The RICS has revised its “Home Survey Suite” to include 4 surveys, Level 1 (formerly the Home Condition Report), Level 2 (formerly the Homebuyers report), Level 2 survey and valuation and Level 3 (formerly the Building Survey).
Level 1 Report.
This is based upon the Home Condition Report originally intended to be included in the Home Information Pack, now defunct. It has been designed to supplement a valuation inspection, primarily for the benefit of large survey firms conducting high volumes of mortgage valuations. The roof space is only inspected from the hatch (known as a ‘Head and shoulders’ inspection) and the drain covers are not lifted. There is no advice provided in the report, but the condition of each element is rated, between 1 - 3, in similar style to the Level 2 (Homebuyers Report). I do not provide Condition Reports, because I think that the Level 2 survey is a more thorough inspection and includes a better level of advice.
Level 2 Report.
The Level 2 Report has been recently revised. The report includes a condition rating system, similar in appearance to the Level 1 Report. It is suitable for standard houses of traditional construction, which are in generally good condition, and have not been significantly altered. Guidance used to be that houses built before 1918 would not normally be considered suitable for a Level 2 Report, however today, the surveyor is given more discretion in deciding which properties are suitable and may vary between surveyors, depending upon their own expertise. The inspection includes entry into the roof space and lifting drain covers. The report provides some advice about repairs.
The Level 3 Report.
Traditionally, each surveyor has prepared their own format of Building Survey/Level 3 report and they vary widely. The RICS has developed a standard format, with a range of options. A Building Survey is normally a full day’s work for me, so that I can take as long as I consider necessary to investigate the condition of the building. As standard, my reports include colour pictures within the text, to illustrate defects noted.
The Level 3 report is generally more flexible and the inspection is of a greater depth. Clearly, if you are a builder, detail on the condition of kitchen fittings, wall plaster or fences may not be required and the report can focus on structural matters, damp or drainage. Some clients want to know if alterations can be made to the property and what the implications of structural works might be. The Level 3 report is also well suited to older properties, properties of non traditional construction, properties in a poor condition, or which have been significantly altered in the past.
Whatever property you are considering buying, you are welcome to call and discuss your particular requirements. There is no charge for a little advice and I can provide examples of RICS documents and survey reports, so that you can see what might be available. These documents include “Helping you choose the right survey”, “Description of the RICS Home Survey Level 2” and “Description of the RICS Home Survey Level 3”. Even if I am unable to help you, I might know someone who can.
