Flat Surveys Consider Much More Than a Typical Home Survey
It’s a common misconception that surveying a flat is simply a smaller version of surveying a house. But it isn’t that simple.
At Westville Associates, we offer building surveys across Surrey and London for buyers purchasing everything from modern apartments to converted period flats and detached family homes.
When surveying a house, the goal is to assess the entire building and its external areas. Learn more.
With flats, the inspection needs to consider much more.
We need to look not only at the individual property you’re buying but also at the wider building, communal areas, and any shared elements that might affect you as an owner.
Here’s how the two types of surveys differ…
Flat survey vs house survey overview:
| What We Check | Flat Survey | House Survey |
|---|---|---|
| Internal walls and ceilings | ✔ | ✔ |
| Damp and moisture | ✔ | ✔ |
| Cracking and movement | ✔ | ✔ |
| Windows and doors | ✔ | ✔ |
| Roof | Where relevant and accessible | Usually |
| External walls | Wider building considered | ✔ |
| Loft | If applicable and accessible | Usually, where accessible |
| Garden | If included with property | Usually |
| Shared areas | Often important | Usually not applicable |
| Previous alterations | ✔ | ✔ |
| Visible services | ✔ | ✔ |
| Communal structure | Important consideration | Usually not applicable |
What our surveyors check in a house
When surveying a house, Westville Associates will inspect the property as a complete building, and depending on the level of survey you order, this might include:
- Roof coverings and chimneys
- Roof drainage components and systems
- External walls, windows and doors
- Internal walls and ceilings
- Floors and loft spaces
- Damp and moisture
- Cracking and signs of movement
- Extensions and alterations
- Outbuildings and external areas
- Boundaries and retaining structures
What our surveyors check in a flat
Like a home survey, a flat or apartment survey closely assesses the property’s condition and considers the wider building.
Looking at the building as a whole matters because a leaking roof several floors above you may eventually cause problems inside the building, or defective external walls could contribute to damp.
Westville Associates may assess:
- Walls, ceilings and floors
- Windows, doors and damp
- Cracking, ventilation, bathrooms and kitchens
- Visible services and previous alterations
- Any accessible roof space associated with the flat
A smaller building does not mean a simpler or cheaper survey
A smaller property doesn’t automatically mean a simpler survey. A modern apartment in good condition could be relatively straightforward, whereas a converted Victorian flat in Fulham can be very different. For example, period conversions typically involve:
- Older roof structures
- Original masonry
- Timber floors
- Previous structural alterations
- Divided services
- Converted lofts
- Internal reconfiguration
- Historic movement and damp
So while your flat may have only a few rooms, the surrounding building can introduce additional factors to consider. These can include:
The roof
With a flat’s roof, responsibility can be more complicated. You might own a leasehold interest, while a freeholder or managing agent maintains the main roof. But that doesn’t always mean the roof is irrelevant to your purchase.
If the roof is in poor condition, future maintenance costs could still come back to you through service charges or major works contributions. So, a surveyor commenting on the visible roof condition, where it can be reasonably inspected, is worth your time.
From here, your solicitor can then investigate the legal and financial responsibilities under the lease.
Communal areas
Communal areas can include hallways, staircases, entrances, external walls, shared gardens, bin stores, parking areas, balconies, basement areas and communal roofs, and the condition of these spaces tells a story of how the building is maintained.
A surveyor can highlight any visible defects, while your solicitor can investigate matters like service charges, management arrangements and responsibility for repairs.
Damp
Suppose there’s damp staining on your flat’s ceiling. The source may not be inside your property and can relate to a leaking roof, plumbing above or a neighbouring flat. So, while the defect appears inside your flat, the cause may lie outside your control. This makes further investigation particularly important.
If the survey finds defects outside your flat, we can flag them, and your solicitor can investigate who is responsible for maintenance and whether there are any planned major works or associated costs.
Buying an older flat in Surrey or London? Ask Westville Associates whether a Level 3 Building Survey is appropriate. Call Simon on 07834 761 411 to discuss the property.
If you’re buying a flat, which survey should you choose?
No single survey suits every property.
| Property Type | Survey to Consider |
|---|---|
| Modern purpose-built flat | Level 2 |
| Conventional modern house | Level 2 |
| Older converted flat | Level 2 or Level 3 |
| Victorian or Edwardian house | Level 3 may be appropriate |
| Heavily altered flat | Level 3 may be appropriate |
| Renovation property | Level 3 |
| Unusual construction | Level 3 |
Westville Associates’ surveyors in Surrey and London can recommend the right level based on the flat’s age, condition, and the building’s complexity.
Is surveying a flat cheaper than surveying a house?
Potentially, but not always. Cost depends on factors such as the property’s size, age, construction and complexity. A large period conversion may require more consideration than a straightforward modern house.
Learn more:
- What does a building survey involve?
- How much does a building survey cost?
- What’s the process like?
- Building survey common defects highlighted
Ready to choose a survey for your flat? Get a quote from Westville Associates.
