Residential

This service is designed for clients (buyers, sellers and owners) seeking a professional and objective report on the condition of the property at an economic price.  As a result, it is less comprehensive than survey level two and survey level three.

The RICS Home Survey – Level 1 service includes:

• a physical inspection of the property (see The inspection below) and
• a report based on the inspection (see The report below).
  The surveyor who provides the RICS Home Survey – Level 1 service aims to:
• describe the part or element in enough detail so that it can be properly
  identified
• provide a clear and concise expression of the surveyor’s professional
  assessment of each part or element
• describe the condition of the part or element that justifies the surveyor’s
  assessment and
• help you gain an objective view of the condition of the property.

Any extra services provided that are not covered by the terms and conditions of this
service must be covered by a separate contract.

This report comprises a relatively detailed inspection of the property and records any significant defects, reference is also made to less significant defects of a general nature.  A mortgage and an insurance valuation can also be included at an extra cost. 

The RICS Home Survey – Level 2 (survey only) service includes:

• a physical inspection of the property (see The inspection below) and
• a report based on the inspection (see The report below).
  The surveyor who provides the RICS Home Survey – Level 2 (survey only) service aims to give you professional advice to:
• make an informed decision on whether to go ahead with buying the property
• take into account any repairs or replacements the property needs, and
• consider what further advice you should take before committing to purchasing the property.

Any extra services provided that are not covered by the terms and conditions of this service must be covered by a separate contract.

This type of survey is the most in depth property inspection provided.  The report will contain a detailed description of the building elements and will identify all visible defects.  It will also make certain recommendations in respect of concealed elements of the building.  If requested, an approximate estimate of the remedial work required can be provided.

The RICS Home Survey – Level 3 service includes:

• a thorough inspection of the property (see The inspection below) and
• a detailed report based on the inspection (see The report below).
  The surveyor who provides the RICS Home Survey – Level 3 service aims to give you professional advice to:
• help you make a reasoned and informed decision when purchasing the property, or when planning for repairs, maintenance or upgrading the property
• provide detailed advice on condition
• describe the identifiable risk of potential or hidden defects
• propose the most probable cause(s) of the defects based on the inspection and
• where practicable and agreed, provide an estimate of costs and likely timescale for identified repairs and necessary work.

Any extra services provided that are not covered by the terms and conditions of this service must be covered by a separate contract.

A Building Maintenance Schedule is an itemised document which identifies defects to a property, together with a recommended course of action. The document also includes all items of a regular maintenance nature and the anticipated intervals when such works should ideally be undertaken.

Building Defects Diagnosis reports revolve around the investigation of individual defects within a property. Often the causes of such defects are hidden with only the symptoms apparent, for instance where water has leaked through defective concealed chimney flashing causing staining to the ceiling inside.

Insurance Re-instatement Valuations are included within all mortgage valuation reports. Their purpose is to provide an estimate of the amount for which a property should be insured. Although a new owner will insure a property at the time of purchase, the insurance should be index-linked to ensure that the property remains insured for a satisfactory sum. Over time such index-linking may need adjustment so an updated insurance valuation may be required.

In the event of a disaster such as fire, flood, subsidence, landslip and heave the insurance company may instruct a surveyor to oversee all repair and refurbishment works in connection with the disaster. The surveyor’s involvement may also include the preparation of a Schedule of Works, procurement of builders’ services (tendering) and the certification of payment to the contractor.

RDA is the analysis of a development scheme to identify the land value, profit margins or gross development value. Often such appraisals are undertaken for a lender or investor prior to commencement in order to determine the feasibility of an individual scheme. Alternatively, appraisals can be undertaken to determine land value in a competitive situation.

Schedules of Condition are traditionally undertaken prior to the commencement of a lease or license and are often attached to the lease to establish the condition of the property at that point. Such schedules can also be undertaken on surrounding buildings when development is anticipated.

Schedules of Condition can be invaluable at the end of a lease term when dilapidations may be negotiated, and can determine the condition of a property at a given point. Schedules of Condition comprise a detailed written description of condition supported by photographic evidence.

Photographic Schedules provide annotated photographs which record the condition of a property. These schedules represent a less comprehensive record and can be completed within a short time frame and to a specific budget.

A Schedule of Dilapidations clearly defines the items that are in disrepair. These items may form part of repairing covenant through which either a landlord or tenant has obligations.

The Schedule of Dilapidations is a written document formed in a Scott Schedule and can be supported by photographs