Level 2 or 3 RICS survey?

Troy_af

I will be looking to book a survey shortly for a property that Ive had an offer accepted on. Its just over 2 years old. My question is what are the main differences between a level 2 and 3 survey? Because having looked at the actual report example template from RICS I cannot see any, except the level 3 being more expensive of course.

Also, Ive had environmental searches back from my solicitor and these have included findings that the property is built next to in filled land therefore subsidence could be a small risk. Is this something that a survey would clear up?

Thanks.

Troy_af

To add we would also like to know whether or not it would be possible to extend the property in the future, would a level 2 answer this?

user1977

What sort/age of property is it? Level 3 will go more in-depth, though there are often the same caveats e.g. they'll look under the floorboards, but not if they can't get access; they'll look in the loft, but might not be able to see much if it's full of the vendor's junk, etc.

Any type of survey ought to tell you whether the property has actually suffered from subsidence (and the desktop search you're looking at is a very low-resolution assessment of ground stability, not really something to pay too much attention to).

What sort of extension and what variety of obstacles are you thinking about? No type of survey is really an assessment for that, though it might give you some useful information.

Troy_af

user1977 said:

What sort/age of property is it? Level 3 will go more in-depth, though there are often the same caveats e.g. they'll look under the floorboards, but not if they can't get access; they'll look in the loft, but might not be able to see much if it's full of the vendor's junk, etc.

Any type of survey ought to tell you whether the property has actually suffered from subsidence (and the desktop search you're looking at is a very low-resolution assessment of ground stability, not really something to pay too much attention to).

What sort of extension and what variety of obstacles are you thinking about? No type of survey is really an assessment for that, though it might give you some useful information.

It is a detached house around 2 year old, built on a new development of around 500 homes, so not one of a kind or anything like that.. I would not be considering the full level 3 survey had the low risk of subsidence not been brought up in the searches.

I would be considering extending the kitchen into a type of garden room, this would be extending into the rear garden, I would also like to convert out the loft space.

user1977

I think some would be of the opinion that even a level 2 survey is over the top for a newbuild property.

If you want reassurance about subsidence, have a look at the planning papers for the development, which will almost certainly include a geotechnical report going into much more detail about the ground conditions and design of foundations etc. In any event you'll have the benefit of the remainder of the NHBC (or equivalent) warranty.

Noneforit999

The RICS website has a link to the details of each survey.

Assuming you have viewed the property yourself and nothing odd jumped out at you and it only being 2-3 years old, I would just go for the Level 1 one personally.

Level 3 suggests they take up flooring etc. As an owner I wouldn't be having this on a 2 year old house that has 7-8 years of its NHBC warranty remaining. 

We are selling a 7 year old house currently and not a chance are they ripping up flooring if that's the level of detail they want, I will just pull out and find another buyer. 

dodo1990

A level 2 survey for a 2 year old property is unnecessary unless you have serious concerns about it. It is still under NHBC warranty for major build issues and probably still has extra warranty on top from the original developer. We had Level 1 don on a 5 year old house, no problems, and a Level 3 done on a 200 year old house which was worth it for the detail but we are talking crumbling bricks and very worn roof tiles!

Troy_af

user1977 said:

I think some would be of the opinion that even a level 2 survey is over the top for a newbuild property.

If you want reassurance about subsidence, have a look at the planning papers for the development, which will almost certainly include a geotechnical report going into much more detail about the ground conditions and design of foundations etc. In any event you'll have the benefit of the remainder of the NHBC (or equivalent) warranty.

I am currently having a look through the planning papers (there are hundreds of pages of documents). I have found quite a lot of information in the Environmental Impact Statement, which is around 300 pages long and covers pretty much everything regarding the development. There is a section on subsidence and ground stability etc. It goes on to identify possible problems and then says what should/will be done etc. Some of the key points I found:

"Made ground was encountered across the entire site at thicknesses of between 2m and 13m. The material compromises coarse clayey sand and gravel with fragments of brick, concrete, glass and limestone."

"Foundations will be designed to accommodate the poor engineering properties of the made ground. Options include, deep strip foundations, piles, ground improvement or raft foundations to low rise structures."

"Provided the ground is prepared in an appropriate manner and the foundations for individual buildings are designed and constructed in accordance with the advice in Appendix 18.1, the buildings proposed in this application can be erected and occupied safely."

"Because of the thickness of highly variable made ground across the entire site, the ground is potentially somewhat unstable. Thus mitigation measures will be incorporated in the development plans to protect buildings from excessive settlement, failure of drainage systems etc."

Can this information be relied upon? I mean, its all good pointing out the potential problems and what should be done to fix them, but what assurance would I have that this advice has actually been followed by the developer?

Thank you for the replies.

user1977

Troy_af said:

user1977 said:

I think some would be of the opinion that even a level 2 survey is over the top for a newbuild property.

If you want reassurance about subsidence, have a look at the planning papers for the development, which will almost certainly include a geotechnical report going into much more detail about the ground conditions and design of foundations etc. In any event you'll have the benefit of the remainder of the NHBC (or equivalent) warranty.

what assurance would I have that this advice has actually been followed by the developer?

The fact that it's been passed by building control and that NHBC (or similar) have given a 10 year warranty?

You seem to be overthinking things - you're in a much better position than, say, an older property which would come with no warranty and probably poorer foundations.

Troy_af

user1977 said:

Troy_af said:

user1977 said:

I think some would be of the opinion that even a level 2 survey is over the top for a newbuild property.

If you want reassurance about subsidence, have a look at the planning papers for the development, which will almost certainly include a geotechnical report going into much more detail about the ground conditions and design of foundations etc. In any event you'll have the benefit of the remainder of the NHBC (or equivalent) warranty.

what assurance would I have that this advice has actually been followed by the developer?

The fact that it's been passed by building control and that NHBC (or similar) have given a 10 year warranty?

You seem to be overthinking things - you're in a much better position than, say, an older property which would come with no warranty and probably poorer foundations.

I do tend to over think things probably too much. With this purchase I am sceptical as to why the current owners would be moving from a brand new home after only 2 years. Yes I know people could have lots of reasons to move house, just my over thinking again.

Thanks again.

Noneforit999

Troy_af said:

user1977 said:

Troy_af said:

user1977 said:

I think some would be of the opinion that even a level 2 survey is over the top for a newbuild property.

If you want reassurance about subsidence, have a look at the planning papers for the development, which will almost certainly include a geotechnical report going into much more detail about the ground conditions and design of foundations etc. In any event you'll have the benefit of the remainder of the NHBC (or equivalent) warranty.

what assurance would I have that this advice has actually been followed by the developer?

The fact that it's been passed by building control and that NHBC (or similar) have given a 10 year warranty?

You seem to be overthinking things - you're in a much better position than, say, an older property which would come with no warranty and probably poorer foundations.

I do tend to over think things probably too much. With this purchase I am sceptical as to why the current owners would be moving from a brand new home after only 2 years. Yes I know people could have lots of reasons to move house, just my over thinking again.

Thanks again.

Why don't you ask the EA the vendors reasons for selling? We were asked and explained our reasons, i.e. wanting an additional room to use as an office among other things. You have the NHBC warranty anyway but developers are often present onsite for months/years until a development is complete and we had the first two years we could get the developer to fix any issues after sale too. 

I realise new builds can have issues but I would be very surprised if a seller has major structural issues with the house and instead of going via the developer/NHBC route, they decide to try and flog the house on and hope buyers do not notice. That seems incredibly unlikely.

Personally I think you are overthinking this. If you are genuinely worried, get a Level 1 survey done to ease your mind for the sake of few hundred quid. Realistically a 2 year old house should have very few faults, the most you would get are a few minor issues from the original build.