Choosing the Right Survey (Pinned)

In recent years, the RICS have tried make life easier for homebuyers by insisting that members benchmark their survey reports. Every report must be allocated a Level between 1 and 3. The RICS have produced a set of templates but members are also free to use their own as long as it is clear to clients which level of report they are requesting.

In broad terms, Level 1 is similar to the type of inspection that might be undertaken on behalf of a lender to ensure that they are aware of any defects that might impact the value of the property significantly,  Level 2 is the equivalent of the old ‘Homebuyer Report’ and Level 3 the equivalent of the more detailed ‘Building Survey’.

The minimum requirements for each level are briefly outlined below with some practical examples:

Level 1

The surveyor describes each element of the property, reports on its condition and provides a professional assessment. The professional assessment can be in the form of a Condition Rating. For example:

The main roof is pitched and laid with natural slates. The junction with the chimney stack is weathered with a lead flashing. 

There are 2 cracked slates to the rear elevation and several slates have been previously replaced.

Condition rating 3 (meaning that the element requires urgent attention).

Please note that Taylor Mitchell do not provide Level 1 reports as we consider them to be too basic to meet the needs of our clients.

Level 2

The Level 2 report follows a similar format to the Level 1 but provides more information while still remaining short and to the point. Material defects are described, and potential hidden defects highlighted where identifiable. For example:

The main roof is pitched and laid with natural slates. The junction with the chimney stack is weathered with a lead flashing. 

There are 2 cracked slates to the rear elevation and several slates have been replaced indicating that the fixings have degraded. Slate coverings to older roofs were secured with steel nails which are susceptible to corrosion (known as nail rot). Where there are signs of nail rot the problem is likely to get progressively worse.

The cracked slates should be replaced.   

Condition rating 3.

Level 3

The Level 3 report again follows a similar format and includes everything included in the Level 2 but with additional comments on the form of construction and materials used, remedial options for defects with recommended timescales, the potential consequences of ignoring defects and future maintenance. For example:

The main roof is pitched and laid with natural slates. The junction with the chimney stack is weathered with a lead flashing. 

Slates are secured by nails driven into horizontal timber battens with the next row up covering the nail holes. Modern roof coverings include a waterproof layer below, known as ‘sarking felt’, to act as a secondary barrier and take any rainwater that penetrates through the primary covering down to the gutter. The roof covering to this property does not have a secondary barrier.

There are 2 cracked slates to the rear elevation and several slates have been previously replaced indicating that the fixings have degraded. Slate coverings to older roofs were secured with steel nails which are susceptible to corrosion (known as nail rot). Where there are signs of nail rot the problem is likely to get progressively worse.

The cracked slates should be replaced as soon as possible as otherwise, with no sarking felt present, rainwater will penetrate, damage the internal finishes and put roof timbers at increased risk of decay. It’s difficult to replace individual slates on a roof covering of this type. The damaged slate must first be removed with a bespoke tool. A strip of metal, referred to as a ‘tingle’, is then inserted to support the base of the replacement slate. It may therefore be more economical in the long term to replace the covering than undertake running repairs          

Condition rating 3.

There are several routine checks which I would recommend to prevent problems from occurring in the future:

– Look for signs of cracked or broken slates annually and following particularly stormy weather;

– Inspect verges for deterioration of the cement fillets as they tend to be susceptible to thermal movement;

– Clear all back gutters (such as behind chimneys) of leaves and other debris to ensure the free flow of water   to outlets;

– Remove moss or lichen growth where it is affecting the flow of water off roof slopes;

– Cut back overhanging trees or foliage which may impair roof drainage.

In the coming weeks and months, I’ll be writing about the various elements of a property including roofs, walls, floors etc. and examining some typical defects. I’ll also be including information on some common maintenance issues that I regularly see when out and about inspecting properties in Cambridge and North Essex. As I upload new posts, I will add a link below to create an index.