Homebuyers survey quotes

[Adam.]

Hopefully about to move house but for the first time I will be mortgage free.

In the past my surveys were arranged with the mortgage lender. This time I will be doing it myself.

Obviously I will get various quotes but just wondered what to expect, ie was the £800-1000 previous cost with a mortgage lender discounted due to their huge buying power? Or a rip off due to captive market?

Any other tips about chosing a good thorough one?

[OutInTheShed]

A 'mortgage survey' can just mean a valuation, which can just be a desk exercise.
A 'homebuyer's report' is an inspection to identify faults, problems and potential problems. As well as being a valuation and maybe an estimate of rebuild cost.

A thorough 'survey' can be intrusive, depending on the age, condition and construction of the building.
It gets expensive.

The latter two options can include a lot of recommendations to get specialists to check the drains/heating/damp/electrics/appliances etc etc.

What do you want from a survey?
Reassurance that the house isn't going to fall down?
A stick to beat down the price with?
A baseline in case of an insurance claim?
A confirmation that it's a good house to buy or something to run away from?
A jobs list of things needing to be fixed?

[Adam.]

This is my 7th property - I know what surveys are!

I want a homebuyers survey, ie RICS level 2

My question was more around costs and how to choose a good surveyor.

I know the forms are standard format, so maybe there is not a lot of variation.

Initial quote came in at £900 (this is London, house £1.2m)

[Adam.]

And to answer the last question

A jobs list of things needing to be fixed or issues I can’t see or am less familiar with , eg roof, damp

[river_rat]

I paid £800 for a level 2 survey (£845k house in South) a few months ago

I do question if it was worth it though, so full of caveats and 'you need a specialist to look at XX) etc.

[Adam.]

river_rat said:

I paid £800 for a level 2 survey (£845k house in South) a few months ago

I do question if it was worth it though, so full of caveats and 'you need a specialist to look at XX) etc.

Thanks

Yeah there is a lot of arse covering and comments like that, some understandable eg underground pipes

Second quote £800

Looks like costs are similar to the mortgage lender approved companies

[dmsims]

How old is the house ?

[Cow Corner]

Ironically, to start with a caveat - I’m a chartered surveyor, but residential surveys are not my area.

My view would be that you want a local firm of chartered surveyors (not one of the big ‘sausage machine firms), who have good knowledge of the housing you find in the area. Level 2 surveys are quite prescriptive and will have caveats, but a good surveyor should be able to cut through this and identify the key risks.

The issue can be finding that kind of surveyor - personal recommendations are generally best. You should also be able to discuss with them as to whether a Level 2 survey is appropriate for the type of property and they should be able to provide you with some examples of previous reports. If you have specific questions, tell them ahead of their visit.

The RICS home survey standard is clear that the surveyor should be available to discuss the report with you after they issue it, which can be helpful in highlighting the key issues.

Not up to date on pricing, but sounds cheap to me

[Johnniem]

As a building surveyor of 38 years standing, may I suggest that, if you plan to undertake alteration, extension or refurbishment works once you moved in, it would be a good idea to let the surveyor know and ask him to comment specifically on the proposed works, as well as the normal structural and fabric condition elements. My view (as you would expect) is that a full structural survey is money well spent, particularly when spending such sums. Up to £1500 would be my guess (but I almost entirely work on commercial properties so may not be up to date fees-wise).

As stated above, it very much depends on the age of the property (new may have an NHBC warranty, for instance)

I wish you luck!

[laterontoday]

I don't usually bite on postings like this. I'm sure the 'just walk a builder round' folk will be along soon.

With surveys its quite simple. Pay peanuts and you will get a monkey. The cheaper the price the more a whole series of standard words will be used i the report. Picking a surveyor is a bit like picking a solicitor. If all you use is price then you will be disappointed.

Personal recommendation is the only way to go. Ask your solicitor for a name of a suitable local surveyor. Tell them what you want and be prepared to pay for proper advice.

I had this discussion with a potential client only yesterday. He asked but you say you don't inspect the foundations. Correct I dont have X Ray vision so I cannot tell you how deep they are, what type they are but I can tell you if there are any issues with foundations. LIkewise with drains. If you want a CCTV survey then ask for one. They cost money and no surveyor is going to include for one when they are being price matched via the internet but they can include one if you ask.

£900- £1000 for a L2 without a valuation sounds on the low side but not grossly so. Under no account use the Mortgage company valuer for a survey. The person doing the inspection will be a valuer not a surveyor so your report will be full of caveats. You would not engage a bricklayer to do the plumbing

[Adam.]

For additional context

1900-1920 built

House in seemingly good condition

They did a large side extension 10 years ago and built an office/bedroom at the end of the garden which I will check online for PP/BC for both

I won't do any major works other than investigating removing render and repointing the front, which I will get specialist advice on

Edited by Adam. on Friday 8th August 11:15

[dmsims]

laterontoday said:

Personal recommendation is the only way to go.

Seconded

But beware of the RICS/PCA damp scams

[Little Lofty]

Get the roof checked, get the electrics tested, get the boiler checked, the property may contain asbestos, get the drains checked. Survey over, please send me £1k via Paypal, thanks
I’m sure there are some good surveyors out there, but most surveys I see are a complete waste of time (and money)

[Adam.]

dmsims said:

laterontoday said:

Personal recommendation is the only way to go.

Seconded

But beware of the RICS/PCA damp scams

Personal recommendation would be wonderful but how?

Checkatrade - load of biased bks IMO, have you ever tried to leave a bad review?
Estate agent - er no
Solicitor - mot sure why they would know / get involved, and my solicitor is not at all local to London

All my friends have mortgages and just sort a survey via the mortgage company who have their own approved lists, as I did in the past. This is the first time I am organising myself hence the post

[Adam.]

laterontoday said:

With surveys its quite simple. Pay peanuts and you will get a monkey. The cheaper the price the more a whole series of standard words will be used i the report. Picking a surveyor is a bit like picking a solicitor. If all you use is price then you will be disappointed.

I have found paying more is no guarantee of quality also. The reports are very standardised and prescripted, so fairly cookie cutter IMO. That said I think they have value and in the past have raised a few issues whcih I wouldn't know how to spot, so i am not in the "waste of money" camp.

laterontoday said:

I dont have X Ray vision so I cannot tell you how deep they are, what type they are but I can tell you if there are any issues with foundations. LIkewise with drains. If you want a CCTV survey then ask for one. They cost money and no surveyor is going to include for one when they are being price matched via the internet but they can include one if you ask.

I am not sure why you have assumed I think otherwise, I am fully aware of what is included and what would (quite rightly) cost extra.

laterontoday said:

Under no account use the Mortgage company valuer for a survey. The person doing the inspection will be a valuer not a surveyor so your report will be full of caveats. You would not engage a bricklayer to do the plumbing

Per my original post I wont have a mortgage

[Adam.]

update - quotes so far are 900, 800, 800 and 750

all have sent sample reports which of course look thorough, and pretty much identical in detail

not sure how one could assume the 900 one will be any better than the 750 one

Edited by Adam. on Friday 8th August 11:38

[Johnniem]

Adam. said:

Personal recommendation would be wonderful but how?

Checkatrade - load of biased bks IMO, have you ever tried to leave a bad review?
Estate agent - er no
Solicitor - mot sure why they would know / get involved, and my solicitor is not at all local to London

All my friends have mortgages and just sort a survey via the mortgage company who have their own approved lists, as I did in the past. This is the first time I am organising myself hence the post

Go to rics.com and select the 'find a surveyor' option. You can locate Chartered Building Surveyors in your area and those that specifically deal with resi properties at all levels of survey. Get three quotes and get copies of previous surveys. Only use Chartered Building Surveyors (unless someone else knows better) as they are regulated and must maintain their skills with CPD hours every year.

[Adam.]

Johnniem said:

Go to rics.com and select the 'find a surveyor' option. You can locate Chartered Building Surveyors in your area and those that specifically deal with resi properties at all levels of survey. Get three quotes and get copies of previous surveys. Only use Chartered Building Surveyors (unless someone else knows better) as they are regulated and must maintain their skills with CPD hours every year.

thanks - thats a good idea

So far I just used a sort of price comprison site "comparemymove" who send you to a list of recommded surveyors, they only list RICS qualified surevyors

[Cow Corner]

As above, you can use the RICS fin a surveyor, but bear in mind that I understand this is a ‘commercial’ service, that firms pay to be ‘upgraded’ on - I have never dealt with this, just being a surveyor minion.

As above, my (biased) view would be that employing a chartered building surveyor or chartered residential surveyor would be the safest option. There are other routes in such as AssocRICS, Sava, RPSA, but my view would be that employing a chartered surveyor gives you the most protection.

If you really can’t get a local recommendation, then use the RICS site or just google for chartered building surveyors in the area and make some calls. My firm doesn’t do residential surveyors, but people regularly ring us asking for them and we will point them in the direction of somebody decent (though without actually recommending them ).

My view would be that the kind of local, independent firm or sole practitioner that you want, may not be on online price comparison websites…

Edited by Cow Corner on Friday 8th August 11:48

[Johnniem]

My own firm does residential surveys in the SE ( we are based in Marylebone but have an office in Norfolk & Suffolk too). Go onto the website for BS Initiative where you'll find sample surveys and contacts. Long standing firm with good reputation in SE.

JM