Surrey & London: 07834 761 411
Surrey & London: 07834 761 411
We have asked Simon Burrage every question we could think of as homeowners, and about what we need to know to obtain the right survey for your home.
It is not a legal requirement to get a survey when purchasing a property, but it is a very good idea. It is all about protecting your investment. Would you buy a car without having it checked out? It’s good to know of any problems that could affect you later down the line and can help you renegotiate on price.
Choose Level 2 if the property is a standard, traditionally built home, usually post-1900, in reasonable condition, with no major alterations or obvious concerns. Choose Level 3 if the property is older, pre-1900, altered, non-traditional, in poor condition. It’s the most detailed survey.
Level 2 covers areas such as the roof space, drainage, visible defects and repair advice. Level 3 is more detailed, as it’s for older or heavily altered properties. It includes everything in Level 2, plus a deeper inspection of visible/potential hidden defects in roof coverings, roof structure, walls, partitions, and woodwork.
Levels 2 and 3 do not include testing the property’s electrical, gas, or heating systems, or the house’s plumbing system. The surveyors do not drill through walls or lift carpets to find problems, although the Level 3 survey is more thorough.
Building survey costs depend on the survey level, property size and location. As a guide, Level 1 surveys start at around £250, Level 2 surveys at £400, and Level 3 at around £800/£1,500.
A Level 2 survey usually takes around 2–4 hours, depending on the property’s size and condition. A Level 3 survey is more detailed and usually takes around 3–8 hours.
Reports are available 3-5 days after the inspection, depending on the property’s size or the number of issues to be reported. Email has allowed surveys to be delivered the next day in some cases, especially Level 2 surveys.
Yes, both levels of surveyors will tell you whether or not the home you are buying has damp, as 99% of surveyors use moisture meters to test walls. It will be highlighted in your report.
For cracks to be serious, they need to be over 5mm wide and be on a supporting or exterior wall. The rule of thumb is that if they are just in the plaster, they are cosmetic; if they are running through the masonry, they could be serious.
This is why you hire a surveyor. Most home repairs for roof damage or dampness can be inexpensive. Repinning a house that has subsidence is not. Nor will you be able to easily insure or sell the property. All surveys will show significant structural movement.
Yes, surveys will check the roof, any chimneys and all of the guttering. This is dependent on the surveyor being able to safely access the roof. Drones can also be used for hard-to-reach areas.
Surveys are visual, non-invasive inspections. Whilst all surveyors are trained to spot woodworm, decay and rot, it can be more difficult to detect them behind brickwork. The best advice is to ask for a Damp and Timber Report if you are worried.
If the problems are visual and easy to access, then the answer is yes. But remember, no surveys will test your home’s drainage, plumbing or electrical systems. You would need to contact the seller to ask when the systems were last serviced or replaced.
Both Level 2 and Level 3 are visual tests. If asbestos is visible, it can be identified. Asbestos is normally found in Artex ceilings, older floor tiles, insulation boards, or cement piping, so if your home has these, the surveyor would test for asbestos and other hazardous materials.
You can ask Westville’s opinion on the home’s valuation now that all problems have been identified, and we will give it to you. We are experts on property prices in London and Surrey. It is normally the cost of the repairs minus the agreed sale price.
Our advice is always yes, as you were not aware of these problems till after the survey. The choice at the end of the day is always yours. The vendor can always refuse to re-negotiate the price.
The report is a traffic light system, showing what needs immediate attention, what will need to be addressed in future and what’s fine for the foreseeable future.
If it is a new roof, then £20,000 and upwards, new drains, £5000, a new damp proof course £3000 and upwards, underpinning costs £30,000 and upwards,
Sometimes. If the survey has indicated damp or structural concerns, our advice would be to obtain more detailed reports and repair costs.
You should commission the survey after your offer has been accepted, but before you exchange contracts. This gives you time to understand the property’s condition, identify any defects, get repair estimates and renegotiate the price or ask questions before you are legally committed.
Please complete the form to arrange an informal discussion so we can acquire more details about your property. There is no charge and no obligation.
We cover all of Surrey and London and are also available via WhatsApp. Alternatively, please call 07834 761 411 or email Simon directly.
