Key Takeaways
-
A Building Survey is a detailed look that checks over a property's condition and what's wrong with it.
-
People who buy properties, & who are planning to buy, run a survey to avoid getting caught out with huge repair bills.
-
People who own properties run condition surveys to work out how much maintenance is needed & what they need to budget for.
-
You've got a few options - a Full Structural Survey, a Defect Diagnosis survey, and a HomeBuyer Report - each has its strengths and weaknesses.
-
These surveys can spot damp, cracking, roof problems & timber decay, which helps with negotiation, planning repairs and prioritising what needs doing.
-
But surveys are not perfect, because you can't always see everything - if you suspect hidden problems, get a specialist to test.
Building Survey
A Building Survey looks at a whole property, notes any issues that are visible, and tells you why they matter & what to do about them. People who have a property that's old, complicated, or clearly in a bad state often choose this option.
A Building Survey is different from some of the lighter options, like the HomeBuyer Report, because it gives a lot more information on the risks and what needs fixing. A mortgage valuation is not a condition survey, so you shouldn't use it as a substitute.
What a building survey normally covers
-
Roof structure, how well covered it is, & the condition of the rainwater systems
-
External walls, pointing, & any cladding
-
Any visible signs of movement, cracking, or settlement
-
Any damp or ventilation issues
-
State of the timber & whether it's likely to rot
-
Foundations, where they meet the ground, & any issues with the ground interface
-
Windows, doors, & any other external joinery
-
Internal walls, ceilings, floors, & any problems there
-
A high level comment on the services (if they're in a safe place to see)
-
Maintenance issues & prioritising what needs doing next
Types of Building Surveys
Full Structural Survey
A Full Structural Survey is good for tricky properties - which might be old, heavily altered or historic. The surveyor gives a detailed report with recommendations for fixing things, prioritising what needs doing & maybe even suggesting further investigations.
HomeBuyer Report (just a comparison)
A HomeBuyer Report is for people who are buying fairly normal homes - its less detailed, a bit more straightforward, and focuses on the really big problems.
What people mean by a "Structural Survey"
Sometimes people just say they need a "Structural Survey", but what this often means is assessing the load-bearing bits & how well they're working. A Building Survey can spot signs of problems with the structure, but you may need a specialist structural engineer to figure out what's really going on.
Commercial Building Survey
A Commercial Building Survey is good for people who are buying or leasing a commercial property - it helps identify any issues with the building, compliance, maintenance & operational risk. Asset managers use this to work out their maintenance spend & budget for capital projects.
Timing
Getting a survey done as soon as possible is best - because the sooner you find out what's going on, the less likely you are to get caught out. Running a survey before you buy can stop you getting any nasty surprises, having to redesign your plans, or fixing up problems mid-project.
A pre-purchase survey can give buyers an idea of the condition before they commit. A pre-refurbishment survey can help you design your plans & avoid finding out you've got a problem mid-project. Asset managers do their surveys at regular intervals to plan & budget for maintenance.
When commissioning a survey reduces risk the most
-
Before you buy an old or altered property\
-
Before doing big renovation or structural changes\
-
Before starting a lease or looking at dilapidations\
-
Before you start budgeting for maintenance\
-
After you notice any signs of cracking, damp or roof problems
What Building Surveys Protect You From
A Building Survey protects buyers & owners by spotting risks before you're tied in. The survey reduces financial risk by highlighting likely repair bills & maintenance needs. The survey reduces safety risk by pointing out hazards & showing you where there's hidden danger. The survey reduces project risk by giving you a clear plan.
It also helps keep things honest - buyers can negotiate with evidence, owners can prioritise works based on how bad things are, landlords can keep tenants & assets safe & sound.
Common problems that get picked up in building surveys
Common problems are damp, roof issues, timber decay & cracking - which can be signs of poor ventilation, water getting in, rotten timber or the building settling unevenly. These problems are important because they help you focus any further investigation you might need to do.
Survey Limitations and Assumptions
Most surveys usually go by the old adgument that a good stiench is all thats required. But in reality access restrictions can really spoil ones chances of havng a gander at those hard to reach bits like roof voids & Hidden things under ground. Finishes, furniture, and the weather can all get in the way of taking a good look at how things are coming along with drainage & moisture.
A building survey will typically only offer a visual check at first , unless its agreed thats not good enough. And service checks are also no more than a fly-by. You should make sure the report clearly states all the assumptions that have been made.
A lot of people think that a mortgage valuation is the same as a building survey. But its not , a valuation is purely about one thing - lending money - and hasnt got a thing to do with condition of the place. Another misconception is that a survey will give you a guarantee that the place is perfect. Newsflash: no survey can ever say that. What a survey does do is cut down the uncertainty a bit.
Residential vs Commercial Considerations
Residential surveys tend to be all about keeping your tenants safe, making sure maintenance isnt a pain and looking out for buyers. They usually point out damp, check the insulation is doing its job, have a look at the roof and check for any visible cracks. They also have a think about which repairs need doing in what order and how much disruption theres likely to be.
Commercial surveys have a different focus - its all about keeping the place running smoothly, making sure everything is above board and planning for the long term. They might help plan for regular servicing & help work out how long things are going to last.
Using Survey Findings Effectively
When you get your survey report back you should treat the recommendations as a useful bit of advice. You can use that risk rating to start to work out the best order to sort out the problems, that severity note will help you decide how much cash and time you need to put into each one and the repair rec should be used to help write down what you need to get done.
Typical things to do after a building survey
-
Get some quotes from contractors for the most important repairs and safety issues
-
Get some specialist reports done if things like damp, wood rot or structural movement are a problem
-
Work out a maintenance programme and budget for any longer term work
-
Use the evidence to try and change the deal if something comes up
-
Make sure you know what your getting yourself into before you start with the design for any refurb work
Conclusion
A building survey will always help by sorting out some of the uncertainty around a properties condition. It gives you all the facts & figures you need to make a decision, and it helps people like buyers, owners, landlords and people who have to look after big assets.