Buying a home is, for most people, a hugely significant and exciting life event. It can also be a complicated, frustrating and stressful process.
In the midst of numerous information requests and queries flying around between you, your estate agent, mortgage adviser and legal adviser, there’s an important and crucial part of the process – your pre-purchase building survey, which doesn’t have to be stressful.
The purpose of a survey is to assess the condition of a property pre-purchase, giving you a snapshot of the property on the day of inspection. The content of the resulting report is an essential milestone in your buying process. Depending on what you read, you may have to regretfully decide to withdraw from the purchase.
It is a no-brainer that getting a professional and thorough survey completed on the property you’ve chosen to purchase is the right decision to make.
When you are buying a house, you are obviously spending a lot of money and you need the peace of mind, let alone the financial security, to know that your purchase is a sound investment. Cutting corners here, trying to save money by not paying for a survey, thinking ‘it looks all right to me’ and ‘my moving fees are high enough already’ could prove to be a very costly mistake.
You may have invited a builder to look at the property, with a view to making alterations and, if they say the property looks okay to them, you might feel this is all you need to know, making a survey unnecessary. We would strongly advise you to still have a survey. Builders are not usually trained or experienced in how to inspect buildings. A specialist building surveyor would normally be at the property for well over two hours and it is very unlikely that a builder would be able to offer the same detailed level of inspection.
Incidentally, regarding any plans you may have for alterations or an extension, it is a good idea to run your ideas past your building surveyor, as they are likely to have some useful pointers for you to bear in mind before spanners are potentially thrown into the works further down the line.
There are two types of survey that you can commission on the property you have chosen to buy. One is the HomeBuyer Report (Level 2 Survey) – this used to be called the RICS HomeBuyer report, and the other is the Level 3 Building Survey. We will refer to them here as the ‘Level 2’ and the ‘Level 3’.
So, appreciating how valuable and impactful a building survey is, how do you know which one you are going to need?
Both surveys give you a non-intrusive visual inspection of the property.
The Level 2 provides you with detailed information on the condition of the property and what the building’s elements are made of. It flags any defects and potential future pitfalls the surveyor finds, as well as some ideas on how to remedy those defects. It also inspects the services from a building surveyor’s perspective and includes some commentary around that. The Level 2 also provides you with advice regarding ongoing maintenance, and provides guidance to your legal advisers.
This type of survey is recommended for houses that have been built by conventional construction methods within the last 100 years, and that appear to be in reasonably good condition.
The Level 3 provides you with everything that the Level 2 does, and more. It is a really versatile product, providing a more comprehensive report that is recommended for larger, older or complicated properties, those in poor condition, or where you are planning extensive works or alterations. It can also be the right choice for a newer, more straightforward property if you want the extra reassurance of a ‘next level’ overview.
In a Level 3 report, some surveyors, like Harrison Clarke, also include the building surveyor’s cost estimates for remedial work, in accordance with your requirements and your specific written instructions. The Level 2 does not include cost estimates for remedial work.
If you are not sure whether the Level 2 or the Level 3 survey will be the most appropriate for your potential property, have a quick chat with Harrison Clarke, or another building surveyor of your choice, and they will be happy to advise you.