the grounds, noting any unusual limitations.

Specific defective features and other matters associated with the grounds can be costly to resolve and may affect your decision. Consequently, we will  fully account for these during the building survey and are prepared to follow the trail of suspected problems to a greater extent than at the Home report.

Examples include assessing retaining walls
in danger of collapsing, deeply sunken paths or driveways, and dilapidated boundary walls or fences.

Not included: legal and insurance implications. We do not check permits etc.

F.A.Q.

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If you have commissioned a Building Survey then you can request this. We can only offer this by prior arrangement as we have to make sure the vendor is content for this to happen — sometimes they say no — and we also ask for payment before the survey. Please ask when you book your survey. We will give you a time to meet us, which will usually be towards the end of our survey. Any earlier and we won’t be able to tell you anything substantive — please note that we cannot do our job properly if you stay for the whole inspection as it is distracting and prevents us from giving you the best service. We find that usually around 20 minutes is enough for us to explain our findings to you.

The length of time the inspection takes is dependent on the size of the property and the extent of any defects that may be identified. For guidance, an inspection of a typical three-bedroom house in reasonable order may take several hours. Larger properties and properties with multiple defects will take more time. For very big houses two surveyors may work together.

We try, wherever possible, to dispatch our report a day or so after the inspection. Building surveys in particular are often 40 or 50 pages long and are all individually written so this takes time. If required, a brief verbal report can be made available upon receipt of payment.

We are confident in our abilities.

However, our surveys do have ‘get out’ clauses, but we do not hide behind them. Our surveys are always definitive. Basically, we’ll report on what we can see and not on what we can’t. We can’t guess, but we can give a considered opinion.

Our small print will be written clearly, is easy to understand and we stick by our quoted fee.

Check our Survey Terms and Conditions.

Absolutely not! A mortgage valuation is just that, a valuation of the property commissioned by your mortgage or loan lender, and written purely for their benefit to assess the risk of their loan against the resale value of the property.
A survey is written for you as the prospective buyer (or home owner), to give you the best possible assessment of the property’s condition, required repairs and maintenance, etc.