Level 2 & 3 Residential Building Surveys

Home Survey – Level 2 Report

The Home Survey is broadly equivalent to RICS ‘Survey Level Two’ and is available exclusively from members of the Independent Surveyors’ and Valuers’ Association.

The information is provided in a straightforward report format, which is easy to read and understand. It is divided into numbered sections and will comment upon those major defects and shortcomings that might affect your decision to purchase. Near to the beginning, the report includes the ‘Surveyor’s Overall Opinion’, which is a general overview of the property. At the end, the ‘Summary of Condition and Recommendations’ brings together the most important findings under three headings:

Urgent Repairs: These are matters that in the opinion of the surveyor should be remedied as soon as possible after you have completed the purchase of the property.

Matters Requiring Further Investigation: These are matters that in the opinion of the surveyor will require further investigation before you make a legal commitment to the purchase.

Maintenance Issues: These are items that in the opinion of the surveyor do not have an immediate impact on the performance of the building but which may prove to be a significant future liability and which could affect purchase negotiation.

The report is based on a visual inspection of as much of the interior and exterior of the building as is reasonably and safely accessible. A full description of the service is given in the Terms and Conditions of Engagement leaflet, which Gemstock will provide but the report will include:

• Comments on the internal and external condition of the property (including an overview of the service installations).
• Comments on any major defects or other shortcomings likely to affect your decision to purchase the property.
• Comments on the overall condition of any permanent outbuildings and in relation to the site.
• Any particular points or issues that you should refer to your legal adviser
• The option to include the estimated rebuilding (or “reinstatement”) cost of the property for buildings insurance purposes; if required by the client and if the surveyor agrees to provide this service.

This type of report is suitable for most conventionally built residential properties, constructed since around 1900. Properties that are unusual, by virtue of their design or construction or those that are particularly large might require a more detailed report, such as a Building Survey. Gemstock will advise you further in this respect, during the preliminary discussion.

Building Survey – Level 3 Report

A Building Survey (formerly known as a ‘full structural survey’) is an RICS ‘Survey Level Three’ service. A Building Survey report is based on a detailed, visual inspection of the building, its services and grounds and is more detailed than an RICS ‘Survey Level Two’ report.

The report describes, in detail, the form of construction of a building, including guidance on repairs, maintenance and other remedial works that are found to be necessary. As this is a bespoke service, the full extent of the inspection and the content of the report will be agreed in advance with Gemstock. However, its scope can be extended, if required, to include specialist reports on the services, the drainage system, etc.

A Building Survey is suitable for all types of building, but it is almost certain to be required if the building is very old, if it is a ‘Listed’ building, if it is in need of extensive repair, or if it is not constructed using traditional methods and materials.

Because of the individual nature of a Building Survey it is not possible to give any guidance on costs, as it is with the HomeSurvey or the RICS Homebuyers Survey and Valuation. The fee will vary according to the type, size, value and location of the property. Gemstock will always be willing to discuss the level of fees prior to making the inspection and will sometimes make a preliminary inspection to ascertain the extent of the survey, prior to quoting a fee.