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Surveys – which one is right for you and your property?

RICS Home Buyer Survey – Level 1

A RICS Level 1 home survey, also known as a Condition Report, is a basic assessment of a property’s condition for buyers. It’s designed for modern, conventional homes in good condition, focusing on visible defects and potentially highlighting legal issues. It’s the least detailed of the RICS survey types and doesn’t include advice on repairs or a valuation. 

Here’s a more detailed breakdown:

What it includes:

  • Visual inspection: Our surveyor will examine the property’s structure, roof, walls, windows, doors, floors, and services (electrical, plumbing, heating, drainage). 
  • Identification of defects: The report will highlight any readily visible issues using a traffic light rating system (red, amber, green) to indicate the severity of any defects. 
  • Legal issues: It may also identify any potential legal issues or concerns that could affect the sale. 
  • Local environment and energy efficiency: The report may also provide information on the local environment and energy efficiency of the property. 

What it doesn’t include:

  • Detailed repair advice: The report doesn’t provide detailed advice on repairs or ongoing maintenance. 
  • Valuation: A Level 1 survey does not include a valuation of the property. 
  • In-depth testing: No tests of the building fabric or services are undertaken. 

Who should get it:

  • Buyers of modern, conventional homes: This survey is best suited for buyers of properties that are built from common building materials and appear to be in good condition.
  • Those seeking a basic overview: It’s designed for buyers who want a basic overview of the property’s condition rather than detailed analysis. 

Key differences from higher-level surveys:

  • Less comprehensive: Level 1 surveys are less extensive than Level 2 or 3 surveys, focusing on visible defects and not delving into detailed investigations. 
  • No detailed advice: Level 1 surveys don’t provide detailed advice on repairs or ongoing maintenance, unlike Level 2 and 3. 

RICS Home Buyer Survey – Level 2

An RICS Level 2 Homebuyer Survey, also known as a Homebuyer Report, is a visual inspection of a property to evaluate its condition and highlight any significant defects or potential problems. It’s suitable for conventional homes in reasonable condition, providing a detailed overview to help buyers make informed decisions. 

Key Features of an RICS Level 2 Homebuyer Survey:

  • Visual Inspection: Our surveyor will examine the inside and outside of the main building and permanent outbuildings, focusing on readily accessible areas. 
  • Defect Identification: Our surveys identify potential problems like damp, subsidence, or structural issues that could impact the property’s value or require future repairs. 
  • Maintenance Guidance: Our reports provide an overview of potential maintenance needs and will suggest areas where further investigation or specialist advice is recommended. 
  • Non-Invasive: Our surveyors will not lift carpets, floorboards, or carry out intrusive checks like drilling or removing fixtures. 
  • Report Format: Our reports follow a standard format, providing a clear overview of the property’s condition and any identified issues. 
  • Legal Guidance: Our reports may highlight potential legal issues that should be addressed by a solicitor.

Who is it for?

  • Homebuyers: The survey is designed to help buyers make informed decisions about purchasing a property, including assessing the property’s condition and potential costs associated with repairs or maintenance. 
  • Sellers: Sellers can also benefit from a Level 2 survey to identify potential issues and address them before putting the property on the market. 
  • Conventional Homes: A Level 2 survey is most suitable for properties that are relatively new, conventionally built, and in good condition, without extensive alterations or extensions. 

RICS Home Buyer Survey – Level 3

A RICS Level 3 Home Survey, formerly known as a Building Survey, is the most comprehensive type of survey available for residential properties, It’s recommended for larger, older, or poorly maintained properties, those with unusual construction, or if you’re planning significant renovations. The Level 3 survey provides a detailed evaluation of the property’s condition, including defects, repairs, maintenance options, and potential risks. 

What it covers:

  • In-depth inspection: Our surveyor will thoroughly inspect all accessible areas, including attics, cellars, and spaces behind furniture. 
  • Detailed report: Our report will describe the property’s condition, identify defects, and assess their relative importance. 
  • Repair and maintenance advice: It will outline repair options, potential costs, and discuss the long-term maintenance needs of the property. 
  • Potential risks: Our surveyor will identify any potential risks, like hidden defects, and explain how to resolve or mitigate them. 
  • No valuation: A Level 3 does not include a market valuation of the property. 

When to choose a Level 3 survey:

  • Large or old properties: If you’re considering a property that is significantly larger than average or built before 1850. 
  • Properties in poor condition: If the property is visibly in poor condition, or has undergone significant alterations. 
  • Unusual construction: If the property has unusual or non-traditional construction methods. 
  • Planned renovations: If you’re planning to undertake major renovations or modifications to the property. 
  • Concern about hidden defects: If you’re concerned about hidden structural issues or potential problems.

Dilapidation Surveys

A dilapidation survey is a detailed inspection and report assessing the current condition of a commercial building, often conducted at the end of a lease term. Its purpose is to identify disrepair, damage, and breaches of lease obligations, ultimately determining what repairs or reinstatement work is needed. This helps establish liabilities and costs for the tenant to remedy before handing the property back to the landlord. 

Key Aspects of a Dilapidation Survey:

  • Purpose: To document the condition of a building and identify any disrepair or damage that occurred during a tenancy. 
  • Scope: A thorough assessment of the property, including structural integrity, systems, fixtures, and general wear and tear. 
  • Content: Our survey report will outline any lease breaches, detail the required repairs, and estimate associated costs. 
  • Legal Importance: Our survey serves as evidence for lease disputes and can help landlords recover costs from tenants for necessary repairs. 
  • Benefits for Tenants: Dilapidation surveys can help tenants understand their obligations, budget for repairs, and negotiate a fair settlement with the landlord

Conditional Surveys

A conditional survey is a detailed inspection of a building’s condition, focusing on identifying any issues, defects, or deterioration. It’s used to assess the current state of a property, track its condition over time, and inform decisions about maintenance, repairs, and improvements. 

Key Aspects of a Conditional Survey:

  • In-depth Visual Inspection: Our surveyor will visually inspect the building, including its structure, systems, and components (roof, walls, floors, electrical and mechanical systems). 
  • Data Collection: Information is gathered on measurements, previous issues, and relevant documentation. 
  • Assessment of Condition: Our survey assesses the structural integrity, functionality, and compliance with standards and codes. 
  • Report Generation: A comprehensive report is created outlining the findings, identified issues, and recommendations for action, including priority of work and cost analysis. 
  • Uses: Our condition surveys are used in construction, property management, and infrastructure management, helping to identify potential risks for investment, plan maintenance, and manage resources effectively. 
  • Benefits: They help identify immediate remedial work, forecast future maintenance needs, and inform decisions about budgets and spending forecasts. 
  • “Live” Document: A condition survey should be maintained as a “live” document and reviewed regularly to assess when elements will require replacement, helping to minimize disruptions. 

Good to know

Brearey Building Experts, once appointed, will send across a copy of our Terms of Engagement document which will be tailored to your survey requirements.

We will also include a copy of our Complaints Handling Procedure should you have any issues with the services that we provide.

Areas Covered

BBE deliver projects on a national basis for our commercial clients but we want to ensure that we are delivering the best and more accurate Home Buyer Surveys and Reports so we only operate in locals areas that we know. These are;

  • Ampleforth
  • Askrigg
  • Barnard Castle
  • Beadle
  • Boroughbridge
  • Catterick
  • Darlington
  • Dunnington
  • Easingwold
  • Filey
  • Fulford
  • Guisborough
  • Harrogate
  • Helmsley
  • Ilkley
  • Kirkbymoorside
  • Knaresborough
  • Leeds
  • Leyburn
  • Malton
  • Middlesbrough
  • Northallerton
  • Otley
  • Pickering
  • Pocklington
  • Richmond
  • Ripon
  • Scarborough
  • Scotton
  • Stokesley
  • Thirsk
  • Whitby
  • Wetherby
  • Yarm
  • York – all areas