We recommend you visit our blog on common building defects here.
Our surveys comprise a detailed visual investigation combining a description of the condition with diagnosis and prognosis of all elements of the building, presented in a detailed written report with a summary and key points for the solicitor or legal advisor dealing with the conveyance.
You may be familiar with the RICS Levels 1-3 Condition Report, Homebuyers Report and Building Survey. Our survey reports cover all the usual investigations you should expect from a detailed Level 3 RICS Building Survey.
We report on the condition of the property, maintenance requirements, any visible defects and where potential concealed defects may exist, what to do about them and when to anticipate problems. Typical defects covered would be dampness, leaks, timber defects, lack of structural support, asbestos, invasive species such as rot or woodworm, and safety issues. For further information, you may wish to read Philip's Blog on Building Pathology entitled 'The Dirty Dozen'.
A Level 3 Building Survey should always be commissioned for historic buildings older than approximately 100 years, and is recommended also if it is unusual, with particular alterations or when you propose to undertake further alterations.
The following 'bolt on' services are available upon request at additional cost:-
These service a all of course available separately, if so required.
As a chartered building surveyor, Philip Smith is trained in building pathology and to inspect buildings to assess common defects such as damp, cracks, leaky roofs, creaky floors and a range of other issues. He is often asked to undertake inspections which combined diagnosis and a prognosis with recommendations for a plan of action.
We are frequently instructed to undertake property valuations, cost assessment and lease extension work.
A property valuation is generally to ascertain the potential open market sale value. This is undertaken in line with RICS Red Book rules and may be for the purpose of property transactions, taxation, probate or matrimonial purposes. An inspection of the property is generally required prior to issue of the report.
Separately, we are often asked to calculate the cost of extending residential leases. This combines an estimation of the open market value with a calculation of the reversion cost and capitalisation of ground rent, as well as any necessary cost of 'marriage value' and 'hope' value.
We are often asked to provide a building reinstatement cost assessment for home insurance providers, often described as the 'rebuild value'.
Finally, we are sometimes asked to provide costings, or a cost assessment to undertake certain repair or maintenance works. This may be in the form of a planned maintenance programme, capital expenditure projections or simply a list of costings for the refurbishment of your home.