Residential Property Services
RICS Level 2 Homebuyer Report (can be requested with or without valuation)
For properties that require an in-depth assessment, our level 2 home buyer survey report offers a thorough examination of all accessible areas, identifying hidden defects and potential problems. This is a non-intrusive survey which includes the following:
- Suitable for traditional built properties after 1930 including those with conversions or modest extensions.
- Details the properties method of construction and materials used.
- Detailed analysis of the condition of the property including damp, timber decay and structural problems.
- Provides recommendations and highlights any matters which require further investigation.
- Raises any potential concerns regarding planning, building regulations and legal matters.
- The survey covers the externals, internals, services and grounds and summary photos will be included.
- A desktop assessment of environmental matters which may affect the property.
We aim to turn these reports around within 2-3 days of inspection, depending on the instruction.
RICS Level 3 Home Survey
These are the most detailed survey we offer and we utilise modern technology to ensure all roof areas are fully inspected. This level of survey is essential for older and more complicated properties, ensuring a highly detailed inspection is carried out and a comprehensive report is prepared.
- Suitable for properties constructed before 1930s, traditional or non-traditional construction with numerous extensions or converted areas.
- Assessment and explanation of the current defects and how they can be rectified.
- Details the properties method of construction and materials used.
- Provides recommendations and highlights any matters which require further investigation.
- The survey covers the externals, internals, services and grounds and summary photos will be included.
- Raises any potential concerns regarding planning, building regulations and legal matters.
- A desktop assessment of environmental matters which may affect the property.
We aim to turn these reports around within 3-4 days of inspection, depending on the instruction.
Independent Valuation Report
What type of report is this?
This is an independent assessment of the subject property which assesses the property in its current condition and provides a current market valuation in accordance with RICS requirements.
Note: This is solely a valuation of the property not a survey. If you are purchasing a property we would recommend a level 2 survey with valuation as this provides professional advice on the properties condition and provides an independent valuation.
When would I require one of these reports?
This type of report would be suitable in one of the following circumstances:
- Purchasing a help to buy property;
- Shared ownership valuation;
- Matrimonial / Divorce settlement valuation;
- If you require an accurate valuation and are looking to buy or sell;
- Probate or inheritance tax valuation.
This report will provide a general overview of the property, accommodation and floor area, current market valuation, reinstatement cost assessment and show comparable evidence used.
We aim to turn these reports around within 3 days following our inspection.
Independent Snagging Reports
What are snagging reports?
A snagging report is a detailed inspection of a new build property, identifying any defects or issues that need to be addressed by the developer before the homeowner takes possession.
An independent snagging report provides an unbiased assessment of the property, highlighting any defects that may have been overlooked during the construction process. By addressing these issues early on, homeowners can avoid potential costly repairs in the future.
When should these be undertaken?
These are best undertaken before legal completion so homeowners can request the developer rectify them before they move in. This ensures that they can enjoy their new home without the stress and inconvenience of dealing with post-move-in repairs and having to arrange for the builders to come back if they have moved on.
We highly recommend individuals consider obtaining an independent snagging report when purchasing a new build property, to ensure that you are fully aware of any works required prior to purchase.
We aim to turn these reports around within 3 days following our inspection.
Commercial Property Services
Schedule of Condition
What is a schedule of condition?
A Schedule of Condition is a professional report which documents the state of the property at the time the lease is granted to a tenant. Within this document, you will find a full list of photographs, as well as any other additional descriptions of the property.
This document is used to establish the condition of a property prior to occupation of the property or tenancy agreement in order to limit a tenant’s repair, redecoration, reinstatement and yielding up obligations.
When is a Schedule of Condition needed?
A Schedule of Condition is typically included within a Lease in order to limit the tenant’s repairing obligations to the condition of the property at the beginning of a lease.
This document is usually prepared for legal or contractual reasons and is used for commercial properties. At the same time, a Schedule of Condition (SOC) acts as a benchmark against which its condition can be assessed in the future, which is why it is often prepared at the beginning of a lease agreement.
The importance of detailed photographs and text
The main purpose of detailed photographs and text is to give a fair, firsthand insight into the condition of a property. Prepared under the instruction of a landlord, a tenant, a contractor or an employer, the document is used to identify changes in the condition of a property.
Without detailed photographs and text, it can be difficult to establish the condition of a commercial property at lease commencement.
Require a Schedule of Condition?
To discuss a Schedule of Condition for your property or new lease, contact our expert team.
We aim to issue Schedules of Condition within 3 days following our inspection depending on the property / portfolio size and complexity.
Reinstatement Cost Assessment
What is a Reinstatement Cost Assessment?
A Reinstatement Cost Assessment involves physically visiting a property to measure and assess the reinstatement costs. They are usually made based on a total loss or of such substantial damage that the entire building will require demolition and rebuilding.
Following the measurement and assessment of the property or premises, a final assessment figure will be given which will include the total cost to rebuild the property including demolition, debris removal, professional, statutory fees and VAT. This will make up the declared value for insurance purposes.
What is included in a Reinstatement Cost Assessment?
Once the property or premises has been visited, assessed, and measured, you will receive a report which will show the declared value or rebuild value. The report will include the name of the surveyor who undertook the inspection and the date, along with a description of the property and any further considerations or assumptions included in the assessment.
How often do you need to update a Reinstatement Cost Assessment?
The Royal Institute for Chartered Surveyors guidelines state that the sum insured needs to be checked on a regular basis, with an annual adjustment to reflect inflationary effects, and a major review every three years, or earlier should significant alterations be made to the insured property.
We aim to issue Reinstatement Cost Assessments within 3 days following our inspection depending on the property / portfolio size and complexity.
Planned Preventative Maintenance Survey Reports
What are Planned Preventative Maintenance Surveys and what is included in the reports?
Planned Preventative Maintenance (PPM) surveys are an essential tool that enable building owners/occupiers to proactively maintain, manage and improve their properties over a set period of years.
PPM Reports involve a detailed survey inspection of a property, along with a schedule with recommendations for the coming years, to provide a planned maintenance strategy. Our reports will identify repairs and redecorations and provide recommended timescales for undertaking repair works over coming years, and we also provide estimated budget costs so that our clients are able to budget accordingly.
How are these reports beneficial?
Ensuring that properties are properly cared for with planned maintenance reduces the likelihood of property owners suffering unexpected and costly reactive repair works.
As well as considering disrepair and long-term maintenance requirements, we can also consider health and safety issues, matters of statutory compliance and suitability/fitness for purpose. Where required we can also arrange for measured surveys, asbestos surveys and Energy Performance Certificates (EPC’s) to be undertaken simultaneously.
We also prepare Stock Condition Surveys for clients with large property portfolios, such as Care Home Providers, Housing Associations and Commercial Landlords.
Additional Services
Drone Survey
What is a Drone Survey?
A drone survey is an aerial survey undertaken by a drone, both photographs or video footage can be obtained during the survey. These survey types can be very helpful if you have specific issues with a roof or difficult to access areas such as the arch below a bridge which has movement.
What can they be used for?
The applications for a drone are extensive, they can be used to identify roof leaks for both commercial or residential property or to undertake a detailed examination of bridges or other infrastructure types and defects. They can also be used to prepare marketing video footage for websites, holiday let advertisements, marketing for properties or large parcels of land or to obtain stock footage of a specific location and more.
If you require a drone survey, please feel free to get in touch. We aim to provide drone images or video footage within 2 days of carrying out our inspection.
