Surveyor or Structural Engineer ?

Poster74

I'm in the process of buying on a house, my first, and would like advice on whether I opt for a building survey (full structural survey) or get a Structural Engineer to report on it instead ?

Both me and seller don't have a chain, and I'll be using my inheritance to buy a small 1930s end-of terrace house. I won't have a mortgage and therefore its down to me to arrange a surveyor.


After buying, there will be significant renovation, including plastering the entire house, a complete new gas central heating system, downstairs extension, new double glazing for the whole house, new kitchen/bathroom etc etc.


From reading around, it would seem that even a full structural report doesn't provide many answers, just vague recommendations to investigate further.


I've seen comments like this in a few forums:

I paid £900 for a full structural survey and got more questions than answers. It also recommended 3-4 further specialist reports which would have cost me thousands!



There an article from Which seems to hit the nail on the head, unfortunately I can't post links, but you can google
'Structural surveys – what exactly am I paying for? which'


I guess my main concerns would be

Subsidence
Damp
Roof/joist damage
Asbestos

All other aspects seem secondary and relatively minor, especially since I'll be undertaking major renovations.

Rather then pay for a surveyors report, would it not be better to get a structural engineer to inspect the property (and maybe a company to check for damp/asbestos).

Any advice greatly appreciated. Thanks

redseven

We've recently purchased a 30s terrace, initially we planned to go for the full building survey, but after Googling & friend's (plus mortgage broker's) recommendation we opted for the cheaper home buyers report, it covers the elements you mention, ours found potential damp issues, plus advised an electrician's report.

We were able to get both of these done for free from local tradesmen, it enabled us to negotiate down on our offer price. Many of my friends have had surveys that appear to say 'don't buy this house', almost everything is caveated with a requirement for another report. The full structural survey is considerably more expensive, and may not be able to give you a definitive answer without requiring further reports. In my experience the Home Buyers report covered enough of what we needed.

As I understand it a full structural survey is only required when the house is very old - pre C20th - or has had considerable changes made to it's structure.

Good luck

southcoastrgi

even if you get a full report they are not licensed electricians or RGI so all they will say is get the electrics & gas checked by reg installers

Sprigs

I've bought 4 different houses in the past and always had a full survey because it's been such a big investment for me - why risk thousands for a few hundred. Only one of these was built before 1900. Twice the survey found problems - once I got the seller to correct something, once to lower the price by several thousand to cover the cost for me to rectify. I would shop around for Surveyors - IIRC my last survey only cost around £300-400 (2008 for 1954 semi) - due to slump in the market I assumed at the time. For the same reason (?) it was pretty easy to get hold of the him on the phone and talk through any questions I had - I found him happy to tell me what he would be concerned about, what my options were and what he put in 'to cover himself'.
Never had a structural surevy so can't comment on those - would expect a full survey to advise if one called for - in which case potentially a showstopper/price renegotiation.

macman

Given the extent of the renovations you are planning, I would simply ask a competent builder to have a look around and save some money.
Assuming for example that there is some rising damp, since you are replastering anyway, that can be dealt with easily when the old plaster has been removed. Similarly, if you are putting a new roof on, it matters not if there are a couple of leaks from the existing roof.
The only issues you should be concerned with are those that would deter you from buying it at all.

Poster74

The only major parts of the house I'm not planning to renovate are the roof and electrical rewiring (only rewire whats abs neccassary). In this case, does it make sense to get a structural engineer to inspect the property and maybe someone else that can check the roof/beams.

Is there anything the Surveyor can provide that would be useful/relevant in my case ?

macman wrote: »

Given the extent of the renovations you are planning, I would simply ask a competent builder to have a look around and save some money.
Assuming for example that there is some rising damp, since you are replastering anyway, that can be dealt with easily when the old plaster has been removed. Similarly, if you are putting a new roof on, it matters not if there are a couple of leaks from the existing roof.
The only issues you should be concerned with are those that would deter you from buying it at all.

CashisKing

If you look online, you can get a reasonably cheap structural survey.
If there is something obviously structural then you will need a structural engineer i.e. cracks eternally and internally etc.

anotherbaldrick

CashisKing wrote: »

If you look online, you can get a reasonably cheap structural survey.
If there is something obviously structural then you will need a structural engineer i.e. cracks eternally and internally etc.

Eternally cracking ? sounds like my knees !

Poster74

I've had a quote from this firm, they seem ok. I spoke to one of the surveyors and she took a good 10 minutes to answer my questions, which is a good sign i guess.

smith baxter in twickenham


Our Intermediate Building Survey (or Structural Inspection) is a full inspection of the structure of the property including comment, where necessary, on any damp penetration and timber defects. An Intermediate Building Survey Report is typically 8 - 10 pages long and is a comprehensive report on any defects identified at the property, providing recommendations for repair.



Our Full Building Survey, in addition to the above, also includes a visual inspection of and comment upon the building services, fitted kitchens and bathrooms and the condition of the internal and external decorations. A Full Building Survey Report is typically 15 – 20 pages long and is again a comprehensive report on any defects identified, providing recommendations for repair and budget costs for any recommended works.


She quoted me £700 for the intermediate survey, which is the one I would go for. Its a full structural survey, but doesnt include 'services' i.e. inspection of gas or electric, which isnt neccassary in my case. She said they have struc. engineers and chartered surveyors at the firm, and I can request either for the inspection. She did say that a surveyor would probably be better because they are better at identifying damp and timber/roof issues. She said a struc. engineer would be better if I have already have concerns of subsidence.

What do you think ? Go for a surveyor ? is £700 a reasonable quote ?

CashisKing wrote: »

If you look online, you can get a reasonably cheap structural survey.
If there is something obviously structural then you will need a structural engineer i.e. cracks eternally and internally etc.

drummer_666

i would shop around as I got a structural survey for £400, only £100ish more than a home buyers report

although, as you are doing major refurb and are more worried about the roof and damp, perhaps get a damp specialist in and a builder (?) or someone to look at the roof?

CashisKing

Look for a better price I had a full structural survey for a 221sq m detached 4 bed house in March by a FRICS (fellow) £390 inc VAT using Miller Metcalfe who basically match up surveyors and home buyers and take a cut! There were cheaper quotes.
PM your email and I'll send you the survey if you want to see what they look like