Do I need a survey?

 

When it was suggested that I should write about the most suitable RICS Survey for a Listed property my reaction was ‘Level 3 RICS Building survey, no question. Job done, get the kettle on’. It was going to be a very short article.

 

Then I thought a little more about this subject. Surveyors see houses day in, day out and write up many surveys. However, the purchasers of houses may only see one or two surveys in a lifetime. So how are they to know what is appropriate for their intended purchase? How can they tell what is a good survey, full of useful observations as opposed to a survey created from a standard template with drop down menus of generic comments?

 

This is a breakdown of the various RICS survey levels and hopefully an explanation of why (spoiler alert) the Level 3 IS the most suitable survey for a Listed property.

 

The Mortgage Valuation; many people refer to this as a ‘survey’ and estate agents can get quite defensive when we try to arrange a ‘proper’ survey….’oh, they’ve just had one done, you don’t need to come’. The mortgage valuation is a cursory inspection taking at most 30 minutes looking for issues that might affect the value or, worst case scenario, cause the lender to refuse a loan; Issues such as visible subsidence or dampness.  They are really to assess the suitability of the property as security for the loan. They are rarely carried out by an ‘independent’ surveyor as most lenders have a ‘panel’ of valuer/surveyors they use. The fee is arranged by the lender and often added to the loan. The surveyors often come from quite far afield and may not have local knowledge, which is essential for period houses.

 

So far so good. The first level of RICS Surveys is the Condition Survey. This is a report for ‘conventional’ properties, less than 50 years old, built of standard materials and compliant with Building Regulations at time of construction. It comprises a reasonable visual inspection but no tests are undertaken and there are assumptions made with regard to construction etc. The main focus is to point out problems, significant risks to the property and inhabitants and an assessment of the relevant importance of the defects and problems. It does not include any advice on repairs or ongoing maintenance.

 

Level 2 Survey was formerly called  the Homebuyer Survey and was originally designed as a cheaper report for people buying, again, conventional properties in reasonable condition. It used to be designated for properties just over their NHBC warranty but probably now 40 years old or so.  It is more in-depth than the Condition Survey, assessing the major components of the property, going into roof spaces, cellars and so on which would not be inspected under Level 1.  Again, tests are not normally carried out (although most competent surveyors will test for dampness anyway!) There is an extended version of the Level 2 that includes a valuation and insurance reinstatement cost, but again no information is given about recommended repairs, maintenance or potential costs thereof.

 

And now we arrive at the Level 3 RICS Building Survey (formerly called the ‘Full Structural Survey’) which is where we started. This is the most comprehensive of all the surveys and the only one that can competently deal with problems such as thatched roofs, limestone slate covered roofs, solid masonry walls, lack of dampproof course and so on that are commonly found in period and Listed houses. The surveyor will test for dampness in walls and beams in roof spaces. They will assess if the lovely holes created by woodborer are historic or active, they will view the various services in action, and most importantly they will assess the fabric and construction of the property and advise on areas such as incorrectly specified mortars and plasters, possible contraventions of Listed Building conventions and regulations, likely risks to areas unable to be inspected, possible causes of defects and the remedies, recommend priorities and timescales for repairs and maintenance……

 

We often find Listed houses that have managed to ‘slip under the radar’ for inappropriate works, rarely deliberately but through ignorance. For example, a sweet little house which had just recently had full double glazing with uPVC frames fitted……… This would be identified in the survey, where it may often be missed by the prospective purchaser or the Estate agent. As I said this type of ‘renovation’ is usually carried out in ignorance and I have often found potential purchasers of Listed properties tend to assume that only features noted in the Listing are covered by the Listing. In fact, any ‘material change’ to a Listed building will require consent, even something as apparently innocuous as removing plaster to expose beams. The penalties for carrying out unauthorised work can be very severe, so it is always best to check the relevant permissions have been granted. If all else fails, the surveyor may recommend you seek an indemnity policy from the vendor to protect you against the risk of a prosecution.

 

Nowadays another issue that must be covered is the energy performance of the house. Although Listed properties are exempt from providing EPCs there are many things that can be suggested using modern technology that will actually work more in harmony with a period house. For example, the best way of heating a period house  is to maintain a constant ambient temperature rather than to use thermostats and timers to create a ‘boom or bust’, allowing the house to cool and then suddenly heat them which can actually create condensation and dampness.

 

This survey will be considerably more expensive than the levels 2 or 1. A good survey will provide a document that you can refer to for years.

 

We frequently receive e-mails or phone calls that follow a pattern; ‘we are buying a house, how much is a survey’? The only honest answer is ‘tell me more about the house’ .