Residential Surveys

RICS Homebuyer Report

Sometimes referred to as an ‘HSV’ or a Homebuyer, this report has built a reputation for delivering a clear, comprehensive report for home buyers at an affordable price – with the authority of having been delivered by a fully qualified surveyor member of RICS. It is appropriate for conventional properties less than 150 years old.

The Homebuyer is pitched above a standard Mortgage Lender’s Valuation, but below an in-depth full Building Survey. It’s designed to be a mid-range inspection that offers a guide on value and highlights areas of urgent repair to the home buyer. The report provides a valuation, a rebuilding cost (drawn from BCIS data) and spotlights issues that may affect the value of the property. 

In some cases, it may be necessary to recommend specialist investigations for drainage, electrical systems, central heating and timber diseases, but the surveyor will have the requisite experience to provide general advice on these aspects. 

Building Survey

This is a very detailed survey during which the surveyor will examine closely the structure identifying the cause of defects, both major and minor, and the required remedy. The survey will detail the property's construction and materials. An elemental assessment will be given of the property’s condition.

The Building Survey embraces structural movement, dampness, timber defects including woodworm and rot, insulation and drainage, kitchen and bathroom fittings, electrical, heating and plumbing services. It is more appropriate than a Homebuyer Report for old, dilapidated or unusual types of property.  

Some restrictions may exist to prevent complete inspection, such as fitted floor coverings, limited roof access, but within these limitations, the survey will be complete. 

The Building Survey is more expensive than any other type of report in recognition of the work required. A Building Survey will not normally include a valuation, which should be requested at the time of instruction, if required. 

Structural Report

A structural inspection involves looking for major defects but ignoring the so-called cosmetic aspects of the property such as kitchen and bathroom fittings and decorations. The electrical services, heating and plumbng are also excluded. It is usually carried out by a chartered building surveyor or a structural engineer.  

Essentially, this is a visual examination of the main structural components, ie the walls, floors, foundations, and roof, insofar as they can be seen, for problems such as subsidence, timber decay, woodworm and dampness. We are looking for any adverse affects on the main structure as caused by window replacements, loft conversions, the removal of walls, chimney breasts, wall tie failure and sulphate attack in concrete.  

This is an abridged version of the full Building Survey and, because we are limiting our report to these major structural elements of the property, it is significantly less expensive than the full Building Survey whilst giving sound advice on technical defects. 

Where our terms of reference are limited to, for example, a report on cracking or structural movement as required by a mortgage valuer (often referred to as a structural engineers report), or an assessment of damage as caused by an insured peril such as subsidence, earthquake, vibration or flooding, then we can provide a report tailored to the specific matter in question.

Energy Performance Certificates

As accredited Domestic Energy Assessors, we have been providing Energy Performance Certificates (EPCs) on the sale or letting of residential property since they became mandatory in October 2008. For an informal discussion and advice,  please contact David Cooke on 07794 401379.