Help Choosing the Right Survey

A bank valuation is not a survey, people often get confused between mortgage valuations and surveys. A mortgage valuation just assesses whether or not the property is a good investment for your lender. They’ll only look at a few basic factors, most of the time it’ll be a quick assessment of the age, location and building type. They won’t care if you’re stuck with a £5000 bill for a new roof. 

A survey is much more in-depth and will pick up things a valuation would never mention. Also, a survey is for your information. Your mortgage valuation is just for your lender, concerning what’s in their best interest.  A mortgage valuation is not a survey, and it’s certainly not enough information for a huge purchase like a property.

When buying a home, an important step in the process is to get a survey of your chosen property to assess its condition and highlight any issues it may have before you decide to legally commit to a purchase.

Royal Institution of Chartered Surveyors (RICS) offers three different levels of survey. As the levels increase so does the detail of the report and the level of advice given. If the surveyor identifies that the survey you've requested isn't fit for purpose when arriving at the property, you may have to go through the process of instructing a surveyor all over again. Therefore, you should know the difference between each level of the reports.

Using an RICS Regulated Surveyor means you have comfort in knowing:

• The RICS standards assure competence, ethical conduct, service standards and consumer protection.
• An RICS Surveyor has to meet rigorous requirements with regard to experience and qualifications. 
• The RICS prescribes guidelines and formats for surveys based on the type of property. 
• Guidance from an RICS Surveyor is backed by professional indemnity insurance.
• The RICS estimates that on average a customer spends £5,750 on repairs due to the lack of a survey.

Knowing which kind of survey you need for your property may seem difficult. However, below are some of the key differences between each level of survey.

The RICS Level 1 Condition Report is the least expensive report. As the lowest level of report, it is the least detailed of the surveys.

• Providing you with a brief summary of the condition of the property, 
• No advice on how to carry out repairs. 
• This kind of survey is better suited to newer builds.

Generally, we do not recommend this level of report as the amount of detail and advice is very limited.

An RICS Level 2 Survey will assess the condition of many aspects of a property. 

• It will offer limited advice on any repairs needed. 
• This level of survey is suitable for a range of properties, although it may not be comprehensive enough for older buildings pre1930, buildings that have been extensively altered, neglected properties, or properties built out of unconventional material. 

The RICS Level 3 Building Survey is the most comprehensive assessment of a property. As well as assessing accessible areas, the surveyor will enter concealed areas of a property (if they are safe to do so) to investigate their condition. 

• They will also observe the normal operation of services within the property. 
• Necessary repairs and future maintenance will be discussed along with the issues found. 
• As the most detailed survey, this level is suitable for older property pre-1930s, made of unconventional material (like thatch or timber), has had significant building work done to it, or is in a poor condition.

Roof and Chimney Drone Surveys are available as an add-on to our existing RICS Level 2 and 3 Reports, with no need for an additional or separate inspection, or also as a stand-alone service with a specific report.

Many parts of roofs and chimneys are just not possible to see without the need for costly scaffolding or cherrypickers. In some instances, the roof may be too fragile to support a manned inspection.

A drone inspection is especially useful where access is difficult, having the ability to fly close to buildings and in awkward positions. This will not only provide more detailed information but also be very cost-effective.

If you are looking for a newbuild snagging report then please visit our newbuild page for more information. 

If you are unsure which level of report is suited to your property please get in touch and we can advise you further. If you have a Rightmove or Zoopla link this will help enormously.