building surveys

A building survey is a thorough visual examination of a property inside and out. It is usually unobtrusive and non-destructive, which means that no damage to the property is occasioned - unless we have specific instructions to do so, and both the instructing client and ourselves have been fully indemnified by the current owners. Of course the surveyor does not have x-ray eyes, but an experienced surveyor such as ours will know what may be lurking beneath by those surface manifestations which may be visible, and can guide the client accordingly on what may be the next steps, including exposure of affected areas either before or after the sale has completed.

Survey inspections will generally be carried out from the ground and from accessible areas of the property, usually from within the property and its grounds, but surrounding areas may also allow be accessible provided no trespass would be entailed! The surveyor will bring a ladder so to access areas such as roof spaces, etc, but higher areas may be impossible to see or inspect without access facility being provided, although this can be provided at additional cost if we are informed beforehand.

Although this is a bespoke service which can be tailored to suit an individual client's requirements, there are usually three main elements of a property which the surveyor will need to address - structural stability, freedom from dampness (and therefore rot, timber infestations, etc), and services. Regards this latter, we do not unless asked arrange for specialist services inspections at the time of a survey, but a visual examination will usually be most revealing to an experienced surveyor! Of course there other parts of a property which will be seen and reported, but if the first three elements are the skeleton then any further issues are the meat on the bones.

Our report may also include bespoke advice, where applicable or where specifically asked for, on matters such as Planning approval, Building Regulations compliance, party wall implications, licences and permissions, etc. If available during report production, these documents can be inspected and commented upon as appropriate, and if not the client and their legal advisers will be guided as to what may be required. A client may wish to make modifications, adaptations, conversions, extensions, etc following purchase, and will be preliminary guided through what may be involved within the building survey report.

And finally and probably most importantly, costs! Our report will advise a purchasing client on what will likely be the budget cost of making such significant repairs and improvements to the property as it stands and as were noted at our inspection, and which can be employed as a negotiating tool as to final purchase price. Advice can also be given on the likely budget cost of post-purchase modifications, adaptations, conversions, extensions, etc, and BBS are equipped to provide additional services such as drawings, structural engineering input, specifications, building contract administration, etc, details available upon request. Cost implications for flats and apartments in a block will also contain advice as to likely service charge implications.

A client will never be told by us whether they should or should not proceed with a purchase, that is a decision for them, but our same day verbal report followed promptly by our written report will assist the client during that decision making process.

A building survey is a much more thorough assessment of and report on the condition of a property than is contained in a HomeBuyer Report, or a Valuation Report such as will be received from your lender if you are seeking a mortgage. If you would welcome a bespoke prose written report (we do not follow a standard template) to follow an in-depth same day discussion of the outcome of your surveyor's inspection, then you should commission a building survey.

Our building survey is purely for you and your advisers to see and to rely upon, it is commissioned by you and for you exclusively, it is not commissioned by somebody else and copied to you.

Costs vary depending on the size, type, location and complexity of a property, but the cost of a building survey is never linked to its value, being purely calculated on our estimate of likely time expenditure depending an individual client's specific instructions.

The cost of a residential or commercial building survey of the smallest property can be as low as £500, but the average cost of a small to medium sized property is usually between £750-£1,000. Larger and more complex properties might cost £1,000-£1,500, but even the largest property will rarely cost more than £2,500. All charges made by BBS are subject to the addition of VAT at the standard prevailing rate.

We believe you will find that these costs for a full building survey in our geographical area are highly market competitive, and will compare favourably with those charges sought to be levied by our competitors, mortgage lenders, etc.