Building survey missed elements/too brief?

waamo

You got what you paid for. A general structural survey. They look at the general structure of the building and report on its condition which it seems they did.

Usually they will stick a damp meter in a few walls to test for damp then recommend a specialist regardless of results. If they didn't do this you don't really have a come back.

You say you didn't want to fork out for a comprehensive report but frankly you won't get a comprehensive report for £300.

AlexMac

I assume your basic Googling threw up the same advice as I got on the 1st page (ignoring the paid ads) from

https://www.moneyadviceservice.org.uk/en/articles/a-guide-to-homebuyer-surveys-and-costs#types-of-homebuyer-survey

which explains the types of surveys and their cost;
RICS Condition Report; most suitable for new-build and homes in good condition; no advice or valuation is provided in this survey. ...a very basic survey costing around £250.

RICS HomeBuyer Report;suitable for conventional properties in reasonable condition- £400 on average....any structural problems, such as subsidence or damp, as well as any other unwelcome hidden issues inside and outside.... doesn’t look beyond the floorboards or behind the walls....you could use the report’s suggestions for repairs to renegotiate the price, forr example, if it’s going to cost you £5,000 to carry out work on the property’s damp walls, it’s reasonable to offer £5,000 less than the asking price.

RICS Building Survey; same in-depth inspection as a building survey, but a simple, clear presentation style and a 1, 2, 3 rating system to identify the most serious issues...mainly aimed at larger or older properties, or if you’re planning major works....detailed report with an in-depth analysis of the property’s condition highlighting a range of issues which includes advice on defects, repairs and maintenance options. ...advice sheets on how to deal with some of the more common problems that have been found at the property including an outline of repair options and the consequences of not dealing with any potential issues highlighted within the report. The typical cost is around £400-£500.

Building or full structural survey; most comprehensive survey and particularly good for older homes or homes that might need repairs. This type of survey typically costs upwards of £600...detailed advice on repairs....very extensive and in some circumstances worth the extra money ... can’t look under floorboards or behind walls it should include opinion on the potential for hidden defects (and) information on potential repair options. Again, you could try to save money by comparing the details of the repairs required against the lender’s valuation. "

? Sounds like yours was pretty basic, but the good news is that I think you say it covered movement or subsidence?

I must admit, I prefer to take advice from a trusted builder, and never bothered with a survey in about 10 purchases; and got away with it in every case!

dunstonh

We have just had a building survey completed and have been provided with a four page report on structural movement.

What type of survey? you say structural survey but that would be a structural engineers report. That would only focus on the structure. A survey would be the whole site.
Our survey cost £1600 and have over 80 pages.
We then had a structural engineers report which the vendor paid for which was 5 pages but focused solely on the structure and in a certain area.

I very much doubt either a survey or a structural engineers report would cost just £300. That is more in line with the homebuyers report (half way house between valuation and survey).

In our case, there was a historical movement and the building had some iron plate ties and some poor quality 1970s repair. The lender put a retention on it and we were able to negotiate with the vendor for them to both pay for the structural engineers report and for all the work recommended in the report. The work more than paid for the report several times over. Lender was given before, during and after pictures of the repairs and they removed the retention. The insurer for the property initially had concerns over movement but once given a copy of the structural engineer's report, the survey and the work carried out, they insured it with no extra excess or conditions. The underwriter also told us he wished every case was as detailed as that as it made their job so much easier. it also gives me security as the insurer now knows everything important about the property and cant say they didnt know.

Hugh.

Hi all,

I’m new to this forum so apologies if I’m hijacking the thread.

I’ve recently moved into my second home. Originally built in the 1970s, in 2015 the garage was converted to a second living room.

When we bought the property we had an independent RICS accredited building survey. In reading the comments above the survey was a full survey and the report contained a full rag condition report. For awareness we paid £500 and the survey was commissioned by me.

Since moving in I have noticed that there is asbestos above the garage. The asbestos is visible from in the cupboards within the old garage now reception room.

In reviewing the report received, in retrospect, it confirms that there are no intrusive elements of the survey etc. And even notes that the survey did not check in the void space between the new room in the garage and the structural beams.

Whilst I fully accept the premise of not being intrusive, the survey could easily open the cupboard door, and did so to inspect the electricity meter which is commented on.

What are you thoughts?

Thanks in advance.

Mareland6

Thank you for this. It turns out my broker was using confusing terminology. He called it a 'structural engineer building report' which to my knowledge does not exist.

What we had was a structural inspection by a chartered engineer. In his report he even called it a survey which increased our confusion. This explains the price and brevity of the report. It is what the lenders requested specifically for the structural movement issued but because everyone kept saying survey we thought it was a building survey.

We will be getting a full survey done as well, providing the lender is happy with the inspection report.

This is huge relief as I thought we had been taken for a ride.

waamo

Glad it's worked out for you. It looks like you may have inadvertently found a bargain too.

Good result all round in that case.

EachPenny

Hugh. wrote: »

I’ve recently moved into my second home. Originally built in the 1970s, in 2015 the garage was converted to a second living room.

When we bought the property we had an independent RICS accredited building survey. In reading the comments above the survey was a full survey and the report contained a full rag condition report. For awareness we paid £500 and the survey was commissioned by me.

Since moving in I have noticed that there is asbestos above the garage. The asbestos is visible from in the cupboards within the old garage now reception room.

In reviewing the report received, in retrospect, it confirms that there are no intrusive elements of the survey etc. And even notes that the survey did not check in the void space between the new room in the garage and the structural beams.

Whilst I fully accept the premise of not being intrusive, the survey could easily open the cupboard door, and did so to inspect the electricity meter which is commented on.

What are you thoughts?

How do you know it is asbestos? Have you had a sample tested to confirm the presence of asbestos?

If 'no' then you are in the same position as the surveyor as your personal survey is not truly 'intrusive'.

I would also guess that you can only see part of the void through the cupboard and the surveyor would still only be able to comment on what they can see... hence the note in the report.

The surveyor could possibly have noted on the report that the garage "contains a grey sheet material and the possibility it may contain asbestos cannot be excluded" and then gone on to recommend "a full asbestos survey should be carried out"... but I'm not sure you would have welcomed that outcome.

But in your position it is wise to assume it may contain asbestos and just leave it alone - unless you can see it is clearly damaged or flaking, in which case you need to get an asbestos professional to advise you.

G_M

Mareland6 wrote: »

..... He called it a 'structural engineer building report' which to my knowledge does not exist.

What we had was a structural inspection by a chartered engineer. .........
It is what the lenders requested specifically for the structural movement

In other words you are now providing relevant information that you did not provide in your first post!


All is perfectly clear!
* a structural engineer was instructed, not a surveyor
* it was called a structural engineer report (which is, of course, a specialist 'survey')
* the instruction was to investigate movement, not to provide a building survey


:eek::eek::eek:

Mareland6

Actually it is information that I wasn't aware of when I made my original post. If I'd known, don't you think I wouldnt have needed to ask the question?

Luckily, someone on here mentioned the structural inspection, causing me to look into it and realise that is what had happened so a huge thank you to that individual.

Thats the second time you have posted a sarcastic response. People ask questions because they don't understand something or need help. In house buying, maybe they are in a situation that needs very quick advice (I personally was rushing to a connecting flight and being hassled by the estate agent and mortgage broker simultaneously).