In This Guide
Apply for a mortgage
Buying at auction
Buying in Scotland
Conveyancing
Find and view
Negotiate
Plan your purchase
Success and failure
Surveys and valuations
1. Surveys
2. Basic mortgage valuation
3. Basic valuation example
4. Homebuyer's report
5. Homebuyer's report example
6. The surveyor's inspection
7. Full structural survey
8. Choosing surveyors
9. Complaints
To buy or not to buy
Surveys and valuations
Full structural survey
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A full structural survey is the fullest and most comprehensive of the three main options open to the property buyer. It involves and extensive investigation of the property and a thorough examination of all the major aspects and minor details that are visible. It is more flexible than either the basic valuation or the homebuyer report, as you can request the surveyor to concentrate on specific features of the property.
It is most suitable for larger, older homes with more potential for problems. It is generally accepted that a full structural survey should be carried out when you are buying a home that is more than 75 years old, property over three stories in height, buildings of unusual construction (such as thatched, timber etc.), or if you plan to extend, convert or renovate the property.
A full structural survey can cost you anything from £400 to £1000 depending on the particulars of the property and any special requests that you make.
The surveyor carries out a detailed assessment of the fabric and
structure of the building looking at the structure, general condition
and outward appearance. Absolutely everything that is visible
or easily accessible is placed under close scrutiny in the search
for problems trivial and major. The survey can also include specialist
reports on particular features such as thatched roofing, damp
proofing, foundations and so on. This is usually carried out by
an expert in the particular specialist field in question, either
as part of a firm's survey and quotation for repair work, or by
an independent third party specialist.
A full survey produces a highly detailed report that the surveyor
will spend a lot of time compiling. A normal report easily runs
to over twenty pages and can be embellished with floor plans,
diagrams and pictures to enhance the content. The level of detail
may seem needlessly exhaustive, but that is due to the legal ramifications
of the surveyor failing to point out anything that could cause
you problems later on. The language may also seem a little foreboding,
but that is because surveyors prefer to highlight the worst-case
scenario for any problems they uncover.
The surveyor will attempt to list every defect they can find. Almost every house will have some defects and a long list of them does not necessarily mean that the property is not worth purchasing. However, you should end up with a priced list of all major and minor pieces of repair and maintenance work that need to be carried out on the house. As with the descriptions of the defects, the assessment of the cost of any necessary work will generally err on the side of caution. The report usually only lists visible defects unless you prearrange for them to examine something specific.
Two final points to note:
- The surveyor will not give you a valuation unless you request
it before they carry out the survey.
- The surveyor will not be able to tell you whether or not you should buy the house.
Aside from the main types of survey, you may be advised to get
specialist surveys on certain things, often as a result of one
of the other types of survey. If there are any trees that look
like they may start interfering with the foundations of the property,
or timber that looks like it may have seen better days, then you
may be advised to get a specialist in to have a separate look
at them. This will rarely be included in the cost of your full
survey.
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