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This is by far the most common type of pre-acquisition survey that we carry out and is appropriate for older property (anything pre-war) or larger, complex structures where plenty of change has occurred over time. Our inspection follows a logical order and enables comment and description on over 40 building element categories. Our reports are crafted with care and attention and make for a lengthy read but with clear summaries backed up with more comprehensive text and labelled photography. We use a traffic light system to categorise urgency and importance and try to keep our advice both contextual and relevant. In almost every case we will have a post report debrief over the phone where areas of concern can be discussed in more detail, as necessary.
This is similar in many respects to a Level 3 Survey and reports on the same building elemental groups. However, the report narrative will be briefer and with fewer photographs, although it still incorporates a traffic light system to help prioritise actions. Consequently, this type of survey is appropriate for post war properties which are neither too large nor too complex in their detailing. Some Level 2 Homebuyer style surveys include a valuation in their reports but we do not provide any opinion as to market value and our focus remains on providing advice as to the condition of the building itself.
This is a popular pre-acquisition survey option for purchasers who want a faster, more personal and less expensive response or where a discussion would be helpful on how best to consider alterations and improvements. No written report is provided but, instead, the inspection is carried out by our surveyor and the client together on site. Broadly speaking, the same building elemental groups will be assessed (time permitting) but the purchaser is able to ask questions and direct the emphasis of the inspection to suit their specific interests. This survey is appropriate where a purchaser might want comfort that there are no structural problems with a building and then to obtain advice on the feasibility of carrying out substantive refurbishment and alterations. Some more complex buildings, however, might need both a Level 3 Survey and report followed by a subsequent Joint Inspection on site to discuss the recommendations.
Our LBI Service enables a discrete assessment to be made of one specific issue affecting an existing building. It could, for instance, be the presence of damp in one or more areas within the building which is causing concern or it might be the development of cracks, internal and/or external. Our surveyor will aim to identify the cause of the problem and to recommend a course of action or schedule of repairs likely to rectify matters. Apart from a visual inspection, our surveyor may use technical instrument readings which are often helpful when backed up by assumptions, qualified where necessary. Sometimes, to get to the root of a problem, a more invasive inspection is recommended which might involve the removal of bricks, floor boards or access equipment. Previous LBI instructions have involved us in identifying rodent entry locations, confirming load bearing wall positions, dealing with acoustic issues, thermal improvements, internal fire safety and subsidence issues, amongst many other topics.
Particularly useful for landlords, reinstatement valuations for insurance purposes can be provided to any building owner. They can perhaps be provided most economically in conjunction with a pre-acquisition building survey. A short site inspection is otherwise required which may or may not need to include a measured survey or verification of dimensions on a plan. We then use subscription data provided by the BCIS (for residential dwellings), making adjustments for building typology, together with other adjustments where necessary for any specific design features. Where multiple flats or mixed use building arrangements are involved, the measured survey can include a proportional subdivision of space to make it easier in dividing up the collective premium.
As an alternative to the Level 2 and 3 RICS surveys detailed above, the RICS also recommends a Level 1 Condition Report for new or simple buildings. We only use this survey type for new buildings where the purchaser wants to be reassured that the builder and/or developer has completed the property to the expected standard. Obviously much cannot be seen behind wall linings, floor and roof coverings, but a detailed inspection can usually root out any fundamental errors or pose questions to be asked by the vendor in demonstrating new-build compliance. Where a building has been converted and/or very substantially remodelled from an older existing structure, notwithstanding beautiful finishes, it is usually more appropriate to have a Level 3 Building Survey which will allow for the time necessary to assess new versus old building fabric junctions.
