Types of Building Surveys Explained

When purchasing a property, a survey report is crucial for understanding the true condition of your prospective new home. Not only does it outline the necessary repairs and associated costs, but it can also provide grounds for negotiating a better price. Let’s dive into the different types of surveys available, what they include, and their costs.

What is a Survey Report?

A survey report provides an expert assessment of a property’s condition. The Royal Institution of Chartered Surveyors (RICS) offers three standardised levels of reports, each with a minimum specification that must be covered. Surveyors often use these standards but can customise reports to better suit specific property types and local conditions.

Why Should I Get a Survey Report?

Investing in a survey report can save you significant amounts of money. It provides the evidence needed to negotiate a lower price or even reconsider the purchase if major issues are found. The report details any necessary work and its likely costs, highlighting problems such as structural defects, rot, and subsidence.

So, Which Survey Report Do You Need?

RICS categorises surveys into three levels to cater to different property types and buyer needs:

1. RICS Level 1 Condition Report
2. RICS Level 2 HomeBuyer Report
3. RICS Level 3 Building Survey (also known as a Full Survey or Structural Survey)

Each level provides a different depth of assessment, from a basic overview to a comprehensive analysis.

RICS Level 1 Condition Report

• Overview: The most basic survey designed to complement a mortgage valuation.
• Details: Focuses on the condition of visible and accessible parts of the property using a “traffic light” rating system – Green (Condition Rating 1): No repairs needed, Amber (Condition Rating 2): Defects that are not serious or urgent, and Red (Condition Rating 3): Serious defects needing urgent repair or further investigation.
• Best For: New-build homes or conventional homes in good condition.
• Cost: Approximately £400.
• Note: Does not include advice or a valuation.

RICS Level 2 HomeBuyer Report

• Overview: Provides a more detailed survey, suitable for conventional properties in reasonable condition built in the last 150 years.
• Details: Covers the general condition, major faults, urgent issues, damp tests, timber damage, and the condition of damp-proofing, insulation, and drainage. Uses the same “traffic light” rating system as the Level 1 report.
• Best For: Homes in good condition.
• Cost: Typically, between £400 and £1,000.
• Market Valuation: Can be included optionally. Also includes the estimated cost of rebuilding for insurance purposes.
• Note: Provides advice on repairs and maintenance.

RICS Level 3 Building Survey

• Overview: The most comprehensive survey, often tailored to the specifics of older or unusual properties.
• Details: Includes a thorough examination of all accessible parts, detailed technical information on construction and materials, and advice on repair options and future maintenance. Highlights serious issues and offers guidance on dealing with them.
• Best For: Older properties, listed buildings, properties with extensive alterations, or those you plan to renovate.
• Cost: Typically, between £800 and £1,500.
• Note: Does not usually include a valuation, which must be requested separately and will incur an additional charge.

Customisation and Value

RICS sets a minimum standard for each survey level, but surveyors can customise reports to provide additional value. When comparing surveyors, check what is included in the fee and whether they offer extra services. Level 1 and Level 2 surveys typically adhere closely to RICS standards, while Level 3 surveys can vary more significantly.

Conclusion

Choosing the right level of report is essential for making an informed property purchase. Whether it’s a basic condition report or a detailed structural survey, understanding the property’s condition and potential repair costs can help you negotiate a better deal and avoid costly surprises in the future. Be sure to discuss your specific needs with your surveyor to ensure the report covers all your concerns.